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HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2018-10-16RECORD OF PROCEEDINGS Estes Valley Planning Commission October 16, 2018 Board Room, Estes Park Town Hall 1 Commission: Chair Bob Leavitt, Vice-Chair Sharry White, Commissioners Nick Smith, Russ Schneider, Robert Foster, Frank Theis, Steve Murphree Attending: Chair Leavitt, Commissioners, White, Foster, Murphree. Smith and Theis, Schneider Also Attending: Director Randy Hunt, Town Attorney Greg White, Senior Planner Jeff Woeber, Planner II Brittany Hathaway, Town Board Liaison Ron Norris, County Staff Liaison Michael Whitley, Recording Secretary Karin Swanlund Absent: none Chair Leavitt called the meeting to order at 1:30 p.m. There were approximately 30 people in attendance. 1. OPEN MEETING Planning Commission/Staff Introductions 2. APPROVAL OF AGENDA It was moved and seconded (Theis/Foster) to change the order of the agenda as presented moving item number 6 Castle Ridge Rezone to item number 5. The motion passed 6-0, with Murphree not voting. 3. CONSENT AGENDA Approval of August 21, 2018 Planning Commission meeting minutes. It was moved and seconded (White/Smith) to approve the consent agenda as presented and the motion passed 7-0. 4. PRELIMINARY SUBDIVISION PLAN: Beaver Point Subdivision, 1281 High Drive Planner Hathaway reviewed the project. It is located to the east of Heinz Parkway and north of Moraine Avenue, within Town limits. The property is zoned A-Accommodations. The land area is 2.85 acres and is currently developed with a single family home and garage. The proposal is to create 3 legal lots. There have been no public comments. Staff recommended approval of the proposed Preliminary Minor Subdivision Plat. Owner/Applicant Discussion: Dave Bangs, Trail Ridge Consulting Engineers, was available to answer questions. There was compliance with county regulations pertaining to fire. There were no agency comments of significance found. RECORD OF PROCEEDINGS Estes Valley Planning Commission October 16, 2018 Board Room, Estes Park Town Hall 2 Commission Comments: No concerns were observed in walking the property. It was moved and seconded (Foster/Murphree) to recommend that the Town Board of Trustees approve the Beaver Point Minor Subdivision Plat according to findings of fact, including findings recommended by staff. The motion passed 7-0. 5. ZONING MAP AMENDMENT: Castle Ridge Minor Subdivision, Fall River Road, northwest of West Elkhorn Avenue. Planner Woeber reviewed that the applicant, Estes Park Housing Authority, is contracting to purchase this property contingent on approval of rezoning from RE-Rural Estate to RM- Multi Family Residential. The parcel is just under 7 acres in size. A conceptual development plan was submitted. Legal notices were published and letters mailed to adjacent property owners. Staff recommended approval of the proposed Zoning Map Amendment. Applicant Discussion: Current property owner Bill Van Horn stated that it is an appropriate change of zoning for this property. Estes Park Housing Authority Executive Director Naomi Hawf spoke on the needs of work force housing and the plans for the lot. Thomas Beck, Architect, added that this is adequate zoning for this lot and it is possible to develop this as multi-family as long as it is kept to the bottom 1/3 of the lot. Public Comment: Jon Nicholas, Estes Park Economic Development Committee, was not asked by his board to endorse this, but the location is ideal with the Fall River corridor being commercial, and the closeness to Elkhorn Avenue. Commission Comments: Proximity to downtown and the natural zoning buffer make this a desirable project. There is no guarantee that the housing authority will buy the property, and once it is rezoned, it is rezoned with all uses that come with RM zoning. It was moved and seconded (White/Murphree) to recommend that the Town Board of Trustees approve the Zoning Map Amendment application for Lot 2 of the Castle Ridge Minor Subdivision, according to findings of fact recommended by staff. The motion passed 7-0. 6. DEVELOPMENT PLAN: Alarado Business Park, 800 Big Thompson Avenue (new address pending), Lot 1 of Stanley Hills Subdivision. Planner Hathaway reviewed the proposal of a mixed-use commercial and residential building including an urgent care facility, sandwich shop and employee housing. Written notice has been mailed to adjacent property owners, a legal notice was published and the applicant posted signs on the property. Public interest is medium, both in support of and RECORD OF PROCEEDINGS Estes Valley Planning Commission October 16, 2018 Board Room, Estes Park Town Hall 3 opposed to the project. Staff recommended approval of the Alarado Business Park Development plan with the following conditions: The proposed eastbound through lane on US 34 is subject to final approval by Public Works and CDOT, and any future change in use will require a new Traffic Impact Study and associated mitigation. Commissioner/Staff discussion: Residential use is classified as employee housing as an accessory use which is allowed in CO zoning. No housing for the general public will be allowed. Owner/Applicant discussion: Lonnie Sheldon, Van Horn Engineering, reviewed the timeline and details of the project with a PowerPoint presentation. A neighborhood meeting was held, which was well attended. All code requirements have been met, including the Variances approved by the Board of Adjustment on October 2. Maximum occupancy would be limited to 8 unrelated people per unit. The land has at this lot has always been zoned commercial, one of the few vacant CO lots left in town. A buffer of dedicated open space exists on north and west sides of the lot. Drainage and utilities have not been controversial. 20-year deed restrictions for employee housing have been drafted. This development meets the code of CO zoning and land use by right as well as meeting community needs. Ryan Wells, owner/developer, reviewed his background and reasoning behind the project. The property was originally planned for just a Jimmy Johns, but through numerous public conversations, it evolved into the current design. Matt Delich, Traffic Consultant, spoke at length on the traffic studies conducted, both in low and high season. Adding the Eastbound through lane meets the criteria for the Town of Estes Park and CDOT. Larry Leaming, CEO of Estes Park Health (EPH), spoke on the interest the hospital has and the importance of Urgent Care, especially after business hours. The Emergency Room should not be the only option for medical care. The traveling public are use to looking for Urgent Care. This will be available and visible for all, with x-rays, lab and pharmacy on site. Ambulances will be taking people to the ER, not urgent care. Hours will be tracked and decided based on demand. Associated expenses will not strain the Hospital or Family Medical Clinic due to revenues gained from the urgent care. Phil Heinrichs, owner/developer, stated his commitment to the long term success of the project. The on-site Jimmy John’s manager will also act as the property manager. Eight business have made commitments for leasing residences. Public Comment: Those speaking against the Development Plan, citing reasons of the disproportional residential footage ratio to the commercial footage, delivery vehicles for Jimmy Johns not calculated into the traffic study, pedestrian and automobile traffic, and not enough parking: RECORD OF PROCEEDINGS Estes Valley Planning Commission October 16, 2018 Board Room, Estes Park Town Hall 4 David Courtes, Janet Jones, Shaun Jones, Deb Seick, Kris Adams, Pete Maxwell. Those speaking in favor of the Development Plan stating the huge need for housing and meeting community needs: Tim Cashman, Randy Brigham, David Batey, Gerald Mayo, Ryan Leahy, Charlie Dickey, Bill Van Horn, John Nicholas, Guy Beesley, Naomi Hawf. Applicant Comments: Pedestrian traffic will be mostly on the north side of Highway 34, with residents going to work at Stanley Village and downtown. The unallocated space in the building is a basement, which Estes Park Health has agreed to lease. EPH and Jimmy Johns will have two units each. Leases to J-1 visa holders generate enough income to cover the whole year. Added landscaping on the eastern property line is acceptable. CDOT will not make any commitments until a full plan set is submitted. Commissioner concerns/discussion: o Impressed with the interactions with the neighborhood community. o Parking restrictions would be included in the lease: 69 spaces total, 11 for employee housing, 44 for businesses. Spaces were calculated at 1.3 per unit. If parking becomes a problem, it is up to the owner to correct. o Rentals will be strictly to businesses with contracts for a unit, and inhabitants must be employed in the Estes Valley, not leased to the general public. o EPH stated that they are renting the entire 12,000 sf. 3000 for urgent care, the extra 9,000 sf will be determined as needs arise. o Traffic study does not meet peak hour needs for a light. o The risks involved will fall on the developer, not the town. o Traffic light, cross-walk or roundabout installation discussions with CDOT. o One building will not make a huge difference in traffic compared to the benefit the project will provide. o Mixed use is a creative and thoughtful design. o Planning Commission has no jurisdiction over the Board of Adjustment’s decision. o Request for an additional traffic and pedestrian study when project is complete. It was moved and seconded (Theis/Foster) to approve the Alarado Business Park Development Plan with the following conditions: Additional landscaping shall be installed along the eastern property line, including trees and shrubs to provide adequate screening from the neighboring property, with the landscaping to be designed and installed outside the dedicated public utility easement. The motion passed 7-0. MINUTES AMENDED AT THE 7/16/19 PLANNING COMMISSION MEETING AS WRITTEN BELOW: RECORD OF PROCEEDINGS Estes Valley Planning Commission October 16, 2018 Board Room, Estes Park Town Hall 5 It was moved and seconded (Theis/Foster) to approve the Alarado Business Park Development Plan according to the findings of fact, with findings and conditions recommended by staff, with the condition that the applicant provide a plan that shows trees planted on the eastern boundary as part of a landscape buffer, and they can be on the neighbors property to satisfy that, to provide adequate screening from the neighboring property, with the landscaping to be designed and installed outside the dedicated public utility easement. The motion passed 7-0. Due to time constraints, Chair Leavitt adjourned the meeting at 4:18 p.m. _________________________________ Bob Leavitt, Chair __________________________________ Karin Swanlund, Recording Secretary