AGENDA CITY OF SALIDA PLANNING COMMISSION MEETING DATE: Monday, May 23, 2016 MEETING TIME: 6:00 p.m. MEETING LOCATION: City Council Chambers, 448 East First Street, Salida, CO AGENDA SECTION: I. CALL TO ORDER BY CHAIRMAN 6:00 p.m. II. ROLL CALL III. APPROVAL OF THE MINUTES April 25, 2016 IV. UNSCHEDULED CITIZENS V. AMENDMENT(S) TO AGENDA VI. VII. UPDATES PUBLIC HEARINGS 1. Moonlight Pizza Creative Sign - The request is for approval to internally illuminate a sign in the C-2 zone district. Internal illumination is not allowed in the Central Business (C-2) zone therefore requires creative sign permit approval. A. Open Public Hearing E. Public Input B. Proof of Publication F. Close Public Hearing C. Staff Review of Application G. Commission Discussion D. Applicant s Presentation 2. Angle View Minor Subdivision Limited Impact Review request - The request is to receive limited impact review approval to subdivide a parcel into 5 lots that meet the dimensional and development standards of the High Density (R-3) zone district A. Open Public Hearing B. Proof of Publication C. Staff Review of Application D. Applicant s Presentation E. Public Input F. Close Public Hearing G. Commission Discussion VIII. UNFINISHED BUSINESS IX. NEW BUSINESS: X. COMMISSIONERS COMMENTS XI. ADJOURN
PLANNING COMMISSION Minutes 04.25.16 Draft MEETING DATE: Monday, April 25, 2016 MEETING TIME: 6:00 PM MEETING LOCATION: City Council Chambers, 448 E. First Street, Suite 190, Salida, CO Present: Cocovinis, Wood, Thomas, Follet, Jefferson, Osborn Absent: Kasper, Mandelkorn, Berg, AGENDA SECTION: I. CALL TO ORDER BY Wood: - 7:11 PM II. ROLL CALL: III. APPROVAL OF THE MINUTES February 22, 2016 Follet made a motion to approve the minutes. The motion was seconded by Thomas. All voters were unanimous and the motion carried. IV. UNSCHEDULED CITIZENS. V. AMENDMENTS TO AGENDA - None VI. UPDATES: VII. PUBLIC HEARINGS 1. Salida Snow LLC Limited Impact Review - The request is for a limited impact review approval to operate a temporary commercial activity (shaved ice trailer) within the Central Business(C-2) zone district at 125 N. F Street. In the C-2 zone district, the proposed use is a limited impact review A. Open Public Hearing 7:12 p.m. B. Staff Review of Application. Osborn gave an overview of the application and stated that staff supported the application and recommends approval. Wood asked about regulations of food cart on public property and Osborn stated that any use on public property is a City Council decision. Cocovinis asked how temporary this use will be because the applicant will be installing a new electric pole. C. Applicant s Presentation: Chris Tracy, stated that they have been trying to open something like the shaved ice trailer for some time now. He will be hiring high school students to help them learn work ethic as they continue their education. D. Public Input-Vern Davis, asked about the gentleman who wanted to bicycle shaved ice and if the shaved ice trailer will be interfering. Osborn again explained that his request was for bicycling on public right-of-way and the decision is for City Council to make. SHS student and Currents dishwasher Chris Savis, stated that the shaved ice trailer is a great opportunity for SHS students to get out into the workforce. E. Closed Public Hearing 7:24 p.m. F. Commission Discussion I. Commission Action - A motion was made by Cocovinis to approve the limited impact review application with the two recommended conditions and adding a third condition that the application be reviewed again in 1 year. Thomas seconded the motion. All were in favor and the motion carried. VIII. UNFINSHED BUSINESS- None Page 1 of 2
PLANNING COMMISSION Minutes 04.25.16 Draft IX. NEW BUSINESS: Osborn presented the draft Vandaveer Master Plan and the affordable housing plan within the Master Plan. X. COMMISSIONER S COMMENTS-. XI. ADJOURN: With no further business to come before the Commission, the meeting adjourned at 7:50 p.m. Page 2 of 2
MEETING DATE: May 23, 2016 STAFF REPORT AGENDA ITEM TITLE: AGENDA SECTION: Moonlight Pizza Creative Sign Application 242 F Street Public Hearing REQUEST: The request is for approval to internally illuminate a new pole sign in the C-2 zone district. Internal illumination is not allowed in the Central Business (C-2) zone therefore requires creative sign permit approval. APPLICANT: The applicant is Brenna Eaker, of Moonlight who is being represented by Bill Donavan. LOCATION: The subject property is described as pt Lots 22 thru 26, Block 32, City of Salida, Chaffee County, Colorado and is known as 242 F Street. PROCESS: It is the policy of the City of Salida to encourage the use of creative signs that exhibit a high degree of thoughtfulness, imagination and inventiveness. The purpose of the Creative Sign process is to establish standards and procedures for the design review and approval of creative signs that due to their unique design and construction will make a significant contribution to the aesthetic beauty, historic character, and cultural identity of the community, yet due to their creative qualities or site constraints, would not be otherwise allowed under this code. The Salida Municipal Code, Chapter 16, specifies that creative signs be reviewed by the City of Salida Planning Commission at a public hearing after fifteen days public notice. The Planning Commission may make a decision to approve, approve with conditions, deny, or remand the application back to the applicant for modification. Public Hearing, Agenda Item 1, Pg. 1
OBSERVATIONS: 1. The property is located on the corner of F and Third Streets and is within the central business (C-2) zone district, the Downtown Historic District and the Creative Art District. Surrounding land uses are commercial. 2. Internal illumination of new signs is not allowed within the C-2 zone district. This application is only for the proposed pole sign. 3. The applicant is proposing two options for the illumination of the pole sign for Moonlight Pizza. The first option is to illuminate the moon on the pole sign with a Neon rope light and the second option would be to install a blue bulb in base of interior of the moon. REVIEW STANDARDS Creative Sign Permit Application: 16-10-90 (c) Applicants responses are in italics 1. Impact Review Standards. No sign shall be approved under the Creative Sign Process that the Planning Commission finds: a. Will have an adverse impact on adjacent properties. The sign shall not adversely affect neighboring property owners, business or residents and should be compatible with the uses, characters and identity of the area in which it is displayed. Applicant s response: Redo corner Moonlight signage The proposed internally illuminated pole sign should not have any adverse effects on neighboring properties because both options provided should not be a distraction to motorist or neighboring properties. The illumination will add character to the moon. b. Create a dangerous condition. Granting the creative sign permit will not adversely affect public safety. The use of signs or attention-attracting devices should not significantly distract traffic on adjacent streets. Granting of the creative sign will not adversely affect public safety because the illumination of the sign will be internal and not shining directly onto traffic. The proposed sign is unlikely to be a distraction to traffic and will have little impact to the adjacent streets. c. Distracts from the important architectural, natural or historic features of the building or neighborhood in which the sign is displayed. The proposed location of the sign is within the Historic District but should not be a distraction from any of the surrounding historical features of the site or structure. 2. Design Review Standards. In addition to the Impact Review Standards, to approve a sign under the Creative Sign process, the Planning Commission must find that the unique and creative design of the sign will meet standards a, b and c or standard d: Public Hearing, Agenda Item 1, Pg. 2
a. Constitute a substantial aesthetic improvement to the site and have a positive visual impact on the surrounding area that justifies departure from the parameters of Section 16-10-50 and/or 16-10-60. Applicant s response: With the new remodel, Moonlight owners wanted to construct a new corner sign. The current sign is printed plastic. Plans would involve removing old rectangular sign and placing metal moon. A Small metal sign on the posts below the moon would stay Pizza and Brew Pub (see attached application materials). The new Moon pole sign will be a unique and creative feature for the downtown area and will add character as well. As part of a creative arts community the City generally supports works of art. b. Utilize and/or enhance the architectural or historic elements of the building or location where it is displayed in an historic, unique and/or creative manner that justifies departure from the parameters of Section 16-10-50 and/or 16-10-60. Applicant s response: The new sign would be more of a sculpture and declutter the corner. As the entryway to F Street businesses and the arts district we believe it would be a fun and attractive addition. This sign does not reflect or relate to the architectural elements of the structure in a significant way. However, the unique and creative feature of the blue moon will add interest to the property and promote creative art within the City. c. Provide strong artistic character through the imaginative use of design, graphics, color, texture, quality of materials, scale and proportion uses, character, and identity of the area in which it is displayed. Applicant s response: We would like to internally illuminate the moon. (See options 1and 2 in attached application materials). The proposed internally illuminated moon is very imaginative and will add character to the existing pole sign. The applicants have improved this corner lot substantially and are recreating the pole sign that incorporates not only the Moonlight business but the Creative Art District. d. A Creative Sign may be appropriate to provide reasonable visibility of a business s main sign in some rare situations where topography, landscaping, existing buildings or unusual building design may substantially block visibility of the applicant s existing or proposed signs from multiple directions. Despite the possibility of a creative sign permit, visibility of a sign or attention-attracting device may not be possible. Applicant s response: Moon would replace existing plastic sign (see image of current corner sign) There is reasonable visibility of the property s signs as the site is visible from both F Street and Third Street. This business location and structure design do not constitute the rare situations where this criterion would apply. REQUIRED ACTIONS BY THE COMMISSION: 1. The Commission shall confirm that adequate notice was provided. Public Hearing, Agenda Item 1, Pg. 3
2. The Commission shall conduct a public hearing. 3. The Commission shall make findings regarding the proposed creative sign in order to ensure the use is consistent with the Comprehensive Plan, conforms with the Land Use Code, is appropriate to its location and compatible with neighboring uses. RECOMMENDED FINDINGS: 1. The applicable review criteria for a Creative Signs have been met because the applicant has demonstrated that this is a creative design for the pole sign. The sign should add an aesthetic improvement to the site and to the District. RECOMMENDED ACTION: Based on the above findings, staff recommends APPROVAL for the request to install an internally illuminated pole sign at 242 F Street. RECOMMENDED MOTION: That the recommended findings be made and the recommended action be taken. BECAUSE THIS APPLICATION IS FOR A CREATIVE SIGN, THE SALIDA PLANNING COMMISSION SHALL MAKE THE FINAL DECISION ON THIS APPLICATION. THE DECISION OF THE PLANNING COMMISSION MAY BE APPEALED WITHIN 15 DAYS OF THE DECISION BY AN AGGRIEVED PERSON AS SET FORTH IN SECTION 16-10- 100 OF THE LAND USE CODE. Attachments: Application form Creative sign drawings and information Public Hearing, Agenda Item 1, Pg. 4
STAFF REPORT MEETING DATE: May 23, 2016 AGENDA ITEM TITLE: AGENDA SECTION: Angel View Minor Subdivision review Public Hearing REQUEST: The request is for approval to subdivide a parcel of land into (5) five lots to be known as the Angel View Minor Subdivision. APPLICANT: The applicant is the Harder/Diesslin Development Group, 112 F Street, Salida, CO 81201. LOCATION: The subject property known as the Angel View Minor Subdivision is located between County Roads 120 and 140 ¼ mile west of the golf course (see map below). Public Hearing, Agenda, Page 1 of 8
PROCESS: This application is a limited impact review process for a minor subdivision. The purpose of the limited impact review is to assure that the proposal, in adequate detail, is drawn and submitted according to the requirements of the Land Use Code. A public hearing is conducted by the Planning Commission for the minor subdivision process, after public notice in a newspaper of general circulation and posting on the property 15 days prior. The Commission shall approve, approve with conditions, or deny the application, or remand it back to the applicant with instructions for modification or additional information or action. Approval of the minor subdivision shall constitute authorization to proceed with recording the plat and commencing with the Subdivision. OBSERVATIONS: This section is intended to highlight concerns raised by staff to assist the Commission in doing the same. Additional concerns or questions may arise after a presentation by the applicant. 1) The property is zoned R-3, a residential high-density district. In accordance with Code Section 16-4-70, Residential Zone Districts, the purpose of the R-3 district is to provide relatively highdensity duplex and multi-family residential areas, including primarily triplex, townhouse and apartment uses. 2) The proposed subdivision will create five (5) lots. The R-3 zoning requires a minimum lot size of 5,625 square feet. Each lot meets the minimum requirement: Lot 1, 66,689 or 1.53 acres Lot 2, 57,058 or 1.30 acres Lot 3, 114,124 or 2.62 acres Lot 4, 225,131 or 5.17 acres Lot 5, 231,025 or 5.30 acres 3) City water and sewer can serve the proposed lots. The cost of any extension to serve the development would be at the expense of the developer. Public Works recommends looping the water lines located in County Road 120 and 140. Staff would recommend a condition of approval requiring the developer to make this connection between the two water lines in conjunction with development of Lots 4 and/or 5. 4) Access to the site will be via County Roads 120 and/or 140. The applicant has provided a 60 right-of-way for construction of a connection between County Roads 120 and 140. A condition of approval should be added indicating the timing for construction of Shepard Road. Staff would recommend that the new road be completed in conjunction with the development of Lots 4 and/or 5. 5) Access permits to County Road 120 must be obtained from Chaffee County Road and Bridge at the time of development plan application. 6) City design standards require collector streets to have a detached sidewalk of a least six (6) feet wide. Detached sidewalks are required to be separated by a distance of at least five and one half (5 ½) feet from the curb or street pavement edge. This requirement has been satisfied County Roads 120 and 140 have existing sidewalks adjacent to the site. Public Hearing, Agenda, Page 2 of 8
REVIEW AGENCY COMMENTS: Salida Public Works: Utilities are located adjacent to the site. The developer is responsible for the cost of constructing any extension and is required to extend lines the full length of the property. Additionally, the developer will be required to connect (loop) the water lines located in County Roads 120 and 140. Salida Fire Department: The Fire department will require fire hydrants to be installed at the time of development. Locations will be determined during development plan application. Salida Police Department: No comments. Salida Finance Department: The developer will be required to purchase water and sewer taps at the time of development. Qwest Communications: No comments. Atmos Energy: No comments. Xcel Energy: No Comment. Chaffee County Development Services: No Comments. Chaffee County Road and Bridge: No comments. Optimum Communications: No comments. U.S. Postal Service: No comments. Union Pacific Railroad: No comments. SUBDIVISION REVIEW STANDARDS: (Section 16-6-120) 1. Conformance with the Comprehensive Plan. The proposed subdivision shall carry out the purpose and spirit of the Comprehensive Plan and conform to all of the Plan s applicable objectives, guiding principles and recommended actions. It shall be designed to be compatible with surrounding land uses and to protect neighbors from undesirable noise, glare and shadows, and shall not cause adverse effects on their privacy, solar access and views. The Comprehensive Plan Land Use Map (3.1) does not specifically assign a land use classification to the parcel under consideration. However, the Comprehensive Plan does encourage a range of housing types to serve a variety of lifestyles, ages, and income levels. Recent changes to the land use code encourage development of residential dwelling across all zoning districts. Therefore, this development is in conformance with the Comprehensive Plan. Public Hearing, Agenda, Page 3 of 8
The parcel is zoned R-3 which is compatible with adjacent zoning. The lots proposed are in conformance with the land use code and will support development similar to existing homes in the area. 2. Complies with the Zone District Standards. The proposed subdivision shall comply with the use and dimensional standards of the underlying zone district and shall provide off-street parking as required for those uses. The newly created lots are zoned R-3 and must meet the zone district standards when developed. There is adequate space on each of the proposed lots to accommodate development including, lot coverage, landscaping, and off-street parking. 3. Complies with the Improvement Standards. The proposed subdivision shall be provided with improvements which comply with Article VIII and landscaping which complies with Section 16-8-90. a. Streets. Existing and proposed streets shall be suitable and adequate to carry anticipated traffic within and in the vicinity of the proposed subdivision. County Roads 120 and 140 provide access to the site and are adequate to carry anticipated traffic generated by development of this subdivision. Internal streets will be considered at the time of final development review. Final location of street improvements will be determined on the development plan. b. Utilities. Existing and proposed utility services shall be suitable and adequate to meet the needs of the proposed subdivision. Municipal utilities are available to the site. The developer will be required to connect to City water and sewer and to pay all appropriate taps fees. Service lines are required to be extended the full length of the property when installed. c. Phases. If the subdivision is to be developed in phases, each phase shall contain the required parking spaces, landscape areas, utilities and streets that are necessary for creating and sustaining a stable environment. There are no proposed phases. Lots will be developed independently of the others. Each lot will be required to meet the development standards in place at the time of development review. 4. Natural Features. The layout of lots and blocks shall provide desirable settings for structures by making use of natural contours and maintaining existing views, affording privacy for residents and protecting them from adverse noise and vehicular traffic. The system of roadways and the lot layout shall be designed to take advantage of visual qualities of the area. Natural features and native vegetation shall be preserved whenever possible. Tree masses and individual trees of sixinch caliper or greater shall be preserved. The proposed lots are located on dry agricultural land. There are no know existing natural features. Public Hearing, Agenda, Page 4 of 8
5. Floodplains. Tracts of land or portions thereof lying within the one-hundred-year floodplain may only be subdivided for open space until the subdivider has shown that compliance with the requirements of the City s floodplain regulations can be met. The subject property is not located within the 100-year floodplain. 6. Noise Reduction. Where a subdivision borders on or contains a highway right-of-way, the City shall require adequate provisions for reduction of noise. A parallel street, landscaping, screening, easement, greater lot depth, increased rear yard setbacks and fencing are potentially appropriate solutions, among others. This subdivision does not border a highway right-of-way. 7. Future Streets. When a tract is subdivided into lots or parcels which are intended for future resubdivision, such lots or parcels shall be arranged so as to permit the logical location and opening of future streets and appropriate resubdivision, with provision for adequate utility easements and connectors for such resubdivision. This subdivision has provided an appropriate connection between County Roads 120 and 140. Internal street layout has not been determined. The developer will be required to meet current design standards at the time of development review. 8. Parks, Trails and Open Space. Each subdivision, minor or major, or condominium project with five (5) units or more, shall dedicate and develop land or pay a fee-in-lieu for the purpose of providing active parks, open space, passive recreation facilities and/or recreation trails or other public purposes as determined by the City for the benefit of those who occupy the property and be made accessible to the public. The intent of this regulation is to ensure that a comprehensive, integrated network of parks, trails and open spaces is developed and preserved as the community grows. Dedication requirement. Land for parks, trails and open space shall be dedicated in the ratio of two-hundredths (0.02) acre per residential unit of the proposed subdivision. When a development plan has not been determined for the property, the number of units shall be assumed as the maximum density permitted on the site. When a mix of residential and nonresidential uses is proposed on the site, the dedication shall still be provided for the residential units. All areas dedicated for parks, trails and open space must be shown on the plat. All dedications of land as required under this Section shall be dedicated in fee simple to the City as a condition of approval unless the City determines that the specific situation warrants consideration of an easement or designation rather than dedication. Fee-in-lieu. For those subdivisions where the dedication of land for parks, trails or open space is not practicable, such as developments involving inappropriate location, impractical geography, small land area or few lots, in its discretion, the City may require a cash fee in lieu of dedication based upon Salida land values. When possible, the requirement for cash in lieu of dedication shall be noted as a plat note on the final plat of the subdivision. Moneys collected in lieu of dedication of land for parks, trails or open space shall be collected at the time of approval of the final plat and placed into a City park development fund to be earmarked for future acquisition or improvement of parks, trails or open space. In extraordinary circumstances, the City Council may authorize the deferral of the payment of cash in lieu of dedication as required by this Section. In such event, the owner of the property shall agree with the City, in such form as shall Public Hearing, Agenda, Page 5 of 8
be acceptable to the City Council, to pay such sums at the time of issuance of any building permit upon the property. Notice shall be given of such deferred payment by the recording of a first mortgage or other security instrument with the County Clerk and Recorder. In no event, however, shall the deferral of any dedication fee required by this Section extend for a period of greater than five (5) years from the date it would otherwise be payable. The developer shall agree to pay the higher of the dedication fee calculated in accordance with this Section at the time originally owed or at the time actually paid. The applicant has not proposed a dedication of land for parks and open space. They have requested that land dedication or fees-in-lieu be deferred until final development plans are submitted. Staff would recommend adding the following plat note: 1. Pursuant to section 16-6-120 (8), Parks, Trails and Open Space, of the Salida Municipal Code, as may be amended, neither land dedication nor fees-in-lieu have been paid for this subdivision. At the time that residential dwelling units are constructed on any of the lots herein, either by further subdivision or building permit approval, land dedication and/or fees-in-lieu for parks, trails and open space in the amount then in effect shall be payable to the City prior to issuance of building permits. 9. Common Recreation Facilities. Where a development is proposed to contain common recreation facilities, such facilities shall be located within the development so as to be easily accessible to the residents and to least interfere with neighboring developments. This subdivision does not include any common recreation facilities. 10. Lots and Blocks. a. Pattern. The size, shape and orientation of lots shall be appropriate to the design and location of the proposed subdivision and to the type of development contemplated. Where appropriate, lots shall be laid out to respect the existing City pattern. Blocks generally shall not be less than three hundred (300) feet nor more than one thousand two hundred (1,200) feet in length. The proposed lot layouts are appropriate for their size. Future subdivision and/or development plans will allow further refinement of the lot layout. b. Frontage. Residential lots should front only on local streets; however, when necessary, lots designated to face a collector street shall provide adequate means for automobile turnaround within the lot and should provide consolidated access points to the maximum extent feasible. Final layout and frontage will be determined at the time of development plan approval. c. Right angles. Side lot lines shall be approximately at right angles or radial to street lines. This standard has been met. d. Double frontage lots. Double frontage lots are prohibited, except where they are necessary to provide for the separation of residential development from collector or arterial streets or to overcome specific limitations of topography or orientation. A Public Hearing, Agenda Item 1, Page 6 of 8
planting and screening easement of at least ten (10) feet shall be provided along the portion of the lot which abuts such a collector or arterial street. There shall be no right of access across a planting and screening easement. The screening easement shall be maintained by the property owner. Double frontage lots are not proposed. e. T intersections. The building area of lots shall not face directly into the oncoming traffic of an intersecting street of a T intersection. There will not be any building areas facing a T intersection. f. Solar energy. This standard applies to detached single family homes and not attached units. This standard does not apply at this time. 11. Architecture. This standard applies to residential subdivisions of five lots or more. 12. Fair Contributions for Public School Sites. A plat note should be added noting that the fee-in-lieu of land dedication for public schools will be due at the time of building permit for each residence. RECOMMENDED FINDINGS: The purpose of the limited impact review process for a minor subdivision is to determine the compliance of the application with the review standards contained in Section 16-6-120. Recommended Findings: 1. This application complies with the Comprehensive Plan because it would create five lots that can be developed for residential uses incompliance with the zone district standards. 2. This subdivision satisfies the review standards for subdivisions. RECOMMENDED ACTION: Based upon the observations, review standards, and findings outlined above, staff recommends the following: That the Commission approve the Angel View Minor Subdivision to subdivide one (1) parcel into five (5) lots, subject to the following conditions of approval: 1) Pursuant to section 16-6-120 (8), Parks, Trails and Open Space, of the Salida Municipal Code, as may be amended, neither land dedication nor fees-in-lieu have been paid for this subdivision. At the time that residential dwelling units are constructed on any of the lots herein, either by further subdivision or building permit approval, land dedication and/or fees-in-lieu for parks, trails and open space in the amount then in effect shall be payable to the City prior to issuance of building permits. 2) Pursuant to section 16-6-140, Fair Contributions for Public School Sites, as may be amended, a payment in lieu of land dedication for fair contributions for public school sites Public Hearing, Agenda Item 1, Page 7 of 8
shall be paid by the owner of each lot within this subdivision prior to issuance of a building permit for any new residence on such lot. 3) At the time of development of Lots 4 and/or 5 the developer shall be responsible for the cost to design and install waterlines built to then current City of Salida construction standards and specifications for the purpose of a looped connection between municipal waterlines located in County Roads 120 and 140. 4) At the time of development of Lots 4 and/or 5 the developer shall be responsible for the cost to design and install arterial roadway improvements built to then current City of Salida construction standards and specifications. RECOMMENDED MOTION: That the recommended findings be made and the recommended action be taken. Attachments: Application Packet Proof of Notice Affidavits Plat Map Review Comments Public Hearing, Agenda Item 1, Page 8 of 8