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HomeMy WebLinkAbout2014-09-16 PZC MINUTESCITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION REGULAR MEETING Community Development Conference Room September 16, 2014 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 Conference Room of the Englewood Civic Center, Vice Chair King presiding . Present: Absent: Staff: e Bleile , Brick, Freemire , King , Kinton , Roth, Townley Madrid (arrived 7:05 p.m.) Fish (Excused), Knoth (Excused) Alan White, Director of Community Development Chris Neubecker, Senior Planner Brook Bell, Planner II Nancy Reid , Assistant City Attorney 11. APPROVAL OF MINUTES August 19, 2014 Brick moved ; Roth seconded: TO APPROVE THE AUGUST 19 , 2014 MINUTES Vice Chair King asked if there were any modifications to the minutes. Mr. Brick asked that the address of the area he visited be clarified to reflect that he was speaking of 15th Street and Platte Street in downtown Denver . AYES: Brick, King , Kinton , Roth , Townley NAYS: None ABSTAIN: Bleile, Freemire ABSENT: Fish , Knoth Motion carried. e Ill. Discussion -Bulk Plane Amendments #2014-05 Page 1 of 4 Brook Bell , Planner II, reviewed the current Bulk Plane requirements . The current code restricts building mass to a three dimensional space beginning at a point 12 feet above the midpoint of the side property line and continuing at a 45 degree angle toward the center of the property, with a maximum height of 32 feet. This results in the bulk plane intersecting with the side wall of the house at a height of 15 feet for a house with a 3 foot setback , and 17 feet for a house with a 5 foot setback. Most of the local jurisdictions have bulk plane requirements with the exception of Littleton. Mr. Bell gave a detailed explanation of how the bulk plane of a building is determined using illustrations that he provided to the Commissioners. ~ The current regulations apply to residential properties of four units or fewer. Inquiries from builders and developers regarding bulk plane regulations have been increasing recently with the surge in construction activity in the area. Mr. Bell presented four recommendations: 1) Increase the height of the beginning point of the bulk plane from 12' to 17'. 2) The bulk plane height in R-1-A and R-1-B would remain at 12 ' above the side lot lines in deference to the suburban nature of those zone districts. 3) Use the average existing grade of the midpoints of the side property lines to establish a base plane from which to start measuring each side of the bulk plane. 4) Measure the side wall height at the point where the side wall of the house intersects the top roof framing member rather than at the intersection with the bottom of the soffit. Exceptions could include flat roofs and parapet walls. Mr. Roth supplied the Commissioners with a chart illustrating the shading impacts of taller structures on adjacent properties at different times of the year. After discussing the recommendations, the Commissioners reached consensus that all four of staff's recommendations are acceptable. ~ Mr. Bell brought up two additional points: 1) There is currently an exception for dormers which are allowed to protrude into the bulk plane with a cumulative width of 15' on each side of the house. 2) The Commission should consider whether or not there should be an exception for a parapef wall. One alternative would be to allow a railing or a surface that is 80 % open for rooftop decks that would protrude through the bulk plane. The Commissioners agreed that the dormer exception should continue and that the issue of parapet walls or rooftop decks could be addressed by requiring a degree of transparency. Pa ge 2 of 4 Ms. Reid reminded the Commissioners that a property owner will still have the option of pursuing a variance shou Id they wish to bu i Id outside of the regulations either as they exist or in the event they are changed . El The Commissioners will receive a bullet point memo from Staff regarding the proposed changes in lieu of a blackline copy of the code. The Commissioners were in favor of receiving the bullet point memo in the meeting packet for the Public Hearing that will take place October 21 , 2014. El IV. PUBLIC FORUM There were no members of the pub I ic present. El V. ATIORNEY'S CHOICE Assistant City Attorney Reid did not have any additional comments. e VI. STAFF'S CHOICE Mr. Neubecker reviewed the agenda for the field trip scheduled for Friday, September 26 1h . Departure time from City Center is 9:00 a.m. The field trip will begin with Olde Town Arvada and the new development areas surrounding the light rail stations. Staff plans to arrive in downtown Littleton around 2:00 p.m. Director White commented on the development along 38 1h Avenue in Wheat Ridge where the street was narrowed from four lanes to two with the addition of on-street parking and turn lanes. e Director White shared that City Council has approved the contracts for the Comprehensive Plan , the Next Steps Study, and the Kaiser-Permanente Walk and Wheel grant. ft] VII. COMMISSIONER'S CHOICE Mr. Bleile thanked Staff for bringing the issue of bulk planes to the Commissioners. El Mr. Brick is interested in hearing from the Superintendent of the Englewood School District for an update on what is going on with the school district improvements. Ms. Reid commented that there is an upcoming bond issue and that the Superintendent would most likely be visiting the Commission. El Mr. Neubecker informed the Commissioners that there is a field trip October 81h for the Englewood Urban Renewal Authority that will include areas where development is geared toward creative enterprises. The Commission is invited to attend. Pag e 3 of 4 Secretary Page 4 of 4