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HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2014-05-20RECORD OF PROCEEDINGS Estes Valley Planning Commission May 20, 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 Bowers, Dickey, Murphree, Hills and Sykes Director Alison Chilcott, Planner Phil Kleisler, and Recording Secretary Karen Thompson Commissioner Klink The following minutes reflect the order of the agenda and not necessarily the chronological sequence. Chair Hull called the meeting to order at 1:30 p.m. There were approximately 16 people in attendance. Each Commissioner was introduced. Chair Hull explained the process for accepting public comment at today's meeting. 1. PUBLIC COMMENT None. 2. CONSENT AGENDA A. Approval of minutes. May 1, 2014 Planning Commission meeting. B. Staff request to continue the application for Sixth Green Estates Amended Plat to the June 17, 2014 meeting. C. Staff request to continue proposed amendments to the Estes Valley Development Code concerning micro-breweries, assemblies, and attainable housing to the July 15, 2014 meeting. It was moved and seconded (Bowers/Sykes) to approve the consent agenda as presented and the motion passed unanimously with one absent. 3. COMFORT INN DEVELOPMENT PLAN 2014-03 and AMENDED PLAT, Lots 18A & 30A, 2nd Amended Plat of Lots 18,22, & 30, Grand Estates Subdivision, 1450 Big Thompson Avenue Planner Kleisler reviewed the staff report. The development package includes two components: combination of two lots, and the redevelopment of a portion of the site. The existing use is hotel/motel on the south side of Highway 34. Multi-family residential condominiums are to the north, a mix of multi-family and single-family residential units are to the south, with hotel/motel units on both the east and west. The parcel is zoned A- Accommodations, and hotel/motel development is a use by right in this zone district. The request is to redevelop the proposed Lot 30B (4.19 acres) by demolishing the northwest and west hotel buildings and most of the southwest building, and constructing a 36-room hotel building. The proposed hotel building would include a swimming pool, lap pool, hot tub, meeting room, and catering room all located within the building for use by guests. Six rooms within the southwest building would be converted to employee housing. Planner Kleisler stated the amended plat would remove the interior lot line and dedicate and vacate easements as needed for the proposed development. Some of the easements will change slightly to accommodate any changes to utilities as a result of the reviewing agency requests. The proposed Amended Plat exceeds the minimum lot size for 40,000 square feet and minimum width of 100 feet. Planner Kleisler stated the application was reviewed for compatibility and consistency with the Estes Valley Comprehensive Plan, and for compliance with the Estes Valley Development Code (EVDC). The applicant requested several minor modifications, and stated the Planning Commission is authorized to grant or deny these requests. Minor Modification Requests 1. Planner Kleisler stated the impervious coverage at the site is currently 69%, and the applicant is proposing 62.5% lot coverage. With the EVDC requirement at 50%, RECORD OF PROCEEDINGS Estes Valley Planning Commission May 20, 2014 Board Room, Estes Park Town Hall approval of this minor modification request would bring the development more into compliance. 2. In non-residential zone districts, sidewalks are required to be eight feet wide. The applicant is proposing a six-foot wide sidewalk at the north end of the property to prevent removing several large trees. 3. Appendix D of the EVDC states driveway slope can be up to 4% grade within twenty feet of any intersection. The proposed slope at the Lake Front Drive intersection is 8.9%. Planner Kleisler stated the Town Engineer has denied this minor modification, and staff is requiring the site plan be revised to comply with the 4% grade. 4. The applicant has requested a 69-foot wide driveway in lieu of the maximum 30-feet allowed in the EVDC in order to accommodate emergency vehicles. The Town Engineer has denied this modification and the applicant has agreed to revise the plans to decrease the opening as much as possible without compromising emergency access. Planner Kleisler stated the proposed redevelopment was in alignment with the Comprehensive Plan concerning location and design and visual and environmental impacts. He stated the Conditions of Approval (listed below) would need to be addressed within 30 days of approval of the development plan. The application was routed to all affected agencies and adjacent property owners. Comments included but were not limited to: Public Works has requested revisions to the proposed stormwater drainage plan; the Water Department and Sanitation District worked to ensure compliance with the appropriate development standards, and their comments include several conditions of approval; Estes Valley Fire District requires a turning template to ensure emergency access and had several comments concerning fire safety during and after the redevelopment: Community Development found three points of non-compliance with the EVDC, including root zones, size of loading area, and grading; height and landscaping calculations will need to be clarified. Planner Kleisler stated the proposed density is 81 units, with 101 units being the maximum allowed on this site. Service water would be collected via curb and gutter along the interior perimeter before entering the detention pond and water quality pond on the western portion of the lot. After leaving the pond, it would enter alongside Lake Front Drive. Additional landscaping is required when a commercial use abuts a residential use, and the landscaping plan complies with this requirement. Planner Kleisler stated some neighbors have concerns about the drainage plan and trespassing onto their property in order to reach Lake Estes. After consulting with Town Attorney White, it was determined fencing cannot be required; however, the concerned property owner can take steps to protect his property. Another concern was weeds, and he stated this area of town was already on a list for proactive measures. Staff will rely on typical enforcement methods concerning noxious weeds. Staff Findings 1. The application is consistent with the policies, goals and objectives of the Comprehensive Plan, including the North End area plan. The application advances several Community-Wide policies, as delineated in the staff report. 2. The amended Plat complies with the standards and criteria set forth in Chapter 10 "Subdivision Standards." Adequate services and facilities are available to serve the development. If revised to comply with recommended conditions of approval, the application will comply with applicable sections of the Estes Valley Development Code, as described in the Review Discussion in the staff report. The Planning Commission is the Decision-Making body for the Development Plan, The Town Board of Trustees is the Decision-Making Body for the Amended Plat. 3. 4. 5. Planning commission can grant modifications up to a 25% threshold of the requirement. There will be some site redesigning which staff is anticipating will reduce the amount of lot coverage. RECORD OF PROCEEDINGS Estes Valley Planning Commission May 20, 2014 Board Room, Estes Park Town Hall Staff and Commission Discussion There was brief discussion concerning the impervious lot coverage. Public Comment Celine LeBeau/applicant representative stated her client desired to improve a motel built before the Development Code went into effect. Challenges in redeveloping this legally non- conforming development have included impervious coverage, utilities, etc. Combining 18A and 30A will help with water retention, open space landscape buffers with neighbors, and impervious lot coverage. If lots were not combined, there would be 66% impervious lot coverage; with the amended plat, coverage drops to 62.5%. She stated the proposed density is 20% below the maximum allowed. The applicant has worked closely with Town Engineer Kevin Ash to resolve drainage issues. Lot 18A will allow space for a retention pond and an open space buffer between the accommodations units and the nearby residences. The pond and open space will provide an aesthetic quality to the surrounding neighbors and allow for wildlife migration. Landscaping will provide added moisture and habitat for wildlife. Ms. LeBeau stated the applicant has also worked with the sewer district and water department, dedicating an easement to loop a water main through the property. With the redevelopment, the property will come into compliance with the Fire District regulations, providing adequate access to all buildings. She stated lowering the intersection grade to 4% will be a challenge, and the applicant has agreed to narrow the driveway opening as much as possible. The proposed retention pond was designed to contain historical rates of stormwater. Weeds are currently being managed, and Ms. LeBeau was confident they would not be an issue. The height of the proposed building complies with the EVDC height limit of 30 feet (adjusted for grade). David Bangs/Van Horn Engineering stated he prepared stormwater report. Parking areas in the southern portion of the property (Basin F) currently drain down the hill into the residential area, is not retained, and with no water quality treatment. The proposal is to capture the runoff in curb and gutter along the southern boundary of the site and convey it through storm sewer around the building into the retention pond, which will provide water quality treatment and controlled release from the site. The western portion of the site (Basin I) is currently a natural drainage that passes through a culvert. He indicated this culvert would have enough space for predicted flow. He stated there was adequate conveyance in the ditch for the flow from this property, using the curb and gutter then flowing through the drainage ditch along Lake Front. He did not anticipate any adverse drainage impacts on the neighbors. Kevin Ash/Town Engineer stated the historic drainage rates leaving the site are 4.9 cubic feet per second (cfs). Stormwater could flow into the retention pond at nine cfs, would fill up, then release the water at 4.9 cfs. Jim Cozzie/Town resident was supportive of the project, but was concerned that stormwater would flow onto their property. He was also concerned about guests trespassing through their property, which is a current issue. Additionally, he recommended weed control be done by digging rather than spraying, as he and his wife were very sensitive to herbicides. He did not think the retention pond was large enough to handle the stormwater. Millicent Cozzie/Town resident stated there is an outside door proposed on the south side of the new building, and was concerned guests would cut across their property to access Lake Front Drive instead of following the sidewalk around the retention pond. She did not support the height of the project, stating it would possibly change the essential character of the neighborhood. She was also concerned the retention pond would not handle heavy rains and could possibly wash out their driveway. Commissioner Bowers suggested the possibility of requiring a sidewalk around the entire perimeter to deter trespassing. Commissioner Murphree asked about adequate parking, and Planner Kleisler assured the Commission the parking calculations complied with the EVDC and actually had more parking spaces than required. RECORD OF PROCEEDINGS Estes Valley Planning Commission May 20, 2014 Board Room, Estes Park Town Hall b. c. d. e. Jim Watson/Town resident was concerned about the retention pond. He stated the condition of Lake Front Drive is deteriorating due to runoff from Highway 34, and thought the additional drainage would hasten deterioration. Wally Burke/Town resident was opposed to the wider driveway width. He is a nearby motel owner and thought the applicant should have to comply with the EVDC like he did. He had concerns about the drainage and the amount of time it would take the pond to drain, which may allow mosquitos to breed. David Bangs offered to speak with the concerned neighbors following the meeting to further address their concerns. Staff and Commission Discussion Planner Kleisler stated a sidewalk along the south side would increase the percentage of impervious coverage, and would ensure people would be walking closer to the lot line. Ms. LeBeau stated the landscaping plan included five-gallon shrubs, six to eight foot tall conifers, and four foot aspens. She expected the landscaping to provide a deterrent to trespassers. Planner Kleisler stated the weed problem along Lake Front has been an issue for quite some time, and he did not relate it to this redevelopment. Conditions of Approval 1. Compliance with the following affected agency comments: a. Estes Valley Fire District memo dated April 21,2014 Community Development Department memo dated April 25, 2014; Public Works Department memos dated April 7th and April 25, 2014; Water Division memo dated April 25,2014; and Estes Park Sanitation District email dated April 14, 2014. 2. Amend Sheet Two (2) of the proposed Development Plan to note the adjusted project area to 181,733 square feet. It was moved and seconded (Murphree/Sykes) to recommend approval of the Amended Plat of Lots 18A and 30A, 2nd Amended Plat of Lots 18, 22, & 30, Grand Estates Subdivision to the Town Board with the findings and conditions recommended by staff and the motion passed unanimously with one absent. It was moved and seconded (Dickey/Hills) to approve the Comfort Inn Development Plan 2014-03 with the findings and conditions recommended by staff with the findings and conditions recommended by staff and the motion passed unanimously with one absent. Chair Hull recommended the neighbors discuss the trespassing and drainage issues with the applicant and the Public Works Department. 4. REPORTS. A. Director Chilcott reported the Development Plan for Falcon Ridge multi-family residential housing project will be on the agenda in June. Director Chilcott reported the Mountain River Townhomes Final Subdivision Plat will be heard by the Town Board on May 27, 2014. Director Chilcott reported there are no reviews scheduled before the County Commission nor the Board of Adjustment in June. Director Chilcott reported a brewery tour in Fort Collins was held on May 16, 2014, to provide insight for the upcoming proposed amendments to the EVDC. Several Planning Commissioners, Town Trustees, business owners, and others attended. All thought the tour was time well-spent. Director Chilcott reported work on the modernization of the Estes Valley Comprehensive Plan will be postponed to allow staff time to focus on spring runoff/flood recovery and increased development activity responsibilities. B. C. D. E. RECORD OF PROCEEDINGS Estes Valley Planning Commissidr May 20, 2014 Board Room, Estes Park Town Hall F. Director Chilcott reported several mitigation projects have recently taken place in or beside rivers and streams to reduce risk of additional damage in areas where the conveyance capacity has been reduced. Various agencies are looking at designs for Fall River and Fish Creek, using risk-based methods. Funding sources (some competitive) are being investigated. She reported she was not aware of reimbursement to the Town for projects completed thus far; however, the Finance Department was working through the issues and tracking the various projects. There being no further business, Vice-Chair Bowers adjourned the meeting at 3:03 p.m. Betty Hull; Chair Karen Thompson,"Reoardirtg Secretary