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HomeMy WebLinkAbout2015-03-03 PZC MINUTES• • • ltl1 CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION REGULAR MEETING COMMUNITY DEVELOPMENT CONFERENCE ROOM March 3, 2015 I. CALL TO ORDER The regular meeting of the City Planning and Zoning Commission was called to order at 7 :00 p.m. in the Community Development Confe rence Room of the Englewood Civic Cente r, Chair Fish presiding . Present: Absent: Staff: Also Pr esent: ltl1 Bleile, Brick, King , Kinton , Knoth, Madrid (Arrived 7:05), Pittinos , Fish Freemire (Excused), Townley (Excused) Alan White, Director, Community Development Director Chris Neubecker, Senior Planner Dugan Comer, Assistant City Attorney Paul Skizinski, Englewood Resident Matt Skizinski , Englewood Resident Matthew Crabtree, Englewood Resid e nt Wallie Weld, Real Estate Broker II. APPROVAL OF MINUTES • February 18, 2015 Minutes Knoth moved; King seconded: TO APPROVE THE FEBRUARY 18, 2015 , MINUTES Chair Fish asked if there w e re any modifications or corrections. There were none. AYES: NAYS: ABSTAIN: ABSENT: Bleile, Brick, King , Kinton , Knoth , Fish None None Freemire (Excused), Townley (Excused), Madrid (Arrived 7:05) Motion carried. ltlJ Ill. STUDY SESSION 2014-01 Accessory Dwelling Units Chri s Neubecker, Senior Planner, reviewed the previous discussions by the Commission with regards to ADUs (Accessory Dwelling Units). At the February 18th meeting, it was • • • the consensus of the Commissioners that they would continue to pursue the topic of AD Us. Mr. Neubecker presented an example of a model code regulation of ADUs. Comments were included with the sample to illustrate examples of code in jurisdictions that currently allow ADUs. The wording and format of the sample will need to be altered by the City Attorney's office to conform to the Unified Development Code once the Commission dete rmines the specifics of the regulations. Lt1J As requested at the previous meeting, Mr. Neubecker consulted with the Utilities Department regarding the water and sewer services for a property with an ADU. The water and sewer systems would serve both the primary residence and an ADU. Should the property be subdivided, it would be necessary to add additional water and sewer service, however, the Commissioners agree that should a property contain or add an ADU, the lots cannot be subdivided. Lt1J Bulk plane, lot coverage and structure height will be discussed at a future meeting when staff can supply illustrations. Lt1J Mr. King commented that the Commissioners need to be cautious about what zones are allowed to have ADUs. He outlined the dimensions for a typical small home with two bedrooms and two baths for a total of 770 square feet. Chair Fish recommended that comments remain general at this time and size will be discussed later. Lt1J Mr. Bleile has observed homes in various parts of the City that could accommodate ADUs and feels that ADUs could allow flexibility for property owners in Englewood in that they could more easily create space for family members or generate income. Mr. Knoth asked Mr. Neubecker if he had lea rned the outcome of allowing ADUs from other municipaliti es that allow ADUs; Mr. Neubecker responded that he has not seen that information during his research. Lt1J Mr. Neubecker pointed out that any potential ADU would be subject to review by staff, ensuring that the unit would comply with the code. Mr. King commented that he envisions ADUs as units above garages. After discussion , the Commissioners agreed that allowing ADUs would equip property owners with another tool to improve their property but does not necessarily solve a problem. ttll Chair Fish asked the Commission to think about the purpose of allowing ADUs. It was agreed that the purpose is to provide flexibility to property owners and encourage development. Mr. Madrid added that by allowing ADUs, it may help to preserve some of the older, smaller homes with character that currently exist if the property owner has options for improving the property. Lt1J Mr. Kinton remarked that he feels there isn 't one answer to the City's housing issues but that the Commission is attempting to add variety of housing and provide a means to create • • • diversity in housing. Mr. Brick asked about the "environmentally friendly" aspect of ADUs; Mr. Neubecker responded that the reduction in resources needed to add an ADU and the nature of infill development can result in less greenfield development and a reduced impact on infrastructure. ~ Diversity of housing stock, flexibility of housing options, encouraging investment and more efficient use of infrastructure were cited by Mr. Neubecker as reasons to adopt ADU regulations. Mr. King commented that Englewood is one of the few cities that has the water resources to support additional development and population. !?] Mr. Brick referred to Mr. Freemire's previous comment of "unintended consequences" and does not want to see short-term rentals or boarding houses created in the City. Discussion regarding appropriate zone districts continued. Mr. Neubecker noted that the use of the unit is matter of enforcement, which exists in single family homes as well. !?] In the model code provided, Section 3, Eligibility, states that a unit would be allowed on a lot with a one unit dwelling. Discussion of eligible zone districts continued. It was determined that different zone districts could have varying regulations. !?] Discussion of Section 2, Definitions, was generally acceptable to the Commission. After consideration, it was determined that a separate entrance should be required for the ADU to be independent of the primary residence. ~ The Commissioners agreed to table discussion of eligibility. Section 4 , Number, was discussed. The Commissioners were in agreement that this section is acceptable by limiting one ADU per one unit dwelling. t!] Section 5, Creation , outlines how ADUs can be created. The Commissioners agreed that it would be helpful to clarify the manner in which an ADU can be added to a property. ~ Section 6 1 Density, will be addressed when discussion resumes regarding Eligibility. ~ Section 7, Approval , is redundant to the code and may or may not need to be included since the review process takes place for any construction. !?] Section 8, Occupancy and Use , led to discussion regarding postal addressing of the ADU and the definition of Household as it is currently defined in the UDC (Unified Development Code). The ADU would be subject to the same definition of Household as it is in the UDC. Addresses are assigned by the City and confirmed by the Postal Service . Mr. King stated that in his experience, he was able to change house numbers on properties through the Postal Service. The County Assessor's records would reflect only the address of the property. It was determined that the addressing would be the responsibility of the property owner. Staff wi 11 research with the Bui I ding Department and Safety Services to see what the preferred course of action would be . !?] • • • Enforceability of the rules regarding what constitutes a Household is challenging. Owner occupancy requirements were discussed. The general consensus of the Commission is that the City does not need additional rental properties and requiring the owner to occupy one of the units would be difficult. Staff will research other communities to discern if they have addressed the issue of owner occupancy. Impacts of requiring owner occupancy include intrusion of property rights and the perception of too much regulation. lt] Section 9, Design, led to discussion of the maximum size of the ADU. Mr. King feels that 650 square feet maximum is an appropriate size. Mr. Neubecker asked the Commission if a larger lot should be allowed to have a larger unit and if the size of the ADU should be relative to the primary structure. Mr. King suggested that a maximum size could be established initially, but it would be difficult to reduce the maximum size at a later date. Different scenarios were discussed including an ADU over a garage, a separate structure and basement units. Mr. Kinton suggested limiting the unit to one bedroom. Mr. Madrid commented on tandem houses in Denver; his opinion is that the size should be determined by the lot, the size of the lot wi 11 not change but the size of the primary house can change. Mr. King is in favor of a size limit in order to control density. Mr. Bleile asked if there should be separate regulations for basements, units over the garage and freestanding units. lt] The Commission did not reach consensus on the topic of dimensional standards and will continue the discussion at a future meeting. Staff will research and present additional options and a revised model code. Lt] IV. PUBLIC FORUM Wallie Weld, Real Estate Broker, seeking information on what is permitted in Englewood specifically on Sherman Street south of Yale. ~ Matthew Crabtree, 2900 Block South Sherman , interested in building a garage with an ADU on top to use for office space. ~ Matt Skizinski, Englewood resident, spoke in favor of allowing ADUs. lt] Paul Skizinski, Englewood resident, spoke in favor of allowing ADUs. l?l1 V. ATIORNEY'S CHOICE Assistant City Attorney Comer did not have any further comments. lt] VI. STAFF'S CHOICE Staff did not have any further comments. ~ VII. COMMISSIONER'S CHOICE • Mr. Kinton thanked the members of the public for attending and encouraged them to stay involved in the process ttlJ Mr. Brick spoke about the City's initiative to adopt priority based budgeting and expressed an interest in having Mr. Keck address the Commission. Director White suggested that it may be appropriate to have the discussion regarding Capital Projects and the budget process at the same time. ~ Mr. Madrid concurred with Mr. Kinton in his appreciation of having members of the public in attendance. ~ Chair Fish felt that the joint meeting with the Englewood City Council and Sheridan City Council on February 25th was informative . The updates from the consultants on the planning projects associated with Englewood Forward was comprehensive. Director White stated that the Walk and Wheel , Light Rail Next Steps Study and Comprehensive Plan projects are about half complete. Mr. Neubecker encouraged everyone to sign up for notifications from the project at www.englewoodforward.org. Chair Fish asked Director White about communication with City Council and how to facilitate a connection between the Planning and Zoning Commission and Council. This will be addressed at a future meeting. • The meeting adjourned at 9:10 p.m. ef,. ',<' ~, Recording Secretary •