Page 2 of 14 I. SUMMARY OF REQUEST The applicant, Chris Bremner for the Solterra, LLC is requesting to process a Phase I Final Development Plan (FDP) for a portion of the Solterra West Planning Area (PA) 7 that is within the Rooney Valley Intergovernmental Agreement (IGA) boundary. The property is located at 2550 South McIntyre Street, is zoned Planned Development (PD) and is subject to the standards of the Solterra West Official Development Plan (ODP). The underlying zoning on this property allows for the development of single-family attached units. This Phase I FDP will allow for the siting of approximately 151 single-family lots, common area tracts, local and private street connections. The site is approximately 19.8 acres in size and is located north of West Yale Avenue, west of the Central Corridor, east of South McIntyre Street, and south of West Wesley Avenue and the Solterra Subdivision Filing Nos 14 and 15. The Phase I FDP for Solterra West PA 6 completed in 2012 included the northern portion of West Yale Avenue to the future Yale and McIntyre intersection. II. JOINT PROJECT REVIEW COMMITTEE- BACKGROUND In May of 2000 the City of Lakewood and the Town of Morrison signed an Intergovernmental Agreement (IGA) regarding the Rooney Valley. This IGA was put in place to provide for coordinated development within the Rooney Valley in terms of land use, open space, transportation and utilities. It was intended to jointly encourage quality development with the construction of adequate public improvements and the provision of Municipal Service to serve the Rooney Valley and to share revenues generated by development within the Rooney Valley. The IGA outlines a hybrid review process for all land development applications under which both jurisdictions have the opportunity to participate at the staff level and at the Lakewood Planning Commission and Town Board of Trustee level. The IGA requires that a Joint Project Review Committee (JPRC) be created which is to serve as the final decision making body for all Phase I Final Development Plan (FDP) applications proposed for the valley. The JPRC is made up of three representatives from the Town of Morrison and three representatives from the City of Lakewood. This body will render final decisions on all Phase I FDP applications at a public hearing. The Lakewood Planning Commission and the Town Board of Trustees act as referral bodies to the JPRC. The IGA area encompasses the vast majority, but not all, of the Rooney Valley. More specifically, the Springfield Green area is not included within the IGA area. Two third of the Solterra West Planning Area 7 is within this excluded Springfield Green area. The portion being reviewed per the proposed Phase I FDP is the southern portion of Planning Area 7, which is known as the Westwind parcel and is within the IGA. Further, a portion of the Springfield Green area is also included in this proposal as the applicant is proposing a project that crosses the IGA boundary and per the Solterra West ODP, Any development that crosses 50 feet or more into the Intergovernmental Agreement (IGA) boundary area indicated on Sheet 4 will be subject to the JPRC review procedures and all other provisions of the May 5, 2000 IGA between the Town of Morrison and City of Lakewood. Please see the attached copy of the IGA which provides a map on the last page that illustrates the Rooney Valley and the IGA area.
Page 3 of 14 Final Development Plan Process and Required Approvals Each application for development within the IGA area is required to complete a Final Development Plan, which is intended to provide an overall plan depicting how a project will be developed. There are three phases within the Final Development Plan. The application before you at this time is the Phase I Final Development Plan (FDP), which includes a conceptual site plan, general design standards and preliminary engineering reports. The plan must comply with the applicable standards of the Rooney Valley Joint Master Plan and the Joint Rooney Valley Development Standards. The Phase I FDP plan will include written and graphic components that describe how the project addresses specific design criteria as identified in the Rooney Valley Joint Master Plan and the Joint Rooney Valley Development Standards. The Phase I FDP also requires the submittal and subsequent approval of several specific engineering studies which will be discussed later in this report. The Lakewood Planning Commission and the Town Board of Trustees will provide comments to the JPRC and the JPRC will then review the Plan at a public hearing and make a final decision. The Phase II Final Development Plan is necessary to allow for overlot grading and utility installation which is compatible with an approved Phase I Final Development Plan. This review is administrative and shall be conducted by the JPRC staff from both the Town of Morrison and the City of Lakewood. The Phase III Final Development Plan is intended to provide for individual final site plans that will show accurate representations of how the subject property will be developed. Each final site plan will be evaluated for conformance with the approved Phase I Final Development Plan. The final site plans shall also conform to the zoning standards of the municipality that the property is in and are reviewed administratively by the JPRC staff and coordinators from both the Town of Morrison and the City of Lakewood. A final plat is required with this proposal and will be reviewed at the time of a Phase III FDP submittal. The final plat is subject to the City of Lakewood s review process and Subdivision Ordinance, which will require a public hearing on the final plat before the City of Lakewood Planning Commission. Once the Phase II and III FDPs are approved by the JPRC Coordinators and a final plat is approved by the City s Planning Commission, the applicant will need to obtain the proper building permits and final Certificate of Occupancy (CO) from the City of Lakewood for the individual single-family attached homes.
Page 4 of 14 III. NEIGHBORHOOD CONTET Adjacent Zoning Designation Adjacent Land Uses North South East West Humphrey Property ODP Planned Development (PD) per the Solterra West ODP Single-family detached residential Commercial, office, and residential See Attachment A - Aerial Map and Attachment B - Zoning Map. Planned Development (PD) per the Solterra West ODP Open Space Tract Planned Development (PD) per the Solterra Centre ODP and Springfield Green ODP Mixed-Use of commercial, office, and residential The project site at 2550 S McIntyre Street is located on the north side of West Yale Avenue, west of the Central Corridor, east of South McIntyre Street, and south of Solterra Subdivision Filing Nos 14 and 15. Applicable Plans The project site falls within the geographic areas regulated by the Rooney Valley Intergovernmental Agreement (IGA), the Rooney Valley Joint Master Plan, the Joint Rooney Valley Development Standards, and the Solterra West ODP. IV. PUBLIC NOTIFICATION, AGENCY REVIEW AND NEIGHBORHOOD COMMENTS Notices of the neighborhood meeting were mailed to 84 tenants and owners of property within 500 feet and to three registered neighborhood organization within 1,000 feet of the subject property, as required by the JPRC Adopted Rules, Regulations, and Standards. Similar notification will be mailed for the JPRC public hearing for the Phase I FDP request. The project material was also sent to twelve outside agencies for review, as indicated in the table below. Agency Notification Sent for Neighborhood Meeting Referral Sent Comments Received West Metro Fire Protection District Consolidated Mutual Water Company Green Mountain Sanitation District Metro Waste Water Reclamation District Fossil Ridge Metropolitan District No. 1 cel Energy Century Link Comcast Cable Jefferson County School District Jefferson County Town of Morrison
Page 5 of 14 Agency Notification Sent for Neighborhood Meeting Referral Sent Comments Received City of Lakewood Property Owners within 500 feet Solterra HOA Solterra Neighborhood Liaison Committee Ward 4 Coalition Agency Review The following is a summary of the comments received in response to the agency referral and public notification documented in the chart above. 1. The West Metro Fire Protection District stated that the proposal will need to meet all provisions of the International Fire Code. The private streets serving as fire apparatus access must include a 24-foot clear drive. These fire lanes must be unobstructed at all times and parking must be prohibited through proper signage. Townhome buildings taller than 30 feet must identify compliant aerial access roads. A turn study will need to be submitted demonstrating that fire apparatus will be able to negotiate on West Washburn Drive. 2. Consolidated Mutual Water Company stated that domestic water service may be provided to this property subject to compliance with the Company s rules, regulations and requirements for such service. 3. Metro Waste Water Reclamation District had no objection with the proposal. 4. cel Energy had no objection with the proposal. Adequate dry utility easements will need to be dedicated with the final plat. 5. The Town of Morrison and City of Lakewood s comments have been addressed. Neighborhood Comments A neighborhood meeting was held on December 5, 2013 at the Foothills Elementary School to introduce the proposal and solicit comments. Sixteen stakeholders were in attendance at this neighborhood meeting. Meeting attendees inquired about signal installation timing, unit architecture and lot orientation, Central Corridor and drainage improvements, and the proposed park design. The formal meeting minutes have been included as Attachment L.
Page 6 of 14 V. PROJECT ANALYSIS Staff reviewed the proposed Phase 1 FDP against the requirements for the following: 1. IGA Requirements 2. Rooney Valley Joint Master Plan 3. Joint Rooney Valley Development Standards 4. Lakewood Zoning Standards 5. Lakewood Engineering Standards 1. IGA Requirements The IGA outlines specific information that must be submitted with the Phase I Final Development Plan (FDP) in order to process the application. These requirements are listed on pages 20-23 of the IGA which has been attached for your reference. The applicant has outlined on the Phase I FDP how each of these requirements have been addressed. Staff is satisfied that the application and supporting preliminary engineering documents are ready for Lakewood Planning Commission and Town Board of Trustee review. Final review and incorporation of comments will occur prior to scheduling for a public hearing for the Phase I FDP before the JPRC. 2. Rooney Valley Joint Master Plan The Rooney Valley Joint Master Plan (Joint Master Plan) was adopted by resolution by the JPRC on July 30, 2002. This plan is to be used when evaluating any project located within the IGA area. Many of the principles that have been identified in the Joint Master Plan have already been accomplished or incorporated into the IGA and underlying zoning. For instance: Principle #2 on page 22 states that plans should include income producing uses. The zoning for the property does not require any commercial or office use; although commercial or office could still be provide in PA 7 on one of the remaining super lots. Principle #7 on page 23 of the Master Plan states that development should be promoted that is responsible in the use of water. The Solterra development adheres to the water smart initiatives of the Joint Rooney Valley Development Standards and provides for specific use of plantings within the Solterra West ODP. Principle # 9 on page 23 of the Master Plan states that a process is to be developed for reviewing development proposals that will include a referral system incorporating Morrison, Lakewood and Jefferson County. This is accomplished through the IGA. This Phase I FDP is being reviewed concurrently by the Town of Morrison and the City of Lakewood and has been referred to Jefferson County Planning for their comment. It is staff s position that all issues identified by all jurisdictions have been addressed at this time.
Page 7 of 14 The Joint Master Plan provides several maps that are to act as a guide for future development of the Valley. The Development Framework Map on page 24 clearly identifies potential uses of the various parcels as well as a proposed open space network. The property in question is noted as being intended for single-family residential use. Further, an open space corridor, known as the 200-foot wide Central Corridor has been identified on the Development Framework Map and the Open Space Map on page 27 along the eastern side of this site and has been dedicated to the City of Lakewood. An activity node is also indicated at the Central Corridor north of West Yale Avenue. The Central Corridor will be improved with trail paths for pedestrian activity. A water feature has been approved north of West Yale Avenue in the Central Corridor at one of the activity nodes. A park is being proposed with this Phase I FDP that will satisfy the local neighborhood amenity requirement of the Solterra West ODP. The proposed residential development also conforms to the Conceptual Transportation Map on page 30, with the exception that South McIntyre Street will be vacated with the final plat for this proposal and realigned in a more straight alignment to better connect with West Yale Avenue and create a safer intersection. Please see Section I.5.D. Public Improvements below for further information. It is staff s position that the proposed Phase I Final Development Plan substantially conforms to the Rooney Valley Joint Master Plan. 3. Joint Rooney Valley Development Standards The Joint Rooney Valley Development Standards were adopted by the JPRC on March 10, 2009. The development standards provide for additional clarification of design principles that are consistent with the Rooney Valley Joint Master Plan and provide for further guidance for development in the valley. They are intended to promote development that conserves water resources, that is consistent with the environmental, geological and soil considerations and protects the significant visual aspects of the valley. Following is a summary of the proposal s compliance with applicable principles and standards outlined in the Joint Rooney Valley Development Standards. (Principles and standards are shown in italicized text, followed by staff s analysis.) Section V - Guiding Principles A. Principles 1. To establish criteria for distinctive design through these Development Standards that set forth the design elements to create a successful and dynamic commercial, office, and residential area for the western metropolitan area. The Solterra Design Guidelines and Solterra Landscape Design Guidelines (Attachments I & J) provide for design guidelines that implement a European Hilltown theme and address the Joint Rooney Valley Development Standards for residential development.
Page 8 of 14 2. To provide services for the surrounding neighborhoods and proposed neighborhoods that are useful, pragmatic and functional and which fulfill the needs of the communities of Morrison, Lakewood and Jefferson County. To distinguish projects by providing clearly defined edges and boundaries to the proposed development. Open space corridors with pedestrian connection have and will be provided throughout Solterra per the Development Framework Plan. The Retreat (club house) and pocket parks are also provided throughout the Solterra development for the community. The boundary of Solterra is defined by major roadways and open space. 3. To promote development concepts that combine uses such as working, shopping and living, which provides an environment that provides neighborhood efficiency. This plan is strictly for single-family attached residential. However, there is opportunity for commercial, office, and mixed-use on the adjacent properties to the south and west. Further the zoning does allow for commercial and/or office uses to be constructed on the remaining super lots within PA 7. 4. To promote a safe development setting that fulfills the community s need for social interaction while providing a mix of uses, including retail, entertainment, restaurant, office space and residential. There is a clubhouse known as the Retreat, pocket parks, and trails to promote residential interaction. 5. To establish more accessible options for leisure, recreation, access to public transportation, safety and other such factors for residents, by promoting activity nodes that include public spaces, plazas, green space, trails and parks. Trail systems per the Framework Development Plan are being implemented including activity nodes. Open space paths and mid-block crossings have been implemented throughout Solterra. 6. To promote an economically and financially successful development. A range of housing types and sizes has and will be implemented within Solterra. This will provide for roof tops to entice commerce to be constructed in the Valley. 7. To minimize adverse impacts to the surrounding areas by controlling external effects through responsible development of public infrastructure, drainage systems, dust control, and other matters relating directly to public health and convenience. The improvement to the drainage corridors and installation of the regional detention facility approved Solterra West PA 6 Phase III FDP will assure that historic drainage flows are kept in check and water quality measures are implemented for the development within PA 7. Pedestrian and vehicular connectivity will be provided by new street
Page 9 of 14 connections and various pedestrian paths and sidewalks. The landscaping within the development will further aid in water conservation through the use of drought tolerant native plant species. Dust will be controlled throughout the development as required by the City of Lakewood. Section VI -- Site and Grading Standards A. Site Function. 1. Storage and Utilities. Trash will be picked up curb side for each individual house. All utility agencies will be provided adequate dry utility easements for utility transformer and line placement. These will be screened with landscaping. 2. Parking. All local streets allow for on-street parking and each house will have a driveway, rear loaded garage, or side loaded/front loaded garage combinations that has a minimum setback of 18-feet from the back of the detached sidewalk to the garage door to allow for parking within the driveway without overhanging the public walk. 3. Pedestrian and Vehicular Safety. Where major cross walks and midblock crossings for trail systems occur adequate accessible ramps and pavers are provided to indicate pedestrian crossings. All units are required to have downcast photocell operated house lights along local streets. There are no collector or arterial roadways as part of this proposal. When McIntyre and Yale are constructed street lights will be provided per the approved Final Street Construction Plans. 4. Connectivity/Multiple Transportation Modes. Five-foot detached sidewalks will be provided along all local and collector roadways. Additional pedestrian paths will be provided through landscaping tracts and the Central Corridor drainage way. Connections will be provided from the proposed park to the Central Corridor and adjacent streets. All bike paths and sidewalks meet the Lakewood Bicycle Master Plan and the public improvement agreement for Solterra. 5. Street Appeal. The common area tracts along the local roadways and internal tracts will be landscaped with drought tolerant plantings to soften and cool the pedestrian environment. Street trees and any landscaping over 24 inches in height will not be allowed within lines of sight to assure vehicle and pedestrian safety. Overall street appeal is being provided within Solterra by using a combination of hardscape, landscape walls, and integrated water smart landscaping. B. Site Specifications. 1. Development Considerations for grading and site specifications. The overlot grading of the site is necessary to address future roadway grades and adequate over burden in the Designated Dipping Bedrock Area. This will entail removing soils to a minimum depth of 10 feet below the foundation elevation in order to stabilize the soil for development. The layouts and grades of the sites will be oriented toward views and vistas. The overall
Page 10 of 14 grading will slope from the northeast to the southwest of the site. Development will not occur on slopes greater than twenty percent and foundations will have complimentary material, so as not to be exposed. 2. Grading specifications of the Rooney Valley IGA. The site has been designed and will utilize landform grading techniques, which is defined as providing transitions with the natural slopes, which utilize curved contours versus sharp angles. Roadways will follow curved contours. Erosion control measures and best management practices shall be properly maintained. Retaining walls shall be a maximum of 5 feet in height and only used when necessary. These walls will be constructed of durable stone or artificial inert stone materials. 3. Hillside Development per the area identified on the Open Space Framework Map of the Rooney Valley Joint Master Plan. This site is not within the designated Hillside Development area of the Rooney Valley Joint Master Plan. Section VIII. Residential Development Standards The Joint Rooney Valley Development Standards for residential developments address housing diversity and neighborhood identity goals, and define architectural design requirements. The proposed Phase 1 FDP meets these standards as described below for attached units, paired units, and townhome units: Housing diversity will be provided throughout Solterra. The subject area allows for singlefamily attached development with a minimum lot width of 18 feet, setback standards and lot sizes are detailed in the Solterra West ODP. This area will have lots that are a minimum width of 35 feet. The architectural treatment of the homes will provide for 360-degree architecture with high visibility elevation enhancements. Box like structures will not fit the vernacular of Solterra. All balconies and porches shall be integral to the form and massing of the overall structure. All structures will meet the IBC 2009 Building and Energy Code. The dominant materials are stucco, stone and brick with various accent materials. All roofs will be clay tile. The colors are earth toned and 3 or more colors are used per structure. Plane breaks are required along long walls of a single plane. These can be broken by vertical elements and cantilevers. Garages are not intended to be the dominant feature of the façade and a variety of garage configurations are required along a street frontage to provide for variation in the form of the front entry, these include a side-loaded and recessed garages, and rear-loaded garages. Three-car garages are not allowed as front-loaded garages. A model diversity plan will be submitted with the Phase III FDP. Each townhome building shall have a combination of primary and secondary roof planes. All parking will be rear-loaded.
Page 11 of 14 Landscaping, cheek walls, fencing and retaining walls are all reviewed for continuity throughout the Solterra development. The Solterra Design Review Committee (DRC) has been established to review all aspects of house design, materials, color palettes, fencing, common area landscape and retaining walls, and individual landscapes to assure that the Solterra Design Guidelines and Solterra Landscape Design Guidelines, and those of the Joint Rooney Valley Development Standards and the Solterra West ODP are met. These elements will all be further evaluated during the site plan and final plat review that is required for the Phase III FDP. Section I. Miscellaneous Development Standards A. Signs. A Comprehensive Sign and Lighting Plan was completed for Solterra in 2010. This plan adheres to the Joint Rooney Valley Development Standards in terms of Neighborhood Entry Signs, temporary way finding signs, and street signage. Extra entry structures may be included that are structural, reflect the European hilltown architecture, and provide for pedestrian access in the form of pedestrian portals. B. Landscaping. Landscaping shall be water smart and adhere to the Joint Rooney Valley Development Standards and the Solterra West ODP, which have similar landscaping requirements. All individual residence landscaping shall be reviewed and approved by the City and DRC prior to installation. C. Fencing and Walls. Maintenance responsibility for all common area fencing, landscape walls and hardscape, and retaining walls will be with the Fossil Ridge Metropolitan District No. 1. All fencing will be wrought iron open style fencing and landscape walls, fence columns, and retaining walls will be stone or artificially inert stone. Appropriate breaks in fencing will be provided by utilizing stone columns and landscaping. All fencing shall be approved by the Solterra Design Review Committee (DRC) prior to permit issuance. No retaining wall shall be taller than 5 feet. D. Lighting. All lighting will be shielded and/or downcast and shall minimize glare off-site. Street lights will be provided along all collector or arterial roadways and hard-wired photocell light fixtures will be provided for each house to provide for local street lighting. Lighting is per the approved Solterra Comprehensive Sign and Lighting Plan, Solterra West ODP, and the Joint Rooney Valley Development Standards. E. Open Space Corridors. The Central Corridor was previously approved with the Solterra West PA 6 Phase III FDP. Pedestrian improvements are being provided for connectivity to adjacent open space corridors and the proposed park. Based on the above and on the information provided by the applicant, it is staff s position that the submitted Phase I Final Development Plan is in substantial conformance with the Joint Rooney Valley Development Standards.
Page 12 of 14 4. Lakewood Zoning Standards The entire property is located within the City of Lakewood, is zoned Planned Development (PD), and is regulated by the Solterra West Official Development Plan (ODP). This property is located within Planning Area (PA) 7 of the Solterra West ODP and allows for the development of singlefamily attached units. The zoning also provides dimensional standards including lot size/width, building setbacks, and building height. The Solterra West ODP allows for a minimum lot width of 18-feet for single-family attached units, no minimum lot size requirement, and requires a minimum front setback of 16-feet from the back of curb, a minimum 0/5-foot side setback and minimum 15-foot rear setback. The maximum building height is 35-feet as measured from the average elevation of the finished grade to the highest point of the roof. Based on the information provided by the applicant, it is staff s position that the submitted Phase I Final Development Plan is in substantial conformance with the Lakewood Zoning Standards established by the Solterra West ODP. 5. Engineering Standards A. Utilities. The plans were referred to the Consolidated Mutual Water Company, Green Mountain Sanitation District, Metro Waste Water Reclamation District, and Fossil Ridge Metropolitan District No. 1 water and sanitary sewer service is available for the proposed development. B. Layout and Access. The project has access to South McIntyre Street and West Yale Avenue (arterials) via West La Salle Avenue and South Orchard Street (multi-family locals). The project will be served internally via local and private street connections. C. Engineering Studies. A preliminary drainage report and site specific preliminary street construction plans have been submitted by the developer and reviewed by JPRC staff. The preliminary plans have been deemed satisfactory. Review of final studies will be required as part of the Phase II and Phase III Final Development Plans. The property is located within a steeply dipping bedrock area and will be constructed using the Jefferson County Steeply Dipping Bedrock Standards. This includes public roadways. D. Public Improvements. Public improvements are required with the development of this site. They will include the construction of: The west side of South McIntyre Street will be built and accepted from West Yale Avenue north to West Alameda Parkway and will include an 8-foot wide sidewalk along the west side. The east side of McIntyre will be constructed north of West Yale Avenue to West Wesley Avenue with an 8-foot wide detached sidewalk along the east side. The north side of West Yale Avenue will be constructed from South McIntyre Street to South Indiana Street with an 8-foot wide sidewalk along the north side.
Page 13 of 14 North/south connection from West LaSalle Avenue to South Orchard Street and will be constructed at 36 flowline to flowline with curb, gutter and 5-foot detached sidewalks on both sides. Local streets will be constructed at 28 flowline to flowline with curb, gutter and 5-foot detached sidewalks on both sides. Sidewalk connections will be completed at the South Orchard Street and West Yale Avenue intersection. West Alameda Parkway improvements must be constructed within 12 months of traffic volume reaching 15,000 trips per day. Traffic signals will be required at the McIntyre/Yale, McIntyre/Alameda, McIntyre/Wesley, McIntyre/Red Rocks Business Drive intersections when warrants are met. The applicant has entered into a Public Improvement Agreement to provide the required improvements. The submitted Phase 1 Final Development Plan can meet the applicable Engineering standards described above. Summary of Analysis It is the analysis of the JPRC staff that the proposed Phase I Final Development Plan is compatible with the surrounding land uses and meets the requirements as identified by the Intergovernmental Agreement, the Rooney Valley Joint Master Plan, the Joint Rooney Valley Development Standards, the Solterra West ODP and Lakewood Engineering. VI. FINDINGS OF FACT AND ORDER Based upon the information and materials provided by the applicant, the neighborhood, and this staff report, JPRC staff supports the Phase I FDP request. Therefore, the JPRC staff recommends that the City Planning Commission and Town Board of Trustees provide the following recommendation to the JPRC: A. Chris Bremner for Solterra West, LLC, is requesting approval of a Phase I Final Development Plan (FDP) in order to construct approximately 151 single-family attached residential units, tracts, and landscaping and site improvements; and B. This site, 2550 S McIntyre Street, is compatible with the surrounding land uses and meets the requirements as identified by the Intergovernmental Agreement, the Rooney Valley Joint Master Plan, the Joint Rooney Valley Development Standards, the Solterra West ODP and Lakewood Engineering; and C. Notice of the Joint Session was posted in a timely manner as required by the JPRC Adopted Rules, Regulations, and Standards; and D. The request was reviewed by the appropriate referral agencies; and E. The minutes of this Joint Session will suffice as referral body comments from the Lakewood Planning Commission and Town Board of Trustees to the JPRC for their use during the public hearing; AND
Page 14 of 14 The Lakewood Planning Commission and Town Board of Trustees accept the findings of fact and order, A through E, as presented in the staff report and recommends that the JPRC APPROVE Phase I FDP. cc: Case File- RV-13-001 Chris Bremner, Solterra West, LLC, Property Owner and Applicant