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RESOLUTION: 2002-19
SUBJECT: South Alameda Area Plan -- Amendment to the Lakewood Comprehensive Plan
ADDRESS: Alameda Avenue to Mississippi Avenue and Sheridan Boulevard to Wadsworth Boulevard
RECOMMENDATION: To approve the South Alameda Area Plan as an amendment to the Lakewood Comprehensive Plan
FUNDING SOURCE: N/A
SUMMARY AND BACKGROUND OF SUBJECT MATTER: The South Alameda Area Plan was prepared
as part of the City's Neighborhood Planning Program. This is the seventh plan
to be completed as part of the program. The Plan covers the area bounded by
Alameda Avenue to Mississippi Avenue and Sheridan Boulevard to Wadsworth Boulevard.
The Plan was developed through a concerted effort of area citizens and City
staff over a three-month period. Data and information were obtained from surveys
and neighborhood meetings. Outreach was undertaken through newsletters and media
articles. The City's Neighborhood Support Team worked with the South Alameda
Area residents on the development of the Plan. Through this effort, South Alameda
Area residents identified key issues of concern to the neighborhood.
These issues were incorporated into the Plan and goals and action steps were
developed to address the issues. The basic premise of the Plan is to encourage
development and redevelopment of land in the neighborhood in a way that respects
the area's established residential character, to encourage commercial and residential
property upkeep, and to promote a safe and vibrant community. Citizens identified
four key issues during the planning process: land use and property maintenance,
community safety, public works and traffic, and community resources.
RESOLUTION ADOPTION DATE: March 25, 2002
ORIGINATED BY: Holly Boehm, Planner II
STAFF PERSON RESPONSIBLE: Holly Boehm, Planner II, 303-987-7507
DOCUMENTS ATTACHED: Resolution 2002-19
Planning Commission Staff Report
Planning Commission Resolution
Planning Commission Minutes of January 16, 2002
Policy Report No. 2002-02
South Alameda Area Plan
SUBMITTED BY:
Holly Boehm, Planner II
Sally Payne, Senior Planner
Roger Wadnal, Manager Strategic Planning
Frank Gray,Director of Community Planning & Development
REVIEWED BY:
Joni Inman, Director Mayor and City Manager's Office
Michael J. Rock, City Manager
CITY OF LAKEWOOD
DEPARTMENT OF COMMUNITY PLANNING & DEVELOPMENT
MEMORANDUM
To: Lakewood Planning Commission
From: Holly Boehm, Planner II
Date: January 2, 2002
Subject: South Alameda Area Plan
RECOMMENDATION:
Staff recommends that Planning Commission adopt the South Alameda Area Neighborhood Plan as an amendment to the Lakewood Comprehensive Plan at the January 16, 2002, public hearing.
BACKGROUND:
The Lakewood Comprehensive Plan identifies neighborhood enhancement and protection as major goals. In 1994, the City Council adopted the Neighborhood Planning Program in an effort to address these Comprehensive Plan goals. Neighborhood plans are prepared and implemented in collaboration with the City's Neighborhood Support Team, neighborhood organizations, citizens, and businesses.
The initial focus of the Neighborhood Planning Program has been neighborhoods in northeast Lakewood. The Neighborhood Support Team works with neighborhood residents and property owners to prepare neighborhood plans. Key issues of concern are identified and ways to address the concerns are developed. Several meetings are devoted to City staff providing information about City programs, services and policies. Neighborhood plans are intended for use by the City when making decisions related to specific neighborhoods. The formation of neighborhood organizations also is highly encouraged through the planning process.
Six neighborhood plans have been adopted to date: the Jefferson Gardens Neighborhood Plan, the Molholm Area Plan, the Edgewood Neighborhood Plan, the North Alameda Area Plan, the Lasley Neighborhood Plan, and the Eiber Neighborhood Plan.
The Neighborhood Support Team began meeting with a group of residents and property
owners in February 2001 to prepare the South Alameda Area Plan. The Plan outlines
a series of goals and action steps for the purpose of addressing the issues
identified during the planning process.
The Plan identifies a variety of projects to be implemented over the long term
if and when resources or funds become available.
The identified goals are divided into four areas: Traffic and Public Works, Community Safety, Community Resources, and Land Use and Property Maintenance.
At the December 19, 2001, Planning Commission Study Session, Planning Commission voted to forward the South Alameda Area Plan to a public hearing on January, 16, 2002, for consideration as an amendment to the Lakewood Comprehensive Plan.
A draft of the South Alameda Area Plan is attached. If you have any questions
prior to the public hearing, please contact me at 303-987-7507.
RESOLUTION OF CITY OF LAKEWOOD PLANNING COMMISSION
On February 20, 2002 the Lakewood Planning Commission held a public hearing to determine if Rezoning Case No. RZ-01-007 should be approved.
MOTION was made by COMMISSIONER LLOYD and seconded by COMMISSIONER PETERSON to recommend APPROVAL of this request. The motion to APPROVE passed by a 7-0 vote. The role having been called, the vote of the Commission was as follows:
Charles Choi Aye
Tom Quinn Aye
Ken Lloyd Aye
Wilmae "Bunny" Malm Aye
Ed Peterson Aye
Andrea Hollen Aye
Bill Marino Aye
FINDINGS OF FACT AND CONCLUSIONS
WE FIND THAT:
1. Gary and Reba Drotar have submitted an application requesting a rezoning of the property located at 595 S. Harlan Street from the 1-R (Large Lot Residential) zone district to the 2-R (Small Lot Residential) zone district; and
2. Notice of the Public Hearing to the fee owners of the property, property owners and residents within 500 feet and neighborhood associations within 1000 feet was made as required by the zoning ordinance; and
3. The request was reviewed by the appropriate referral agencies and no adverse comments were received; and
4. The applicant has met the requirements of the Zoning Ordinance; and
5. The proposed zoning has met the requirements of the Neighborhood Referral Program; and
6. Public improvements are not required with this proposal; and
7. School land and Parkland dedication will not be required for the rezoning approval; and
8. This proposed zoning meets the requirements of the Lakewood Comprehensive Plan in terms of the following:
a) Will not disrupt the integrity of an established residential neighborhood.
b) Is designed to be compatible with the surrounding neighborhood.
c) Would not be considered spot zoning.
d) Makes a positive contribution to the surrounding area and the City.
e) The proposal meets the locational criteria for low-density single-family residential development within the City.
9. It is Staff's position that the proposal meets the applicable goals and policies of the both the Jefferson Gardens Neighborhood Plan and South Alameda Neighborhood Plan by encouraging single family home development.
ACTION
NOW, THEREFORE, BE IT RESOLVED by the City of Lakewood Planning Commission, on the basis of the evidence presented to it and the findings and conclusions stated herein this 20th day of February, 2002, that Rezoning Case No. RZ-01-007 is hereby recommended for APPROVAL, subject to:
1. An accurate drawing including name, scale, and depiction of site characteristics.
Charles Choi, Chairman
Tom Quinn, Secretary
CERTIFICATION
I, Elaine Rosedahl, Secretary to the City of Lakewood Planning Commission,
do hereby certify that the foregoing is a true copy of a resolution duly adopted
by the Lakewood Planning Commission, at a public hearing held in Lakewood, Colorado,
on the 20th day of February 2002 as the same appears in the minutes of said
meeting.
Date Approved Elaine Rosedahl, Secretary to the
Dat01\rz01007.pcr Lakewood Planning Commission
LAKEWOOD PLANNING COMMISSION
PUBLIC HEARING
January 16, 2002 MINUTES
COMMISSIONERS PRESENT
Ed Peterson, Chairman
Tom Quinn
Ken Lloyd
Wilmae "Bunny" Malm
Bill Marino
Andrea Hollen
Charles Choi
STAFF PRESENT
Vince Harris, Manager of Development Review and Enforcement
Susan Piercy, Senior Planner
Dru Siley, Planner I
Chad Minor, Planner II
Rebecca Farrar, Planner I
Holly Boehm, Planner II
Elaine Rosedahl, Secretary to the Lakewood Planning Commission
____________________________________________________________________________________
The following are the minutes of the January 16, 2002 Lakewood Planning Commission
Public hearing. A permanent set of these minutes is retained in the office of
the City Clerk and a tape recording is located in the department of Community
Planning and Development, City of Lakewood.
____________________________________________________________________________________
INDEX PAGE
SU-01-004 William and Barbara Pontarelli 2
15 Wadsworth Blvd.
PL-01-005 South Alameda Area Neighborhood Plan 2
OA-01-001 Parking Regulations 3
OA-01-005 Street Standards 4
The roll having been called, Chairman Peterson declared a quorum and the following
business was
conducted.
1. CASE NO. SU-01-004 SPECIAL USE PERMIT
William and Barbara Pontarelli
15 Wadsworth Blvd.
Special Use Permit for a dental office use
BILL AND BARBARA PONTARELLI, 15 Wadsworth Blvd., said they want to use this site for a dental office since he has been renting in the offices located at the north/east corner of the Villa. This office use is perfect for this site, and will not dramatically impact the neighborhood. They then made themselves available for questions from the Commission.
DRU SILEY entered into the record the staff report, slides and testimony from this hearing. He then reviewed his staff report and asked Planning Commission to approve this Special Use Permit.
COMMISSIONER LLOYD asked the applicant if he plans to rent space to other businesses?
BILL PONTARELLI answered, he will be using the site for his dental office only.
COMMISSIONER MALM, based on the statements from the applicant, the recommendations and findings in the staff report, numbers (a) through (d), moved Planning Commission approve Special Use Permit SU-01-004 subject to the two conditions in the staff report. SECONDED by COMMISSIONER CHOI.
Motion passed by a unanimous vote 7-0.
CHAIRMAN PETERSON thanked the applicant for staying within the boundaries of the City of Lakewood and wished them great success.
2. CASE NO. PL-01-005 PLANNING
South Alameda Area
Neighborhood Plan
HOLLY BOEHM asked that the South Alameda Area Neighborhood Plan be approved as an amendment to the Lakewood Comprehensive Plan. She then reviewed her staff report and made herself available for questions from the Planning Commission.
COMMISSIONER HOLLEN thought this a particularly comprehensive and readable plan. She highlighted and commended the following:
1. The discussion of demographics and history.
2. Head on acknowledgement that this area faces some tradeoffs in reconciling
the large lot residential flavor with its closeness to the city center.
PL-01-005 (CONT'D)
3. The organization and priorities of action steps.
ALL OF THE COMMISSION commended Holly, saying this is one of the best plans to be presented as an amendment to the Lakewood Comprehensive Plan.
COMMISSIONER HOLLEN moved that Planning Commission recommend City Council approve the South Alameda Area Neighborhood Plan based on the staff presentation and subsequent discussions, and that the Planning Commission adopt the South Alameda Area Neighborhood Plan as an amendment to the Lakewood Comprehensive Plan. SECOND by COMMISSIONER MALM.
Motion passed by a unanimous vote 7-0.
CHAIRMAN PETERSON thanked the neighbors who worked on the plan as well as the staff members.
3. CASE NO. OA-01-001 ORDINANCE AMENDMENT
Parking Regulations
CHAD MINOR entered into the record the staff report, the City of Lakewood Zoning Ordinance and testimony at this hearing. He pointed to one change in the staff report on page 3, Section 17-9-5, Design of Parking Lot Areas, third paragraph, and asked for the word "geo-technical" be removed and replaced to read "professional engineer" only. The reason for the change is because of Title 12, Article 25 of the Colorado State Board of Registration for Professional Engineers only defines engineers as "professional engineers"or "engineers" only and makes no distinction between specific fields. He then reviewed his staff report and made himself available for questions from the Planning Commission.
COMMISSIONER CHOI questioned the deletion of the "geo-technical" term, since his information does allow for the term "geo-technical" because the issue is geo-technical. He thought any professional engineer or mechanical engineer could complete a design and stamp the plan as a professional engineer, and that would go contrary to the intent. He thought the geo-technical term should be a parenthetical discipline.
COMMISSIONER MARINO referred to Section 17-9-1(8)(b) asked if a duplex would count as one unit or two units?
CHAD MINOR said it would count as two units and would allow for eight-vehicle parking spaces.
COMMISSIONER MALM wanted to know why parking is not allowed on grass, weeds, mud or dirt?
CHAD MINOR said to the Code Enforcement Department, wants vehicles parked on an improved surface.
SUE PIERCY added, it is a requirement to have 50 percent of the front yard
to be living ground cover, and to be sure vehicles are parked on a hard surface.
OA-01-001 (CONT'D)
CHAIRMAN PETERSON also had a problem with the only term professional engineer.
COMMISSIONER QUINN based on the information in the staff report and testimony at this public hearing, moved that the Planning Commission recommend City Council approve Zoning Ordinance Case No. OA-01-001 subject to the one correction made to 17-9-5. SECOND by COMMISSIONER MARINO.
Motion passed by a unanimous vote 7-0.
CHAIRMAN PETERSON asked Chad to get back to the Planning Commission once he talks to Jay Hutchison regarding the geo-technical term.
4. CASE NO. OA-01-005 ORDINANCE AMENDMENT
Street Standards
REBECCA FARRAR entered into the record the staff report and the Zoning Ordinance. She then reviewed her staff report and asked Planning Commission to approve this Ordinance Amendment for Street Standards.
TONY JIMENEZ, 12156 W. Ohio Pl., urged the Commission to vote no on this ordinance. He referred to the proposed changes that go against the philosophy in Section 17-15-7. He did not want Lakewood to repeat the mistakes of the past.
COMMISSIONER HOLLEN asked staff to clarify the Denver Water Board's concern about Lakewood's previous policies, and through what channels did Denver make their specifications known?
REBECCA FARRAR replied, the Denver Water Board requires a 34-foot right-of-way. The reason the standards are being removed from Article 15 is because of the low density residential street standards, with and without curbs, they do not meet the 34-foot requirement. The changes came about through extensive meetings with Vince Harris and City Engineers working with Denver Water Board, and it was their opinion the existing street standards were not acceptable. Therefore, the City's standards are being revised to meet the Denver Water Board's standards.
COMMISSIONER HOLLEN asked about the operational issues addressed by the Denver Water Board?
SUSAN PIERCY responded that the City has worked extensively with the Water Board to address these issues and safety was definitely one of their concerns.
COMMISSIONER QUINN thought there should be more information from Denver Water as to why they want the change, other than safety.
REBECCA FARRAR said as a practical matter, developers could not build streets to the old width.
CHAIRMAN PETERSON suggested the City could approve street width and when the applicant applies for extensions or water taps from Denver Water, Denver would deny the request.
SUSAN PIERCY responded yes, that was the case. Developers could design a subdivision under the old narrower standards and then Denver Water could deny it. The changes proposed are intended to address and meet the needs of Denver Water and preclude any conflict during design. This will help the developer to better understand what is required.
COMMISSIONER MARINO based on the testimony at this hearing and the staff report, moved that Planning Commission recommend City Council approve Ordinance Amendment Case No. OA-01-005. SECOND by COMMISSIONER MALM.
Motion passed by a unanimous vote 7-0.
GENERAL BUSINESS
COMMISSIONER MARINO nominated Commissioner Choi for Chairman of the Planning Commission. Second by Commissioner Quinn.
Motion passed by a 6-0 vote.
COMMISSIONER HOLLEN nominated Commissioner Malm for Vice Chair of the Planning Commission. Second by Commissioner Marino.
Motion passed by a 6-0 vote.
COMMISSIONER PETERSON nominated Commissioner Quinn for Secretary of the Planning Commission. Second by Commissioner Hollen.
Motion passed by a 6-0 vote.
All of the Commission thanked Chairman Peterson for his past year of fine service as Chairman.
COMMISSIONER COMMENTS
COMMISSIONER MALM said she stuffed over 200 invitations for the Comprehensive Plan public presentation scheduled for January 31, 2002 as well as posters were placed all over the City.
COMMISSIONER CHOI wanted the record to express his delight at the backing from the administration and wondered if there is a change in policy.
SUE PIERCY had not heard anything and felt a lot of people will be at the meeting.
COMMISSIONER HOLLEN also expected a good turnout.
CHAIRMAN PETERSON thanked the Commission for their dedication and progress and for their enthusiasm toward the rewrite of the Comprehensive Plan. He also thanked the Commission and staff for their kind comments. He then encouraged the audience to attend the public meeting on January 31, 2002.
SUSAN PIERCY announced the budget allows for two Planning Commissioners to attend the APA Conference in Chicago April 13 - 17, 2002.
ADJOURNMENT
There being no other business to come before the Lakewood Planning Commission, the public hearing of January 16, 2002 was adjourned at 8:00 p.m.
Date approved Elaine Rosedahl, Secretary to
the Planning Commission
CITY OF LAKEWOOD
POLICY REPORT NO. 2002-02
To: Mayor and City Council
Thru: Frank Gray, Director of Community Planning & Development
Roger Wadnal, Manager Strategic Planning
Sally Payne, Senior Planner
From: Holly Boehm, Planner II
Date: February 21, 2002
Subject: South Alameda Neighborhood Plan
March 4, 2002 Study Session
RECOMMENDATION:
After review and comment, direct staff to forward a resolution to approve the South Alameda Area Plan as an Amendment to the Lakewood Comprehensive Plan at the City Council Public Hearing on March 25, 2002.
BACKGROUND:
The Lakewood Comprehensive Plan identifies neighborhood enhancement and protection as major goals. In 1994, the City Council adopted the Neighborhood Planning Program in an effort to address these Comprehensive Plan goals. Neighborhood plans are prepared and implemented in collaboration with the City's Neighborhood Support Team, neighborhood organizations, citizens, and businesses.
The initial focus of the Neighborhood Planning Program has been neighborhoods
in northeast Lakewood. The Neighborhood Support Team works with neighborhood
residents and property owners to prepare neighborhood plans. Key issues of concern
are identified and ways to address the concerns are developed. Several meetings
are devoted to City staff providing information about City programs, services
and policies so neighborhood residents know what can realistically be addressed
through neighborhood plans. Neighborhood plans are used by the City when making
decisions related to the specific neighborhoods. The formation of neighborhood
organizations also is highly encouraged through the planning process.
Six neighborhood plans have been adopted to date: the Jefferson Gardens Plan,
the Molholm Area Plan, the Edgewood Neighborhood Plan, the North Alameda Area
Plan, the Lasley Neighborhood Plan, and the Eiber Neighborhood Plan.
The Neighborhood Support Team began meeting with a group of residents and property owners in the winter of 2001 to prepare the South Alameda Area Plan. The Plan outlines a series of goals and action steps for the purpose of addressing the issues identified during the planning process.
The goals addressed in the South Alameda Area Plan are set forth in four categories: Traffic and Public Works, Community Resources, Community Safety, and Land Use and Property Maintenance.
At the January 16, 2002, Planning Commission Public Hearing, Planning Commission adopted the South Alameda Area Plan as an Amendment to the Lakewood Comprehensive Plan.
A draft of the South Alameda Area Plan is attached for your review. At the March 4th Study Session, there will be a brief presentation about the Plan and time to respond to comments and questions.
If you have any questions prior to the March 4th Study Session, please contact me at 303-987-7507.
SUBMITTED BY:
Holly Boehm, Planner II
Sally Payne, Senior Planner
Roger Wadnal, Manager Strategic Planning
Frank Gray, Director Community Planning & Development
REVIEWED BY:
Joni Inman, Director of Mayorand City Manager's Offices
Michael J. Rock, City Manager
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