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HomeMy WebLinkAbout2015-03-17 PZC MINUTES• • • !l] I. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION REGULAR MEETING CALL TO ORDER CITY COUNCIL CONFERENCE ROOM March 17, 2015 The regular meeting of the City Planning and Zoning Commission was called to order at 7:00 p.m. in the City Council Conference Room of the Englewood Civic Center, Chair Fish presiding. Present: Absent: Staff: !l] Bleile, Brick, Freemire, King, Kinton, Knoth, Madrid, Townley, Fish Pittinos (Excused) Michael Flaherty, Deputy City Manager Harold Stitt, Senior Planner Chris Neubecker, Senior Planner Dugan Comer, Deputy City Attorney 11. APPROVAL OF MINUTES • March 3, 2015 , Minutes Kinton moved; Knoth seconded : TO APPROVE THE MARCH 3, 2015, MINUTES Chair Fish asked if there were any modifications or corrections. Mr. King asked that his comments on page 4 of the minutes be clarifi ed regarding estab lishin g a maximum size for ADUs that could later be increased rather than determining a larger maximum size that would be difficult to reduce in the future if necessary. Minutes were approved as amended . AYES: NAYS: ABSTAIN: ABSENT: Bleile, Brick, King, Kinton, Knoth , Madrid, Chair Fish None Freemire, Townley None Motion carried. !l] Ill. STUDY SESSION 2014-005 ACCESSORY DWELLING UNITS Chris Neubecker, Senior Planner, recapped the previous discussions regarding ADUs (Accessory Dwelling Units). The Commissioners did not reach consensus at the previous meeting regarding the dimensions of an ADU and decided to address it at a later time. 1 • • • Lt] Design standards were considered, specifically the location of exterior stairs for an upstairs unit. Currently, the UDC (Unified Development Code) does not contain design standards that would dictate the location of exterior stairs. The Commissioners reached consensus that exterior stairs should be placed such that they are not on the street-facing side of the primary structure. [?] ADUs that are not attached to the primary structure were discussed. It was decided that the maximum height of an ADU will be 26 feet to allow for a full height second floor. The maximum height for a house is 32 feet and 16 feet for a garage. Lt] Setbacks for accessory structures as they are currently in the code are acceptable to the Commissioners to apply to new ADUs. Lot coverage regulations will remain the same. Current non-conforming structures cannot be expanded outward. Units that were constructed with a variance for encroachment into the setback, constructed originally on a lot line or grandfathered under the previous code can be converted to an ADU. It was noted that the older, original garages in the City would not be good candidates for e~ansion to include a second floor and would take considerable resources to convert. Mr. Neubecker reviewed the current bulk plane regulations and discussion continued regarding expansion of existing structures for an ADU. In the administrative review process , staff will examine adjoining properties to identify potential issues with regards to code regulations. [?] Various scenarios for parking were explored. Tandem parking, off alley parking and increasing the size of an existing driveway were discussed. Expanding an existing driveway could potentially impact the lot coverage ratio on the property. It was determined that the preference of the Commission is to have a requirement for one off- street parking space for which the location would be determined by the specifics of the lot (alley access , driveway, etc.). ttl1 Mr. Neubecker reviewed the additional items in the model code provided to the Commission. Any impact fees applicable to new construction will apply to ADUs. With regards to utilities, it will be a choice by the property owner whether or not to install additional water and sewer taps. The Commissioners agree that no subdivision of the property will be allowed unless the unit meets all applicable code regulations for subdivision. ~ Because the UDC does not contain design standards, the Commissioners agreed that it would not be necessary to include design standards in the regulation of ADUs. It was determined that there should be some level of compatibility with the existing structure. The Commission will revisit the topic after staff presents options for a level of design standards to be included in the code . 2 • • • tt] IV. PUBLIC FORUM Doug Cohn, Englewood resident, spoke to the Commission about the regulations for group homes, section 16-11-1-D of the UDC. He suggested that the Commission consider changing the classification of groups as they are in the UDC in order to allow more flexibility for senior group living homes. The distancing requirements for senior group homes in a residential neighborhood are a barrier to development of these facilities. tt] Paul Skizinski , Englewood resident, addressed the Commission with his concerns regarding limitations on garage/accessory structure size. He supports ADUs and a 24 foot height limitation. [?lJ Matt Casey, a developer working in Englewood, encouraged the Commission to support a change in the UDC whereby staff wou ld have greater authority to approve minor administrative adjustments. H e feels that due to the age of the City and the alignment of streets and lots , these minor adjustments will be needed to facilitate development. He expressed that if an ADU is defined as a residence , there would be greater conformity with building codes and design. lt] Bernie Costello, Englewood resident and Chair of the Englewood Urban Renewal Authority, spoke to the Commission regarding his experience with ADUs. Mr. Costello is an architect who has worked on projects that include ADUs . He has worked on ADUs that are detached and have alley access. He feels that ADUs should be a use by right and considered for all land uses in the City. He commented that the concerns of the Commission regarding inadequate construction are va lid, however, ADUs are expensive to build. He believes that allowing a maximum size of 800-850 square feet is more practical for families that want to use an ADU as a primary residence while renting or constructing the primary house. He recommends further clarification for attached and detached units with regards to design standards . He estimated that 90% of the garages would probably not be candidates for a second story addition. He supports a maximum height of 24 feet in order to accommodate more efficient construction. tt] V. A TIORNEY'S CHOICE Diuty City Attorney Comer did not have any further comments for the Commission . VI. STAFF'S CHOICE Mr. Neubecker introduced Deputy City Manager Flaherty to the Commissioners. Mr. Flaherty informed the Commission that Alan White is no longer with the City and he has been directed by City Manager Eric Keck to temporarily assume the duties as Director of 3 • • • the Community Development Department. He will be attending Planning and Zoning Commission meetings intermittently. Mr. Flaherty informed the Commission that the Building Division is part of the Community Development Department. ~ Mr. Neubecker described a situation that has come to the attention of staff in that there are lots with irregular dimensions. He asked the Commissioners to consider an amendment to the UDC that would grant staff authority to make administrative adjustments to required lot widths. This amendment would require a public hearing at the April 7th meeting of the Commission. The Commissioners requested a blackline copy of the proposed amendment prior to the meeting. Commissioners can contact staff if they have any questions. ~ VII. COMMISSIONER'S CHOICE Chair Fish distributed copies of attendance records for 2013, 2014 and 2015. He emphasized that attendance is very important. He commented that several meetings had been cancelled by staff in the past. He encouraged members of the board to attend every meeting if possible. Mr. Knoth pointed out that staff has only one week between meetings tQrepare information for the next meeting. Harold Stitt, Senior Planner, provided the Commission with information on the process of updating the Comprehensive Plan. He outlined the steps completed to date and explained that the project includes review by the Planning and Zoning Commission who will then forward the document to City Council for adoption. At this time, the consultants who are working on the project are still in the data collection stage. There will be an additional work session for the Planning and Zoning Commission and a public meeting in June. ~ Mr. Fish requested the most current information and a timeline from the project. The consultants are preparing a report on the public meeting that was held in February for City Council; the report will be forwarded to the members of the Planning and Zoning Commission as well. When a schedule is finalized , staff will provide it to the Commission . ~ Mr. Flaherty asked the Commissioners to provide feedback on the public meetings. He encouraged the Commissioners to provide input and comments on the efficacy of the meetings . ~ Ms. Townley suggested that a joint session of the Englewood Urban Renewal Authority and the Planning and Zoning Commission would be beneficial. ~ Mr. Brick commented to Mr. Stitt that he feels it is a good idea that the Comprehensive Plan project is looking at individual neighborhoods and holding neighborhood meetings. He stated that he believes Alan White was a true servant leader, that he improved the Commission, that he moved projects and ideas well and he hired quality staff. ~ 4 • • • Mr. Bleile agreed with Mr. Brick's comments regarding Director White and expressed that he felt it was a good meeting. l?] Mr. Kinton commented on attendance and agreed that there is little excuse for unexcused absences. l?l1 Mr. King agreed with Mr. Brick's comments regarding Director White. t?] Mr. Freemire suggested that staff provide an executive summary for the meetings to achieve efficiency as well as prioritization of topics for discussion. The meeting adjourned at 9:26 p.m. ~ ~ , Recording Secretary 5