PLANNING COMMISSION MEETING. December 14, ADDITIONS TO OR DELETIONS FROM THE AGENDA

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1 PLANNING COMMISSION MEETING December 14, CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. ADDITIONS TO OR DELETIONS FROM THE AGENDA 5. APPROVAL OF MINUTES November 30, 2017 Minutes 6. CONSENT AGENDA 7. PUBLIC HEARING: STROH RANCH FILING NO. 1, AMENDMENT NO. 2 LOT 5 Site Plan Amendment (Continued from November 9, 2017) Applicant: Ron Mehl, Dominium Development Location: Southeast Corner of J. Morgan Boulevard and Ironstone Way Planner: Stacey Nerger 8. PLANNING COMMISSION ITEMS 9. STAFF ITEMS 10. ADJOURNMENT

2 PLANNING COMMISSION MINUTES November 30, 2017 Chair Gary Poole called the meeting to order at 6:33 p.m. James S. Maloney, Town Attorney announced the purpose of the session was to hold a conference with the Town s Attorney to receive legal advice on a specific legal question pursuant to C.R.S (4)(b) and specifically related to Sections and of the Parker Municipal Code. Commissioner Duane Hopkins moved and Commissioner John Howe seconded to go into Executive Session to hold a conference with the Town s attorney to receive legal advice on specific legal questions, pursuant to C.R.S (4)(b) regarding Sections and of the Parker Municipal Code. Commissioner John Howe seconded; a vote was taken and passed unanimously. Mr. Maloney stated in his opinion, the session was an attorney/client communication so no record shall be kept. Commissioner John Howe moved to adjourn the Executive Session and go into regular session. Commissioner Ruth Ann Nelson seconded; a vote was taken and passed unanimously. Chair Gary Poole reconvened the Planning Commission meeting in Council Chambers and apologized for the delay. Commissioner John Howe led the Planning Commission and audience in the Pledge of Allegiance. DRAFT Also, present were Commissioners Richard Foerster and Duane Hopkins. Alternates Ruth Ann Nelson, Kimberly Rodell and Erik Frandsen were present and seated for the absent Commissioners Sasha Levy, Robert Moffitt and Eliana Burke, respectively. ADDITIONS TO OR DELETIONS FROM THE AGENDA Chair Gary Poole proposed agenda item 11 be moved to item 6. Commissioner John Howe made a motion to move item 11 to item 6. Commissioner Richard Foerster seconded; a vote was taken and passed unanimously. G:\planning\Minutes\2017\November 30, 2017.doc 1

3 APPROVAL OF MINUTES Commissioner John Howe moved to approve the November 9, 2017 meeting minutes. Commissioner Ruth Ann Nelson seconded; a vote was taken and passed 5:0:2 with Commissioner Erik Frandsen abstaining due to being absent from the November 9, 2017 meeting and Commissioner Kimberly Rodell abstaining due to not being seated for the November 9, 2017 meeting. PLANNING COMMISSION ITEMS Chair Gary Poole stated that at the November 9, 2017 Planning Commission meeting the Commissioners moved that the public hearing for the Stroh Ranch Filing No.1, Amendment No. 2 Lot 5 site plan amendment be continued. The additional information that the Planning Commission is requesting is as follows: regarding the traffic study presented in staff s report; which schools were open and closed and the exact times of the day that were included in the traffic study identify any waivers granted to the applicant, Dominium Development regarding open space requirements; is the proposed open space, equal to/greater/or less than the originally approved site plan an explanation of how the setbacks were determined for the building on the south side of the site Mr. Maloney said he understands these items are a part of the Planning Commission s request for additional information; however so the record is clear the Planning Commission will also have additional specific questions related to the information presented to the Planning Commission during the previous public hearing on the Dominium project. Chair Gary Poole made a public announcement for members in the audience and those on Facebook live regarding interactions between the public and the Planning Commission. PUBLIC HEARING: OPENED: 7:20 P.M.: SULPHUR SUBSTATION & TRANSMISSION RIGHT-OF-WAY 1ST AMENDMENT LOT 2 BLOCK 1 Use by Special Review Applicant: Larry Claxton, Xcel Energy Location: Northeast corner of Motsenbocker Road and Todd Drive Planner: Paul Workman DRAFT Paul Workman, Planner, presented the staff report for the Sulphur Substation & Transmission Right-of-Way 1 st Amendment Lot 2 Block 1 Use by Special Review. Mr. Workman concluded with the determinations in staff s report and recommended the Planning Commission recommend Town Council approve the Use by Special Review request, with the revised conditions as presented. Commissioners discussed with staff: the height of the other monopoles on the site; (Staff said the existing utility poles are up to 135 feet; the previously approved distribution pole for the second distribution line may go up to 150 feet.) 2 G:\planning\Minutes\2017\November 30, 2017.doc

4 if the new monopole will be color coordinated with the remainder of the site; (Staff said that is correct.) if the height of 125 feet includes the pole, the lightning rod and any antenna and will not exceed 125 feet; (Staff said that is correct.) APPLICANT PRESENTATION Larry Claxton, Xcel Energy, 1800 Larimer, Suite 1100, Denver, CO was available for questions and had a presentation to address any questions. Commissioners had no questions for the applicant. Chair Gary Poole reminded the public that the Planning Commission does not respond to questions from the public. He said questions will be addressed following the close of the Public Comment section. PUBLIC COMMENT OPENED Ralph Walker said he owns the properties at 9900 and 9902 Motsenbocker. He had a concern with the future land use designation on the properties that are adjacent to the Xcel site and the zoning of a contractor s storage yard that impact the potential sale of and permitted land use for the properties. PUBLIC COMMENT CLOSED Mr. Workman confirmed within the Town of Parker the adjacent property is designated for medium density residential in the Town of Parker Master Plan and offered to discuss potential future land use designation with Mr. Walker outside of the meeting. PUBLIC HEARING: CLOSED: 7:31 P.M.: SULPHUR SUBSTATION & TRANSMISSION RIGHT-OF-WAY 1ST AMENDMENT LOT 2 BLOCK 1 Use by Special Review PLANNING COMMISSION DISCUSSION Commissioner Duane Hopkins said a new pole on the site won t prove much of a distraction from the site s use now and in the future. He supported recommending approval. DRAFT Commissioner John Howe agreed; the request is straight-forward. Commissioner Ruth Ann Nelson said would recommend approval. She said she was able to identify the location of the new pole. Commissioner Kimberly Rodell said she liked the fact that the pole will provide immediate response and be ready in real-time. She said she understood Mr. Walker s concern but for this site and project she recommended approval. G:\planning\Minutes\2017\November 30, 2017.doc 3

5 Commissioner Erik Frandsen agreed. Commissioner Richard Foerster said he agreed; the single-pole won t standout that much and he recommend approval. Chair Gary Poole agreed. Commissioner Duane Hopkins moved that the Planning Commission recommend Town Council approve the Use by Special Review, subject to the seven (7) revised conditions presented by staff. Commissioner Richard Foerster seconded; a vote was taken and passed 7:0. PUBLIC HEARING: OPENED: 7:34 P.M.: PARKER TECH CENTER AMD 2 LA2-12 Use by Special Review Applicant: Jonathan Edewaard - Made for Colorado Auto Location: S Progress Way Planner: Carolyn Parkinson Carolyn Parkinson, Planner, presented the staff report for the Parker Tech Center AMD 2 LA2-12 Use by Special Review. Ms. Parkinson concluded with the determinations in staff s report and recommended the Planning Commission recommend Town Council approve the Use by Special Review request, as conditioned in staff s report. Commissioners discussed with staff: will the vehicles be transported by 18-wheeler or enclosed trailer and will the vehicles be unloaded on the street or on-site; (Staff deferred to the applicant to address how the vehicles will be transported and the location for unloading.) why the restriction on outdoor storage; (Staff said more outdoor storage would require more parking spaces than are available.) APPLICANT PRESENTATION Jonathan Edewaard Made for Colorado Auto, Trail View Circle, Parker, CO had no presentation but responded to the Commissioner s questions: the vehicles will arrive in a variety of ways depending on where they are coming from; on a single-car carrier; multi-carrier (out of state) or locally driven the car will be unloaded off-the street; he is open to change the unloading location if necessary the three outdoor displayed cars will be brought in to the showroom before close of business the marketing strategy is not to have a car lot; the idea is to have a showroom for on-line sales there is no intent to have an outdoor stand to elevate the car display; he would be willing to be restricted from doing that PUBLIC COMMENT OPENED None DRAFT G:\planning\Minutes\2017\November 30, 2017.doc 4

6 PUBLIC COMMENT CLOSED Commissioner Erik Frandsen asked the type of vehicles to be sold. Mr. Edewaard said outdoor vehicles are off-road, all-wheel/four wheel drive vehicles, trucks/suv s for mountain recreational use. PUBLIC HEARING: CLOSED: 7:48 P.M.: PARKER TECH CENTER AMD 2 LA2-12 Use by Special Review COMMISSION DISCUSSION Commissioner John Howe said the business sounds interesting; there are similar businesses in the area. He said this shouldn t detract from the physical view of the area and will be an interesting project to have in Town. He would recommend approval Commissioner Duane Hopkins said the business will fit in the area with similar businesses; he saw no issues in the proposed site. Commissioner Richard Foerster said that the nine criteria for approval are met and as long as the four conditions are met the business should fit well in the area. Commissioner Ruth Ann Nelson believed this is an innovative business plan. She believed the space they found works well with the requirements they have agreed to. She would recommend approval. Commissioner Kimberly Rodell said it fits the criteria; is zoned properly; and she would recommend approval. Commissioner Erik Frandsen agreed. Chair Gary Poole agreed. Commissioner Richard Foerster moved that the Planning Commission recommend the Town Council approve the Use by Special Review for an indoor-car dealership located at S Progress Way Unit 105, subject to the four (4) conditions contained in the staff report. Commissioner John Howe seconded; a vote was taken and passed 7:0. DRAFT PUBLIC HEARING: OPENED: 7:50 P.M.: PARKER KEYSTONE AMENDMENT NO. 2 Minor Development Plat Applicant: Greg Armstrong, Armstrong Capital Development LLC Location: Southeast corner of Parker Road and Lincoln Avenue Planner: Ryan McGee Chair Gary Poole disclosed that his wife works for the law firm that represents Armstrong Capital Development. He said she has not done any work for Armstrong Capital Development and he didn t feel that would cause a conflict in his judgement. G:\planning\Minutes\2017\November 30, 2017.doc 5

7 All the Planning Commissioners agreed there was no conflict. Commissioner Erik Frandsen disclosed that in his job he looked into financing this project; the project was not financed through his firm and he didn t feel that would cause a conflict in his judgement. All the Planning Commissioners agreed there was no conflict. Paul Workman, Planner, presented the staff report for the Parker Keystone Amendment No. 2 Minor Development Plat. Mr. Workman concluded with the determinations in staff s report and recommended the Planning Commission recommend Town Council approve the Parker Keystone Amendment No. 2 Minor Development Plat, as conditioned in staff s report. Commissioners discussed with staff: this is mainly a clean-up from previous reviews; (Staff said this is a consolidation for future commercial development on the east side of the development and a cleanup of some easements.) if moving the 24-foot access easement will be a major move or replat; (Staff said no; the move of the 24-foot access easement has been reviewed by all the utilities, meets appropriate turning radius and meets all technical criteria.) if it is currently under construction; (Staff said yes, that is correct.) if there were any new comments from the surrounding homeowners; (Staff said no there were not.) the zoning for the new combined Lots 1 and 2; (Staff said the zoning is the same for all properties that are a part of this request; Modified Commercial.) APPLICANT PRESENTATION Greg Armstrong, Armstrong Capital Development, 4643 S Ulster Street, Denver, CO had no presentation but was available for questions. Commissioners had no questions for the applicant. PUBLIC COMMENT OPENED PUBLIC COMMENT CLOSED DRAFT PUBLIC HEARING: CLOSED: 7:57 P.M.: PARKER KEYSTONE AMENDMENT NO. 2 Minor Development Plat PLANNING COMMISSION DISCUSSION Commissioner John Howe said the request is clear; it is cleaning-up, consolidating and taking care of the easement problem necessary to complete the project. He would recommend approval. G:\planning\Minutes\2017\November 30, 2017.doc 6

8 Commissioner Ruth Ann Nelson said if the utilities have no issues with vacating their easements, she doesn t either. Commissioner Richard Foerster said he had no problem with the request. Commissioner Duane Hopkins said this is a basic clean-up to get the project finalized. He would recommend approval. Commissioner Kimberly Rodell agreed. Commissioner Erik Frandsen said this does clean-up the project for the developer and makes a whole lot of sense doing it this way. He would recommend approval. Chair Gary Poole said it is good to see this project moving along; he concurred with recommending approval. Commissioner John Howe moved that the Planning Commission recommend Town Council approve the Parker Keystone Amendment No. 2 Minor Development Plat, subject to the two (2) conditions contained in staff s report. Commissioner Duane Hopkins seconded; a vote was taken and passed 7:0. PUBLIC MEETING: OPENED: 7:59 P.M.: THREE-MILE AREA PLAN - ANNUAL UPDATE Applicant: Town of Parker Planner: Carolyn Washee-Freeland Carolyn Washee-Freeland, Planner, presented the staff report for the Three-Mile Area Plan Annual Update. Ms. Freeland concluded with the determinations in the staff report and recommended the Planning Commission recommend Town Council approve the Three-Mile Area Plan Annual Update. Commissioners had no questions for staff. APPLICANT PRESENTATION Town staff presentation only PUBLIC COMMENT OPENED None PUBLIC COMMENT CLOSED DRAFT PUBLIC MEETING: CLOSED: 8:03 P.M.: THREE-MILE AREA PLAN - ANNUAL UPDATE G:\planning\Minutes\2017\November 30, 2017.doc 7

9 PLANNING COMMISSION DISCUSSION All the Commissioners agreed that the update was straight-forward, keeps the Town in compliance, reflects the changes that have occurred in the last year and thanked staff for providing updates. Commissioner John Howe moved that the Planning Commission recommend the Town Council approve the Town of Parker s annual Three-Mile Area Plan Update. Commissioner Ruth Ann Nelson seconded; a vote was taken and passed 7:0. STAFF ITEMS Rosemary Sietsema, Recording Secretary advised the Planning Commission that Commission Robert Moffitt submitted his resignation per the submitted documentation. Ms. Sietsema called for a vote to accept the vacancy. Commissioner John Howe moved that the Planning Commission accept Commissioner Robert Moffitt s resignation and create a vacancy to be filled according to the rotational rules established in Section 5. (B) Alternate Members of the Planning Commission Bylaws. Commissioner Richard Foerster seconded; a vote was taken and passed 7:0. Chair Gary Poole and the Commissioners wished Commissioner Robert Moffitt Godspeed. ADJOURNMENT The meeting was adjourned at 8:06 p.m. DRAFT Rosemary Sietsema Recording Secretary 8 Gary Poole Chair G:\planning\Minutes\2017\November 30, 2017.doc

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17 Planning Commission Staff Report Planning Commission: 11/9/2017 Hearing Type: Location: Project Planner: Applicant: Executive Summary: Staff Recommendation: Public Hearing SP Stroh Ranch Filing No. 1 Amendment No. 2 Lot 5 Site Plan Amendment Southwest corner of J. Morgan Boulevard and Ironstone Way Stacey Nerger, Planner Ron Mehl, Dominium Development This is a Site Plan Amendment to construct 204 multi-family deed restricted affordable dwelling units, 403 parking spaces, an outdoor pool, playground and parks and open space located near J. Morgan Boulevard and Nate Drive/Ironstone Way in Stroh Ranch. Approval with Conditions RECOMMENDED MOTION I move the Planning Commission approve the Stroh Ranch Filing No. 1 Amendment No. 2, Lot 5 Site Plan Amendment with the following 12 conditions: 1. The Site Plan exhibit, building elevations exhibit and landscape plan exhibit dated October 16, 2017 and submitted to the Community Development Department (via TRAKiT) on October 19, 2017 shall be the approved plans. ANY ALTERATION, MODIFICATION, SUBSTITUTION, OR REVISION INCLUDING (BUT NOT LIMITED TO) COLORS, MATERIALS, OR PLACEMENT SHALL BE AT THE DISCRETION OF THE COMMUNITY DEVELOPMENT DIRECTOR, WHO RESERVES THE RIGHT TO REQUIRE SAID PROPOSED CHANGES TO BE REVIEWED AND APPROVED BY THE PLANNING COMMISSION. 2. The construction plan documents dated October 6, 2017 and submitted to the Community Development Department (via TRAKiT) on October 16, 2017, shall be the approved construction plans. ANY ALTERATION, MODIFICATION, SUBSTITUTION, OR REVISION SHALL BE AT THE DISCRETION OF THE COMMUNITY DEVELOPMENT DIRECTOR, WHO RESERVES THE RIGHT TO REQUIRE SAID PROPOSED CHANGES TO BE REVIEWED AND APPROVED BY THE PLANNING COMMISSION. 3. This approval has been based upon the review of information submitted to our office as part of your request for an administrative site plan amendment approval and SHALL REMAIN IN EFFECT FOR TWELVE (12) MONTHS FROM THE DATE OF THIS APPROVAL LETTER.

18 If a Grading Permit or Building Permit is not obtained within the twelve months, this approval becomes null and void. The Community Development Director, upon written request, may grant a ninety (90) day extension. 4. Approval of this site plan DOES NOT INCLUDE SIGNAGE. All signage for this site and building will be required to meet the Town of Parker Sign Code Chapter and will require a separate sign permit application submittal. 5. A Grading Permit is required prior to the start of any work on site. 6. A Building Permit is required prior to the start of any work on site. 7. An Electrical Permit is required prior to the start of any work on site. 8. All mechanical equipment shall be fully screened with permanent material and painted to match the building color. All rooftop vents and other appurtenances shall be painted to match the roof or building color to minimize their visual impact. Any rooftop mechanical, vents or appurtenances, which are not shown on the approved plans may be subject to review by the Planning Commission and may require additional conditions for screening. 9. All Public Notice signs posted on the property must be removed with ten (10) business days from the date of the public hearing. 10. The applicant shall work with the Town Planning Department on the location of above ground utilities including transformer boxes and electrical panels prior to their placement on the property. The utilities shall be located outside of or screened from public view. 11. The Stroh Ranch Filing No. 1, Amendment No. 2 Replat shall be recorded prior to building permit approval. 12. Prior to issuance of a grading permit the applicant shall satisfy all requirements of the Parker Water and Sanitation District. ALTERNATIVE MOTIONS I move that the Planning Commission approve the Stroh Ranch Filing No. 1 Amendment No. 2, Lot 5 Site Plan Amendment. I move that the Planning Commission deny the Stroh Ranch Filing No. 1 Amendment No. 2, Lot 5 Site Plan Amendment as the request does not meet the following approval criteria: I move that the Planning Commission vote to continue the Stroh Ranch Filing No. 1 Amendment No. 2, Lot 5 Site Plan Amendment to, in order to obtain more information to help clarify or support the request for the Site Plan Amendment.

19 I. BACKGROUND/DISCUSSION The applicant is proposing a Site Plan Amendment to the original multi-family Site Plan approved for the property. In 1997, a site plan was approved to construct 576 multifamily units on acres, which was to be completed with three phases. Two of the three phases were constructed for a total of 372 multi-family residential units. The third phase consisted of the remaining 204 multi-family residential units, the site was graded, but the third phase was never completed. The current proposal is to construct the remaining 204 multiple-family units. The subject property is located within the Stroh Ranch Planned Development and is zoned multi-family residential. The multi-family designation has remained unchanged since originally zoned in The Town of Parker 2035 Master Plan states the following: The Master Plan will not change the existing zoning that was already approved; however, the Plan will direct future zonings of unincorporated lands within the Urban Growth Boundary and requests for rezonings of existing properties already annexed in the Town. The site is acres and is currently undeveloped and vacant.

20 II. PRIOR ACTIONS Date Action June 18, 1984 Town Council approved the Stroh Ranch Annexation and Zoning March 17, 1986 Town Council approved the Stroh Ranch Filing No. 1 Final Plat April 27, 1997 Town Council approved the expansion of the Multi-family Planning Area from 27.8 acres to acres. There was no change in density allowed. April 27, 1997 Planning Commission approved the Ironstone Apartment Site Plan to allow the construction of 576 multi-family residential units within 48 3-story buildings on acres. April 27, 1997 Town Council approved a Use by Special Review for the property to allow a total height of 45 feet. June 2, 1997 Town Council approved the Stroh Ranch Filing No. 1, 1 st Amendment Final Plat which increased the size of the multi-family lot to acres. January 22, 1998 Planning Commission approved the Site Plan to construct the Ironstone Apartments Clubhouse The built and unbuilt portions of the Ironstone Apartments were separated by operation of law due to defaults in lending. April 19, 2004 Town Council Approved the Stroh Ranch Filing No. 19 Replat which combined the built portion of the Ironstone Apartments (portion of Lot 5) with the Clubhouse (Filing No. 10). April 19, 2004 Town Council approved a Condominium Plat for the Ironstone Condominiums at Stroh Ranch. Current A Replat is being processed concurrently with the Site Plan Amendment application for the remainder of Lot 5 which was created in 2000 by operation of law. III. CURRENT SITE DATA Existing Zoning PD - Planned Development Overlay District N/A PD & Plan Area Stroh Ranch Planned Development Multi-family Master Plan Area Community Center Site Acreage acres Subdivision Stroh Ranch Filing No. 1 Amendment No. 2 Existing Use Vacant and undeveloped Surrounding Uses Master Plan Land Use Zoning Existing Use North Medium Density Residential PD - Planned Stroh Ranch single-family Development residential South Community Center PD - Planned Village on the Green Development single-family residential East Community Center PD - Planned Ironstone Condominiums Development multi-family residential West Medium Density Residential PD - Planned Stroh Ranch single-family Development residential

21 IV. LAND DEVELOPMENT ORDINANCE ZONING CONSISTENCY (Site Plan) Provisions Existing/Required Proposed Analysis Setbacks Front 25 feet Front 25 feet Consistent Side 0 feet Side 20 feet Inconsistent Rear 0 feet Rear 25 feet Floodplain 20 feet Floodplain 25 feet N/A Density 22 units per acre units per acre Consistent Inconsistent N/A Height/Stories 45 feet per approved UBSR Z feet Lot Size None acres Lot Coverage None acres Landscaping Title Off-Street Parking Title Parks Miscellaneous Staff Analysis acres per unit 123,518 square feet None 181,258 square feet (37%) 255 trees 2,484 shrubs 629 ornamental grasses 703 perennials 324 surface spaces 8 handicap accessible 39 carport spaces 32 garage spaces 403 total spaces Clubhouse, pool, 2 playgrounds, a regional trail and internal trail and green space have been provided on site to satisfy this requirement. Bicycle parking has been included throughout the site to include 26 covered spaces and a rack to house 8 additional bikes at each Consistent Inconsistent N/A Consistent Inconsistent N/A Consistent Inconsistent N/A Consistent Inconsistent N/A Consistent Inconsistent N/A Consistent Inconsistent N/A Consistent Inconsistent N/A building. This site plan meets or exceeds the zoning and Land Development Ordinance requirement mentioned above.

22 V. DESIGN REVIEW The application proposes 20 buildings on the property. These buildings include 8 multiple family residential buildings, 1 carriage house (a garage with living units located above it), 2 additional garage buildings, 5 carports, a clubhouse, a pool maintenance building, a mail/bus stop structure and a bike barn. The application is subject to the Town of Parker s Commercial, Industrial and Multiple- Family (The CIMF) Design Guidelines that were adopted by Town Council on April 17, The layout of the buildings and internal roadway connections were all analyzed based on these design guidelines. Buildings have been sited at slightly varying angles to provide visual interest. The CIMF also states that increased setbacks or step downs for multiple-family dwellings should be considered when buildings are located adjacent to existing single-family residential. The applicant is proposing to offset the setback of Building 8 which is located adjacent to the existing single-family residential in Village on the Green Subdivision by locating the building closer on the west side which is adjacent to a detention pond and further away on the east side which is adjacent to houses.

23 In addition, the applicant is proposing to reduce the height of this building to two stories next to the residential houses. The proposed buildings are made up of multiple materials; stone veneer, siding and stucco which are all identified as recommended materials to be used within multiplefamily construction. The stone veneer which is a heavier material will be placed at the bottom of each building to create a visual base. The application includes eight multiplefamily buildings and one carriage house. A carriage house is a garage unit with living units located above. The multiple-family buildings will consist of primarily 24 units with one building consisting of 34 units. Of the eight multiple-family buildings, the applicant has proposed three building types with varying color schemes. The varying color schemes include changing paint colors as well as stone veneer color. Each building is made up of multiple recessed and/or projecting elements which are intended to draw attention to the projecting elements of the building which has the effect of breaking the building bulk into smaller elements. The buildings are also designed to break the roof line at certain intervals in order to create visual interest.

24 After review and analysis, Staff has determined that all elements of the Multiple-family design guidelines have been satisfied. VI. ACCESS & CIRCULATION Vehicular Access The development is proposing three access points into the development. One access point will be located off of J. Morgan Boulevard across from Custer Avenue on the west side of the property. The other two access points are located off of Ironstone Way adjacent to existing access points into the Ironstone Condominiums, but is part of the transportation network for the Stroh Ranch development. Ironstone Way is a private road which is owned and maintained by Ironstone Condominiums. Ironstone Way was originally constructed to provide access to this property as well as provide access to the commercial development located to the southeast. Ironstone Way was built to provide access to this property and can be used for access to the site. An internal roadway network within the development allows access to all buildings, parking and internal amenities. The Town has determined that the three access points proposed for the development are sufficient to provide vehicular access to the site. Pedestrian & Bicycle Access Pedestrian and bicycle access is proposed along the boundary and internal to the site. A detached sidewalk is proposed along J. Morgan Boulevard and continues to an attached sidewalk along Ironstone Way. The sidewalk continues internal to the site to provide pedestrian access to each building including the clubhouse. In addition, a ten foot regional trail is proposed on the north side of Stroh Gulch. This trail will connect east through Ironstone Condominiums into the Kings Soopers shopping center and west across J. Morgan Boulevard which connects to the Cherry Creek Regional Trail. Traffic Analysis The applicant hired LSC Transportation Consultants, Inc. to perform a traffic study for the proposed development. The traffic study determined that the traffic associated with the proposed development can be accommodated by the existing roadway network. All intersections analyzed in the study will operate at level of service C or better, as required by Town criteria. The additional traffic that will be added to the private roadway with the development was also analyzed and found to require no mitigation. The traffic study has been reviewed and approved by the Town of Parker Public Works/Engineering Department to be in conformance with the Town of Parker s Roadway Design and Construction Criteria Manual.

25 VII. SUMMARY REFERRAL AGENCY COMMENTS AND CONDITIONS Agency Engineering Fire Life Safety Police Building Parker Water and Sanitation District Cherry Creek Basin Water Quality Authority Douglas County School District Urban Drainage Xcel IREA CenturyLink Comcast Colorado Parks & Rec U.S. Fish & Wildlife Cherry Creek South Metro District Ironstone Condo Association Stroh Ranch HOA Stroh Ranch Business District Village of the Green HOA Comments Approved Approved No comment Per the IBC 2015 code there could be building construction requirements if setbacks are less than 20 feet. The District has no additional design comments. Prior to grading permit the applicant shall submit to the District an Improvement Agreement, easements, mylar submission, letter of credit or cash in lieu No comment The application does not increase the total number of dwelling units beyond that which was originally approved and planned for within Stroh Ranch, DCSD has no objection to the proposal. Construction documents are approved and the project will be eligible for District maintenance assistance upon satisfactory construction in accordance with the approved design, as determined by the District. PSCo owns and operates existing natural gas distribution facilities within the subject property. The applicant must complete the application process for any new gas service or modification. The Association will require utility easement along the designated electrical line route prior to installing facilities. No comment No comment No comment No comment Opposes construction access directly across from the Creekside Recreation Center entry. Vehemently opposed to the development due to possible decline in property values, safety concerns with regards to access on Ironstone Way and a private use concern over Ironstone Way. In complete opposition to the application for the following reasons: development is not consistent with the Parker 2035 Master Plan, concerns over the developer, property values and traffic. No comment In opposition of the proposed connection to Coffee Tree Street within Village on the Green.

26 Community Letters The community surrounding the site is primarily in opposition of the proposed development for the following reasons: Property values, density, traffic, consistency with existing community and Master Plan and the developer. VIII. CONCLUSION The property has been zoned multiple-family residential since 1984 and has allowed for a residential density of up to 22 dwelling units per acre. The proposal to construct 204 residential units on acres will result in dwelling units per acre and is a permitted use on the property. Per the Town of Parker Land Development Ordinance, any non-residential or multiple-family development must receive Site Plan or Site Plan Amendment approval to ensure that certain Town criteria are met. This Site Plan or Site Plan Amendment approval is required prior to construction of a permitted use. Review criteria include satisfaction of setbacks, heights, parking, landscaping, density, layout, architecture and all Public Work/Engineering requirements. After careful review and analysis, staff has determined that the proposed application has satisfied all requirements for a Site Plan Amendment within the Town of Parker. Staff recommends that the Planning Commission approve the proposed Site Plan Amendment. IX. RECOMMENDED CONDITIONS 1. The Site Plan exhibit, building elevations exhibit and landscape plan exhibit dated October 16, 2017 and submitted to the Community Development Department (via TRAKiT) on October 19, 2017 shall be the approved plans. ANY ALTERATION, MODIFICATION, SUBSTITUTION, OR REVISION INCLUDING (BUT NOT LIMITED TO) COLORS, MATERIALS, OR PLACEMENT SHALL BE AT THE DISCRETION OF THE COMMUNITY DEVELOPMENT DIRECTOR, WHO RESERVES THE RIGHT TO REQUIRE SAID PROPOSED CHANGES TO BE REVIEWED AND APPROVED BY THE PLANNING COMMISSION. 2. The construction plan documents dated October 6, 2017 and submitted to the Community Development Department (via TRAKiT) on October 16, 2017, shall be the approved construction plans. ANY ALTERATION, MODIFICATION, SUBSTITUTION, OR REVISION SHALL BE AT THE DISCRETION OF THE COMMUNITY DEVELOPMENT DIRECTOR, WHO RESERVES THE RIGHT TO REQUIRE SAID PROPOSED CHANGES TO BE REVIEWED AND APPROVED BY THE PLANNING COMMISSION. 3. This approval has been based upon the review of information submitted to our office as part of your request for an administrative site plan approval and SHALL REMAIN IN EFFECT FOR TWELVE (12) MONTHS FROM THE DATE OF THIS APPROVAL LETTER. If a Grading Permit or Building Permit is not obtained within the twelve months, this approval becomes null and void. The Community Development Director, upon written request, may grant a ninety (90) day extension. 4. Approval of this site plan DOES NOT INCLUDE SIGNAGE. All signage for this site and building will be required to meet the Town of Parker Sign Code Chapter and will require a separate sign permit application submittal. 5. A Grading Permit is required prior to the start of any work on site.

27 6. A Building Permit is required prior to the start of any work on site. 7. An Electrical Permit is required prior to the start of any work on site. 8. All mechanical equipment shall be fully screened with permanent material and painted to match the building color. All rooftop vents and other appurtenances shall be painted to match the roof or building color to minimize their visual impact. Any rooftop mechanical, vents or appurtenances, which are not shown on the approved plans may be subject to review by the Planning Commission and may require additional conditions for screening. 9. All Public Notice signs posted on the property must be removed with ten (10) business days from the date of the public hearing. 10. The applicant shall work with the Town Planning Department on the location of above ground utilities including transformer boxes and electrical panels prior to their placement on the property. The utilities shall be located outside of or screened from public view. 11. The Stroh Ranch Filing No. 1, Amendment No. 2 Replat shall be recorded prior to building permit approval. 12. Prior to issuance of a grading permit the applicant shall satisfy all requirements of the Parker Water and Sanitation District. X. ATTACHMENTS 1. Referral Agency Comments 2. Community Comments 3. Site Plan Report Approved By: Bryce Matthews, Planning Manager Through: Jason Rogers, Deputy Community Development Director