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HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2007-04-17RECORD OF PROCEEDINGS Regular Meeting of the Estes Valley Planning Commission April 17, 2007,1:30 p.m. Board Room, Estes Park Town Hall Commission: Attending: Chair Betty Hull; Commissioners Wendell Amos, Ike Eisenlauer, Bruce Grant, Joyce Kitchen, Doug Klink, and John Tucker Chair Hull; Commissioners Amos, Eisenlauer, Grant, Kitchen, Klink, and Tucker Also Attending: Town Attorney White, Director Joseph, Planner Chilcott, Planner Shirk, Town Board Liaison Homeier, and Recording Secretary Roederer Absent:None Chair Hull called the meeting to order at 1:30 p.m. The following minutes reflect the order of the agenda and not necessarily the chronological sequence of the meeting. 1. CONSENT AGENDA a. Estes Valley Planning Commission minutes dated March 20, 2007. b. DEVELOPMENT PLAN 07-03 & PRELIMINARY CONDOMINIUM MAP; LAKE ESTES VILLAGE; Lot 1, Lake Estes Addition; Lot 1, Lake Estes Second Addition; Lot 2, Amended Plat of Lot 1 & Lot 2, Canaiy Subdivision; Lot 3A, 2nd Amended Plat of Lot 3 Canaiy Subdivision and a Portion of Lot 51, Grand Estates Subdivision; Aspen Lake Investors, LLC/Applicant—Applications withdrawn by Applicant c. PRELIMINARY SUBDIVISION PLAT, GRUEFF-EDWARDS SUBDIVISION, Lot 4, Stanley Historic District, Lot4ED, LLC/Applicant—Request to continue to May 15, 2007 Estes Valley Planning Commission meeting d. PRELIMINARY SUBDIVISION PLAT, KEARNEY SUBDIVISION, Portion of Lot 12, South St. Vrain Addition, Kearney & Sons Enterprises, LLC/Applicant—Request to continue to May 15, 2007 Estes Valley Planning Commission meeting e. DEVELOPMENT PLAN 07-01, KEARNEY MINI STORAGE, Proposed Lot 2, Kearney Subdivision, Kearney & Sons Enterprises, LLC/Applicant—Request to continue to June 19, 2007 Estes Valley Planning Commission meeting f. SPECIAL REVIEW 07-01, FUN CITY, Lot 1A, Amended Plat of Lots 1 & 2, Lee & Alps Addition and Lot 9A & Outlot A of the Amended Plat of Lots 5A & 9A, Prospect Village Subdivision, Slides, Inc. DBA Fun City/Applicant—Request to add bungee trampoline jumping and a rock climbing wall to existing uses g. SPECIAL REVIEW 07-02, HORSE-DRAWN CARRIAGE CONCESSION, Downtown Estes Park, Hearts & Tails Carriage Co./Applicant—Request to provide horse- drawn carriage rides in the downtown area h. AMENDED PLAT, Lots 27, 28, & 29, Stanley Heights, Lot4ED, LLC and D&E Stewart Trust/Applicants—Request to combine three lots into two lots It was moved and seconded (Amos/Eisenlauer) that the consent agenda be accepted, with the findings and conditions recommended by staff for items “f”, “g”, and “h”, and the motion passed unanimously. Ill H RECORD OF PROCEEDINGS Estes Valley Planning Commission 2 April 17, 2007 2. PUBLIC COMMENT Paul Fishman, downtown business owner, expressed his concerns regarding impacts on downtown parking of a possible future development plan for property at the corner of Park Lane and Virginia Drive. He stated 22,000 square feet of mixed-use development will be constructed at that location with the addition of only six parking spaces, and although CD- Downtown Commercial property is exempt from commercial parking standards used for the rest of Estes Park, the developer and Town are being irresponsible by not proposing or requiring additional parking. Mr. Fishman will provide copies of last summer’s intercept study on parking to planning staff, and he requested that staff share the information with the Planning Commissioners. 3. DEVELOPMENT PLAN 07-05, PARK SCHOOL DISTRICT REDEVELOPMENT, Metes & Bounds, Applicant: Park School District R-3 Planner Chilcott reviewed the staff report. This is a location-and-extent review of the plan for redevelopment of the Park School District campus. The redevelopment is planned in six phases and includes closing the existing elementary school, expanding the intermediate school to accommodate grades kindergarten through fifth grade, renovation and site improvements at the middle school, and expansion and renovation of the high school. Completion is planned by August 2008. Possible future uses for the existing elementary school building are being considered by the Board of Education. Planning staff has reviewed the plans and information provided by the school district for compliance with Estes Valley Development Code standards. In this location-and-extent review, the Estes Valley Planning Commission is the recommending body to the Park School District Board of Education. The Board of Education has the final decision-making authority with regard to addressing recommendations from the Planning Commission. Although planning staff recommends development of a site plan for the entire site prior to beginning construction, staff understands the school district is completing site planning for each phase immediately prior to construction due to concerns about construction timeframes. Therefore, the plans provided to staff were not complete, and the findings and recommendations of planning staff are based on a partial understanding of the proposed redevelopment. Staff recommends that the school district prepare detailed and complete site plans prior to construction and include the proposed observatory (Development Plan 07-06) in the planning process. In the staff report, planning staff noted that site planning can save time and money. Planner Chilcott stated staff should have noted that it results in better site planning. The property is zoned CO-Commercial Outlying, and the proposed use of the site is permitted in that zoning district. A significant increase in impervious coverage is being added to the site, including approximately 40,000 square feet of new construction (staff estimate based on the school bond information packet) and 60,000 to 70,000 square feet of paving and concrete. Staff recommends a stormwater drainage report and management plan be prepared to evaluate and mitigate off-site impacts of increased runoff. Planning staff recommends that a traffic impact analysis be prepared for Town review and approval. A new 39-space parking area with bus loop is proposed between the current elementary school and the middle school, with access via the two drives near the intersection of Manford Avenue and Community Drive. Adding traffic at these two points close to the intersection is potentially unsafe; staff recommends that an alternate access point for the new parking area be proposed. Also, the proposed internal driveway connection from the elementary school (formerly intermediate school) to the former elementary school could create traffic congestion on Community Drive if the driveway is used for two-way traffic. Staff is supportive of this connection provided that it is limited to one-way westbound use. Finally, potential traffic congestion on Brodie Avenue caused by the increased number of students using the elementary school (formerly intermediate school) has resulted in staff’s recommendation that Brodie Avenue be widened and a RECORD OF PROCEEDINGS Estes Valley Planning Commission 3 April 17, 2007 center turn lane provided for all points of access along that street. The school district should also consider closing the westernmost access point on Brodie Avenue. A sixty-foot-wide portion of right-of-way at the eastern end of Manford Avenue is not occupied. The high school parking lot currently encroaches into this right-of-way. Town staff may support vacating the right-of-way. During Phase V, five handicapped-accessible parking spaces are proposed to be constructed within the right-of-way; staff may also be supportive of vacating this section of right-of-way. If the right-of-way has not been vacated, Town Board review and approval is required prior to construction of these parking spaces. Planning staff recommends that site planning include planning for pedestrian connections, including the provision of sidewalk with curb and gutter along Manford Avenue from Community Drive to the high school, along Community Drive from Manford Avenue to Brodie Avenue, and along Brodie Avenue to the Fish Creek Trail system. Staff originally suggested a pedestrian connection be added from the north side of the high school to the Fish Creek Trail system but has withdrawn that recommendation based on the school district’s concerns about security and the fact that future access to the high school will be limited to the south side of the building. Staff recommends the first priority for sidewalk construction be along Brodie Avenue from Community Drive to the entrance of the elementary school (formerly intermediate school). Another high priority should be construction of sidewalk along Community Drive from Brodie Avenue to Manford Avenue; driveway intersections along this stretch should be realigned to be close to a 90-degree angle to the road to improve pedestrian and vehicular safety. Along Manford Avenue, the most important area for sidewalk construction is from Community Drive to the bus lane entrance; sidewalk is already in place along the bus lane. The Town Water Department has requested that additional information be provided in order to complete their review, including an accurate fixture count. The Light and Power Department noted that a recorded easement is required for the relocated underground three-phase primary electric line. Upper Thompson Sanitation District has requested that sewer plans and a statement of intent be submitted directly to the sanitation district and noted that sewer upgrades will be required. The Fire Department has not completed their review of the ISO calculations and the water service plan. Planning staff recommends that the overall water plan be updated to accurately reflect the proposed improvements on the site as well as existing water service improvements. The school district should work with the Fire Department to ensure that adequate fire protection is provided. The proposed building additions meet the required setbacks, with the exception of a portion of the high school addition, which appears to be proposed four feet from the Manford Avenue property line. If the Manford Avenue right-of-way is not vacated, the school district should have the location of the property line surveyed prior to construction and ensure the high school addition does not encroach into the right-of-way. Planning staff does not have sufficient information to determine whether the building additions comply with the maximum height limit or if proposed improvements comply with the maximum impervious coverage limit established in the Estes Valley Development Code. Staff assumes the floor area ratio is not exceeded. Some trees will be removed to accommodate the new construction. Planning staff recommends saving as many trees as possible and fencing trees adjacent to construction with construction barrier fencing to protect them during construction. Staff also recommends that a landscaping plan be prepared that complies with the standards in the Estes Valley Development Code. At a minimum, staff recommends revegetation with native grasses as soon as possible after construction to prevent the invasion of weeds on the property. Staff recommends that shielded, downcast lighting that meets lighting regulations be installed. Planning staff does not have sufficient information to evaluate the proposed parking plan. Staff recommends that a parking study be completed in order to evaluate parking needs nlllll =RECORD OF PROCEEDINGS Estes Valley Planning Commission April 17, 2007 1 and whether there will be sufficient parking, particularly for school activities such as sports events. The parking study should also consider the potential loss of parking spaces at the former elementary school. The redevelopment plans were routed to all applicable reviewing agency staff and to neighboring property owners for consideration and comment. Comments were received from the Town of Estes Park Public Works Department, Water Department, and Light and Power Department, and from Upper Thompson Sanitation District. No comments were received from neighboring property owners. Planning staff met with representatives of the school district, who were open to considering staff’s concerns and recommendations but could not make any commitments without the approval of the school board and consideration of budget impacts. Public Comment: Dick Huwa, RLH Engineering, was present to represent the applicant. He expressed appreciation for feedback from Town planning staff and the applicants intent to consider staff’s recommendations. Some things requested by staff/affected agencies were not funded as part of the school bond. He stated that automatic sprinklers for fire protection are proposed in the middle school building, as well as in the elementary school and high school. In response to Commissioner Klink’s expression of concern regarding traffic flow at the elementary school (formerly intermediate school), particularly with the addition of three grades to the building, Mr. Huwa stated that a new bus loop will be added with parking in the center of the loop, and all bus traffic will be routed into this new bus loop. Also, staff parking will be closer to the school, some parking in front of the former elementary school will be removed, and a one-way drive from the elementary school to paved areas at the former elementary school will be added. The applicant believes this will alleviate traffic congestion. The planned timing of some parking and paving improvements has been moved up to help address these concerns. The applicant hopes to have traffic and parking improvements fully functional by October and will review how the improvements are functioning at that time. Mr. Huwa further stated that recommendations from the Planning Commission will be reviewed with the Park School District Board of Education and response given verbally or in writing, whichever the Planning Commission requests. Commissioner Amos stated the Planning Commission recognizes that the Board of Education may choose to follow planning staff’s recommendations or not. He noted the value of “more eyes” reviewing the plans and encouraged the school district to take the Planning Commission’s recommendations under advisement. Town Attorney White stated the motion for this item will be to convey recommendations to Board of Education. Because the applicant has offered to do so, the Planning Commission may further request that the Board of Education contact planning staff or provide a written response to the recommendations. It was moved and seconded (Amos/Klink) to adopt and convey the staff findings and recommendations found in the staff report for Development Plan 07-05 for the school campus redevelopment to the Park School District R-3 Board of Education, with the respectful request that the Board of Education provide written response regarding these recommendations to the Estes Valiey Pianning Commission. Pianning staff shall remain availabie for discussion or clarification, as needed. The motion passed unanimously. DEVELOPMENT PLAN 07-06, ESTES PARK MEMORIAL OBSERVATORY (Advertised as Park School District Observatory), Metes & Bounds, Applicant: Angels Above Foundation/Park School District R-3 Planner Chilcott reviewed the staff report. This is a location-and-extent review of the proposed construction of an observatory on the Park School District campus. The correct name of the development is the Estes Park Memorial Observatory. The Angels Above Foundation plans to build this two-story, 2,727-square-foot observatory and donate it to RECORD OF PROCEEDINGS JL Estes Valley Planning Commission 5 April 17, 2007 the school district for use; the structure wiil be approximateiy twenty-six feet tali. The Angels Above Foundation will lease and operate the building for student use and for public use through the foundation. Planner Chilcott emphasized that site planning for the observatory should be coordinated with the school district and planning staff in conjunction with the overall campus redevelopment plans (Development Plan 07-05), especially in planning for utilities and ISO requirements, and for better design and cost savings. Utility connections to the proposed buiiding wiil be reviewed and approved by utility providers; additional information is required to complete this review. The site pian should be revised to provide the required information. The applicant has not submitted ISO calculations for evaluation of sufficient fire protection for the observatory and should submit this information and work with the school district and fire department to ensure adequate fire protection is provided. If additional fire hydrants are required, the site plan should be revised accordingly. The proposed building location is on a reiatively fiat, open site at the north end of the high school staff parking lot, and construction will involve minimal grading with no tree or rock outcropping removal. Planning staff recommends that nearby trees be fenced with construction barrier fencing to protect them during construction. Staff also recommends that a landscaping plan that complies with standards in the Estes Valley Development Code be prepared in conjunction with the school campus redevelopment. At a minimum, staff recommends revegetation with native grasses as soon as possible after construction to prevent the invasion of weeds on the property. Staff recommends that shielded, downcast lighting that meets lighting reguiations be installed. Staff also recommends that the parking needs for the observatory be reviewed and incorporated into the master plan for the school campus redevelopment. The Angels Above Foundation should work together with the school district to plan for periods of high parking demand to avoid problems such as overflow parking in the Town right-of-way. Whiie there is a sidewalk from the north side of the high school to the staff parking area, there is no defined pedestrian path from the parking area to the observatory, and students wouid have to walk through the parking iot to access the observatory. Pianning staff recommends that sidewalk be constructed to separate pedestrians from vehicles. This request was routed to all applicable reviewing agency staff and to neighboring property owners for consideration and comment. Comments were received from the Town of Estes Park Light and Power Department and from Upper Thompson Sanitation District. Upper Thompson Sanitation District requested that sewer plans and a statement of intent be submitted directiy to the sanitation district. No comments were received from neighboring property owners. Commissioner Tucker stated this is a wonderful potential asset to the school district and the entire community. He encouraged all parties to assist in every way possible to get the structure built. Public Comment: Paul Bennett of Alpine Engineering stated he is working with the Angels Above Foundation on this project. He stated the proposed observatory building wiii be a one- story structure with a dome on one end for the telescope. It was moved and seconded (Eisenlauer/Klink) to adopt and convey the staff findings and recommendations found in the staff report for Development Plan 07-06 for the Estes Park Memorial Observatory to the Park School District R-3 Board of Education, with the respectful request that the Board of Education provide written response regarding these recommendations to the Estes Valley Planning Commission. Planning staff shall remain available for discussion or clarification, as needed. The motion passed unanimously. RECORD OF PROCEEDINGS .XI Estes Valley Planning Commission April 17, 2007 5. REPORTS Director Joseph stated that recent amendments to road classifications and right-of-way standards adopted by Larimer County have prompted staff-level discussions and meetings between Estes Park planning staff and county engineering staff regarding appropriate standards for county roads within the Estes Valley. It is common for the county to enter into agreements with municipalities regarding road standards, such as those the county has with Loveland and Fort Collins. Planning staff welcomes input from the Planning Commission either supporting or not supporting varying the road standards currently applicable to county roads in our area. Staff will provide periodic updates to the Planning Commission and hopes to have a draft agreement with Larimer County to present to the Planning Commission. Director Joseph stated it is important to accomplish this in a timely manner. There being no further business, Chair Hull adjourned the meeting at 2:25 p.m. Betty HulU Chair JuljeTloederer, Recording Secretary