Planning Commission - Regular Meeting

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[Music] all right you ready all right we will call the March 27th 2025 meeting of the Parker Planning Commission to order at 701 uh you want to stand and join us for the pledge of allegiance iedge aliance to the flag of the United States of America and to the Republic for which it stands one nation under God indivisible withy and justice for all okay roll call all absent are Nick and Elana and seated for them are Brett and Angela all right um are there any additions to or deletions from the agenda no sir there are not okay uh approval the minutes we have the minutes from February 13 2025 are there any additions or corrections to the minutes no no do we have a motion I move we approve the Planning Commission meeting minutes from February 13th I second it's been moved by Eric seconded by ruthanne that we approve the minutes from February 13 2025 I'll call the question uh Brett yes Angela I ruthanne I Eric I Jane I chair as I passes unanimously

all right public meeting number seven is an ordinance to amend subsection 13.05.00 parentheses e of the Parker Municipal Code concerning car washes and we will open the public meeting at 7:03 we're all yours Bryce thank you chair members of the Planning Commission in 2024 the Town Council expressed concern regarding the number of the number and location of development of car washes in the town the council also indicated their concern about the potential impacts of proliferation of car washes upon Community character and economic Vitality the Town Council directed staff to advance a proposal which would create new use specific standards for car washes that align with the standards for gas stations in the ldo there we go at the draft ldo Amendment would establish the following standards for car washes throughout Town including inpd plan developments a minimum 500 foot buffer to schools and other sensitive uses a min minimum 250 buff foot buffer to hard corners and residentially zoned properties and a maximum of two car washes within 660 ft of hard Corners as you may recall in the ldo recently updated there are hard Corners established and they are generally arterial arterial intersections throughout town the draft a o amendment is drafted

with the goals of preserving hard corners for other types of commercial uses um that promote economic Vitality uh protecting sensitive uses that may be impacted by car washes and balancing the goals of limiting Car Wash locations while still providing the opportunity for their their development in appropriate locations based on that staff recommends that the Planning Commission recommend that Town Council adopt and amend the ldo regarding car washes as presented tonight as always I'm available for any questions you may have all right questions for Bryce I have a couple questions Bryce I noticed that we have some existing car washes within the hard Corners already would those be would that land use be going forward in perpetuity even if it violates the new ldo uh Amendment or would if that property is redeveloped would it would the would the new rules apply so I'm going to answer two two parts of that question there are um where there so within 660 ft of a hard Corner um none of these areas have more than two so they would be legal but they would count towards those two in the 660 ft if there were a car wash on a hard corner like within the 250 ft for example um that use would be legal non-conforming which means that it could continue through perpetuity um couldn't expand in the future and if the property were redeveloped it could not be redeveloped as another car wash that is accurate

okay okay I have a really um interesting question in that um I agree with the uh uses as proposed however I do Wonder um if this was left to Market forces wouldn't car washes if there were three or four at one hard Corner wouldn't they sort of um take care of themselves by um process of elimination so that's really not the role in planning to understand kind of the market and how many are can survive at a corner um so I don't really have an accurate answer to that except for yes the the market generally um they will let me think about how to answer this um there are only a certain number of uh car washes that can end up in a market and be successful and at some point they'll cross that boundary so I guess my question Bryce then is um if we don't approve this uh ldo Amendment there could be additional car washes at hard corners and how does that harm the town so based on the conversations that we've had with Town Council the concern was economic Vitality so how do you preserve these these hard corners for economic uses um protecting sensitive uses so not having car washes right next to people's homes um and then there's also the community character of what they look like on the hard corners and their ability to meet our design standards on the hard Corners thank

you I had just a quick clarifying question coming off of Ruth Anne's question so if there is a legal nonconforming car wash right now and the building is damaged to the point of repair would they still be able to continue as a car wash if it was repaired or would it have to what would be the process then so so for non-conforming uses it basically says if it's damaged to if less than 50% of the value then it can be rebuilt and continue if it's say 100% 75% destroyed it cannot be rebuilt okay thank you other question no as this is a public hearing we allow the public to comment on this item before us seeing no public uh we have any further questions for Bryce I have one more question okay was there any discussion or or is there any sense that these could be even stricter that perhaps we being too generous with the permission of additional car washes so so we had we had a number of conversations with Council over 2024 um and staff presented kind of the range right it's all the way from no action to um a suspension or treating it more like storage out of those conversations um Council um directed staff to move forward with what I'd call the middle ground option um which is what this is so there was a conversation of the whole width of options and this is uh the direction it's or at least the recommendation is moving forward thank you okay uh and with that we will close the public meeting at 711 commissioner

discussion um it was so hard not to speak up when you were asking your question Jane um Market forces work to a certain extent but I mean if we look at the example of banks at hard Corners we tend to have a lot of banks right at that very important Main and Parker Road uh Main Street and Parker Road hard corner so I think that uh this limitation um I probably would have gone a little bit more strict but I think that uh you know this is a good starting point and if Town Council feel it feels it hasn't gone far enough they can always amend it or change it before they adopt it so I will be voting in favor of this uh Amendment um you know I would like to say that I really appreciate Our Town Council for even taking this into consideration um they uh they plan very carefully for our town and its development and I really appreciate that um it seems like this is consistent with the language and the spirit of the ldo and the master plan so I am also in favor of this I will be voting in support of it I will also be voting in support of it I think it does a fantastic job as far as just making sure we retain the town's character as well as you know providing opportunity for development in the correct areas I will agree that I feel that this is the sort of thing that overall the population of the town of Parker is in support of and I am also personally in support so thank you for bringing this okay um I would agree with my fellow Commissioners that we uh this is a probably a step in the right direction it's needed we we'd like to see some

variety on those hard corners and uh the economic uh impetus that brings with it so do we have a motion I move the Planning Commission recommend Town Council approve an ordinance to amend the Parker municipal code regarding car washes all second it's been moved by Angela second by Brett the Planning Commission recommend Town Council approve an ordinance to amend the Parker municipal code regarding car washes I will call the question Brett yes Angela I ruthanne I Eric I Jane I chair is I passes unanimously all right thank you now let's see what do we got Bryce any Planning Commission items uh no sir there are not okay uh then in that case uh do we have a motion to adjourn I move we adjourn any seconds I will second been moved by ruthanne seconded by Jane that we adjourn Brett yes Angela I ruthanne I Eric I Jane I chair's I see we were able to do that without Eric we we did okay we had we had an Eric had an Eric you got to have at least one Eric right that's right otherwise we couldn't adjourn thanks all you know Eric used to always [Music]