AGENDA Planning and Zoning Commission Meeting Tuesday, February 7, :00 PM

Transcription

1 1000 Englewood Pkwy City Council Conf. Rm. Englewood, CO AGENDA Planning and Zoning Commission Meeting Tuesday, February 7, :00 PM 1. Call to Order 2. Approval of Minutes a. Approval of Minutes January 18, 2017 Planning and Zoning Commission - 18 Jan Minutes - Pdf 3. Zoning Interpretation 900 E. Hampden Avenue a. Englewood-Gastis zoning request Urban Farm & Market Use Interpretation 4. Discussion - Comprehensive Plan a. Feb PZC Comp Plan Memo PZC Revision to Historic Preservation Objectives 5. Study Session Accessory Dwelling Units a. PZC SS January ADU Memo 6. Election of Officers 7. Public Forum 8. Staff's Choice a. Follow up on request for Demographic Information Englewood Demographic Growth Memo to PZC Feb Attorney's Choice 10. Commissioner's Choice 11. Adjournment Please note: If you have a disability and need auxiliary aids or services, please notify the City of Englewood ( ) at least 48 hours in advance of when services are needed. Page 1 of 18

2 Draft MINUTES Planning and Zoning Commission Meeting Wednesday, January 18, Englewood Pkwy City Council Conf. Room 7:00 PM COMMISSIONERS PRESENT: COMMISSIONERS ABSENT: Cate Townley Daryl Kinton John Brick Mike Freemire Ron Fish Randall Coleman Brian Bleile Merc Pittinos Patrick Madrid Michele Austin, Alternate STAFF PRESENT: 1. Call to Order 2. Approval of Minutes December 6, 2016 a. TO APPROVE THE MINUTES OF DECEMBER 6, Moved by Member Mike Freemire Seconded by Member Cate Townley Cate Townley (Seconded By) Daryl Kinton John Brick Mike Freemire (Moved By) Ron Fish Randall Coleman Brian Bleile For Against Abstained x x x x x x x Motion CARRIED. Page 2 1 of of 184

3 3. Draft Parks and Recreation Master Plan Update Planning and Zoning Commission January 18, 2017 a. Staff Source: Dorothy Hargove, Director of Parks, Recreation and Library Web Link to Draft Master Plan: Draft Parks and Recreation Master Plan Draft 4. Public Forum Dorothy Hargrove, Director of Parks, Recreation and Library, updated the Commission on the progress of the Parks and Recreation Master Plan. The plan will be presented to City Council for adoption in February or March. Discussion included financing options for the suggested improvements, consideration of the growing population and the subsequent increase in use of the facilities and the long term plan for potentially acquiring new property for park expansion. a. Coween Dickerson, Englewood resident, addressed the Commission with her opinion of the Comprehensive Plan. She feels that the plan is overreaching and has elements that are intrusive. b. Mr. Andy Claridge, industrial property owner in northwest Englewood, had questions concerning the Comprehensive Plan as it pertains to his property Englewood Forward 2016 Comprehensive Plan a. Review City Council Revised Goals and Objectives Staff Source: Harold J. Stitt, Senior Planner Mr. Stitt informed the Commissioners that City Council has requested the opinion of the Planning and Zoning Commission on revisions they have proposed for the Comprehensive Plan. City Council is seeking concurrence that the revised goals and objectives are consistent with the objectives of the Planning Commission. The revisions are regarding historic preservation and provisions to implement a policy. Mr. Freemire commented that any implementation of a historic designation program would have an associated cost due to staff time for administration. Mr. Fish reiterated that the city does not determine new developments. Ms. Townley questioned the definition of historic designation and expressed concern about the removal of language addressing environmental concerns. Mr. Stitt explained that Council felt that the environmental objectives were covered elsewhere in the plan. Mr. Stitt explained the ways in which historic designation may be administered. The more stringent option would be to seek Certified Local Government status and the less formal option would be to form an advisory board. Page 3 2 of of 184

4 Planning and Zoning Commission January 18, 2017 Chair Kinton asked for consensus on the changes. The preliminary consensus was 4-3 in favor of accepting the changes as presented. Mr. Bleile feels that too much emphasis was placed on historic preservation. Mr. Freemire pointed out that the Commission had removed the topic prior to forwarding the document to City Council. Ms. Townley suggested that the Commission discuss the changes further. Mr. Fish feels that the Commission has expressed their opinion and that the Plan should not come back for discussion. Mr. Bleile stated that he feels the amended goals and objectives should come back to the Commission for discussion. Mr. Brick concurred. Mr. Coleman, after hearing the concerns of the Commissioners, feels that further discussion is warranted. It was decided that the Commissioners will address the changes at their next meeting. 6. Study Session: Accessory Dwelling Units a. Staff Source: John Voboril, Planner II 7. Staff's Choice Mr. Voboril presented information regarding bulk plane regulations for ADU's (Accessory Dwelling Units). The current maximum is 17 feet for the zone districts being considered. He presented drawings representing various bulk plane and setback configurations. Denver has imposed a bulk plane maximum of 10 feet for ADU's. Mr. Bell suggested a hierarchy for various allowed structures to differentiate the primary and accessory structures. The Commissioners agreed that 12 feet is an acceptable maximum. a. Mr. Bell stated that the next meeting will be a continuation of the Comprehensive Plan discussion. Elections will also be held at the February meeting and there will be a new member at that time pending City Council appointments February 6. The discussion regarding ADU's will continue. 8. Attorney's Choice a. Mr. Comer did not have any further comment for the Commission. 9. Commissioner's Choice a. Mr. Bleile recounted his tenure on the Commission. He expressed his gratitude for the opportunity to serve on the Commission and the education he received from staff over the years. Mr. Brick shared that he and Mr. Bleile have had a good relationship over the years and he appreciates all that they have shared over the years. Mr. Fish wished him well. Ms. Townley thanked Mr. Bleile for his knowledge and insight. Draft Page 4 3 of of 184

5 Mr. Kinton remarked on Mr. Bleile's spirit of cooperation even when opinions differed. 10. Adjournment The meeting adjourned at 9:07 p.m. Draft Planning and Zoning Commission January 18, 2017 Page 5 4 of of 184

6 leafy food Seventeen89, LLC George Gastls 3800 S. Corona St. Englewood, CO January 28, 2017 City of Englewood Planning and Zoning Commission 1000 Englewood Parkway Englewood, CO Subject: 900 E. Hampdan Avenue - zoning use Interpretation Request Dear Commission Members, As suggested by Harold Stitt and Audra Klrk in our 1/25/17 meeting, I'm submitting a formal request seeking M2 / MO 2 zoning veri?cation for a business concept that would operate at the former Bill's Auto Service property located at 900 E. Hampden Avenue, I'm currently under contract to purchase the building and 12 days Into a 45-day due diligence period before closing. A key factor In proceeding is our ability to operate a hydroponic urban farm and food centric marketplace at this location. After our meeting last week, we concluded that the proposed business could potentially fall under the use classi?cation Retail Sales and Service - Grocery / Specialty Food Store. Cosmetic improvements aside, the outdated property will require an extensive infrastructure upgrade (structural, electric, HVAC, water, etc.). Given the considerable?nancial investment necessary to make the building functional, it's critical that we obtain the approval of the City before proceeding. While the primary farm business is not traditional retail, our grander vision for the project has a number of complementary retail opportunities. Soon after opening, phase one plans include partnering with our restaurant customers to provide food service on-site (i.e. trucks or pre-made foods brought in by partners; sandwiches, burritos, salads, etc.). We also believe the concept of a basic farm stand storefront is achievable in a relatively short timeframe once regular farm production is established (i.e. greens, other select vegetables and related products such as pickles, salsa, pesto, etc.). Future phase plans may include a regular farmers market and sub-leasing a portion of the building for a small sca!e restaurant, sandwich or coffee / snack shop. Though some bene?ts come down the road, this business can directly impact the City of Englewood by generating sales tax and creating jobs. Current trends suggest both commercial and consumer demand for local, fresh food continues to increase, particularly in health-conscious Denver. with thousands of potential customers within walking distance, I believe a tremendous opportunity exists. This underserved market consists of employees and visitors of two major hospitals, other surrounding businesses, as well as neighborhood residents all with limited access to quick, healthy, fresh food nearby. It is arguably cost-prohibitive to create an urban farm business at this location. A number of move in ready properties with fewer logistical and?nancial hurdles exist In town. However, It's my strong desire to invest in my neighborhood while also?lling a void in our local community. In its full form, the indirect value this concept can bring may be less tangible, but equally meaningful to the neighborhood. Growing, preparing and consuming food have long been cornerstones for fostering community. This business endeavor aims to leverage this tradition in modern form, providing a place where hospital staff and visitors can get outside to enjoy a fresh meal and change of scenery. It can also be a social destination for neighbors to gather, purchase fresh food or swap their own surplus produce, with a modem-day farm as the centerpiece for this community venue. Page 6 of 18

7 While we're in the early concept stage, step one of many requires your approval of this zoning classi?cation request. Please review this request In your next meeting on 2/7/17 and let me know if you have questions or additional information is needed to come to a decision. I also welcome related, constructive feedback that may be helpful in moving this project forward. Thank you for your time and consideration. I look forward to your response. Kind regards, George Gastis astis mai.com Enclosures: Application Form, Preliminary Site Plan Concept Page 7 of 18

8 Fee ' " - City of Englewood Community Development Department 1000 Englewood Parkway Englewood, CO englewoodgomorg APPLICATION FORM 76//W2 2/0/7/hj APPLICATIONFOR: US 6 M716/924g?/rlzcl /0/7 (Attach Checklistand all required do uments ~ Incomplete applications will not be accepted.) PROPERTYADDRESS: , EmepsmH, )30ll3éuéa. 761 ) E, /lam LEGALDESCRIPTION: (Provide at least one ofthe following) Lot(s) l"? Block 3 Subdivision?l9 ing Krona/way5 Parcel Identi?cation No. 7 /1:: _ Metes and Bounds Legal Description (Attach separate sheet if necessary) 1. 6 APPLIC?) ~ «JQUG/g Z, 74x75": : 7L?ea MC Company: é" Name: 6760/4 Company: Address: 3300 Qfg?j ff Address: CO 27/4 Telephone Number: Fax Number: Zcu<>oJJ. '_ Telephone Number: Fax Number: Address: gags HS gma:i«com Address: PROPERTY ownei@«rrz2/\ cu; fmf) Sign re Signature f2g,,,:,. P.?asm Print Name P DateReceived: Received By; "r. "*:'"" Print Name Staff UseOnly Zone District: Assigned: Planner Received ' PrO.el,N9.:. - /unc 201 I Page 8 of 18

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10 TO: THRU: FROM: Planning and Zoning Commission Brad Power, Director, Community Development Harold J. Stitt, Senior Planner, Community Development Audra L. Kirk, Planner II DATE: February 7, 2017 SUBJECT: Interpretation of a non-listed use PROPERTY LOCATION: 900 East Hampden Avenue Englewood, CO REQUEST: Staff requests that the Planning and Zoning Commission review and consider classifying a hydroponic urban farm and market as a permitted use in the M-2 zone district. BACKGROUND: Mr. George Gastis met with Community Development staff to discuss if a hydroponic urban farm and market would be permitted at 900 East Hampden Avenue. This property is zoned M-2, a mixed-use medical, office, high density residential, and limited retail zone district. Hydroponic urban farm and market is not a listed use in the Unified Development Code. Staff has identified the following uses that are similar in nature to or share characteristics with the proposed hydroponic urban farm and market use. Uses with similar characteristics permitted in the M-2 zone district: Grocery/Specialty Food Store (permitted use): o A specific type of retail sales and service (sales) use. A retail establishment offering for sale primarily food and beverage for off-site consumption, specializing in the sale of one type of food item, and/or maintaining a sizable inventory of fresh fruits, vegetables, fresh cut meats, or fresh seafood. A grocery/specialty food store may also include sales of personal convenience and small household goods. Grocery/specialty food stores include, but are not limited to bakeries, delicatessens, seafood sales, and meat or poultry stores (e.g. butcher shops). Exception: establishments at which twenty percent (20%) or more of the transactions are sales of prepared food for on-site consumption shall be classified as food and beverage service uses rather than grocery/specialty food stores. Food and Beverage Service (permitted use): o A use category that includes establishments (e.g., restaurants, cafes, coffee shops, bars, taverns, and any food/beverage sales establishments) that sell food Page 10 of 18

11 2 for on or off-premise consumption. Accessory uses may include decks and patios for outdoor seating, drive through facilities, customer and employee parking areas, and valet parking facilities. (Not permitted in the M-2 zone district: drive through restaurant) (Conditional use in the M-2 zone district: sales room) Restaurant, Bar, Tavern (With or Without Outdoor Operations) (permitted use): o A specific type of food beverage service use. A retail establishment where the principal business is the sale of food and beverages in a ready-to-consume state. This use type includes lunch counters and refreshment stands selling prepared food and drinks for immediate consumption. Operations may include outdoor seating areas or outdoor food service, subject to all applicable use and development standards set forth in this Title. Retail sales and service (Sales) (permitted use): o A use category including establishments involved in the sale of new or used products to the general public. Accessory uses may include offices, parking, storage of good, and assembly, repacking, or repair of goods for on-site sale. Farmers Market (temporary use): o The seasonal offering for sale of fresh agricultural produce, fruits, flowers, food and beverages, and arts and craft items (but not including second-hand goods) directly to the consumer at an open-air market. Community Garden (conditional use): o A specific type of parks and open space use. A private or public facility for cultivation of fruits, flowers, vegetables, or ornamental plants by more than one (1) person or household. ANALYSIS: The applicant is proposing selling pre-made food from other vendors as well as produce and specialty items made from the produce that he will be growing on site. The pre-made food as well as the produce grown on site will be for sale and consumption both on premise and off premise. At this time, the applicant does not plan to have an indoor seating/eating area, but will provide space on site for food trucks and outdoor seating. The proposed hydroponic urban farm and market, while not a direct analogue to any one of the six listed uses above, does match those six uses when viewed in total. Of the six uses, Staff believes that the proposed use is most similar to Grocery/Specialty Food Store, Food and Beverage Service, and Retail sales and service. Based on the sale of food items (produce, grown in-house) and the similarity to a Florist business, which would be consider a permitted use in this zone district, Staff believe the proposed use is consistent with the intent of the M-2 zone district. RECOMMENDATION: Staff recommends that the proposed hydroponic urban farm and market be allowed as a permitted use in the M-2 zone district. Page 11 of 18

12 TO: THRU: FROM: Chair Kinton and Planning and Zoning Commissioners Brad Power, Community Development Director Harold J. Stitt, Senior Planner DATE: February 7, 2017 SUBJECT: City Council Comprehensive Plan Revised Goals and Objectives Review At the January 18 meeting, Planning Commission members reviewed the Comprehensive Plan Goals and Objectives amended by City Council. Englewood Forward 2016 Comprehensive Plan. During the discussion of the Council initiated amendments, Commission members expressed a desire to revise the historic preservation objectives. Staff have prepared a set of revisions for the Commission s consideration. The attached document presents the Council accepted version of each of the nine historic preservation objectives along with suggested revisions. In keeping with the Council s desire to reflect the City s recognition of the importance of historic preservation in the residential, commercial and industrial areas of the City, the revised objectives reiterated within the Live, Work, and Shop themes. After the Commission has had an opportunity to review the revised objectives and reach concurrence, staff recommends a motion as such be adopted and forwarded to City Council. Attachment: Revised Historic Preservation Objectives. Page 12 of 18

13 Proposed Revisions to Comprehensive Plan Historic Preservation Objectives Planning and Zoning Commission February 7, 2017 LIVE Objective Live-4.6 Council- Encourage and support efforts to work with property owners/developers for the preservation and restoration of historically significant residential buildings. (Objective Live-4.6 and Objective Live-4.8 combined) PZC- Explore the options for working with property owners/developers for the voluntary preservation and restoration of historically significant residential properties, through reliance on incentives, while respecting private property rights. Objective Live-4.7 Council- Encourage and support efforts to work with property owners/developers to incorporate local historical, cultural, and aesthetic references in new housing developments. PZC- Explore the options for voluntary guidelines that assist property owners/developers in the incorporation of local, historical, cultural, and aesthetic references in new housing developments. Objective Live-4.8 Council- Encourage and support efforts to create and fund incentive programs for the preservation and restoration of historically significant residential buildings. PZC- (Combined with Live-4.6 above) WORK Objective Work-1.6 Council- Encourage and support efforts to work with property owners/developers for the preservation and restoration of historically significant industrial buildings. (Objective Work-1.6 and Objective Work-1.8 combined) PZC- Explore the options for working with property owners/developers for the voluntary preservation and restoration of historically significant industrial properties, through reliance on incentives, while respecting private property rights. Objective Work-1.7 Council- Encourage and support efforts to work with property owners/developers to incorporate local historical, cultural, and aesthetic references in new industrial developments. PZC- Explore the options for voluntary guidelines that assist property owners/developers in the incorporation of local, historical, cultural, and aesthetic references in new industrial developments. 1 Page 13 of 18

14 Objective Work-1.8 Council- Encourage and support efforts to create and fund incentive programs for the preservation and restoration of historically significant industrial buildings. PZC- (Combined with Work-1.6 above) SHOP Objective Shop-2.5 Council- Encourage and support efforts to work with property owners/developers for the preservation and restoration of historically significant commercial buildings. (Objective Shop-2.5 and Objective Shop-2.7 combined) PZC- Explore the options for working with property owners/developers for the voluntary preservation and restoration of historically significant commercial properties, through reliance on incentives, while respecting private property rights. Objective Shop-2.6 Council- Encourage and support efforts to work with property owners/developers to incorporate local historical, cultural, and aesthetic references in new commercial developments. PZC- Explore the optionss for voluntary guidelines that assist property owners/developers in the incorporation of local, historical, cultural, and aesthetic references in new commercial developments. Objective Shop-2.7 Council- Encourage and support efforts to create and fund incentive programs for the preservation and restoration of historically significant commercial buildings. PZC- (Combined with Shop-2.5 above) 2 Page 14 of 18

15 TO: THRU: FROM: Englewood Planning and Zoning Commission Brad Power, Community Development Director John Voboril, Planner II DATE: January 18, 2017 SUBJECT: Accessory Dwelling Units (ADU s) Continued Community Development staff will present information regarding potential bulk plane measurements that may be applied to accessory dwelling units. Currently, bulk plane requirements are not applied to accessory structures. However, with the potential for a second story accessory dwelling unit over a garage, Commissioners may want to consider the adoption of the current 17 foot bulk plane measurement at the property line that has been established for the R-1-C, R-2, and R-3 zone districts, or possibly a lower bulk plane measurement for carriage house units over garages, such as the 12 foot bulk plane measurement that applies to R-1-A and R-1-B zone districts. Community Development staff has also researched a large number of accessory dwelling unit regulations pertaining to owner occupancy and temporary absences. Language from these ordinances will be presented at the January 18 study session. Based on these findings, staff proposes the following points for the Commission s consideration: Owner must reside on property for more than six months per calendar year. Owner must own at least a fifty percent stake in property. Owner must make property their legal permanent address as demonstrated by voter and vehicle registration. Owner must reside for a minimum of two years prior to applying for leave of absence. Owner may apply for an absence of up to one year. Owner must reapply for additional years, with a maximum absence of three years. Can rent both units during absence? Yes or No Owner occupancy not required for govt. agency, land trust, or housing organization. If owned by a corporation or similar entity, must be occupied by a person authorized to bind such entity in real estate matters. C: Brad Power Harold Stitt Brook Bell Page 15 of 18

16 TO: THRU: FROM: Planning and Zoning Commission Members Brad Power, Community Development Director Harold Stitt, Senior Planner John Voboril, Planner II DATE: February 7, 2017 SUBJECT: Englewood s Past, Present, and Future Demographic Growth At the January 18 Planning and Zoning Commission study session, Parks, Recreation, and Library Director Dorothy Hargrove gave a presentation on the soon to be adopted Parks and Recreation Master Plan. The handout provided by Ms. Hargrove included a historical and future population projection graph showing a 2050 population figure over 40,000 for the community. Commission member Ron Fish expressed amazement at the historical variations in the City s population over time, as well as the steep increase projected going forward into the future. Staff member John Voboril agreed to undertake an analysis for the Commission. Englewood Population and Household Size Chart Year Population Increase Household Size % Change , ,356 +1, ,980 +3, ,680 +1, ,869 +7, , , , ,021-3, , ,727 +2, ,255-1, ,480 +2, ,420 +1, ,475 +2, ,653 +2, ,960 +2,307 Page 16 of 18

17 s and 1950 s The populations of the State of Colorado, the Denver Metropolitan region, and the City of Englewood grew immensely during the World War II and post-world War II period, spurred by expansion of military bases and munitions manufacturing. The population growth contributed to severe housing shortages, which in turn spurred the start of a suburban housing boom. By 1960, Englewood had grown from a sleepy town of 9,680 persons before the war, to a bustling first ring suburb of 33,398 persons. The City was for the most part fully built out at this time, and essentially surrounded by other communities with no opportunities for single family housing expansion s and 1970 s The City of Englewood matured into a full service City during the decade of the 1960 s. The largest regional shopping mall located west of the Mississippi River, Cinderella City, opened in Swedish Medical Center was rapidly expanding into a modern medical facility. These significant economic drivers were followed by the construction of the City s two downtown office towers, as well as a number of garden apartment buildings sprinkled throughout the central city area. However, these developments did not increase the overall population of the City. The addition of the new apartment dwellers was offset by the rapidly declining persons per household being experienced in the City s single family subdivisions. The average household size decreased over thirty percent from 1960 to The baby boomers came of age during this period and left their childhood homes to become young singles in need of apartments or new single family homes in the second ring suburbs. By the late 1970 s, apartment construction had slowed significantly within the City, while the average household size continued to decrease, resulting in a population loss between 1970 and s and 1990 s A second wave of apartment building occurred in the early1980 s. These developments slowed the City s population losses that were continuing due to the decrease (at a slower rate) in average household size. The region experienced a severe economic recession in the mid to late 1980 s due to the collapse of energy prices that had been responsible for the region s growth during the 1970 s, which severely limited migration into the state, leading to high vacancy rates within the City. Economic stabilization and growth in the 1990 s allowed the City to reverse some of its population losses s Cinderella City was redeveloped as CityCenter Englewood in 2001, the region s first mixed-use transit oriented development adjacent to the Southwest Light Rail Line which began operation in The CityCenter development contained 435 residential apartments. However, no additional apartments would be constructed in the City during the decade, with the lone exception being the Terraces on Pennsylvania, a senior housing development. The decade closed with the Great Recession, the worst economic turn down since the Great Depression of the 1930 s. The rash of foreclosures and short sales wrought by the Great Recession severely increased the City s vacancy rate, resulting in a net population loss for the decade. Page 17 of 18

18 The year 2010 saw a bottoming of the housing market, and marked the beginning of a housing market recovery as the economy began to recover from the Great Recession Currently, the City of Englewood is again experiencing an apartment building boom due to coming of age of the large millennial generation, as well as the robust economic performance of the Denver Metropolitan Region which is driving strong in-migration. Tabulating the total number of units that have been approved in the City, the population of the City is expected to reach 34,420 by Census Day This population figure will surpass the City s previous population high recorded in the 1960 Census Birth rates held relatively steady from the beginning of the baby boom echo in 1983 up until the start of the Great Recession. Using a straight line growth projection of 5.97 percent per decade expected to occur from 2010 to 2020, the City s population would be expected to reach 38,653 by At this point in time the City s rate of population increase may slow due to today s declining birth rates. However, the Denver region is expected to remain a highly attractive, economically robust destination. Assuming a 5.97 percent population increase, the City s population would be expected to reach just under 41,000 in Where will the City s additional 6,500 residents live? The City s future population growth will be driven primarily by the further urbanization of the City s core areas, including the Englewood Station/Downtown and Medical Districts, as well as the Oxford Station area. C: Brad Power Harold Stitt Brook Bell Dugan Comer Dorothy Hargrove Page 18 of 18