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HomeMy WebLinkAboutPACKET Estes Valley Planning Commission 2018-10-16 The Estes Valley Planning Commission reserves the right to consider other appropriate items not available at the time the agenda was prepared. Prepared: October 5, 2018 AGENDA ESTES VALLEY PLANNING COMMISSION October 16, 2018 1:30 p.m. Board Room, Town Hall 1. OPEN MEETING Planning Commissioner Introductions 2. AGENDA APPROVAL 3. PUBLIC COMMENT The EVPC will accept public comments regarding items not on the agenda. Comments should not exceed three minutes. 4. CONSENT AGENDA Minutes: September 18, 2018 5. MINOR SUBDIVISION PRELIMINARY PLAT – BEAVER POINT SUBDIVISION 1281 High Drive Planner Hathaway 6. DEVELOPMENT PLAN – ALARADO BUSINESS PARK 800 Big Thompson Avenue (US 34/Steamer Pwky.) Planner Hathaway 7. REZONE – CASTLE RIDGE LOT 2 TBD Fall River Road, Rezone from to RE (Rural Estate) to RM (Residential Multi-Family) – approx. 7.0 acres Senior Planner Woeber 8. REPORTS A. Staff-Level Reviews B. Pre Application Reviews C. Current Applications D. Density Bonus Update E. Code Changes 9. ADJOURN Note: Meeting will need to be adjourned by 4:00 p.m., due to a Board of Adjustment meeting in the Town Board Room Beginning at 4:30 p.m. Prepared: October 5, 2018 11:10 Beaver Point Minor Subdivision - Preliminary Plat :05 Brittany 11:15 Alarado Business Park - Development Plan :20 Brittany 11:35 Fall River Rezone :10 Jeff 11:45 Code Amendment Discussion: Parks/Rec. in Residential Districts :30 Randy Town Board Update: Moratorium on Commercial in Residential 12:15 LUNCH :20 12:35 Guidelines for Findings Discussion :15 Ron/Bob 12:50 Vacation Home Discussion: Priority Issues :20 Bob/Sherry 1:10 Commissioner Comments/Questions :05 1:15 Future Study Session Items :05 1:20 ADJOURN Informal discussion among Commissioners concerning agenda items or other Town matters may occur before this meeting approximately 15 minutes prior to the start time. The public is welcome to attend study sessions; however, public comment will not be accepted. Times are approximate. STUDY SESSION AGENDA ESTES VALLEY PLANNING COMMISSION Tuesday, October 16, 2018 11:10 AM Room 202/203 Town of Estes Park, Larimer County, Colorado September 18, 2018 Minutes of a Study Session meeting of the PLANNING COMMISSION of the Town of Estes Park, Larimer County, Colorado. Meeting held Rooms 202/203 of Town Hall. Commission: Chair Leavitt, Vice Chair White, Commissioners Schneider, Foster, Murphree, Smith, Theis Attending: Leavitt, Foster, White, Theis, Murphree, Smith Also Attending: Town Attorney White, Director Hunt, Senior Planner Woeber, County Liaison Whitley, Town Board Liaison Norris, and Recording Secretary Swanlund Absent: Commissioner Schneider Chair Leavitt called the meeting to order at 11:00 a.m. There were approximately 5 people in attendance. This study session was streamed and recorded on the Town of Estes Park YouTube channel. Introduction of PC Members and staff Chair Leavitt announced that Betty Hull has been removed from the Commission as of this morning by the Board of County Commissioners. He thanked Betty for her many years of service. The conditions of her removal relate to personal email use for Planning Commission business. Nick Smith, local businessman and County resident, has been appointed to take Commissioner Hull's place. Code Amendments: Director Hunt A) Neighbor/Community Meetings This item was approved at the August meeting, and will be on the October 9 Town Board agenda, the October 15 BOCC agenda and adopted 30 days after that. Materials documenting the applicant’s meeting are a requirement of the development application process for projects requiring a public hearing. B) Zoning Standards for parks and recreation in residential districts The origin of this comes from a Code Amendment in May, 2017 removing the word noncommercial from the definition of Parks and Recreation uses. The idea is to put more “guard rails” around park and recreation uses. Director Hunt commented that the Amendment was his proposal, not Planner Becker, as has been assumed, and was perhaps incomplete and simplistic. All questions should be directed to him. Hunt proposed an S2, Special Review Amendment with criteria for reviewing all proposed uses, public, private or commercial, with a public hearing for all uses in residential districts. An amendment restoring the word noncommercial is not supported by staff. Commissioner Foster noted that questions arise from the definition of recreational use (Chapter 13.3, 197) making them permitted by right in residential areas in table 4.1. Hunt answered that changing table 4.1 from P-Permitted to S2 Special Review for residential vs nonresidential, rather than changing the definition, is a better way to go. Commissioner Theis asked if Planning Commission Study Session September 18, 2018 – Page 2 rezoning would be an easier process than a Special Review. Hunt answered with three responses: • It is not easy to distinguish commercial and noncommercial projects • Rezoning puts all CO uses on the table for a given property • When you create a situation where property is rendered nonconforming, it should be assumed it will eventually become a conforming use/structure. Trustee Norris stated that there was interest from Town Trustees to expedite this rather than waiting for the completion of the new Comprehensive Plan. Hunt replied that this Code Amendment can be (in part) ready for the October meeting. Chair Leavitt suggested not rushing to judgement with deliberate discussions and an understanding of the consequences. C) Development Plan Exemptions/parking spaces Commercial development plans are not required, per EVDC Chapter 3, with 9 or fewer parking spaces. Amending the parking space threshold to 3 or more is the solution. Changing the number in code balances appropriate levels of review. Timing on this will be later in the year. D) Readoption of Official Zoning Map Realistically, it will be early 2019 before we have this complete. In short, this will involve the removal of cross hatches falsely declaring lots as open space as there is no zoning district for open space. Attorney White pointed out that from a legal perspective, the cross hatching is meaningless. The Town-owned Dry Gulch property is a short-term concern for this item. An independent audit of the zoning Ordinances adopted since November 1999 will take place. Development Standards for Density Bonus (parking, et al) In 2002 the 1.5 density bonus was introduced and in 2016 the current double density was passed. Neither of these looked at the whole picture. Landscaping, parking, setbacks, impervious surface…all need to be considered for adjustment in code where the bonus is employed. A reciprocal study is needed with the help of consultants, likely taking place in early 2019. Parking specifically needs to be looked at considering the recent projects that have come through the Planning Commission. Factual knowledge from housing projects around the valley would be helpful. Clarifying private drive vs private road also needs to be addressed. Dark Sky Update: Commissioner White has a mid-October meeting scheduled with the RMNP representative. Education is first step in the process. Street lighting is one of biggest producers of light. The next steps would be to touch base with “major players” (School District, Stanley Hotel…), focusing on setting standards and evolving from there. This is likely to be a one to two year process. Discussion on Appeals/BOA Appeals/Mountain Coaster The process for the Mountain Coaster appeal was discussed, referencing the flow chart created by Director Hunt. Three key public meetings will be held: BOCC, October 2, hearing on the use classification; BOA, October 16, reviewing who should review the development plan; and PC, October 30, to review the development plan. All meetings are subject to change, depending on extenuating circumstances. A reminder was given that these are all quasi-judicial and ex-parte communication banis in effect. Planning Commission Study Session September 18, 2018 – Page 3 Lunch break 12:15 Large Vacation Home Parking Discussion was had on the number of vehicles parked at Vacation Rentals and vehicles at homes in general. Large vacation homes have more occupants, but aren’t allowed extra cars. Hunt mentioned that the Town’s parking regulations date back to the 1980’s, and new standards are desperately needed. Findings in Motions discussion Chair Leavitt explained his desire to discuss findings to accompany PC decisions. Attorney White explained that legally, when no findings are made, the door is open for the legal appeal for the next hearing body. Lack of findings doesn’t narrow the focus of the appeal, however appeals tend to be reviewed completely anyway. He advised coming up with a consensus among the Commission prior to the motion, arguing that in a sense, the Planning Commission hasn’t spoken if no findings are given. Minutes should show minority as well as majority comments. The Chair can make the extra effort to get a consensus. Clarity in the findings helps all involved. EVCPAC18 Update Commissioner Foster recapped the last meeting of the Comp Plan Action Committee. Jeffery Boring, Estes Valley Land Trust, presented an open space and outdoor recreation plan. Recommendation of proposed table of contents in the RFP is the current goal of the Committee. In addition, identifying who is a stakeholder and making sure all are represented, informed and have input. Next meeting is Sept 19, 10:00, Chiquita Room at Community Center. Chair Leavitt noted that the Comp Plan is a positive way to bring the community together. Commissioner Comments/Questions Possibility of archiving meeting packets online Commissioner Theis conveyed that he had no plans to build an amusement park (Elkhorn Lodge), the story had its origins in a nonprofit plan with the Mayor and others years ago Director Hunt stated he will be out of office the month of November for a medical procedure. Future Study Session Items Vacation Home Regulations Dark Skies Initiative Parking: density bonus, general, vacation home There being no further business, Chair Leavitt adjourned the meeting at 1:20 p.m. _____________________________________ Bob Leavitt, Chair Karin Swanlund, Recording Secretary RECORD OF PROCEEDINGS Estes Valley Planning Commission September 18, 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 Also Attending: Director Randy Hunt, Town Attorney Greg White, Senior Planner Jeff Woeber, Town Board Liaison Ron Norris, County Staff Liaison Michael Whitley, Recording Secretary Karin Swanlund Absent: Commissioner Schneider Chair Leavitt called the meeting to order at 1:30 p.m. There were approximately 5 people in attendance. 1. OPEN MEETING Planning Commission/Staff Introductions Chair Levitt introduced new Commissioner Nick Smith, replacing Betty Hull. He thanked Commissioner Hull for her years of service and reminded the commission of the circumstances regarding her dismissal, that being use of personal email instead of town email. 2. APPROVAL OF AGENDA It was moved and seconded (Foster/Leavitt) to approve the agenda as presented and the motion passed 6-0. 3. CONSENT AGENDA Approval of August 21, 2018 Planning Commission meeting minutes. It was moved and seconded (White/Foster) to approve the consent agenda as presented and the motion passed 5-0 with Smith abstaining. 4. ESTES PARK TROLLEYS S-2 SPECIAL REVIEW The applicant requested approval of an S2 Special Review for the use, “Sightseeing/Tour Vehicle Facility” in the A, Accommodations Zoning District. Senior Planner Woeber stated that the Special Review was contingent upon approval of the related Code Amendment which recommended for approval by the Planning Commission on August 21. He then reviewed the staff report. Staff found that this use has been established at this location, 1340 Big Thompson Avenue, for approximately one year, operating on their second and final temporary use permit. Impacts have been minimal and public comment has been low. Staff recommends that Planning Commission forward a recommendation of approval of the Special Review Use for a Sightseeing/Tour Vehicle Facility in an A, Accommodations Zoning District with the following conditions: RECORD OF PROCEEDINGS Estes Valley Planning Commission September 18, 2018 Board Room, Estes Park Town Hall 2 1. The approved use shall generally be consistent with the materials submitted by the applicant, and shall specifically include the applicant’s proposed use of the facility only as a sales office and point of dispatch for tours, and the limitation on the number of vehicles in the fleet. 2. Within 30 days of Special Review approval, applicant shall submit a Landscaping Plan to the Community Development Department, providing an effective screening with trees and shrubs from adjacent roads. The Landscaping Plan shall be reviewed and approve by staff, and the landscaping shall be established by the applicant within 60 days after staff approval of the Landscaping Plan. 3. Any outdoor lighting installed shall comply with all applicable standards and requirements within the Estes Valley Development Code Section 7.9 Exterior Lighting. Staff/Commission Comments: Comments included: limited landscaping area, sight-line for turning at that intersection, Statement Of Intent states desire for more public visibility; however, landscaping does the opposite. There are two entrances to the property, both will be continued to be used. Code Amendment will be going to the Town Board on October 9 and the County Commissioners on October 15. Owner/Applicant Discussion: Owners Nick Cassatt, Brandon McGowan explained the reasons for the Special Review request. Most of their business is conducted by phone, not at the physical office. Low customer impact on site, with no long term customer parking taking place. Right hand turns onto Big Thompson, and left hand turns off Lakefront are planned. Office will likely be closed October-May but business will remain open year round for wedding charters. Landscaping will be figured out once CDOT has responded. The only signage will be on the building. Current lighting on the property is inside the building and a motion sensor light for the parking lot, proposing a soffit light under existing awning. If business grows, they would probably look for an auxiliary lot as they are planning on long term occupancy at this location. Public Comment: Bob Berman, 1442 Raven Circle #C, stated concerns with that a bus barn without the barn is not a nice greeting on one of the major roads entering our town, a nonexistent landscaping plan due to there being nowhere to put landscaping. Numerous businesses in town park vehicles in less obtrusive places, why give this company an advantage. He strongly urged a no vote. Millicent Cozzie, 450 Lakefront St, finds this tenant to be very quiet and tactful compared to previous tenants, noting that landscaping would block visibility on Lakefront Street. Commission Comments: o Concerns with right of way, line of sight and awaiting response from CDOT have complicated the landscaping plan RECORD OF PROCEEDINGS Estes Valley Planning Commission September 18, 2018 Board Room, Estes Park Town Hall 3 o Property has been a problem for years being commercial use on accommodations zone. Could be more appropriate to plat it out as a separate lot. Hunt stated that although he agrees, there is no instrument or requirement for doing this and can’t be compelled by our regulations right now o A full time tenant is more desirable than a Temporary Use tenant o Trolley Company will be limited to what is being approved in this Special Review o Sightseeing/Tours at this location fits in with the number of motels o Having something on the property is better than having it sit empty o Don’t let the perfect be an enemy of the good It was moved and seconded (Murphree/Foster) to approve the Special Review Use for a Sightseeing/Tour Vehicle Facility with findings and conditions recommended by Staff. The motion passed 6-0. 5. REPORTS: Director Hunt o Explanation of Current Projects sheet in packets and on line for reference o Building department to assign property address prior to building permit applications o Special Board of Adjustment Meeting directly following the October 16 Planning Commission meeting o Neighborhood/Community Meeting Code Amendment going to Town Board on October 9 o Updated Code Amendment for Parks and Recreation uses in Residential Properties update adding a Special Review requirement planned for October PC meeting o Code Amendment for a public review of Development Plans with a threshold of 10 or more parking spaces to be updated to 3 or more parking spaces. o Readoption of the 1999 official zoning map, removing crosshatched open space designations o Chair Leavitt requested archiving meeting packets on the website o Commissioners thanked Director Hunt for his perseverance o Director Hunt will be out of the office for the month of November There being no further business, Chair Leavitt adjourned the meeting at 2:46 p.m. _________________________________ Bob Leavitt, Chair __________________________________ Karin Swanlund, Recording Secretary COMMUNITY DEVELOPMENT Staff Report To: Estes Valley Planning Commission From: Brittany Hathaway – Planner II Date: October 16, 2018 RE: Preliminary Subdivision Plan – Beaver Point Subdivision located at 1281 High Drive Planning Commission Objectives: 1. Review for compliance with the Estes Valley Development Code (EVDC) and Estes Valley Comprehensive Plan; and 2. Provide recommendation for approval/denial of the Preliminary Plat application. Location: 1281 High Drive, Estes Park, CO 80517 Owner/Applicant: Alan & Laura Kested/David Bangs – Trail Ridge Consulting Engineers Project Description: Present Situation: The project area 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 approximately 2.85 acres and is currently developed with a single family home and garage. Proposal: The proposal entails creating three legal lots. The resulting lots will be approximately 43,063.7 ft2, 40,920.6 ft2, and 40,261.9 ft2 in size. The existing garage is proposed to be relocated onto the proposed Lot 1 prior to construction of a new residence on Lot 2. Review Process: 1. Preliminary Subdivision. EVDC §3.9.E. All subdivision applications shall demonstrate compliance with the standards and criteria set forth in Chapter 10, “Subdivision Standards,” and all other applicable provisions of Code. Site Data Table: Engineer: Trail Ridge Consulting Parcel Number: 3526300017 Development Area: Approx. 2.85 acres Existing Land Use: Single Family Residential Proposed Land Use: Single Family Residential Zoning Designation: A-Accommodations Proposed Zoning Designation: No Change Planning Commission, October 16, 2018 Beaver Point Preliminary Subdivision Page 2 of 3 Adjacent Zoning: East: E-1 Estate and A- Accommodations North: E-1 Estate West: E-1 Estate South: A-Accommodations and CO- Commercial Outlying Adjacent Land Uses: East: Single-Family Residential and Accommodations North: Single-Family Residential West: Single-Family Residential South: Accommodations and Commercial Services: Water: Town of Estes Park Sewer: Upper Thompson Sanitation District Review Criteria: Generally, depending upon the complexity of the project, this section may be a brief summary of the standards of review or may involve a more detailed analysis of the standards based upon issues relevant to any particular project. 1. Water. New water services will be installed along the shared access drive to service all 3 proposed lots. The existing service for proposed Lot 1 will be capped and abandoned. 2. Sewer. Existing sewer for proposed Lot 1 is provided by a septic system. New sanitary sewer services for proposed Lots 2 and 3 will run along the shared access drive. 3. Access. All lots will be accessed by a shared private driveway from the existing access point off High Drive. Private access easements are proposed along common lot lines and a shared use and maintenance agreement will be provided prior to Final Plat recording. 4. Sidewalk/Trails. N/A 5. Mapped Hazard Areas. The subject property is not within flood or geologic hazard areas. Any new construction for single-family residences will be required to comply with Larimer Counties’ wildfire mitigation requirements at time of building permit. 6. Comprehensive Plan. The Beaver Point Planning Area found in the Comprehensive Plan focuses primarily on compatibility of existing industrial and residential uses, along with viewsheds leading to the Rocky Mountain National Park. The proposed subdivision and proposed low density single-family residential uses located on a parcel zoned A- Accommodations align with the goal of maintaining an “uncluttered” area. Reviewing Agency Comments: This application has been submitted to reviewing agency staff for consideration and comment. All comments have been addressed. Public Notice: Written notice has been mailed to properties in accordance with EVDC §3.15 General Notice Provisions. A legal notice was published in the Estes Park Trail-Gazette and the application is Planning Commission, October 16, 2018 Beaver Point Preliminary Subdivision Page 3 of 3 posted on the Town’s “Current Applications” webpage. The applicant has also posted a “Development Proposal under Review” sign on the property. As of, October 9, 2018, no written public comments have been received for this application package. All written comments are posted to www.estes.org/currentapplications. Staff Findings: Based on the foregoing, staff finds: 1. The Preliminary Minor Subdivision Plat complies with applicable standards set forth in the EVDC. 2. The Preliminary Minor Subdivision Plat complies with the applicable goals and policies set forth in the Comprehensive Plan. 3. The Planning Commission is the Recommending Body for the Preliminary Minor Subdivision Plat. 4. Adequate public facilities are available to serve the proposed projects. 5. This request has been submitted to all applicable reviewing agency staff for consideration and comment. Recommendation: Staff recommends APPROVAL of the proposed Preliminary Minor Subdivision Plat. Sample motion for Preliminary Minor Subdivision Plat: 1. I move to recommend that the Town Board approve the “Beaver Point Minor Subdivision Plat” according to findings of fact, including findings recommended by Staff. 2. I move to continue the “Beaver Point Minor Subdivision Plat” application to a date certain, in order to ….[state reasons for continuance]. 3. I move to recommend that the Town Board deny the “Beaver Point Minor Subdivision Plat”, finding that ….[state reasons for denial]. Attachments: 1. Vicinity Map 2. Statement of Intent 3. Application 4. Beaver Point Preliminary Minor Subdivision Plat A A-1 E I-1 CO E-1 RM 1050 1050 1281 611 1433 1270 1240 1220 900 1150 1091 1021 1241 1221 911 875 1071 10811351 570 550 671 1375 881 880 851 850 799 800 755 749 745 751 760 740 650 840 860 1235 671 680 1131 680 640 660 1101 1406 693 1436 1430 1424 1418 1412 1400 780 796 800 820 865 861 900 907 788 1085 1060 857 701 1431 870 1433 543 615 615 745 1250 830 945 915927 Big Thompson RiverLO WE R B R O A D V I E W M O R A IN E A V E RANGE VIE W RDHIGH DR HIGHWAY36MARYSLAKERDSUNRISE LN H EIN Z P K W Y HIGH VIEWC T COLUMBINEDRHIGHW AY66NARCISSUSDRHIGHVIEW CT HIGHVIEWCTMEADOWCIR M E A D O W C IR BROADVIEW ELM ROADADD 2ND SPRUCELAKE ADD PARK ENTRANCEESTATES AMDL11-13 LAZY-RCONDOSWEST PARK ENTRANCEESTATESADDITION BEAVERPOINTHEIGHTS HIGH DR IVEHEIGHTS TINYTOWN LAZY-RCONDOSEAST TINY TOWNCOTTAGECONDOS RANGEVIEW PINE VIEWCONDOS PINE VIEWRPLT L2 PARK ENTRANCEESTATES REPLATOF LOT 11A PARKENTRANCEESTATES BEAVER POINTSECONDADDITION ICE OFESTESADDITION BEAVER POINTHEIGHTS ADD WILLIAMS ADDITIONDIVISION OFPROPERTY LAZY-RCONDOSWEST AMD UNIT 8 This draft document was prepared for internal use by theTown of Estes Park, CO. The Town makes no claim as tothe accuracy or completeness of the data contained hereon. Due to security concerns, The Town requests that youdo not post this document on the internet or otherwisemake it available to persons unknown to you. 0 90 180Feet 1 in = 172 ft±Town o f Estes ParkCommunity D evel opment 1281 High Drive Printed: 9/17/2018Created By: Brittany Hathaway Su bject Prop erty 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2018 DAB APPLICANT/OWNER ALAN L. AND LAURA M. KESTED 37146 DICKERSON CT SEVERANCE, CO 80550 ENGINEER/CONTACT PERSON TRAIL RIDGE CONSULTING ENGINEERS, LLC 1191 WOODSTOCK DRIVE ESTES PARK, CO 80517 ZONING INFORMATION SUBJECT PROPERTY ZONING CLASSIFICATION: A-ACCOMMODATIONS SURROUNDING PROPERTY ZONING CLASSIFICATION: E1- ESTATE, CO-COMMERCIAL OUTLYING STATISTICAL INFORMATION GROSS PROJECT AREA: 124,246.2 S.F. NO LAND UNDER EFFECTIVE FLOODPLAIN NO LAND ABOVE TOEP WATER SERVICE NO LEASE AREA NET PROJECT AREA = 124,246.2 S.F. AVERAGE SLOPE: 14% ALLOWABLE DENSITY: 40,000 SF PER LOT ALLOWABLE NUMBER OF LOTS: 3 EXISTING LOTS: 1 TOTAL LOTS: 3 MAX BUILDING HEIGHT: PER EVDC MAX LOT COVERAGE: 50% SLOPE BREAKDOWN 0-20%: 89800.8 S.F. (72%) 20-25%: 6131.3 S.F. (5%) 25-30%: 4030.1 S.F. (3%) 30-40%: 8094.7 S.F. (7%) >40%: 16189.3 S.F. (13%) 40' SCALE: 1" = 40' 0 80' EXISTING PROPERTY LINE CONTOUR MAJOR-5' CONTOUR MINOR-1' EASEMENT LINE TREE COVERAGE FENCE LINE EDGE OF DRIVE/ROAD SEWER MANHOLE SANITARY SEWER LINE UNDERGROUND ELECTRIC UNDERGROUND GAS OVERHEAD UTILITY WATER VALVE WATER LINE ELEC/TELE/CABLE PEDESTAL NEIGHBORING PROPERTY LINE BUILDING SETBACK PROPOSED LEGAL DESCRIPTION (VERBATIM FROM ROCKY MOUNTAIN ESCROW AND TITLE COMPANY'S FILE #RM3950-16 ISSUED SEPTEMBER 8, 2017) A PARCEL OF LAND LOCATED IN THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 5 NORTH, RANGE 73 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 380.5 FEET WEST OF THE SOUTH QUARTER CORNER OF SAID SECTION 26, THENCE NORTH 50 FEET, THENCE NORTH 51 DEGREES 02 MINUTES WEST 469.6 FEET, THENCE WEST 50 FEET, THENCE SOUTH 12 DEGREES 39 MINUTES WEST 354.7 FEET TO THE SOUTH LINE OF SAID SECTION 26, THENCE NORTH 89 DEGREES 54 MINUTES EAST ALONG THE SOUTH LINE OF SAID SECTION 26, 492.9 FEET TO THE POINT OF BEGINNING, COUNTY OF LARIMER, STATE OF COLORADO. ALSO A PARCEL OF LAND IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 5 NORTH, RANGE 73 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO, THE BOUNDARY LINE OF WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE NORTH LINE OF SAID SECTION 35, SAID POINT BEING 380.5 FEET WEST OF THE NORTH QUARTER CORNER THEREOF, THENCE SOUTH 66 FEET, THENCE WEST 114.9 FEET, THENCE NORTH 82 DEGREES 50 MINUTES WEST (CORRECTED COURSE NORTH 81 DEGREES 05 MINUTES WEST) 58 FEET, THENCE NORTH 84 DEGREES 10 MINUTES WEST 298 FEET; THENCE SOUTH 05 DEGREES 08 MINUTES WEST 180 FEET, THENCE NORTH 84 DEGREES 10 MINUTES WEST 26 FEET, THENCE NORTH 05 DEGREES 50 MINUTES EAST 202.7 FEET TO THE NORTH LINE OF SAID SECTION 35, THENCE NORTH 89 DEGREES 54 MINUTES EAST ALONG THE NORTH LINE OF SAID SECTION 35, 492.9 FEET TO THE POINT OF BEGINNING, EXCEPTING THERE FROM A PARCEL OF LAND DESCRIBED AS FOLLOWS: COMMENCING AT A POINT 380.5 FEET WEST AND 66 FEET SOUTH OF THE NORTH QUARTER CORNER OF SAID SECTION 35, THENCE NORTH 4 FEET, THENCE WEST 127.7 FEET, THENCE SOUTH 11 DEGREES EAST 4.05 FEET TO A POINT DIRECTLY WEST OF THE POINT OF BEGINNING, THENCE EAST 125.1 FEET MORE OR LESS TO THE POINT OF BEGINNING AND EXCEPTING THERE FROM A PARCEL OF LAND DESCRIBED IN BOOK 1163 AT PAGE 511. COUNTY OF LARIMER, STATE OF COLORADO LEGEND VICINITY MAP - SCALE 1" = 300' 300' SCALE: 1" = 600' 0 600' GENERAL NOTES 1. THE ONLY RESOURCES USED FOR OWNERSHIP AND EASEMENT RESEARCH FOR THIS PLAT WAS ROCKY MOUNTAIN ESCROW AND TITLE COMPANY'S FILE # RM3950-16, ISSUED SEPTEMBER 8, 2017. NO OTHER OWNERSHIP OR EASEMENT RESEARCH WAS PERFORMED. 2. THE LINEAL UNIT OF MEASUREMENT FOR THIS PLAT IS THE U.S. SURVEY FOOT. 3. VISIBLE SURFACE UTILITIES AS WELL AS SOME BURIED UTILITIES ARE SHOWN HEREON. UTILITY LOCATES EXISTED ON-SITE AT THE TIME OF THE FIELD WORK. TRAIL RIDGE CONSULTING ENGINEERS DOES NOT WARRANT THE LOCATIONS OF THE UTILITIES AS SHOWN HEREON. THAT RESPONSIBILITY LIES WITH THE OWNER/CONTRACTOR. 4. ACCESS AND UTILITIES WATER - NEW 3 4" TYPE K COPPER SERVICE LINES (AT MIN.) SHALL BE RUN ALONG SHARED DRIVEWAY ACCESS TO PROVIDE SERVICES TO EACH LOT. THE EXISTING HOUSE SERVICE LINE IS TO BE CAPPED AND ABANDONED PER TOEP STANDARDS AS COORDINATED WITH THE WATER DEPARTMENT. ELECTRICITY - A NEW SINGLE PHASE PRIMARY LINE SHALL BE INSTALLED TO A NEW TRANSFORMER TO PROVIDE SERVICES TO LOTS 2 AND 3. SERVICE TO LOT 1 IS TO BE MAINTAINED. SEWER - NEW 4" SDR 35 SERVICE LINES TO BE INSTALLED FOR LOTS 2 AND 3 ALONG SHARED DRIVEWAY ACCESS TO PROVIDE SERVICES TO EACH LOT. GAS - NEW GAS SERVICE LINES ARE TO BE INSTALLED ALONG SHARED DRIVEWAY. ACCESS - THE EXISTING GRAVEL DRIVEWAY IS TO BE MAINTAINED SUCH THAT THE DRIVE IS A MINIMUM OF 3' FROM THE PROPERTY LINES. DRIVEWAY WIDTH OF APPROXIMATELY 11' IS PROPOSED. 5. THE SUBJECT PROPERTY IS NOT LOCATED IN ANY MAPPED FLOOD OR GEOLOGIC HAZARD AREAS PER FEMA AND TOWN OF ESTES PARK HAZARD MAPPING. PORTIONS OF THE SUBJECT PROPERTIES ARE LOCATED IN THE WILDFIRE HAZARD MAPPING AREA AS SHOWN HEREON. THE PROPOSED SINGLE FAMILY RESIDENCES SHALL BE REQUIRED TO COMPLY WITH ALL APPLICABLE TOWN OF ESTES PARK STANDARDS FOR CONSTRUCTION FOR WILDFIRE HAZARD MITIGATION. 6. ELEVATIONS SHOWN HEREON ARE GARNERED FROM GPS OBSERVATIONS AND FROM LARIMER COUNTY LIDAR DATA. 7.THE BOUNDARY INFORMATION SHOWN HEREON IS A REPLICATION OF THE FINAL LAND SURVEY PLAT PRODUCED BY TERRAIN LAND SURVEYING PROJECT #2018006. PRELIMINARY SUBDIVISION PLAN - BEAVER POINT SUBDIVISION A PORTION OF THE SE 1 4 OF THE SW 1 4 OF SECTION 26, AND A PORTION OF THE NE 1 4 OF THE NW 1 4 OF SECTION 35, TOWNSHIP 5 NORTH, RANGE 73 WEST OF THE 6TH P.M., TOWN OF ESTES PARK, COUNTY OF LARIMER, STATE OF COLORADO. 3'11'3'PROPERTY LINEPROPERTY LINEPROPOSED DRIVEWAY TYPICAL DRIVEWAY CROSS SECTION EXISTING SECTION LINE FOUND ALIQUOT MONUMENTATION FOUND PROPERTY MONUMENTATION SET PROPERTY MONUMENTATION MEASURED/CALCULATED DIMENSIONS DEED DIMENSIONS PROPOSED TRANSFORMER WILDFIRE HAZARD BORDER EXISTING TREES >8"Ø OVERHEAD UTILITY POLE AREA OF NEW EASEMENT COVERAGE BASIS OF BEARINGS STATEMENT: 1.THE BEARINGS FOR THIS SURVEY ARE BASED ON THE SECTION LINE BETWEEN THE SOUTH QUARTER CORNER OF SECTION 26 AND THE SOUTHWEST CORNER OF SECTION 26, AS FULLY DESCRIBED HEREON, HAVING A BEARING OF SOUTH 89°30'51" EAST; WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO. 2.ALL MEASURED AND CALCULATED BEARINGS ARE GRID BEARINGS OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, DETERMINED BY GPS OBSERVATIONS. PLATTED DIMENSION FROM ADJACENT SUBDIVISION PLATS AND SURVEYS COMMUNITY DEVELOPMENT Staff Report To: Estes Valley Planning Commission From: Brittany Hathaway – Planner II Date: October 16, 2018 RE: Development Plan – Alarado Business Park Applicant Request: Approval of a Development Plan for a mixed-use development project consisting of commercial and employee housing uses. Planning Commission Objectives: 1. Review for compliance with the Estes Valley Development Code (EVDC). 2. Conduct a public hearing to consider applicant’s testimony, public comment, and Town staff’s findings and analysis; and 3. Approve or deny the Development Plan application. Location: 800 Big Thompson Ave. (new address pending), north of Big Thompson Ave. (Highway 34), and east of Steamer Pkwy., legally described as Lot 1 of Stanley Hills Subdivision. Vicinity Map: See Attachment #1 Owner/Applicant: Alarado Properties, LLC Applicant’s Representative: Lonnie Shelton, Van Horn Engineering Project Description: Present Situation: The subject property is 1.95 acres in size and is undeveloped. The site is zoned CO (Commercial Outlying). History: The property has been designated for commercial uses since its 1977 Stanley Hills PUD inception, including uses such as retail, restaurants, medical offices and hotels. However, during the 2000 valley-wide rezoning the PUD was not re-established. Therefore, the current zoning designation of CO applies along with permitted uses therein. Proposal: Development of a mixed-use commercial and residential building including a 12,846 square-foot urgent care facility, a 1,800 square-foot sandwich shop, and employee housing. The proposal for the employee housing element is for large shared units on the second and third levels of the project. 7 of the proposed 9 units are designed to be 5 bedrooms at a square footage of 3,240 each, including the south facing balcony. The remaining 2 units are designed to be 2 bedrooms each between 1,200 and 2,200 square feet. See Variances. Planning Commission, October 16, 2018 Alarado Business Park Development Plan Page 2 of 6 To date, staff has received a number of commitment letters from Estes Valley employers (see Attachment #6) in connection with the residential space. So far, both of the 2-bedroom units have been committed and 5 of the 5-bedroom units have been committed. Additional letters of support have indicated interest as well in the remaining units. Variances: Per EVDC §5.2, employee housing units may not exceed 800 square feet. A variance was granted by the Board of Adjustment on October 2, 2018 to allow individual units at a square footage of up to 3,240 each. Additionally, per EDVC §5.2, accessory employee housing square footage may not exceed that of the principal use. A variance was granted by the Board of Adjustment on October 2, 2018 to allow the accessory employee housing use (located on the second and third floors) to exceed that of the principal commercial uses (located on the ground floor). Site Data Table: Engineer: Lonnie Sheldon, Van Horn Engineering Parcel Number: 2519310001 Development Area: 1.95 acres Existing Land Use: Undeveloped Proposed Land Use: Mixed-use (commercial and residential) Zoning Designation: CO, Commercial Outlying Adjacent Zoning: East: E-1, Estate North: R, Residential West: R, Residential South: CO, Commercial Outlying Adjacent Land Uses: East: Stanley Heights Addition B Single- Family Residences North: Stanley Hills Subdivision Single- Family Residences, and HOA open space West: Stanley Hills HOA open space and Stanley Village (Commercial) South: Safeway Gas Station (Commercial) and Highway 34 Services: Water: Town of Estes Park Sewer: Estes Park Sanitation District Review Criteria: Depending upon the complexity of the project, this section may be a brief summary of the standards of review or may involve a more detailed analysis of the standards based upon issues relevant to any particular project. 1. Buildings and Lots. One mixed-use building is proposed. A drive-through is proposed to service the Jimmy John’s on the west side of the project and residential access is gained from the rear of the building. The building and site meets height restrictions, lot coverage, and setback requirements. The applicant has provided a photo simulation to depict views from those homes facing the proposed development and Highway 34. The project is shown to mask primarily the highway and Safeway gas station, with minor obstruction of range views. Note that views are not protected within the EDVC, therefore the photo simulation is for informational purposes only. Planning Commission, October 16, 2018 Alarado Business Park Development Plan Page 3 of 6 Additionally, the EVDC does not provide for design regulations or guidelines. As such, the overall aesthetic design of the building is not governed by code. 2. Employee Housing. A required Restrictive Covenant and Agreement regarding the employee housing restrictions and requirements is being finalized and is available electronically on the Town website at the following link: www.estes.org/currentapplications Per EVDC §5.2, employee housing units shall be deed-restricted for a period of time no less than 20 years. Such restriction shall include a prohibition of short-term rentals (less than 30 days) and/or rentals to the general public. 3. Landscaping. The project is required to plant a minimum buffer of 15 feet along the entire street frontage to include 1 tree for each 40 lineal feet and 1 shrub for every 15 lineal feet. The applicant exceeds this requirement. A minimum buffer of 8 evergreen trees and 11 shrubs per 100 linear feet of district boundary between residential and commercial zoning is required. • This requirement cannot be met on the eastern boundary due to utility lines and easements, therefore the sanitation district will not permit trees in this area. Due to limited plantings allowed, the applicant has proposed to install 13 shrubs. • A district buffer is not required when abutting property is visually separated as present on the western boundary by platted open space. However, the applicant has provided 14 shrubs and 3 trees along this boundary. • The northern boundary buffer requirement has been met. Additionally, parking lot planting requirements of 1 tree and 2 shrubs in interior islands have been met in areas that do not conflict with utility lines (root intrusion). In areas of conflict, 2 shrubs were provided. 4. Water. Water is to be provided by the Town of Estes Park Water Division. The Division has outlined numerous requirements for the development, some of which have been addressed by the applicant on the Development Plan, and some of which are applicable to construction and the building permit stage. 5. Fire Protection. Estes Valley Fire Protection District provided comments regarding striping, FDC locations, and clearance. All of which have been addressed by the applicant. Additional requirements related to fire sprinklers and alarms will be addressed at the building permit stage. 6. Electric. Electric service is to be provided by the Town of Estes Park Light and Power Division. The Division’s requirements have been met. 7. Sanitary Sewer. The Estes Park Sanitation District, who will provide central sewer service to the proposed development, had comments pertaining to easement access, line locations, cleanout locations and manhole locations. All comments have been addressed. Planning Commission, October 16, 2018 Alarado Business Park Development Plan Page 4 of 6 8. Stormwater Drainage. A drainage study was submitted, and reviewed by engineering staff with the Town of Estes Park Public Works Department. Onsite detention is proposed, at the southeast corner of the property where water will be treated and controlled at the release rate. One off-site improvement is proposed in conjunction with the Estes Valley Recreation District to re-shape the ditch to carry stormwater from the site to the Big Thompson River. Public works has no objection. 9. Access. Access to the site is proposed to be a full service access via Steamer Parkway with grades below 9%. A traffic impact study (TIS) was conducted for the project. The TIS evaluated Level of Service (LOS) impacts resulting from the proposed development. Several measures were discussed to mitigate traffic impacts, including a partial service entrance, a traffic signal, a roundabout, turn control onto US 34, and the addition of a new eastbound through lane along US 34. As the warrant was not met for the signal, and the other options were not deemed practical, the TIS proposed an additional eastbound lane on US 34 as a mitigation measure to the LOS at the Steamer Parkway and US 34 intersection. The Proposed Lane Improvement Plan is provided in the Development Plan. Conditional approval is recommended dependent on future approval of this traffic mitigation measure and issuance of applicable CDOT permits. 10. Sidewalk/Trail. The applicant has proposed an 8’ trail along Steamer Pkwy with pedestrian crosswalks to connect to the existing walkway at the Safeway Gas Station and the walkway along Highway 34. 11. Parking. The applicant has proposed 69 parking spaces. 11 spots are dedicated for the employee housing units, 14 spots for the Jimmy John’s, and 44 spots for the Urgent Care. Use Requirement Provided Employee Housing 2 per unit @ 9 units= 18 11* Eating Establishment w/ Drive -through Service 1 per 50 sq.ft. of customer area + vehicle stacking spaces = 14 + stacking 14 + stacking Emergency Health Care Parking Study (§7.11.E) 44 * It should be noted that in addition to committed employers within walking distance, many employers employ J-1 visa program participants, therefore parking concerns are mitigated through alternative means of transportation such as bus, shuttle, and biking. Four bike racks are also proposed. 12. Outdoor Lighting. All lighting will be shielded and deflected down in compliance with EDVC §7.9. 13. Comprehensive Plan. This project conforms to goals and policies within the Comprehensive plan. Specifically as follows: • Policy 5.5 – Provide for mixed-use developments which integrate commercial, housing, employment and service needs. • Policy 5.7 – Identify affordable housing opportunities on an ongoing basis. Planning Commission, October 16, 2018 Alarado Business Park Development Plan Page 5 of 6 • Policy 5.9 – Support the creation of public and private funding sources for affordable housing. • Policy 5.10 – Establish a linkage between new development and the provision of affordable housing. This project is also located within the North End Planning Sub-Area, which recognizes commercial development possibilities along US 34. It states that development along US 34 should be “visibly unobtrusive”. The proposed development is to be elevated in a manner that attempts to protect neighboring views of the range, and recedes into the hillside. The North End also considers potentially unsafe turning movements along US 34, which are to be mitigated through an eastbound lane extension proposed with this development. Public Notice: Written notice has been mailed to adjacent property owners in accordance with EDVC, Section 3.15 General Notice Provisions. A legal notice was published in the Estes Park Trail-Gazette and the application is posted on the Town’s “Current Applications” webpage. The applicant has also posted two “development proposal under review” signs on the property. Public Interest: Medium There is some opposition to the project from area residents, namely residents of the Stanley Hills Subdivision. Overall design, traffic, pedestrian safety, and access are the main concerns expressed in letters of opposition. There have also been several letters of support and commitment from local business owners and managers, which have been included in the packet. All comments received are available at: www.estes.org/currentapplications Staff Findings: Based on the foregoing, staff finds: 1. The Planning Commission is the Decision Making Body for the Development Plan. Adequate public/private facilities are currently available to serve the proposed project. 2. The development plan is consistent with the recommendations of the Estes Valley Comprehensive Plan. 3. This request has been submitted to all applicable reviewing agency staff for consideration and comment. Concerns and issues that were raised have been addressed or will be addressed at time of building permit. Recommendation: Staff recommends approval of the Alarado Business Park Development Plan, with the following conditions: 1. The proposed eastbound through lane on US 34 is subject to final approval by Public Works and CDOT, including, but not limited to: private driveway impact, drainage analysis, and confirmation of appropriate lane length to properly mitigate level of service. 2. Any future change in use will require a new Traffic Impact Study and associated mitigation. Sample motion: 1. I move to approve the Alarado Business Park Development Plan application according to findings of fact with findings and conditions recommended by Staff. Planning Commission, October 16, 2018 Alarado Business Park Development Plan Page 6 of 6 2. I move to continue the Alarado Business Park Development Plan application to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 3. I move to deny the Alarado Business Park Development Plan application, finding that … [state findings for denial]. Attachments: 1. Vicinity Map 2. Statement of Intent 3. Application 4. Development Plan Set 5. Building Elevations & Floorplans 6. Letters of Commitment & Interest 7. Photo Simulation 8. Public Comments 561 835 833 741 621 800 800 655 665 675 685 695 690 680 670 520 451 500 610BIGTHOMPSONAVESTEAME R D R This draft document was prepared for internal use by theTown of Estes Park, CO. The Town makes no claim as tothe accuracy or completeness of the data contained hereon. Due to security concerns, The Town requests that youdo not post this document on the internet or otherwisemake it available to persons unknown to you. 0 40 80Feet 1 in = 71 ft±Town o f Estes ParkCommunity D evel opment Al arad o Busine ss ParkSteamer Dr./Big Th ompson Printed: 9/10/2018Created By: Brittany Hathaway Subject Property Page 1 of 5 STATEMENT OF INTENT ALARADO BUSINESS PARK, on Lot 1 Stanley Hills Subdivision, P.U.D., Located in Section 19, Township 5 North, Range 72 West of the 6th P.M., Town of Estes Park, Larimer County, Colorado. 8-21-2018 PROJECT LOCATION: The address of the subject property is 800 Big Thompson Avenue, which is on the north side of Highway 34 just east of the Safeway gas station. This property is close to the downtown core and to the Safeway (Stanley Village) Shopping Center. The property is formally known as Lot 1 of the Stanley Heights Addition to the Town of Estes Park. This is a 1977 plat of the first filing of Stanley Hills PUD (attached). According to the Planning Department, the zoning portion of the old PUD is no longer valid (since the Code adoption in 2000), however the platting portion of the PUD (easements, etc.) are still valid (and are honored on this submittal). Lot 1 is the subject lot and it is 1.95 acres in size. It is located in the Southwest Quarter of Section 19, Township 5 North, Range 72 West of the 6th P.M. An Improvement Survey documenting the measured boundary of the property was performed in 2012 by Van Horn Engineering and Surveying. OWNER/DEVELOPER: The record Owners of the property are Jeffery W. and Tami M. Berger. The Burger’s live in Williston, North Dakota. The Developer and interested buyer for this property is Alarado Properties LLC and are based in Holdrege, NE. PROJECT DESCRIPTION: The proposal for this currently vacant property is a mixed use commercial and residential building including a 13,239 square-foot urgent care facility (in collaboration with the Estes Park hospital), a 1,800 square-foot sandwich shop called Jimmy John's, seven upstairs apartment units (all over 800 s.f. and proposed to be used in collaboration with the employee housing needs of the Estes Valley. Also proposed is one two level suite (2,200 s.f. for the Jimmy John's use) and a 1,200 square-foot apartment for the rotating doctors at the Urgent Care. All employee housing units meet the definition (#99) in the Code (occupant’s employed in the Estes Valley). The current zoning is CO or commercial outlying. All the proposals uses are allowed in this zoning district. No change in zoning is proposed with this application. The criteria in the Code for Employee Housing to not exceed 800 s.f. per unit. The seven units that are described above are 3,200 s.f. each which includes accessory space (decks etc.). The Code also states that the Employee Housing square footage should not exceed the principal use square footage (which is proposed here). Both of these non-code compliant Page 2 of 5 elements will be taken to the Board of Adjustment for a variance ahead of the Planning Commission hearing date for this Development Plan. That BOA Hearing is scheduled for October 2, 2018. ACCESS: Lot 1 has access from Steamer Drive which is a dedicated and paved public street with a 60 foot right-of-way width. One point of access is proposed for this multi-use development plan which lines up directly across from the existing Safeway gas station entrance onto Steamer Drive. The proposed access is 270 feet from the stop bar on Steamer Drive on Highway 34. The proposed access on Steamer Drive will be a full turning movement access, as is the current intersection of Steamer Drive and Highway 34. A traffic impact study has been performed (latest version dated August 2018 and is attached) and the general conclusions are as follows: The predicted trips from each of the three uses include 1,244 average week daily trip ends with a morning peak (in) of 46 and (out) of 45 for a total of 91. The predicted evening peak (in) is 43 and (out) is 41 trips total per peak hour for a total of 84. All turning movements are currently acceptable according to Estes Park evaluation criteria (which for this case has been determined by the Public Works Department to be the Larimer County Urban Area Road Standards - City of Loveland Evaluation Criteria). In the post-development afternoon peak hour, the left turn onto US 34 is predicted to drop from a Level of Service (LOS) D to a LOS E (longer wait time). This drop would not meet the criteria picked by the Public Works Department and some form of mitigation would be required. An example of a mitigating measure might be signalization of the intersection, however, the CDOT and MUTCD design criteria warrants for signalization are not met and the spacing between major intersections on US 34 is desired at a minimum of ½ mile. The next intersection west (US 36/US 34) is less than a half mile of separation and backing conflicts could occur. Another option for mitigation is to add an additional east bound through lane at the Steamer/US 34 intersection. That intersection improvement would lessen the wait time of that left hand turn by about 40% making the LOS acceptable again. A Preliminary Plan for this kind of highway improvement is included in the submittal to show that it is feasible in this location. The CDOT Highway Access Code requirements for a NRA (Non Rural Public Highway) have been used in this Preliminary Plan Design. Should this Development Plan be approved, the Preliminary Plan would be fully designed into a CDOT acceptable plan set for construction of this off-site improvement. Note that the Traffic Impact Study cited nine apartment units. However, seven will basically generate zero trips per day given the proposal to house workers that employers hire in the Estes Valley seasonally and year round that walk or bike to work. Those employees are often foreign students without a U.S. Driver’s License. This fact (that seven of the nine units will not generate trips) equates to an overestimation by the Traffic Study of 51 trips per day. The Parking lot does account for 1.25 spaces per unit for the 9 apartments proposed. A parking memo is included describing this proposal to meet Code reference 7.11.E.1 and 2. LOT COVERAGE AND BUILDING PROPOSAL: Paved impervious coverage is proposed at the maximum rate according to this zoning district (CO) of 65%. One large building and a looping road/parking are proposed. The proposed building does meet the Estes Valley Height Code regulations. Page 3 of 5 UTILITIES: This property is currently adjacent to, or very close by all of the main utilities. These are shown on the attached Development Plan set. The main lines will be accessible for connection and or extension as needed to easily serve the proposed development. A brief description of each utility and the associated changes is included: • Sewer. There is a short (200 feet long) 8” main extension planned near the southeast corner of the building. One manhole will be added where the building service lines outlet, and one at an angle point downstream. The manhole and main line will include a 15’ wide easement which will be dedicated to the Upper Thompson Sanitation District once construction is complete and the main line improvement is accepted by that District. Two Grease Interceptors will be added for each of the lower level uses (one food service buildings and one medical building). Each use will be responsible for their own maintenance of their interceptor. • Water. One additional fire hydrant is proposed to be added, and fire sprinklers are proposed for the building with a special connection for fire department access outside of the building. A looping waterline (6”) is shown connecting the end of the 6” in Steamer Drive down to the existing 8” line in Highway 34. Construction to cross US 34 with this utility will be a challenge, so alternative means will continue to be researched while this application progresses. As the building plans formalize, the Developer realizes that there may be need for a second hydrant and they would supply this if needed as a part of the site development. • Gas. There will be a 1 1/4” gas service to the building that splits for each of the proposed uses. Gas is shown on the attached plan. • Electricity. One Transformer is shown along the eastern lot line and individual meters and feeds are proposed for each commercial unit within the lower level with three phase power (3 units). The residential units upstairs will be fed as a group by an individual feed. Electricity needs for the buildings will continue to be researched while this application progresses. • Cable. Local cable is available near the site, and is anticipated to be utilized with this proposed construction. This minor utility will be worked out as plans formalize. • Telephone. Again, telephone will be worked out as the plan formalizes. Fiber Optic lines are shown on the attached plan. OPEN SPACE and BUILDINGS: Open space is not required with this development, however, the project is proposed with 65% lot coverage and up to 65% is allowed in the CO zone. One large footprint for a building is proposed. That footprint is 15,040 s.f. in size. PARKING: This property has obtained a Traffic Impact Study as well as a Parking Memo (attached). That Memo is for the Urgent Care building (which is not identified in the Code as having known parking requirements). The Memo suggests an option for 40 spaces for the 12,000 s.f. Urgent Care Building. During the course of this design work, that building has increased in size to 13,239 s.f. therefore the parking would increase proportionately to 44 spaces. The nine apartments proposed are predicted at very few vehicle trips given the dorm style floorplans, however an allowance for 1.5 spaces per unit (total of 14) has been accounted for. The Jimmy John’s has a parking need for one space per 50 s.f. of customer service area. In this case, the customer service area is approximately 700 s.f. which equates to a parking space need of 14. Summing all of this together brings a need for 69 spaces. The 69 spaces are shown on the attached Development Plan. This amount of impervious area also equates to the Code maximum of 65% for this zoning district. Page 4 of 5 STORMWATER: This property is near to, but not adjacent to, the Big Thompson River. Stormwater detention is proposed with this development to offset the impacts of the increased impervious coverage. A release rate of no more than the historic rate is proposed and will be controlled by orifice plate(s) on a drainage control structure within the proposed pond system. There are off-site basins that will continue to go around the development, however, any historic stormwater on the site will be routed to the detention pond where it is treated and controlled at the release rate. A Preliminary Drainage Report is submitted with this application and a Final Drainage Report will be submitted later in the process as required by the Code. One off-site improvement is proposed for stormwater and that is the sediment clean out and re-shaping of the ditch that carries the stormwater from the site currently down and across the Golf Course (9 hole) to the Big T. River. That ditch has silted in over time and the proposal is for this development to clean out that ditch so that adequate downstream conveyance is provided. We have begun awareness and communications with the Estes Valley Recreation and Parks District Head’s Grounds Keeper (John Feeney). SCHEDULE: The single large building is proposed to be built simultaneously or consecutively without any delay or multiple phasing. There is not an anticipated phasing plan to build this project out. DEVELOPMENT SPECIFICS: 1. Zoning for this parcel is CO with R zoned land to the north and west and E1 zoned land to the east. The CO setbacks are 15 feet from Steamer Drive right of way, 15’ side and rear. Given this commercial lot is bordered by residential zoned property, Code regulation found in Table 4-5 (6) require a 25’ building setback which is met here. 2. The landscape buffer between this lot’s commercial zoning and the residential zoning to the east (of 20’ is met). That regulation is found in 7.5.F.2.a (1). In that same regulation, a landscape buffer is not required when the abutting property is determined by Staff to be unbuildable which is the case here given the north and west sides of this property are designated as open space on the plat of Stanley Hills. 3. All lighting on this site is proposed to be downcast and shielded. Any building lights that are up cast must be stopped by the eave or roof line. A lighting study was not required, but all site lighting is proposed to be downcast and shielded. 4. This proposal includes a drive-thru sandwich shop and Chapter 7 of the Code has requirements for that which have been met with this design (six spaces back of order box and four spaces between order box and pick up window). 5. Handicap spaces are in compliance with the Code as well (four car and one van space). 6. Four bike racks are added and shown on the plan which meets Code. 7. A Type B loading space is included at the back of the lot. The loading spot is in excess of 200’ from the street which easily meets Code. 8. Fire truck turning templates have been used to provide a looping access around the building. REQUESTED WAIVERS/VARIANCES: Given the specific/unique desire for dorm style housing for the seven units proposed, the apartment units (Employee Housing) are proposed as larger than the Code maximum (Code 5.2.C.a.1.b) of 800 s.f. per unit. Page 5 of 5 Also, the size of the employee units collectively is larger than the principal uses downstairs (given a three level building and the units are on the second and third levels). This size limit is Code regulation 5.2.C.a.2.b. Both of these requested variances are in process and scheduled for the Board of Adjustment’s next available hearing on October 2, 2018. These variances are felt obtainable and practical given the great benefit of the Urgent Care facility to the community taking some pressure off of the local hospital, as well as providing much needed employee housing for the Estes Valley and local businesses that hire multiple employees that do not have Colorado driver’s licenses. These employees can ride share, bike or walk, or employers will rent as “master leases” for groups of employees. If more units were built at a smaller size to meet the 800 s.f. per unit, the density of people on the site would be more or the same (seven units at eight people per unit and two units at eight people per unit = 72 potential people) and using 800 s.f. over two levels of 15,040 s.f. = 30,080/800 would be 37 units at 2.1 people per unit (which would more likely be four or five people per unit). The difference here is this proposal for larger units allows less common walls in the upper levels of the structure. Landscaping may be interpreted as a Code waiver given the sewer easement on the East side and the Sewer Districts policy to not plant trees in that easement. Alternatives are proposed here and Planning Staff will make the determination of adequate alternative compliance under Code Section 7.5.C.2. The west and north sides of the lot are open space (unbuildable) which limits buffering needs and falls under Code Section 7.5.F.2.a.3. Thank you for your consideration of this Development Plan Application. STEAMER DRIVELINE OF SECONDLEVEL ABOVETRASHENCLOSUREALARADOEMPLOYEE HOUSING741 BIG THOMPSON AVENUEESTES PARK, COLORADOA1747010/10/18AS NOTEDAZCCSP-1PRELIMINARYSITE PLANPRELIMINARY SITE PLAN1" = 20'-0"ANORTH +35'-0"T.O. PARAPET+32'-0"T.O. PARAPET+22'-0"FIN FLOOR+12'-0"FIN. FLOORBROWN STANDINGSEAM ROOFINGEXPOSED BEAMSDOVE GREY METALSIDING PANELSEXPOSED BEAMSHORIZONTAL WOODSTONEHORIZONTALWOOD+0'-0"GRADE FIN FLOOR+35'-0"T.O. PARAPET+22'-0"FIN FLOOR+12'-0"FIN. FLOORHORIZONTAL WOODEXPOSED BEAMSBROWN STANDINGSEAM ROOFINGRETAININGWALLBLACKMETALRAILINGDRY STACKSTONESTONEDRY STACKSTONEDOVE GREY METALSIDING PANELSNORTH ELEVATION1/8" = 1'-0"AA-3EXTERIORELEVATIONSSOUTH ELEVATION1/8" = 1'-0"AALARADOEMPLOYEE HOUSING741 BIG THOMPSON AVENUEESTES PARK, COLORADOA1747010/10/18AS NOTEDAZCC UNIT 1 UNIT 2UNIT 3UNIT 4UNIT 5UNIT 6UNIT 7DECKDECKDECKDECKDECKDECKDECKDECKDECKUPUPUPUPUPUPUPALARADOEMPLOYEE HOUSING741 BIG THOMPSON AVENUEESTES PARK, COLORADOA1747010/10/18AS NOTEDAZCCA-1SECONDFLOOR PLANSECOND FLOOR PLAN (UNIT PLANS)1/8" = 1'-0"ANORTH UNIT 8UNIT 9UNIT 2UNIT 1UNIT 3UNIT 4UNIT 5 UNIT 6UNIT 7DECK DECKALARADOEMPLOYEE HOUSING741 BIG THOMPSON AVENUEESTES PARK, COLORADOA1747010/10/18AS NOTEDAZCCA-2THIRDFLOOR PLANTHIRD FLOOR PLAN1/8" = 1'-0"ANORTH FOYER GREAT ROOM DINING KITCHEN PWDR RM MASTER SUITE MASTER BATH W.I.C. UP 24'-0"68'-0"ALARADO EMPLOYEE HOUSINGSK-1 BEDROOM 4 24'-0"68'-0"BEDROOM 3 BEDROOM 2BEDROOM 1 BATH BATH CL.CL. LOFT AREA BATH BATH CL.CL. DN SK-2 ALARADO EMPLOYEE HOUSING SK-3 ALARADO EMPLOYEE HOUSING DN SK-4 ALARADO EMPLOYEE HOUSING KITCHEN DINING GREAT ROOM PWDR RMD PANTRY W/H FAU SK-5 ALARADO EMPLOYEE HOUSING 34'-0" SITTING AREA BATH BATH CL. CL. BEDROOM 1 BEDROOM 2 OPEN SK-6 ALARADO EMPLOYEE HOUSING 9 October 2018 Planning Department Town of Estes Park Estes Park, CO 80517 Dear Planning Leadership, As you are aware, Safeway hires seasonal help through the J1, Work & Travel program each summer. One stipulation in order for us to host this cultural exchange is that we provide access to safe, clean affordable living in our host towns. Over the last decade, this has become increasingly difficult in Estes as well as the other towns we operate in. After reviewing the proposed business plan and housing units that we could possibly take advantage of, we are in full support to move forward. Not only will it provide services to year-round residents, it could ease our business objective of being Estes’ “Local Favorite Supermarket,” by providing fast and friendly service, along with quality fresh foods. After living and working in Estes for three summers during my undergraduate studies, I know how the community thrives on not only the tourism that season brings, but also the employees attracted to such a magnificent, natural place that exemplifies what it means to live in the USA. On behalf of the Denver Division of the Albertsons Companies, we submit this letter in support of, and commitment to, the Alarado Business Park at 800 Big Thompson Ave. In addition, I offer my personal support and commitment in supporting the ongoing project, to not only enrich our employees’ experience, but also that of the community. Kind Regards, Brock Tonn Talent Development Manager, J-1/WAT Coordinator The Albertsons Companies Denver Division Brock.Tonn@Safeway.com +1 303 843 7630 PUBLIC COMMENTS MAY BE FOUND AT THE FOLLOWING WEBSITE UNDER “ALARADO BUSINESS PARK”: https://www.colorado.gov/pacific/townofestespark /currentapplications