HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2007-10-16RECORD OF PROCEEDINGS
Regular Meeting of the Estes Valley Planning Commission
October 16, 2007,1:30 p.m.
Board Room, Estes Park Town Hall
Commission:
Attending:
Also Attending:
Absent:
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
Town Attorney White, Director Joseph, Planner Shirk, Planner Chilcott,
Town Board Liaison Homeier, and Town Clerk Williamson
Recording Secretary Roederer
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. PUBLIC COMMENT
None.
2. CONSENT AGENDA
a. Approval of minutes dated September 18, 2007
b. PRELIMINARY SUBDIVISION PLAT, DEER RIDGE SUBDIVISION, Amended Plat of
Lots 3 & 4, Skoog Subdivision, 1825 & 1925 Homestead Lane, Paul M &
Katherine M. Kochevar and John A. Skoog/Appllcants — Applicants’ request for
continuance to November 20, 2007 Estes Valley Planning Commission meeting
It was moved and seconded (Amos/Klink) that the consent agenda be accepted, and
the motion passed unanimously. k , emu
■ SUBDIV RinM ISUtB°,yi,S,0NDPLAT and REZONING REQUEST, KOSEWICK
SUBDIVISION, Lot 7 (Less B850-P194, B1743-P50), Summer Villa 775 E
Riverside Drive, Applicant: Van Horn Engineering ’
Planner Shid< summarized the staff report. This is a request to subdivide a oarcel into
ree individual lots, and rezone the two lots with existing dwellings from “A”
Accommoda^ons to “E” Estate. The plat includes three non-buildable Ss tha contain
wetlands with provision to relocate certain wetlands. The applicant has LhmittPd Jn
annexation petition to the Town Clerk. The hearing has been set for November 27, 2007.
Staff recommends rezoning for proposed Lots 1 and 2 from “A” Accommodations tn
the outlot space IS added to these lots, the adjusted minimum lot size is met Therefore
2A and LotTannd 3^Se l0lS b® conve',ed with their lot: Lot 1 and 1 A, Lot 2 and
fiS^?SSii!0-L0t 3 shal'be reclu'red to meet access standards of the Town of Estes Park A
sidewalk is proposed along the eastern/southern perimeter of the site attached to
R vers'de Dnve. A ^enty-five-foot-wide trail easement is proposed along the river The
site coritams wetlands and a mapped alluvial fan. These areas have been placed in non-
bu!Idable outiots. Furthermore, two wetland areas will be consolidated into a compact
tall’pfmTpprovl13'0''1'1''19 f0r a heallhier Welland SyStem' and wi"be reviewed durin9 the
Jl RECORD OF PROCEEDINGS
Estes Valley Planning Commission 2
October 16, 2007
This proposal complies with appiicable sections of the development code and adequate
public faciiities are availabie to serve the proposed subdivision. This request has been
submitted to all applicable 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. However, the Town engineer has
requested additional right-of-way and a design study to determine if the road should be
widened.
Public Comment:
Lonnie SheldonA/an Horn Engineering was present to represent the applicant and stated
the applicant is in agreement with the conditions of approval.
It was moved and seconded (Grant/Eisenlauer) to approve the Preliminary
Subdivision Plat and Rezoning Request, Kosewick Subdivision, Lot 7 (Less B850-
P194, B1743-P50), Summer Villa, to the Town Board of Trustees, with the findings
and conditions recommended by staff, and the motion passed unanimously.
CONDITIONS:
Preliminary Plat:
1. The outlets shall be named 1 A, 2A, and 3A (instead of A, B, and C).
2. Lot 1 and Outlet 1A shall remain under common ownership. A deed restriction shall be
submitted with the final plat.
Lot 2 and Outlet 2A shall remain under common ownership. A deed restriction shall be
submitted with the final plat.
Lot 3 and Outlet 3A shall remain under common ownership. A deed restriction shall be
submitted with the final plat.
The following note shall be placed on the plat: “Access to Lot 3 shall be required to
meet access standards of the Town of Estes Park.”
Note 1 of the plat shall be amended to read “Outlet acreage is used for density
calculation for Lot 3 and minimum lot size for Lots 1 and 2.”
Final plat submittal shall include a wetlands creation report, which shall be accounted
for with the improvement agreement.
An access easement shall be provided for UTSD access. This access easement shall
be subject to review and approval of the Upper Thompson Sanitation District prior to
preliminary plat hearing by the Town Board.
Compliance with the following memos:
a. From Scott Zurn to Dave Shirk dated September 28, 2007.
b. From Mike Mangelsen to Bob Goehring dated 9-14-07.
c. From Jeff Boles to Bob Goehring dated 9-19-2007.
Rezonina:
1. Recording of the Final Plat.
3.
4.
5.
6.
7.
8
9.
4.PLAN 07-15, OUR LADY OF THE MOUNTAINS CATHOLIC CHURCH
ADDITION, a Metes & Bounds property located at 690 Big Thompson Avenue,
Applicant: Our Lady of the Mountain Parish
Planner Chilcott summarized the staff report. This is a development plan application to
build a two-story, 3,724-square-foot addition to Our Lady of the Mountains Catholic
uhurch. The proposed addition matches the current church architecture and will house
office, classroom, and storage space. This site consists of five lots for a total of
^proximately 6.5 acres. The proposed construction is located on the three-acre, “CO”
Outlying Commercial zoned lot. Religious assembly use is permitted by right in the “CO”
zoning district.
The plan demonstrates compliance with building/structure setbacks, impervious coverage
and floor area ratio limits. The maximum allowable impervious coverage is sixty-five
percent and 54.48 percent coverage is proposed. The maximum floor area ratio (FAR) is
0.25 and a 0.131 FAR is proposed. Detailed review for compliance with the maximum
allowable height will be completed with building permit submittal.
This request has been submitted to all applicable reviewing agency staff for consideration
and comment. Staff has not received written comments from adjacent property owners;
RECORD OF PROCEEDINGS
Estes Valley Planning Commission 3
October 16, 2007
however, staff received a call from a neighbor concerned about the cross, which was
installed on the south side of the church without a permit, is illuminated at night, and does
not comply with the lighting regulations. An application shall be submitted to the Building
Department for the cross that was installed without a permit. This shall also include a plan
for correcting the lighting violation. Unless the Building Department requires an earlier
timeframe, this can be addressed with the building permit application for the addition.
A drainage master plan should be submitted to staff for review to determine what facilities
and easements are needed, as the 6.5-acre site is built out. The parking lot does not meet
the minimum required setbacks and encroaches within the Hwy 34 right-of-way. The
proposed redesign of the parking lot is a significant step towards code compliance and
CDOT is supportive of the proposed redesign. The proposed sewer line running across all
four residential lots should be placed in a dedicated easement. The proposed water line
should be relocated so as to avoid damage to a significant tree.
Public Comment:
Steve Lane/Basis Architecture was present to represent the applicant. He stated the plan
will provide handicapped accessibility with a new paved access. The addition will not
aSLnaTcf.«at,ng: therefore’.1additional Parkin9 is not required. The addition will provide
SMre HeSatedThprrn0.®/3* an elevator' and classroom/multi-function
space. He stated the cross would be addressed with construction drawings.
SalJC^tharSlPeCueu/1010 S’ St‘ Vrain cluestioned the complaint regarding the cross. He
stated the church has the right to have a cross.
lt»Hf,S„,TVe?.and.seconded (Klink/Amos) to approve Deveiopment Plan 07-15 Our
st;%0:^rhetoXSasserna::ruhse,y,indin9S and COndiHonS —ended by
CONDITIONS:
1' thr£CprrshanitSena?en(Cy c0™mtnts’ includin3the comments submitted by
comment, the title ont^ef^TaTha^rt^'b 1tb°e ronT°Shaeder?SoS, I"fbeTS
2 information abo^S
. pmrnage arrows shall be provided on the plan, along with exisiing contours on Hillside
6. Landscaping shall be revised as shown below:
and approval.
RECORD OF PROCEEDINGS
Estes Valley Planning Commission 4
October 16, 2007
8. Parking calculations on both Sheets 1 and 2 shall be clarified. The numbers on the two
pages do not appear to be consistent with each other and notes on the second page
state that additional spaces will be added to the sixteen-space parking lot; however,
these additional spaces are not shown.
9. The plan shall clarify that the Hillside Lane driveway connection is proposed, not
existing.
10. The sewer line which runs across the all four residentially-zoned lots owned by the
church shall be placed in a dedicated easement.
11. Fire-lane striping near the 4.2-foot-wide sidewalk in the westernmost parking lot shall
be shown.
12. The storage shed on the north side of the lower parking lot shall be shown on the
development plan.
13. A revised application satisfying the conditions of approval shall be submitted to
Community Development by 12:00 p.m. on October 24, 2007 for rerouting to affected
agencies. The mylar submittal deadline shall be extended from November 15, 2007 to
December 20, 2007 to allow adequate time for review.
5. DEVELOPMENT PLAN 07-13, WAPITI CROSSING CONDOMINIUMS, Lot 22, South
Saint Vrain Addition, 1041 S. St. Vrain Avenue, Applicant: Muihern Group, Ltd.
Planner Shirk summarized the staff report. This is a request to build forty-two multi-family
residential units on a currently undeveloped 5.9-acre parcel. The property is currently
zoned “RM” Multi-Family (the property has been zoned for multi-family development since
the adoption of zoning in 1961). The units are planned to be a mix of detached units (10),
a duplex (2 units), two triplexes (6 units), and a multi-family building (24 units). Site
access would be from one point on Lexington Lane, with a through street to Highway 7,
aligned with Golf Course Road.
The proposal is an allowed use in the “RM” zoning district and meets density
requirements, impervious coverage, floor area ratio, pedestrian amenities and linkage
requirements, and setbacks; and complies with applicable policies set forth in the
Comprehensive Plan. The site contains landscaping, two retention ponds, wildlife
migration corridors, an extension of Golf Course Road with one lane into the development
and two lanes out (one right- and one left-hand turn lane). The existing cabin is proposed
to be used for an “auxiliary dwelling/club house.” This unit should be kept in common
ownership and the use restricted through the condominium process. The proposed
landscaping plan does not meet EVDC requirements; however, the Planning Commission
may authorize alternatives to the quantities, provided that the applicant submits a detailed
landscaping plan and the Planning Commission determines the proposed landscaping
plan satisfies the intent of the code.
The Public Works Department has noted that CDOT should approve the access design
prior to approval of the development plan. Public Works Director Zurn stated the applicant
was required to submit a traffic impact study as it relates to Hwy 7 for review by CDOT.
CDOT would require a right-turn deceleration lane off of Hwy 7 onto Lexington Lane. The
traffic study has been approved by the Town and CDOT. The design of the deceleration
lane would need to be approved by CDOT prior to construction. The current right-of-way
would be used to build the new lane, with a possible slope easement necessary from the
adjacent property owner. CDOT will not issue an access permit without approved designs
for the deceleration lane.
Chair Hull stated the Commissioners are concerned with the lack of comment from the
Division of Wildlife. Staff will contact the Division of Wildlife and request timely, site-
specific comments prior to Planning Commission meetings. Commissioner Amos
requested an additional condition be included to address the confinement of domestic
dogs to limit the disturbance of wildlife. Staff recommends outdoor dog runs or kennels
should not be allowed in this development. Commissioner Tucker requested the CDOW
provide a statement with regard to the affect of domestic animals as it relates to wildlife.
RECORD OF PROCEEDINGS
Estes Valley Planning Commission 5
October 16, 2007
Pubiic Comment:
Steve Loos/Lead Design Architect for Wapiti Crossing for the Mulhern Group reviewed the
site plan and architecture of the buildings. He stated approximately 62% of the property
will be reserved as open space. The overall site plan has been refined to reduce density
and preserve open space while taking full advantage of the views.
Henry Pool/1017 Pine Knoll Drive stated concerns with access to and from the
development off of Hwy 7. He also stated concern with the current real estate sign on the
property advertising plotted lots for sale. He questioned if this development would be low
income housing.
Patricia Washburn/1101A Lexington Lane spoke in opposition to the development.
Mary Nell Hardin/1254 Community Drive stated concerns with drainage from the property
into the Trail Ridge Apartments.
Dir. Zurn stated the drainage basins will not change. However, there are existing drainage
issues on the Trail Ridge Apartment complex due to the original development. This project
does not impact Trail Ridge further.
Louis Weaver/no address given stated concerns with the addition of more condominiums
that will stand empty most of the year.
Corinne Pool/1017 Pine Knoll Drive commented the condominiums should be restricted to
prevent them from becoming rental units.
Jayne Zmijewski/Advance Master Instructor for CDOW stated the area is critical for the
movement of elk and other wildlife. This is one of the only mitigation areas available
through the Prospect Mountain corridor.
Paul Kuna/1050 S. St. Vrain addressed the drainage concerns and requested the
developer place a bond to ensure there are no issues with the retention ponds or
unforeseen drainage issues.
Chair Hull called a ten-minute recess at 3:25 p.m. and resumed the meeting at 3-35
p.m.
Arleta Bell/1050 S. Saint Vrain Ave. #A-1 questioned the fact that there would be no
additional water runoff to the properties to the east.
Eleanor Dunn/1254A Community Drive addressed concerns with the potential hazard of
the retention ponds and questioned the addition of further traffic onto Hwy 7 in this area.
Don Saucier/1081 Scott Ave stated concerns with the additional traffic that would be
created with the extension of Golf Course Road. He would suggest changing the
intersection and perhaps moving it to the north. He seconded the comments made earlier
regarding the loss of prime elk habitat.
Bart Dannels/941 S. St. Vrain stated he is against over-development. His property is
adjacent to the deceleration lane. His grandfather built on this property because of the
yews He stated the triplex would block the views of Twin Sisters and his property would
face the back of the homes. He requested the Commission review the landscapinq plan to
ensure proper screening of the development.
Commissioner Klink questioned if the regulations would allow a denial of a development
plan due to the impact on wildlife. Director Joseph stated the Planning Commission can
i? P/0flSSI^rl?!^!V'ldllfe impact stucJy and can consider appropriate mitigation. The
code calls for the CDOW to be the principle reviewing agency of the study. The CDOW
would determine whether the proposal would result in significant adverse impact on
wildlife or wildlife habitat. u,,
Shirley Matheny/1085 Lexington Lane stated concerns with traffic and pollution.
RECORD OF PROCEEDINGS
Estes Valley Planning Commission 6
October 16, 2007
Sandy Osterman/1735 Redtail Hawk Drive questioned if this development is the best kind
of development for Estes Park. She questioned the design of the development and
accessibility for the growing elderly population of the town.
Cory La Bianca/1965 Cherokee Drive spoke against the development. She requested the
Commission allow for open space in our community and to avoid over-building.
Larry Purdey/1035 Pine Knoll Drive stated the town does not need additional
condominiums and he agrees with earlier comments.
Carol Billingham/1015 Pine Knoll Drive questioned if the multi-family unit would be sold as
condominiums with nightly rentals and if the parking lot would be completely underground.
Dirk Knobel/1070 Lexington Lane questioned if the Commissioners just approve the staff’s
report. Commissioner Klink responded, stating there is limited discretion the Commission
can use when reviewing plans and legally the Commission can not deny a development
that meets the code. Mr. Knobel requested the developers replace the multi-familv
building with duplexes.
Dick Coe/1070 Pine Knoll Drive stated this development will affect the deer more
significantly than the elk.
Fred Mares/895 Elk Meadow Court requested a continuance in order to gain additional
information from CDOT and CDOW.
Mr Loos stated the developer has made an overt effort to address the wildlife concerns
ripupfrfn65 rf 9Tuding tI?e W,ldllfe corridors- The project would not be a low-income housing
e-rlr eCtUre 0f the ProP°sed buildings has been designed to try not to
have a backside. The clustering of the housing units has lent the site to additional open
space for the wildli e. The deceleration lane on Hwy 7 onto Lexington Lane is due to^he
current traffic levels, not the additional traffic due to the proposed development The
buildings will meet the current building codes.
C?h^m!uSi0n?.r Amos stated he has been concerned with the number of condominiums
Tnwn Rhe H3 ey‘fhHe W°Uld ask th3t th6 staff discuss the issue of condominiums with the
Town Board on the next agenda. Director Joseph stated there is a joiniSlUq S the
oCn°jla;T2r8 'he P'annin9 C°mmiSSi0n t0 diSCUSS ,he issue
6. REPORTS
None.
There being no further business, Chair Huii adjourned the meeting at 4:45 p.m.
Betty Hull,T^hair
Jaw'e Williamson, Town Clerk