Planning and Zoning Commission - Agendas & Minutes (Packets below)

Minutes of the Regular Meeting of the Buena Vista Planning and Zoning Commission November 16th, 2022 CALL TO ORDER A regular meeting of the Planning and Zoning Commission was called to order at 6:59 pm, Wednesday, November 16th, 2022, at the Buena Vista Community Center by Chair Commissioner Preston Larimer. Also present for the Planning Commission were Vice Chair Lynn Schultz-Writsel and Commissioners Tony LaGreca (via zoom), Craig Brown, Thomas Brown and Blake Bennetts. Additionally, the members of the Board of Trustees present were Mayor Libby Fay, Mayor Pro-Tem Gina Lucrezi, Trustee Devin Rowe, Trustee Cindie Swisher, Trustee Mark Jenkins, Trustee Sue Cobb, and Trustee Peter Hylton-Hinga. Staff Present were Planning Director Joseph Teipel, Planner II Doug Tart, Planning Technician Chase McCutcheon, Public Works Director Shawn Williams, and Town Administrator Lisa Parnell Rowe. PLEDGE OF ALLEGIANCE Chair Larimer led in the Pledge of Allegiance at 7:00 pm. ROLL CALL Tart proceeded with the roll call and declared a quorum. AGENDA ADOPTION Commissioner Larimer called for approval of the agenda. Commissioner Schultz-Writsel motioned to adopt the agenda as presented, Motion #1 seconded by Commissioner Bennetts Motion carried. APPROVAL OF MINUTES Commissioner Schultz-Writsel provided Planning Technician McCutcheon with amendments to the previous meeting’s minutes. Commissioner Craig Brown motioned for approval of the November 2nd, 2022 minutes as presented. Motion #2 was seconded by Commissioner Schultz-Writsel. Motion carried. PUBLIC COMMENT Public comments opened at 7:02 pm. With no comments, public comment was closed at 7:04 pm. NEW BUSINESS This was a joint sketch plan with the Board of Trustees and Town Planning & Zoning Commission for the Homestead major subdivision. Teipel gave a short introduction and explained that the purpose for the night was a joint session for review of sketch plan. No approvals would be given at this meeting, only feedback for the applicants to further refine their plans for the final plat. The meeting was turned over to Project Manager Brandon Sockwell. Sockwell introduced himself, then opened to the Pel-Ona Architect, Ronnie Pelusio, who introduced himself and his colleague Aly Burkhalter. Sockwell read the mission statement and then passed it over to Pelusio, who described the houses that they have built as compact, and highlighted that they are designed to fit in the small lots in the proposed R-1.5 zoning. He then showed examples of apartments, condos and Townhomes that can provide a diversity of density friendly house types. Pelusio described that shared public open spaces (green courts) open new opportunities for land management. Burkhalter emphasized the close proximity of the Homestead Development to the Town’s schools, East Main Street shopping area and the grocery store. Pelusio then noted that the church to the south showed interest in having a through road on their property to work mutually between the church and development to allow access for both and give the church a route to the public spaces on the development and to East Main Street. The applicants are proposing re-zoning to R-1.5, which allows for smaller, more compact lots, which allows more open space to be provided. Additionally, they are requesting R-3 to accommodate large multifamily development. Sockwell noted that one of the primary benefits of the rezoning is the access to much more green space. Teipel added that the R-1.5 zoning is a density incentive that would require developers to donate lots for affordable housing. Pelusio noted that R-1.5 provides alley parking homes with front porches, and that the apartment height is maxed out at 35’. He then mentioned that the bulk design of the development increases in height from the outside in, with the apartments in the center being the highest point, creating an appealing visual effect. They also plan on implementing a covenant in the neighborhood that mitigates the height of buildings. Pelusio then began discussing landscape and parks design. The total area of parkland in the development is 4.48 acres. Pelusio noted that there is a wide variety of types of outdoor spaces. Green courts in front of homes allow for safety, where parents can watch children play from inside. Regarding deliveries and emergency access, the applicants plan to consult the fire marshal for emergency access concerns. Burkhalter touched on xeriscaping modified for open space use that does not require heavy water usage. At intersections, they are implementing more landscaping to psychologically influence drivers to slow down. The common areas where everyone would be gathering would get the priority for irrigation. The development is also providing east/west and north/south connections for future bike trail access. Sockwell explained the methodology for development phasing and how they are making sure that Phase I would include 20 affordable housing units and 20 single family detached homes and give off a neighborhood feel from the very beginning. He pointed out that Phase 1 would require 30 SFEs. Mayor Fay asked about the timelines of phases, and Sockwell responded that Phase 1 would take two years from breaking ground to completion. Phase 1 also allows the applicants to get a feel for what kinds of housing are in demand. He then went on to state that Homestead is flexible and willing to work with water restrictions as they grow through phases. Town Administrator Parnell-Rowe asked about available parking for the apartments in Phase 1. Sockwell responded that each apartment will come with its own parking lot. Sockwell finished the presentation and opened the floor for comments and questions. Commissioner Larimer opened by asking how emergency access and addressing will be accommodated with green courts. Pelusio answered by saying that the addressing would be based on the green court names. Addresses would be labeled at the garages depending on the municipality. Fire trucks can access the homes from both the street and back alley. Block dimensions are under the firehose length minimums. The alleys are widened in areas where the fire department may foresee a navigation issue. Pelusio is planning to correspond with the fire marshal. Town Administrator Parnell-Rowe noted that it would be nice to get a letter from a past development that has had to use this design during a fire. Commissioner Schultz-Writsel asked if the alleys will be paved. The applicant noted that they have not come to an answer but will make a note to consider it with future planning. Burkhalter noted that the houses not serviced from public dedicated right of way have widened alleys. Commissioner Craig Brown asked the applicants if they are considering ADUs. Sockwell noted that they are considering them to help those who need the income to be able to afford a mortgage, and that they can create specific code regulating how many STRs will be allowed to be in the Homestead development. Commissioner Larimer also noted that the Planning Commission has discussed the code issue with parking requirements, and that it is on the future agenda to be discussed further and mentioned that the corner of Baylor and Railroad will be an issue. Sockwell responded by saying that the intersection in question was a large part of the discussion with staff. Commissioner Bennetts asked if on-street parking is a requirement. Teipel noted that off-street parking is a UDC (Unified Development Code) requirement, not on-street parking. Pelusio brought up that the benefit of the on-street parking is that you are using the hardscape that you already had to build, and the cars parked along the right of way will slow down other drivers. Trustee Jenkins asked where the affordable housing is going to be located. Teipel responded that the Town has never done this before; that there will need to be discussions on deciding when those dedications would happen. It will probably be a phase-based acquisition for the 5 dedicated lots. Either Habitat for Humanity or Chaffee Housing Trust would be potential partners for the affordable housing. Aly explained that they are planning for bicycle parking at apartments to be covered. There are also planned areas in the central space for additional bike parking. The parking spot to bike parking ratio is 10:1. The bike parking is planned but not to that point in the designs yet, but that car and bike parking will be in the back alley for the Townhomes. Trustee Cobb mentioned that the intersection at South Railroad Street would be an issue, and Sockwell replied that it is a major focus of the development, and that they can work around any issues that may arise. Public Works Director Williams brought up a few points to consider while the planning of the development continues, including storm water management, snow management and avoiding tree planting near utility lines. Town Administrator Parnell-Rowe noted that she appreciates how much the developers have made use of staff comments. Trustee Jenkins wanted to make sure that the applicants and Town think about impact that a major development will create for the whole community. STAFF / COMMISSION INTERACTION Commissioner Larimer and Teipel explained Robert’s Rule regarding meeting applications. Also to consider having public and speakers separated in future public hearings. Teipel mentioned that Commissioner Doumas may want to step into the alternative role, and Commissioner Bennetts would become a permanent voting member. This would require approval by the Board of Trustees in January. Commissioner Larimer noted that being a realtor, Commissioner Doumas brings a new perspective to the table for the commission. ADJOURNMENT There being no further business to come before the Planning Commission, Commissioner Tom Brown motioned to adjourn the meeting at 9:20 p.m. Commissioner Schultz-Writsel seconded. Motion #4 was unanimously approved at 9:21 PM. Respectfully submitted: Preston Larimer, Chair Chase McCutcheon, Planning Technician