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HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2012-11-20RECORD OF PROCEEDINGS Regular Meeting of the Estes Valley Planning Commission November 20, 2012 -1:30 p.m. Board Room, Estes Park Town Hall Commission: Attending: Also Attending: Absent: Chair Doug Klink, Commissioners John Tucker, Betty Hull, Joe Wise, Kathy Bowers, Tom Gresslin, Nancy Hills Chair Klink, Commissioners Hull, Wise, Bowers, Gresslin, and Hills Director Chilcott, Planner Shirk, Town Attorney White, and Recording Secretary Thompson, Town Board Liaison Elrod Commissioner T ucker The following minutes reflect the order of the agenda and not necessarily the chronological sequence. Chair Klink called the meeting to order at 1:30 p.m. There were nine people in attendance. Chair Klink stated that today’s meeting was being streamed live on the internet. This meeting was the inaugural test run for the system. He introduced Commissioner Hills, who is completing Commissioner Poggenpohl’s term. 1. PUBLIC COMMENT None. 2. CONSENT AGENDA A. Approval of minutes, October 16, 2012 Planning Commission meeting. B. Stanley Meadows Amended Plat, continue to December 18, 2012 Commission meeting. Planning It was moved and seconded (Hull/Bowers) to approve the consent agenda as presented and the motion passed 6-0 with Commissioner Hills abstaining. 3. WONDERVIEW VILLAGE TOWNHOMES SUBDIVISION PLAT, 141 Willowstone Drive Planner Shirk reviewed the staff report. This was a request to create a townhome plat for a previously approved condominium development plan. No additional development was proposed. Planner Shirk stated the proposed plat complied with the approved development plan. The property is zoned RM-Residential Multi-Family, and located on the southwest corner of Wonderview and MacGregor Avenues. Planner Shirk stated the original development plan was approved approximately five years ago for 17 units. Currently, the project has four completed units that are part of the condominium association. If the townhome subdivision is approved, the condominium association would be dissolved and a homeowners association (HOA) would be created. Planner Shirk stated the HOA declarations would be subject to the same laws as a condominium association (e.g. responsibilities of the outlet, stormwater drainage, road maintenance, etc.) Planner Shirk explained the difference between townhomes and condominiums; namely, condominium ownership includes airspace only, while townhome ownership includes the real estate underneath the building. He explained there are also building code regulations for wall structures between buildings with minimal lot lines. Planner Shirk stated two outlots have been created on the property. One includes the area in between the buildings, and the other contains all the road area, around the perimeter of the property, and the area along Wonderview Avenue. Planner Shirk stated the proposed townhome plat would have maximum lot coverage of 80%, with a cumulative Floor Area Ratio of .30. (Floor Area Ratio is a ratio of building floor area to lot area.) Planner Shirk stated most of the building envelopes on this property require very minor changes to keep them out of utility easements and setbacks. The applicant was notified of those requirements. Planner Shirk stated staff and the applicant have agreed to address RECORD OF PROCEEDINGS Estes Valley Planning Commission 2 November 20, 2012 the landscaping for the individual lots at the time each lot is developed. Other landscape requirements would be contained within the outlets. There will be a note on the final plat specifying landscaping on individual lots. Planner Shirk stated the landscaping for the development was pushed into the northwest corner to provide maximum visibility to traffic on Wonderview Avenue, while still being compliant with the development code. The applicant will be relocating the original sidewalk to follow Wonderview Avenue as closely as possible, working around the large existing drainage area. The final plat will vacate the existing pedestrian easement on Willowstone and rededicate it on Wonderview Avenue. Planner Shirk stated a fence would be built around the entire perimeter, while individual unit fencing would not be allowed (except for dog runs). Trash would be required to be inside the units until trash collection day. Planner Shirk stated there would be a slight relocation of one of the units to the southeast corner. The tall, slim design of the existing units would not work on the undeveloped lots; therefore, future units will be lower in elevation than the existing units. The plans show some units appear to be one-story unit from the south view and two-story from the north view. Planner Shirk stated he received one email from an adjacent property owner who was concerned about the loss of views, privacy, the potential for renters, and decreased property value. The Public Works Department and Estes Park Sanitation District expressed concern about the building envelopes potentially encroaching into utility easements. Planner Shirk presented the following findings; 1. This proposal complies with applicable sections of the Estes Valley Development Code. Including Section 3.9.E “Standards for Preview” and 10.3 “Review Procedures.” 2. Per Section 10.5.K.1, sidewalk and district buffer landscaping shall either be installed or guaranteed prior to recordation of plat. 3. This request has been submitted to reviewing agency staff for consideration and comment. No significant issues or concerns were expressed by reviewing staff relative to code compliance or the provision of public services. 4. Within sixty (60) days of the Board’s approval of the amended plat, the developer shall submit the plat for recording. If the plat is not submitted for recording within this sixty-day time period, the approval shall automatically lapse and be null and void. 5. This is a Planning Commission recommendation to the Town Board. Staff recommends approval of the amended plat, with conditions listed below. The Town Board is scheduled to hear this item on December 11,2012. Public Comment Jes Reetz/Applicant representative stated the applicant agreed to change the building envelopes so none are located in easements or setbacks. Linda Quarantino/Town resident was concerned about the design of future homes, and the potential for privacy issues. She was more accepting of the future floor plans. Director Chilcott explained the development code did not include architectural design standards, but did address height, density, and impervious coverage. Dan Timbrell/Town resident questioned the ramifications of converting to townhomes from condominiums. Planner Shirk stated Colorado law dictates HOA rules, property taxes are based on the use of the property, and utility rates should remain the same. The individual property owners had to agree to this conversion as part of the application process. Kay Gillespie/Town resident echoed the issues of privacy. She was also concerned about the increase in traffic on Wonderview and suggested a traffic light be installed at Wonderview and MacGregor. RECORD OF PROCEEDINGS Estes Valley Planning Commission November 20, 2012 Staff and Commission Discussion None. Conditions 1. The final plat shall account for the revised sewer easement, as referenced in memo from EPSD dated October 9, 2012. 2. Compliance with memo from Public Works dated October 29, 2012. Building envelopes shall not encroach into easements. 3. Preliminary construction plans for the sidewalk shall be submitted prior to final plat approval. It was moved and seconded (Hull/Hills) to recommend approval of the Wonderview Village Townhome Subdivision Plat to the Estes Park Board of Trustees with the findings recommended by staff and the motion passed 6-0 with one absent. 4. SPECIAL REVIEW 2012-05, Lots 16 & 17, QUASEBARTH RESUBDIVISION, 860 Dunraven St Planner Shirk stated this was a special review to allow used vehicle sales. The existing business at this location is an auto repair shop, which is an allowed use in the CH- Commercial Heavy zone district. Vehicle sales are allowed in the CH zone district following special review approval. Planner Shirk stated the area in question has been used for outdoor auto storage for quite some time. Planner Shirk stated the site was legally nonconforming, meaning the use pre-dated the development code. Therefore, the development code standards for vehicle/equipment sales and rentals should not be imposed on the outdoor storage use of this property. Staff recommended the parking spaces fronting Dunraven Street be kept available for use by customers and should not be used for vehicle storage. Additionally, all vehicles must be stored on-site and not in public right-of-way. Based on the foregoing, staff found the following; 1. This proposal complies with applicable sections of the Estes Valley Development Code, including Section 3.5 Special Review Uses. 2. The proposed special review use will not have potential adverse impacts on nearby land uses, public facilities and services, or the environment. 3. Outdoor vehicle storage on this site is legally nonconforming, therefore Sections 5.1.L, 5.1.R, and 7.13 regarding outdoor storage do not apply. 4. This request has been submitted to all applicable reviewing agencies for consideration and comment. No significant issues or concerns were expressed by reviewing staff relative to code compliance or the provision of public services. 5. This is a Planning Commission recommendation to the Town Board of Trustees. Staff recommended approval with one condition, listed below. The Town Board hearing is scheduled for November 27, 2012. Public Comment Blake Hornsby/applicant desires to expand the business to make it more profitable. Staff and Commission Discussion None. Condition 1. All vehicles shall be stored on site and not in public right-of-way. It was moved and seconded (Bowers/Gresslin) to recommend approval of Special Review 2012-05 to the Town Board with the findings and conditions recommended by staff and the motion passed 6-0 with one absent. RECORD OF PROCEEDINGS Estes Valley Planning Commission 4 November 20, 2012 5. STANLEY PARK LOCATION AND EXTENT REVIEW/SPECIAL REVIEW 2012-06, MULTI-USE STALL BARN AND MULTI-PURPOSE EVENT CENTER AT STANLEY PARK, TBD Rooftop Way Planner Shirk reviewed the staff report. This was a request for a Location and Extent Review and Special Review for two new buildings to be located at the Stanley Park Fairgrounds: a multi-use stall barn and a multi-purpose event center. The multi-purpose stall barn would be approximately 27,000 square feet and could accommodate 95 horse stalls, which would be removable to allow for a variety of uses. The building would also include restrooms. Community Development staff understand the Town Board desires to begin construction on this structure within the next few months. This new barn would replace nine of the old stall barns located in the southeast area of the fairgrounds. The multi-purpose event center (MPEG) construction timeframe has not been determined. This proposed structure would be approximately 35,000 square feet and could accommodate several uses, including 140 additional horse stalls. Other uses could include trade shows, conferences, sports tournaments, concerts, etc. Director Chilcott added a size comparison would be the local Safeway grocery store, which is approximately 50,000 square feet. The MPEG would be close to one acre in size. Because the timeframe for this building (and adjacent parking lot) have not been finalized, the applicant requested an extension of the approval period. Planner Shirk stated the applicant, Norris Design, has requested a five- year vesting/approval period for the Special Review. This contrasts with the typical one- year approval period for Special Review and three-year period for Location and Extent Review. Staff recommended making two motions, one for the Location and Extent Review/Special Review, and another for the time period extension. Planner Shirk stated the Town Board was authorized to approve the requested extension. Planner Shirk stated the Estes Valley Board of Adjustment approved height variances at the November 6, 2012 meeting for the two buildings. The height variance for the stall barns was to allow cupolas to be 31 feet tall (the main roof height will be lower than 30 feet, and in compliance with the development code). The height variance for the MPEG would allow a clerestory (light well) to be 37 feet tall. Again, the main roof would comply with the height limit. Planner Shirk stated recipients of variance approvals must pull the building permit(s) within one year of approval or the approval would be null and void. An extension of the variance approval is not allowed. If it expires, the applicant’s only option would be to reapply. Planner Shirk explained the size of the proposed project would typically require a development plan, of which the Planning Commission would be the decision-making body. However, the proposed use-Entertainment Event, Major-required Special review, and the Planning Commission will present their recommendations to the Town Board for the final decision. Additionally, Planner Shirk stated because this was a publically funded project, the development also required Location and Extent Review. This type of review is presented to the Planning Commission for recommendation to the Town Board. The Town Board is the decision-making body. Planner Shirk stated the request was submitted to all applicable reviewing agencies for consideration and comment. A Traffic Impact Analysis (TIA) was completed, and indicated several turn lanes would be required with additional development. Specifically, a deceleration lane for westbound traffic turning left onto Community Drive; a deceleration lane for eastbound traffic turning right onto Community Drive; and an acceleration lane off of 4th Street and Highway 36 heading east. Any final decisions would be left to both the Colorado Department of Transportation and the Public Works Department. Planner Shirk stated Stanley Park Fairgrounds has been subject to a series of master plans. In 2002, the Town Board set a goal to review the Stanley Park Master Plan, which led to the Stanley Park Revitalization Plan Report being adopted by the Town Board in July, 2003. This concept plan included four buildings to be located in the general location of the proposed multi-use stall barn and MPEC. Since then, this plan has served as the RECORD OF PROCEEDINGS Estes Valley Planning Commission 5 November 20, 2012 guiding document in the redevelopment of Stanley Park, including stormwater design and the new grandstands. In 2009, the Town contracted with Thorp Association to prepare architectural design criteria for new and remodeled structures at the fairgrounds. Those standards were followed for the grandstands, and would apply to the proposed stall barn/MPEC buildings. In the summer of 2012, the Town Board adopted a modified concept plan for this area, as outlined in the Statement of Intent, which can be viewed on the Town website. Planner Shirk stated the proposed buildings and location comply with the approved master plan. Planner Shirk stated staff received public comment concerned about traffic and odor from horses. Based on the foregoing, staff found the following: 1. This proposal complies with applicable section of the Estes Valley Development Code, including Section 3.9. E “Standards for Review”. 2. The application for the proposed special review use mitigates, to the maximum extent feasible, potential adverse impacts on nearby land uses, public facilities and services, and the environment. This finding is based on the assumption the landscaping plan is implemented concurrent with construction. 3. This request has been submitted to reviewing agency staff for consideration and comment. 4. This is a Planning Commission recommendation to the Town Board of the Town of Estes Park. Public Comment Elena Scott/Applicant gave an overview of the project, which began partly out of concern about the condition of some of the existing stall barns. In addition to replacing stall barns, the goal was to add more stalls to get to build out, thus allowing Estes Park to host major events. The main goal was to build multi-use buildings. She briefly explained the history of Stanley Park. Ms. Scott stated she met with a wide variety of people to find out the needs, likes, dislikes, etc. Additionally, there was a neighborhood meeting on July 23, 2012. Ms. Scott stated the existing stall barns were designed that way because of the significant slope of the land. This slope was a major factor in the decision to locate the proposed stall barn further west, in a relatively flat area and close to existing parking. Detention ponds would be located to the east of the Senior Center. The view from the grandstands would be protected. Ms. Scott explained the main considerations for the proposed locations were animal and visitor safety, circulation, flexibility, efficiency for operations and maintenance, parking and access, and utilization of existing infrastructure. During interviews with stakeholders, the following arose: the desire to attract more guests to Estes Park during all times of year, the need of a multi-use space in the community, desire to attract additional events, trade shows, conferences, fairs; and desire to attract a higher echelon of events with the addition of improved facilities. Ms. Scott stated there is on-going discussion as to how to work with the Senior Center to potentially integrate the buildings. The main thoroughfare would remain through the middle of the parcel, as that is the most efficient location. The detention ponds and RV parking would remain, the feed barn currently west of the arena would be relocated to an area north of the proposed stall barn. Ms. Scott stated the proposed buildings would follow the adopted design guidelines, using common materials and colors. The stall barn would be built first. The Town has set aside funding for a master irrigation plan; therefore, the landscaping would not be added until irrigation is installed. Ms. Scott stated the stall barn would be 4,000 square feet larger than the existing barn W. It would have a concrete floor, removable stalls, and some interior finishes to make it more attractive for events. The main loading area for semis and trailers would be on north and south ends, allowing the ability to clean out the barn on a large-scale process. A proposed porch on the east side could serve as a location for vendors. Mr. Scott stated the proposed MPEG would contain more amenities than the stall barn: kitchen, office space, storage, conference space, etc. to attract higher quality events. Up to 140 10 x 10 RECORD OF PROCEEDINGS Estes Valley Planning Commission November 20, 2012 stalls could be added and removed as needed, purpose than the stall barn. This building would serve a larger Commissioner Hills questioned the location and whether or not it could be moved further east to create a larger buffer for the neighbors on Fourth Street. Commissioner Wise questioned the demand for stall barns. Ms. Scott stated the prevailing winds would be blowing away from the neighborhood. Bo Winslow, Coordinator of Community Services, stated some events require portable/temporary stalls, so the demand for additional stalls is certainly there. Public Comment Kay Norton-Haughey/Town resident was concerned about the size, odor, flies, traffic, and safety with the proposed development being so close to the homes on Fourth Street. She opposed the project, stating negative impact to the Reclamation District Subdivision in a variety of ways. She would like to see more discussion on the project. Ms. Scott stated the grade of the land (25 foot drop in 600 feet), drainage issues, and inefficient location for maintenance and operations made it impractical to locate the proposed stall barn on the southeast corner of the fairgrounds. She stated signage would direct traffic away from Fourth Street on to Community Drive and Manford Avenue. More signage would be considered if deemed necessary. Mr. Winslow stated Town Board gave staff the leeway to open or close the Fourth Street access to the fairgrounds, and decisions are made on a case-by-case basis. Commissioner Bowers sympathized with the homeowners. She stated the designers took everything into consideration. Mr. Winslow stated the number of parking spaces would be increased as the old stall barns were removed, manure would be hauled off immediately, and they have already begun steps to address the fly issue. He stated dust comes from the shavings used in the bedding, not from the arenas. The equine season is June through mid-September, with actual event days less than that. He pointed out that the MPEG and Grandstands would not be holding separate events at the same time. During grandstand events, the MPEG would be used for horse stalls. Town Attorney White stated staff would determine the one-year issue that is in the code for special review. However, it may be that because this is a Location and Extent Review, and the special review portion is merely the process because of the size and use, the Location and Extent Review three year timeframe can be extended to five years if the Planning Commission votes and approves that, or if the Town Board accepts that recommendation. Conditions 4--LQcatioFr-and Extent/Spocial Review Approval shall expire November 27, 2017 if no building permits-have beon-applied for. 2. Compliance with recommendations outlined in the Traffic Impact Analysis 3. Compliance with the Architectural Design Criteria for New and Remodeled Structures at the Stanley Park Fairgrounds prepared by Thorp Association in 2009. 4. Compliance with memos from Upper Thompson Sanitation District dated October 23 and September 13, 2012. 5. Landscaping shall be installed concurrent with building construction. 6. Compliance with memo from the Estes Valley Fire Protection District dated November 19, 2012 It was moved and seconded (Hull/Bowers) to recommend approval of extending the expiration date of the Location and Extent/Special Review to five years from the approval date in lieu of the standard three-year approval period, and the motion passed 5-1 with Commissioner Gresslin voting against the motion and one absent. It was moved and seconded (Hull/Hills) to recommend approval of the Location and Extent/Special Review with findings and conditions recommended by staff RECORD OF PROCEEDINGS Estes Valley Planning Commission 7 November 20, 2012 including conditions 2 through 6 and the motion passed 5-1, with Commissioner Gresslin voting against the motion and one absent. 6. REPORTS Director Chilcott reported on the Joint Study Session between the Town Trustees and the Planning Commissioners. The general consensus was to move forward with updating the Estes Valley Comprehensive Plan by using Option 2; updating facts and removing obsolete references. Staff is hoping to have drafts of some chapters by January. She suggested establishing a subcommittee to assist with drafting updates. Chair Klink stated more could be discussed at the December meeting. Planner Shirk reported on two pre-application meetings: 1) The owner of Park Flooring on Highway 7 is considering purchasing the parcel directly behind the business to provide storage space for local contractors; 2) The owner of property on Elm Road desires to develop the property with a Bus Barn/Warehouse/Storage area. This project will most likely be heard by the Planning Commission in January. Planner Shirk reported the height variances for the proposed Stall Barn and MPEC were approved by the Board of Adjustment, as well as a setback variance for O’Reilly Automotive at the former Mountaineer Restaurant site. Planner Shirk reported the Town Board approved the Amended Condominium Map for Promontory at Kiowa Ridge Condominiums, Unit 14. Planner Shirk reported the meeting on Enhancing Planning and Building Services brought forth comments encouraging simplified review processes. Staff will be studying the process for supplemental condominium map review and approval, as well as minor amendments to condominium maps. Planner Shirk reported the Booth Resubdivision Amended Plat and the Location and Extent Review for the Stall Barn and MPEC at Stanley Park Fairgrounds would be heard by the Town Board November 27, 2012. Planner Shirk reported Stonewood Townhomes Final Subdivision Plat was approved by the County Commission November 19, 2012. Planner Shirk reported the Estes Valley Recreation and Park District (EVRPD) has proposed the dedication of public trail easements go directly to the EVRPD instead of the Town Board of County Commission. Additional discussion would be needed prior to any decisions. The EVRPD is the main repository of trail easements in the Estes Valley. Planner Shirk reported the Community Development Department has held the first of two meetings on Enhancing Planning and Building Services. The first meeting was well attended, with both positive and negative comments provided. He encouraged Planning Commissioners and the public to attend the next meeting on December 4th at the Museum. All information will be analyzed after the first of the year. Commissioner Hull commented on the join^study^^ssion, stating that future study ... I ■ V> I I IVIII N-/I I 11 I'-/ wtudy /s sessions should also include the Board of Adjustment There being no further business. Chair Klink4djouri eting at 3:40 p.m. Doug Klin Chair Karen Thompson, Re^df^ing Secretary