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HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2014-10-21RECORD OF PROCEEDINGS Estes Valley Planning Commission October 21, 2014 Board Room, Estes Park Town Hall Commission: Attending: Also Attending: Absent: Chair Betty Hull, Commissioners Doug Klink, Charley Dickey, Kathy Bowers, Nancy Hills, Steve Murphree, Wendye Sykes Chair Hull, Commissioners Klink, Bowers, Dickey, Sykes, and Murphree Senior Planner Dave Shirk, Planner Phil Kleisler, Town Board Liaison John Phipps, Larimer County Liaison Michael Whitley, and Recording Secretary Karen Thompson Commissioner Hills Chair Hull called the meeting to order at 1:30 p.m. There were 22 people in attendance. Each Commissioner was introduced. Chair Hull explained the process for accepting public comment at today's meeting. The following minutes reflect the order of the agenda and not necessarily the chronological sequence. 1. PUBLIC COMMENT None. 2. CONSENT AGENDA A. Approval of minutes, August 19, 2014 Planning Commission meeting. B. Amended Plat of Lots 14,15, & a portion of Lot 16, Haydens Resubdivision; 1230,1260, and a vacant lot. Middle Broadview It was moved and seconded (Bowers/Sykes) to approve the consent agenda as presented and the motion passed unanimously. 3. FALCON RIDGE, TBD Red Tail Hawk Drive A. DEVELOPMENT PLAN 2014-03 B. AMENDED PLAT, LOT 4, GOOD SAMARITAN SUBDIVISION Planner Kleisler reviewed the staff report. He stated there were two items to review: the Development Plan, with the Planning Commission as the decision-making body; and the Amended Plat, with the Planning Commission the recommending body to the Town Board. The owner/applicant is the Estes Park Housing Authority, and the lot is zoned RM-Multi-Family Residential. He stated the Planning Commission received a very detailed presentation in June, 2014 with the first review of the Falcon Ridge project. Due to several factors, including but not limited to denial by the Town Board of a Minor Subdivision request and neighbor opposition, the applicant made significant revisions to the plan. The Town Board did approve a fee waiver for development review and building permits earlier this year. A fee waiver request for the Amended Plat will be considered at the November 25, 2014 Town Board meeting. Planner Kleisler stated today's report would focus on the revised design. The Development Plan includes 48 attainable housing rental units on Lot 4. The most significant design change is the removal of several proposed buildings from the southern property line. The changes include one building to be located in the southwest corner of the property, approximately 40 feet from the property line. The buildings along the northern boundary have been pushed to the south. The purpose of the Amended Plat is to dedicate easements necessary for the development plan. No property lines will change. Planner Kleisler stated the undeveloped property borders platted wetlands to the north, multi-family attainable housing to the east, single-family housing with a mix of attainable units to the south, and Town-owned open space to the west. Planner Kleisler explained the maximum allowed units was 12 units per acre, using the Attainable Housing Density Bonus. The applicant has proposed 8.6 units per acre. The architectural elevations and associated finished floor elevations comply with the building height limitations of the Estes Valley Development Code (EVDC). Impervious coverage allowed is 50%, and the applicant has proposed 41.78%, well under the limit. The Floor Area Ratio, which calculates the development's bulk, is proposed to be 13.66%. This is less than half of the 30% allowed. Planner Kleisler stated the applicant widened the interior sidewalks to six feet to accommodate vehicle RECORD OF PROCEEDINGS Estes Valley Planning Commission 2 October 21, 2014 Board Room, Estes Park Town Mali overhang. This is important due to anticipated heavy sidewalk use. In addition to the removal of the southernmost buildings, the site will be graded to have a northern slope along that property line. This will greatly reduce headlight glare on the neighboring homes on Gray Hawk Court. The revised landscape plan fax exceeds the minimum planting requirements. A few species will need to be changed to comply with the preferred planting list in the EVDC. Planner Kleisler stated the applicant submitted a Wildlife Study with this revised submittal, and staff provided the following comments: (1) If construction activity is initiated between April 1st and July 15th, a detailed wildlife assessment should be conducted; (2) Neighbors would likely object to the removal of fencing on the westerly portion of the property; however, staff cannot require removal; (3) Staff determined the wildlife movement would likely be through the wetlands north of the site; (4) The applicant is not currently planning to relocate the play area; and (5) Bear-proof trash containers on the site will be screened with a solid fence. Concerning exterior lighting. Planner Kleisler stated the design proposes light poles less than 18 feet in height, when 25 feet is allowed. The reconfigured site moved the parking lot and associated lighting closer to the south. All exterior lighting complies with the EVDC. Parking is provided along the loop driveway through the site, and over 100 parking spaces have been proposed. This number exceeds the minimum requirements. Planner Kleisler stated the application was routed to all affected agencies and adjacent property owners. One public comment in support of the project was received from the Board of Realtors. Several agencies provided comments. The applicant received approval for two minor modifications relating to transportation: (1) A slightly wider driveway opening to accommodate fire truck turning radii; and (2) A curb cut that does not directly align with the adjacent cut across the street. This redesign will align with the relocation of the buildings on the north side of the property, and will not conflict with traffic from Talons Pointe development. It was determined by staff that a third minor modification request was not needed. Staff Findings 1. The Development Plan application complies with EVDC Section 3.8D Development Plan Standards for Review, provided that the application is revised to comply with recommended conditions of approval by staff and affected agencies. 2. The Amended Plat application complies with EVDC Section 3.9E Subdivision Standards for Review, provided that the application is revised to comply with recommended conditions of approval by staff and affected agencies. 3. The Planning Commission is the decision-making body for the proposed Development Plan and the recommending body to the Town Board for the proposed Amended Plat. 4. Approval of the Amended Plat application will not be materially detrimental to the public welfare, injurious to other property in the neighborhood, or in conflict with the purposes and objectives of the EVDC. Planner Kleisler stated staff recommended approval of the Development Plan and the Amended Plat, with the conditions of approval listed below. He noted the applicant received the findings and condtions of approval several weeks ago and had already completed most of changes. Staff and Commission Discussion Comments were directed towards irrigation of the landscaping, and the revised width of the sidewalks. Public Comment Rita Kurelja/Executive Director of the Estes Park Housing Authority stated the need for attainable housing in the Estes Valley is still great, and they actually have a waiting list. The revised design meets all the requirements of the EVDC with the exception of the approved minor modifications. It also meets the guidelines of the Estes Valley Comprehensive Plan, and the Housing Authority is looking forward to the development fitting in with the community. The majority of financing has been secured. The Board of Directors is ready for a positive result from this project. Dave Lingle/project architect stated they conducted extensive outreach with the surrounding neighborhood, addressed all concerns, and the end result is the revised design. He stated the primary concern was related to density. The revised plan shows 48 units, which includes four six- RECORD OF PROCEEDINGS Estes Valley Planning Commission 3 October 21, 2014 Board Room, Estes Park Town Haii plex buildings (stacked flats) and four townhouse buildings containing six units each, mostly two- story in design. The overall site will still have a 2000 square foot community building containing a meeting room, office space, and a semi-covered patio overlooking the playground. The redesigned buildings on the north will have decks slightly elevated, overlooking the wetlands area. Craig Russell/landscape architect stated the neighbors desired to increase the space between their homes and the proposed buildings. The designers presented three alternative plans to the neighbors, and the chosen plan was what was submitted. Decreased density on south portion of the parcel and pushed the southwestern most building as far north as possible. The redesign improved the view corridors for the neighbors (from the previous design), and created as much buffer as possible by maximizing landscaping on the south side and enhancing the slope to reduce headlight glare. The revised road layout contains some of the original plan and introduced as many islands as possible to break up the parking areas. The islands will also decrease the crossing distance for pedestrians and will slow down traffic. Jim Pickering/Economic Development Corporation Chair stated attainable workforce housing is absolutely critical to maintaining economic development in the Estes Valley. He attended the neighborhood meeting, and found that every attempt was made to accommodate the suggestions from the neighbors. Neighbor comments included, but were not limited to; this is acceptable to us; I truly compliment you; you have addressed all our concerns; a really well- designed plan; and very accommodating. The revised plans have his and the neighbor's support. Public comment closed. Staff and Commission Discussion Comments included: the view corridors have been well-addressed; the Housing Authority should be commended for considering everyone in this project; very pleased with the revised design. Conditions of Approval 1. Amended Plat application - Lot 4, Good Samaritan Subdivision, subject to the following conditions: a. Compliance with the memo from the Town of Estes Park Community Development Department dated September 26, 2014 2. Development Plan 2014-03, subject to the following conditions: a. Town Board approval of the Amended Plat application; b. Compliance with the following affected agency comments: i. Memo from Town of Estes Park Public Works Department dated September 26, 2014 ii. Memo from Town of Estes Park Light & Power Division dated September 23, 2014 iii. Memo from Town of Estes Park Water Division dated September 22, 2014 iv. Memos from Town of Estes Park Community Development Department dated September 26, 2014 V. Memo from Estes Valley Fire Protection District dated September 23, 2014 vi. Memo from Upper Thompson Sanitation District dated September 26, 2014 It was moved and seconded (Sykes/Bowers) to approve the Falcon Ridge Development Plan 2013-03 as described in the staff report, with the findings and conditions recommended by staff and the motion passed unanimously. It was moved and seconded (Bowers/Murphree) to recommended approval of the Amended Plat of Lot 4, Good Samaritan Subdivision to the Town Board with the findings and conditions recommended by staff and the motion passed unanimously. 4. AMENDMENT TO THE ESTES VALLEY PLANNING COMMISSION BYLAWS Planner Shirk stated the primary purpose of amending the bylaws was to reformat them for consistency with other Board/Committee bylaws, as directed by Town Administrator Lancaster. The existing bylaws were created in 2000 at the time the Planning Commission was created, and RECORD OF PROCEEDINGS Estes Valley Planning Commission 4 October 21,2014 Board Room, Estes Park Town Hall did not follow any specific format. Although there have been periodic amendments, the current formatting remained the same. Planner Shirk stated some of the proposed changes will require an amendment to the Inter-governmental Agreement with Larimer County; specifically, the removal of specific years of Town/County chair. The document was reviewed in the study session prior to today's meeting, and the following changes will be made to the proposed amended bylaws: (1) replace "Chairperson" with "Chair"; (2) add page numbers and title to bottom of page; (3) Section II, change "Thursday" to "Tuesday"; (4) Correct lettering in Section II (C to E, D to F, etc.); (5) Section II.E "Cancellation of Meetings" - specify the Chair may cancel; (6) Section III.B "The terms of the members shall be staggered"; and (7) Section VII: rename to "Compliance with Town and County Policies." to have consistency with all town bylaws. Planner Shirk stated the primary changes have to do with the term of officers and the switching of the Town/County appointment of the Chair position. He stated changes also clarify how consent items are handled during the study session, clarifying when and how meetings can be cancelled, providing an update on meeting procedures and processes we follow; amending terms of members. He will review the document one more time for typographical and grammatical errors. Planner Shirk stated the Planning Commission will vote to recommend approval to both the Town Board and the County Commission. It was moved and seconded (Klink/Murphree) to recommend approval of the amendments to the Estes Valley Planning Commission Bylaws to the Town Board and Board of County Commissioners as revised and the motion passed unanimously. 5. REPORTS A. Senior Planner Shirk reported on the Joint Work Session between the Planning Commission, Town Board, and County Commission heid on October 15, 2014. He clarified that future joint work sessions would contain minimal reports, and those reports would only put context to the action items needed to move forward. There was brief discussion about the food cart/truck item, and whether or not the County Commission needed to be involved in that discussion. Comments made included the County Commission could provide good comments because food carts/trucks are allowed in Fort Collins; the County would need to be on board with code amendments because they would need to vote to approve or deny any amendments to the EVDC; and staff continues to receive requests for food carts and trucks in the Estes Valley. Planner Shirk stated future meetings will be scheduled as needed, when there are enough items on the agenda to warrant a meeting, probably one or two a year. Comments included: we need to lay out what we want to work on next year, and what input would be required; a vision for the future may be helpful. Planner Shirk reported the transportation section of the Comprehensive Plan needed additional input from the Public Works Department, the Museum, and the Transit Coordinator. Additional spreadsheet updates are needed concerning traffic. He stated he needs to meet with Jon Nicholas to get economic data collected from the Economic Development Corporation (EDC). Attorney White clarified the EDC is a private non-profit corporation and not part of the Town. The Town has two seats on the Board, and provides some funding. B. Senior Planner Shirk reported on a letter received from the Colorado Department of Transportation (CDOT) concerning transfer of ownership of West Elkhorn Avenue from the State to the Town. The letter is a request for comment on the land use portion of the proposal. Currently a state highway and would become a Town road. From a regulatory perspective, there is no difference. The change would put West Elkhorn under local authority and maintenance. Greg Muhonen, Public Works Director, stated field crews have a good working relationship with CDOT. He will push for an overlay of that portion of road before everything with the FLAP grant project is done. C. Greg Muhonen, Public Works Director provided an update on the parking structure. The full package, with all inclusions as originally designed, will be going to bid. The bid schedule has been structured with line items to obtain an exact breakdown of costs. That wili make it possibie to award or remove individual items from the bid package. D. Upcoming Reviews RECORD OF PROCEEDINGS Estes Valley Planning Commission October 21, 2014 Board Room, Estes Park Town Hail I. There have been preliminary discussions about the possible redevelopment of an older accommodations property in town. An application may be forthcoming within the next few months. 3. The Salud Clinic has donated a parcel of land to Habitat for Humanity. Staff will meet with them to discuss potential uses. The lot is currently zoned O-Office. Staff let them know neighborhood outreach would be imperative from the start. 4. The YMCA has submitted a Development Plan application for a Mountain Center near the Lower Cookout area. The building would be the headquarters for all outdoor activities at the YMCA. A Development Plan is required due to the number of parking spaces proposed. They also submitted an application for a height variance, which will be before the Board of Adjustment the month following the Planning Commission review. 5. The following items were approved by the Town Board on August 26, 2014; a. The Lodges at Black Canyon Inn Supplemental Condominium Map b. Estes Park Sanitation District Special Review c. Stanley Hills Amended Plat d. Fort Morgan Colony Amended Plat 6. The following items were approved by the Town Board on September 23, 2014 a. Kenofer Amended Plat b. Park River West Supplemental Condominium Map, Phase XXVI 7. The following items were approved by the Estes Valley Board of Adjustment on September 9, 2014: a. Laurienti Variance b. McAndrew Variance c. Sombrero Ranch Variance - This item was a request to stockpile a large area of fill material on the ranch property, taken from flood deposition at Lost Antlers Ranch on McGraw Ranch Road. The variance was approved with several conditions, including a development agreement. 8. The following items were approved by the Estes Valley Board of Adjustment on October 7, 2014: a. Whitmore Variance b. Lauer Variance 9. The vacancy on the Board of Adjustment has been filled by County resident Don Darling. Don is a home builder and lives in the Windcliff area. He replaces Bob McCreery, who moved from the unincorporated Estes Valley. 10. The Town was awarded a grant to hire an environmental planner for a two-year time period. The grant will pay the salary, and the Town will pay for the benefits. This person will be under the supervision of Director Chilcott. II. The Town submitted the Hazard Mitigation Grant Program (HMGP) application, which focuses primarily on the downtown area, and the Community Development Block Grant-Disaster Recovery (CDBG-DR) grant application. The combined total is approximately $13 million. The criteria for the grants included a benefit cost analysis, which limited the focus to the downtown area. There being no further business. Chair Huil adjourned the meeting at 2:47 p.m. tvc^ull.BettvCHull, Chair 2^ Karen Thompson, ^e^bi^g'^Secretary