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HomeMy WebLinkAbout2014-04-22 PZC MINUTES• • • CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION REGULAR MEETING City Council Chambers -Englewood Civic Center April 22, 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 City Council Chambers of the Englewood Civi c Center, Chair Fish presiding. Present: Absent: Staff: Bleil e, Brick, Fish , Freemire, King , Kinton (arrived 7:05), Knoth , Roth , Townley, Madrid (alternate) None Alan White, Direc tor, Community Development Chris Neubecker, Senior Plann er Brook Bell , Planner II Nancy Reid , Assistant City Attorney Also Pr ese nt: Toby Terhune , Shadow Cree k Homes !?] II. APPROVAL OF MINUTES April 8, 2014 King moved ; Knoth seconded: TO APPROVE THE APRIL 8, 2014 MINUTES Chair Fish asked if there were any modifications or corrections. There were none AYES: NAYS : ABSTAIN: ABSENT: Bleile, Brick, King , Kinton , Knoth, Roth , Townley, Chair Fish None Freemire Kinton (arrived 7:05) Motion ca rried. ~ Ill. PUBLIC HEARING CASE #ZON2014-001 3299 SOUTH LOGAN STREET RESIDENCES PUD Brick moved; Page 1 of 9 • • • Knoth seconded: TO OPEN PUBLIC HEARING FOR CASE #ZON2014-001 3299 SOUTH LOGAN STREET RESIDENCES PUD AYES: NAYS: ABSTAIN: ABSENT: ~ Bleile, Brick, Freemire, King , Kinton , Knoth, Roth, Townley, Chair Fish None None None Staff Presentation Brook Bell , Planner II , was sworn in. Mr. Bell reviewed the project as proposed to allow a maximum of three one unit dwellings, one two unit dwelling and three detached accessory structures above garages that may be used as dwelling units. The applicant is requesting to rezone the property from R-1-C to the "3299 South Logan Street Residences PUD ". The PUD would encompass the property at 3265 and 3299 South Logan Street. A variance was granted in 1967 to allow the Shrine club use with conditions that narrowly defined the proposed use. With the narrowly defined variance, and the lack of enough land area to allow other permitted uses, the marketability of the property was limited. In order to meet the minimum size requirement of 1/2 acre for a PUD , the applicant purchased the property to the north at 3265 South Logan Street. Three of the garages are proposed with detached accessory structures above them (400 square feet maximum). The property owner has the option to use the accessory structure as they see fit but must occupy either the principal structure or the accessory structure if the accessory structure contains a secondary suite (dwelling unit). The proposed design includes the defined architectural requirements. Th e plans provided to the Commission are conceptual and subject to minor changes, however any changes will need to meet the design standards, guidelines and setbacks of the PUD. ~ The density of the proposed PU D is lower than some of the properties to th e west and southwest of subject property (across the alley) that contains multi-unit apartment buildings. The proposal includes two garage parking spaces for each principal unit and either one garage or surface parking space for the accessory units. Because the property is located on a corner, 240 linear feet of on street parking is available, the equivalent of 10 parking spaces. ~ The Public Works department reviewed the plan and concluded that a traffic impact study is not required due to the minor increase in traffic over the existing volume. The Logan Street and Floyd Avenue intersection is signalized and controls the traffic near the site. ~ The UDC requires that 40 % of the property is landscaped and the PUD matches that requirement as well as meeting the landscaping requirements for R-1-C zone district. Page 2 of 9 • • • Drainage plans have been approved by the Public Works Department. The dedication of park land requirement will be satisfied by a fee in lieu payment amount between $1 ,600 and $3 ,000. ~ The Commission may consider the findings included in the Staff Report when reviewing the proposed PUD . Staff has reviewed the PUD application and found that it is in conformance with the Comprehensive Plan. The Department of Community Development recommends that the Planning and Zoning Commission review the 3299 South Logan Street Residences PUD request and forward a favorable recommendation for approval to City Council. ~ Comments from the Commissioners: King -What is the proposed height of garage? The maximum height of the detached accessory structure is 32'; if it does not have the accessory unit above the garage , the maximum height is 16'. Kinton -How long has the property been on the market? (Mr. Bell: About 2 years, during which time the City received inquiries about the property. The zoning would not allow uses other than residential and those permitted by the variance. Without a change in zoning, the opportunities were limited as far as how the property could be used .) ~ Bleile -What is the minimum lot width in R-1-C? (Mr. Bel I: There are two lot widths in R- 1-C: a standard lot is 50', the minimum lot width for an existing small lot is 37'. The lot widths can vary in a PUD . The two new lots are 37 1/z wide which meets small lot standards. There are some existing lots in R-1-C that are only 25' wide.) l?] Bleile -What is the intent of including the detached accessory unit? (Mr. Bell: The PUD provides 3 possible uses 1) home occupation , 2) secondary suite (living unit), and 3) flexible living space. ~ The UDC does not currently address new detached accessory units. Many communiti es locally and nationally are adopting provisions into their code to allow them.) l>.lJ Bleile -What is the minimum square footage for a single family residence in R-1-C? (Mr. Bell: There is no minimum square footage requirement. These detached accessory units would be limited to a maximum of 400 square feet.) l?] Roth -Most of the parking is provided in the garage spaces. There is enough space to make the garages larger or add surface parking area. For lots 1,4,5 which do not have detached accessory structures, there is minimum of two garage spaces for each dwelling unit. ~ Pa ge 3 of 9 • • • Roth -Is the rear setback of 6 feet enough for the garages? (Mr. Bell: The traffic department commented that garages setback5 from the alley more than 6 feet can become ~roblem with the rear end of cars extending into the alley5.) Bleile -Will parking be available on Floyd? (Mr. Bell: Yes , on street parking will be available on Floyd Avenue.) l?l) Applicant Presentation Toby Te rhune, Shadow Creek Homes, 2535 W est 115th Drive, Westminster, Colorado, was sworn in. Mr. Terhune presented a slide show with images of the proposed development. Mr. Terhune introduced the members of his team who were present at the meeting. ~ The neighborhood meetin g held last November influenced decisions about the design and density of the project. The home at 3265 South Logan will be remodeled and updated , two new homes will be added and th e Shriner building will be divided into two units. Four new garages will be added. Th e accessory dwelling units above three of the garages will be added as an option for their customers. ~ Bleile -What is the timing of construction? (Mr. Terhune: As soon as possible.) ~ King -Why limit the ground floor of the garage to 400 square feet? (Mr. Terhune: This can be changed based on buyer preference.) !@ Townley -Is there any discussion about paving the alley? (Mr. Terhune: No.) Who is responsible for the maintenance of the landscaping? (Mr. Terhune: The property owners.) Freemire -The existing grade rises 4 feet higher than the level on Floyd, how wil I that be addressed? (Mr. Terhune: The bottom floor of the building is below grade, the lot will be leveled where it has been built up . The garages will be at the alley level.) ~ Public Testimony John Taylor, 3261 S. Logan Street, was sworn in. He feels that the development will create traffic problems. He cited Cherry Creek North parking issues. ltll Conclusion from Staff The site has very few allowed uses as it is currently zoned. The proposal is for a very good project that will be beneficial to the community. l?l) Bleil e -How is the requirement enforced that th e owner resides on the property? (Mr. Bell : The PUD sets the regulation; Community Deve lopment does not seek out properties for co mpliance. The requirement that the owners live in either the main or the accessory Page 4 of 9 • • • unit provides some assurance that the property will be well maintained with the owner present on the property,) t?l1 Roth moved; Freemire seconded: TO CLOSE THE PUBLIC HEARING FOR CASE #ZON2014-001 3299 SOUTH LOGAN STREET RESIDENCES PUD AYES: Bleil e, Brick, Freemire , King, Kinton , Knoth , Roth, Townley, Chair Fish NAYS: None ABSTAIN: None ABSENT: None Motion passes. King moved; Freemire seconded: TO APPROVE CASE #ZON2014-001 3299 SOUTH LOGAN STREET RESIDENCES PUD APPLICATION AS WRITTEN AND FORWARD TO ENGLEWOOD CITY COUNCIL WITH A FAVORABLE RECOMMENDATION. Brick -A substantial amount of landscaping is included in the plan and the parking is adequate for the development. The inclusion of the requirem e nt that the owners live on the property is a positive. l?] King -Should the building revert to its original use as a club, parking would be more of an issue. The requirement of the owner to live on the property would be addressed during title commitment in the purchase process. ltl1 Chair Fish -This is a good use for the building . l?J King -The bulk plane as it exists in the UDC is too restrictive and this development would set a new standard for the City. It] Roth -Accessory units already exist in Englewood; it appears that this will be a trend in the future. Vote: ~ Bleile -Yes, despite his resistance to change, it is a necessary change to encourage development and reuse of existing buildings that could otherwise potentially fall into decay. The transition from the new buildings to the older homes on the street is good. it] Brick -Yes , the project meets the requirements of the Comprehensive Plan with a balanced use of housing. The quality of the materials and type of work will exceed the Page 5 of 9 • • • standards that exist currently. The density does not significantly impact the surrounding neighborhood. ~ Freemire -Yes, commended the developer for listening to the neighborhood and adapting the plan. It is appropriate and meets the goals of the City. ~ King -Yes, it is a difficult site to deve lop and th e developer has done a good job with the design . The owner is sensitive to the needs of the neighborhood. ~ Knoth -Yes ~ Roth -Yes, the project meets a number of elements of the Comprehensive Plan. The owner occupancy requirement is a positive. The development is different but fits the neighborhood. ~ Townley -Yes, the development is unique, it has appropriate scale, adequate parking and the proposed development fits the Comprehensive Plan and complements the neighborhood. !?J Fish -Yes, he agrees with the Commissioners. Englewood's housing stock is maturing and as is an issue that the City faces going forward, this will enhance the variety of housing available. ~ Kinton -Yes, the project makes good use of the existing structure and brings a needed diversity of housing. The project m ee ts the goals of the Comprehensive Plan. l?] Motion passes to approve case #2014-001 3299 South Logan Street PUD with a favorable recommendation to City Council. ~ Bleile moved; Knoth seconded: TO OPEN PUBLIC HEARING FOR CASE #2013-07 AMENDMENTS TO PUD PROCESS AYES: NAYS: ABSTAIN: ABSENT: ~ Bleile, Brick, Freemire, King, Kinton, Knoth, Roth, Townley, Chair Fish None None None Chris Neubecker, Senior Planner, was sworn in. The history of the case was reviewed. lt] A two-step PUD process will enable developers to obtain entitlements to the property prior to developing a detailed plan which would result in cost and time savings. The amendments will clarify the current code and additionally provide increased detail outlining the PUD process . Commissioner Comment Page 6 of 9 • • • itll Brick -What is the potential benefit to citizens? (Mr. Neubecker: The two step process allows for additional opportunity for public comment. The advantages to the developer would potentially increase development opportunity which would be beneficial to the community.) ~ Roth -Noted typographical errors. ~ Public Comment Lewis Fowler, 3700 South Cherokee Street , Englewood, was sworn in. Mr. Fowler spoke in support of the amendments to the PUD process. He likes the fact that public has more opportunities to comment on applications. ~ Mr. Neubecker thanked the Commissioners for th e ir cooperation and feedback during th e long process of amending the code on this issu e. ~ Bleile moved; Knoth seconded: TO CLOSE THE PUBLIC HEARING FOR CASE #2013-07 AMENDMENTS TO PUD PROCESS AYES: NAYS : Bleile, Brick, Freemire , King, Kinton , Knoth , Roth, Townley, Chair Fish None ABSTAIN: None ABSENT: None Motion passes. Bleile moved; Knoth seconded: Comments ~ TO APPROVE CASE #2012-07 AMENDMENTS TO THE PUD PROCESS WITH A FAVORABLE RECOMMENDATION TO CITY COUNCIL. Bleile thanked Staff for their work and believes that future applicants will see the benefit of the improvements. Fish -The time taken has resulted in a quality product, he thanked Staff. King -A lot of time and input has been devoted to this topic and Staff did a great job. ft] Kinton -This is a significant improvement in the PUD process and hopes that it will encourage more development. ~ Page 7 of 9 • • • Roth -Makes the process clearer and will eliminate the types of issues that arose in the past. ~ Townley -An efficient and streamlined process, likes the opportunity for more community input. [?] AYES: NAYS: Bleile, Brick, Freemire, King , Kinton , Knoth, Roth, Townley, Chair Fish None ABSTAIN: None ABSENT: None Motion passes. IV. PUBLIC FORUM No Public was present to address the commission. [?] V. A TIORNEY'S CHOICE Ms. Reid requested that the Commission adopt the Planning Commission Handbook. Knoth moved; Bleile seconded: "To Adopt a policy allowing Staff and the City Attorney to include within any ordinance the necessary amendments to the Unified Development Code that are necessary to ensure that portions of the Englewood Municipal Code that refer to existing or amended code lan guage , or that is needed to reference the new lan guage, shall be included within said ordinance, and that such housekeeping and editing issues shall not require further discussion or hearings by the Planning and Zoning Commission". Vote: All Commissioners voted in favor of the policy. Motion passes. Brick -Believes that this policy change will be beneficial to the process of making changes to the code. ~ VI. STAFF'S CHOICE Director White added that the adopted policy change will allow Staff to fix administrative issues without having to take the issue to Public Hearing. Mr. Neubecker stated that Part 3 of the TSA overlay district will be presented at the May 6 meeting. Other items that were included on the 2014 work priorities are bulk plane. Director White suggested that discussion regarding Accessory Dwelling Units be delayed. The Capital Project budget will be presented to the Commission . VII. COMMISSIONER'S CHOICE Page 8 of 9 • • • I?] Mr. Madrid commented on PUD project and is looking forward to seeing the change, feels that the inclusion of the Accessory Dwelling Unit allows for a more diverse population and provides good options for residents. lt] Mr. Brick asked for an update on the Martin Plastics property; Director White stated that he anticipated a request for a change to their plan. ~ Mr. Bleile asked about the Winslow property. There have been discussions about multi- family development but with the current restrictions on the property there would be an amendment to the PUD . ~ Ms. Townley asked if it would be beneficial to have a representative of Economic Development attend the meeting regarding the TSA Overlay to provide input. The meeting adjourned at 9:00 p.m . <-.::/s._/.L,;lu=l..:...;ie~B=ai~le;::;..,y....__ ___ 1 Recording Secretary Page 9 of 9