PLANNING AND ZONING COMMISSION CITY OF GREENWOOD VILLAGE MINUTES FOR THE MEETING OF JULY 17,2007 The regular meeting of the City of Greenwood Village Planning and Zoning Commission convened at 7:20 p.m. on July 17,2007, at City Hall, 6060 South Quebec Street, Greenwood Village, Colorado. Chair, Gary Kramer, called the meeting to order, with a quorum of six members present. Members Present: Gary Kramer, Thomas Bishop, Kim Morss, Jeffery Roemer, David Seserman and Susan Strauss Members Absent: Marshall Garner and Susie Roy Staff Present: Steve Hebert, City Planner; Heather Day, Current Planning Manager; Robert Zuccaro, Planner 11; Thomas Reiff, Planner 11; Mark Westberg, Engineer and Karen Struss, Administrative Assistant Approval of Minutes: The minutes of the July 10,2007 meeting were approved as presented. New Business: Case #07-11-ZC and Case #07-12-MP -The Plaza at Greenwood, 5150 S. Quebec Street; Rezoning and Master Development Plan - Request to Rezone from B-4, Service Business District to TC, Town Center and a Master Development Plan for a Mixed Use Development to include Residential, Office, Retail and Restaurant Land Uses Robert Zuccaro presented the applicant's request to rezone from B-4, Service Business District to TC, Town Center and approval of a Master Development Plan for a mixed-use development to include residential, office, retail and restaurant land uses. Mr. Zuccaro said that the 6.2-acre site is located south of Belleview Avenue, between 1-25 and Quebec Street and is within close proximity to the Belleview and Orchard Light Rail Stations. The surrounding properties are in Greenwood Village, Denver and unincorporated Arapahoe County and include a mix of uses as outlined in staffs report dated July 11,2007. Mr. Zuccaro said that a mix of land uses is consistent with what is called for in the Comprehensive Plan for the Corridor. The inclusion of office, retail, and restaurant uses will help to provide a fiscal balance between tax revenue and the additional residential services that the City would need to provide. He said staff is concerned with allowing residential development within close proximity of the Interstate and two arterial roadways because of the potential for excessive air, light and noise pollution. Mr. Zuccaro indicated that the site is designed to provide buffers and setbacks between the roadways and the residential units. In addition, the Design Standards include a performance standard to limit noise to 35 decibels inside residential units. The plaza and storefronts are oriented toward the center of the site and will be significantly buffered from the roadways by the buildings. Staff finds that, although the PLANNING AND ZONING COMMISSION MEETING OF JULY 17,2007 PAGE 2 site is in close proximity to the highway and arterial roadways, the proposed development will provide adequate mitigation of the potential negative impacts. Mr. Zuccaro said the applicant is proposing two mixed-use buildings. Building 1 is proposed along the east and north side of the site with a maximum height of 200 feet and 42 1,400 square feet of floor area. Building 2 is proposed to be located on the west side of the site adjacent to Quebec Street with a maximum height of 100 feet and 101,800 square feet of floor area. He said the Master Development Plan outlines minimum setbacks for buildings and the structured parking. The proposed concept is to have the buildings lining the north, west and east sides of the site, and creating an internal plaza buffered fiom the roadways. The buildings will be setback a minimum of 25 feet from the west and south property lines, and 70 feet from the north and east property lines. Above grade structured parking will be set back 50 feet from the north property line and 6 feet from the east property line. Above ground structured parking is not anticipated on the south and west sides of the site. Staff finds that the proposed setbacks meet the TC Zone District standards, which require a minimum 25-foot setback from the district boundaries. Staff finds that the 6-foot setback proposed for the parking structure on the east side of the site will not negatively impact adjacent properties and is appropriate considering that the structure is adjacent to the fly-over structure for the light rail and the Interstate. Mr. Zuccaro said the applicant is proposing that the building closest to Quebec Street, Building 2, will have mandatory stepbacks to ensure that the lowest portion of the building is located on the south end and the highest portion of the building on the north end. Building 1, along the Interstate, is also proposed to have a step down on the southern end. Even with the proposed building stepbacks, staff is concerned that the buildings will be out of character with other buildings in the vicinity and that the view of the buildings from properties to the south and west, and the view from Quebec Street, will appear disproportionate. Mr. Zuccaro indicated that a minimum of 30 percent of the site area will be open space. A significant amount of the public access open space will be provided with a plaza internal to the development. Staff finds that the proposed open space and landscaping design standards in the Master Development Plan are appropriate and meet the criteria of the TC Zone District. Mr. Zuccaro said that portions of the mountain views for office properties located east of the site, across the Interstate, will be impacted by the development. However, because there are no nearby residential developments on the east side of the site, it is anticipated that residential views of the mountains fiom the east side will not be impacted. He said that the Master Development Plan requires that a view shed analysis and site sections be provided as part of the Site Development Plan review process. Mr. Zuccaro said that access to the site is proposed from two right-inlright-out driveways connecting to Quebec Street. He said that for southbound traffic on Quebec Street, a U-turn movement will be required at the Progress Place intersection. A stop light and additional lane on northbound Quebec Street are planned to accommodate the U-turn movement. A continuous center median within Quebec Street is proposed between Progress Place and Belleview Avenue. Mr. Zuccaro said that the applicant is proposing to dedicate a sidewalk easement and build a detached sidewalk along the east side of Quebec Street and to find and build a pedestrian bridge PLANNING AND ZONING COMMISSION MEETING OF JULY 17,2007 PAGE 3 over Belleview Avenue to improve pedestrian access to the site and provide regional connectivity. Mr. Zuccaro said that staff has several concerns regarding the existing conditions along Quebec Street as it approaches Belleview Avenue. The primary concern is the safety of the public. The existing full-movement driveways along Quebec Street, a regional multi-lane arterial roadway, are conflict points and create a potential for accidents. While the raised center median will limit the turning movements from driveways between Progress Place and Belleview Avenue, and the Progress Avenue intersection to right-idright-out, driveway locations are not proposed to change. Only the Diamond Shamrock gas station at the southwest comer and the Grease Monkey at the southeast comer of Belleview Avenue and Quebec Street would be limited to right-idright out driveways. The office buildings southwest of the Progress PlaceIQuebec Street intersection would be limited to a three-quarter driveway. Should motorists need to access Belleview Avenue or 1-25, they can exit Progress Avenue.and make a U-turn at the new Progress PlaceIQuebec Street traffic signal. Access for the three office buildings along Belleview Avenue is not proposed to change. Because the northbound traffic on Quebec Street will not be able to make a left turn onto Progress Avenue, access for this site will need to be achieved via Belleview Avenue and the potential traffic signal at Niagara Street. It is important that both the Quebec Street public improvements and the potential traffic signal at Niagara Street be coordinated to improve circulation and access for area. Staff concurs with findings of the traffic analysis provided by the applicant that the proposed improvements would improve the function of the street network in the vicinity of the Belleview AvenueIQuebec Street intersection. Based on proposed and existing right-of-way around the site, anticipated future roadway improvements could be accommodated. Based on the proposed roadway improvements, safety and mobility would be enhanced and the capacity of Quebec Street would be increased, as well as the intersection at Belleview Avenue. Even without the proposed development, the improvements identified in the traffic study would be necessary based on the existing LOS at the Belleview AvenueIQuebec Street intersection and the projected background growth in traffic volumes. Mr. Zuccaro said that according to the Drainage Criteria Manual, this redevelopment proposal is classified as a "Major Redevelopment" based on disturbing more than 10 percent and more than 2,000 sq. ft. of the existing impervious area and being more than 2 acres in size. Therefore, the redevelopment is required to provide flood attenuation and water quality facilities for the redeveloped area. Mark Westberg, Community Development Engineer, indicated that he had reviewed the conceptual drainage report and finds it meets the Drainage Criteria Manual guidelines. Mr. Zuccaro indicated that staff finds that the proposal meets the application requirements for rezoning to Town Center; meets the planning requirements for the Town Center Zone, except for the maximum building coverage; and, that the proposal also meets the review criteria for a rezoning. He also stated that the requisite neighborhood input meeting was held on February 12, 2007 and appropriate posting and mailing notices occurred. PLANNING AND ZONING COMMISSION MEETING OF JULY 17,2007 PAGE 4 Mr. Zuccaro said that staff recommends that the Planning and Zoning Commission recommend approval of the rezoning and the Master Development Plan to the City Council with the following conditions: 1. No building shall be allowed to exceed 4 stories, or 64 feet in height, within 125 feet of the west property line. 2. No building shall be allowed to exceed 10 stories, or 160 feet in height, within 125 feet of the south property line. 3. Note No. 4 on Sheet 3 shall be removed or modified to indicate that setbacks shall be measured from the property line. Staff also recommended that the Planning and Zoning Commission recommend that the City Council waive the requirement outlined in Section 15.38.070, which states that the gross floor area for the district not exceed more than three times the maximu.mbuilding ground coverage. Staff also recommended that the dedication requirements on the Master Development Plan be referenced in the Commission action. During and after Mr. Zuccaro's presentation, Commission members discussed the following issues with staff: Maximum number of stories allowed for each building and parking structures Uses allowed in the B-4 zoning district The enforcement of the dB sound limit standard Access from Progress Place The length of the left-turn stacking lane southbound to eastbound at Progress and how many cars would it allow The increase to a.m. and p.m. traffic The level of commitment from Grease Monkey and Extended Stay for a shared driveway and for right-of-way The impact on schools Access at Belleview Avenue and Niagara Street The proposed pedestrian bridge The existing sidewalk in front of the Extended Stay The proposal for underground detention Tax revenue generated by the project Mr. Kramer called for a ten minute break. The meeting reconvened at 9:30 p.m. Candy Figa, with the law firm of Bums, Figa and Will, 6400 S. Fiddlers Green Circle, #1000, Greenwood Village, represented the applicant. Mr. Kramer asked if the applicant would like to continue the cases so that the applicant's presentation could be heard in its entirety. PLANNING AND ZONING COMMISSION MEETING OF JULY 17,2007 PAGE 5 Greg Lewicki, Greg Lewicki and Associates, 11541 Warrington Court, Parker, indicated that he would like to continue the cases to August 21,2007. Mr. Kramer moved in Case #07-11-ZC and Case #07-12-MP, The Plaza at Greenwood, 5150 S. Quebec Street, Rezoning and Master Development Plan, to continue the cases to August 21,2007. Ms. Strauss seconded the motion. The motion carried with six affirmative votes. The meeting adjourned at 9:47 p.m.