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HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2001-01-16BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Regular Meeting of the Estes Valley Planning Commission January 16,2001,1:30 p.m. Board Room (Room 130), Estes Park Municipal Building Commission: Attending: Also Attending: Absent: Chair Edward Pohl, Commissioners Wendell Amos, DeeDee Hampton, Joyce Kitchen, Ed McKinney, Cherie Pettyjohn, and Dominick Taddonio Chair Pohl, Commissioners Amos, Hampton, Kitchen, McKinney, Pettyjohn and Taddonio Town Attorney White, Acting Director Joseph, Planner Shirk, and Recording Secretary Wheatley None Chair Pohl called the meeting to order at 1:30 p.m. 1. PUBLIC COMMENT Al Sager, Vice Chair of the Board of Adjustment - In the six years preceding the adoption of the Estes Valley Development Code, there were no requests for height variances. Since then, there have been 7 requests for height variances in the unincorporated Estes Valley. The Board of Adjustment has requested staff to modify the method of calculating the height to allow owners of property with steeper slopes to allow what might have been allowed with the previous height limitations. If possible, a modification should be expedited as soon as possible. 2. CONSENT AGENDA a. Estes Valley Planning Commission Minutes dated December 19,2000. It was moved and seconded (McKinney/Hampton) that the Consent Agenda be accepted as presented. 3. SPECIAL REVIEW a. Special Review 01-01, Community Church of the Rockies Christian Preschool, Applicant: Community Church of the Rockies Christian Preschool, Nancy K. Johnson, Director. Nancy Johnson was present and gave an overview of the program. Outreach is being made to the Hispanic community through the distribution of the applications in Spanish. They are currently licensed by the State for a total of 25 children at any one time. Acting Director Joseph reviewed the staff report. This is a special review use request to permit the resumption of a pre-school use in two existing lower classrooms within the church. This use will entail 2.5 hour sessions on week days beginning at 8:30 a.m. Ages 2 Vz to 5 years will be admitted. The schedule may be expanded to afternoon sessions if there is a demand. The summer session will be limited to two weeks in August. This use will be inspected and licensed by the State of Colorado. Staff findings: No adverse impacts on nearby land uses, public facilities and services, or environment are expected. Applicant has met all the requirements for Special Review. Public Comment: None. It was moved and seconded (Amos/Pettyjohn) to recommend approval to the Town Board of Trustees of the Special Review 01-01, Community Church f the Rockies Christian Preschool, and It passed unanimously. 1. A limit of 25 students shall be accommodated at any one time in the building. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Estes Valley Planning Commission - January 16, 2001 Page 2 4. SUBDIVISIONS a. Amended Plat, Lots 128 & 129, Al Fresco Place, Applicant: Mike Olson, Carl Olson and Mike Smith. Mike Olson was present to review the request. Planner Shirk reviewed the staff report. This is a request to adjust an internal lot line between Lots 128 and 129, Al Fresco Place, in the Town of Estes Park. The owner of Lot 128 intends to locate a house on the western portion of Lot 128, and adjusting this lot line will provide a wider developable area in this portion of the lot. The site is located at 441 Chiquita Lane. Neither lot currently conforms to the minimum lot size implemented with the adoption of the Estes Valley Development code in February 2000, nor would either lot conform to minimum lot size should this amended plat be approved. Thus, the status of legal non- conforming lot size would continue. Pursuant to Appendix D of the EVDC, any new construction on Lot 128A will be required to utilize the existing curb cut. Any deviation from this standard will require approval from the Public Works Director, and should be addressed at the building permit stage. Regardless, access from Chiquita Lane should be limited to the existing curb cut serving the Bed and Breakfast. No significant issues or concerns were expressed by reviewing staff relative to code compliance or the provision of public services. Bill Van Horn of Van Horn Engineering answered questions regarding the calculation of the final areas of each lot and advised the plat would be reviewed and corrected prior to the Town Board meeting. Access will be from Chapin Lane. Mike Smith, owner of Lot 129, advised that a legal access easement already exists for Lot 129. Public Comment: None. It was moved and seconded (Amos/) to recommend approval to the Town Board of Trustees of the Amended Plat of Lots 128 and 129, Al Fresco Place Subdivision, with the following condition and it passed unanimously. 1, 2. Applicant shall grant an access easement to the owners of Lot 129 at the existing road cut, and entrance to Lot 128 shall be from Chapin Lane. Should they choose to access from the east, access shall be through the existing curb cut. The applicant shall obtain final approval of utility easement dedication from Public Works Department. b. Preliminary Plat, Horse Creek Ranch, Applicant: Horse Creek Ranch Partnership. Bill Van Horn was present to represent the applicants. Planner Shirk reviewed the staff report. This is a request to subdivide a 42-acre tract into three (3) buildable lots. The applicant previously considered a much higher density subdivision, which would be allowed under the current “RE” Rural Estate zoning designation with 2.5-acre minimum lot size. This proposal would create a low-density rural subdivision, preserving a maximum amount of trees and open space. Applicant proposes to allow use of these lots as horse property. Several issues still need to be resolved, such as location of building envelopes, water issues, limits of disturbance and wildlife mitigation. Staff recommends a continuation for these issues to be addressed. Bill Van Horn advised that this would be a subdivision of more than 3 lots, but only 3 residential building sites. The other lots would be non-buildable outlets. The applicant would like the wetlands to be a conservation easement rather than a separate lotto avoid the complexity of the legal description (195 corners). Since St. Francis Way is a dedicated street and cuts through Lot 1, another lot will have to be created (an outlet). The building envelopes are large in order to accommodate other things such as septic systems. Grazing will be carefully monitored to enhance the vegetation. Fire protection has been reviewed. ISO requirements are not currently being met. Other options will be BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Estes Valley Planning Commission - January 16, 2001 Page 3 used such as sprinkling the buildings or on-site storage. Easement items will be worked out by the next review. There will be a restriction on the number of horses allowed. There currently is a trail easement (from Cheley Camp) which will be retained. The applicant requested the review be continued to the March 20, 2001 meeting. Public Comment: Ima Matthias, President of the Little Valley Road District - Discussed the problems of run-off and blocked culverts. Bill Van Horn advised that the minimum size for a culvert is 15 inches and depending on the calculated runoff, it would be increased. It was moved and seconded (McKinney/Amos) that the Preliminary Plat of Horse Creek Ranch be continued to the meeting of March 20, 2001, and it passed unanimousiy. c. Amended Piat, Lots 3, 4 & 5, James Mcintyre Subdivision, Applicants: Jeff & Kristin Barker. Ross Stephen of Rocky Mountain Consultants was present representing the applicants. Mr. Stephen reviewed the amended plat. Acting Director Joseph reviewed the staff report. Staff supports the creation of an open space outlet on the steeper, more heavily treed portion of the site. The labeling of A-Accommodations should be deleted from Lot 1 (as zoning designations may change in the future) and a note on the outiot should be added designating it as “permanent open space”. Pubiic Comment: None. it was moved and seconded (Kitchen/Pettyjohn) to recommend approval to the Town Board of Trustees of the Amended Plat of Lots 3, 4 and 5, James McIntyre Subdivision, with the following conditions and it passed unanimously. 1. The notation of “A-Accommodations” shall be deleted from Lot 1. 2. A notation shall designate the outiot as “permanent open space.” 5. DEVELOPMENT PLAN a. Development Plan 01-01, Trails West on the River, Lots 3,4, & 5, James McIntyre Subdivision, Applicants: Jeff & Kristin Barker. Ross Stephen from RMC representing the applicants reviewed the development plan. All buildings will be replaced (except the house) with more modern units. Existing utilities are acceptable with some utility lines being increased in size. The plan for the electrical utility is to go underground. Final stage should begin in about 2 years from now. Landscaping will be done according to code. It is proposed to eliminate one of the curb cuts that currently exists. Handicapped parking and units are provided. Architectural drawings were shown. The tallest building is 28 feet tall. Acting Director Joseph reviewed the staff report and review standards. The proposed units will have efficiency, or limited kitchen facilities as defined in Section 13.3. By replacing the older kitchens with these efficiency kitchens, the property will be brought into compliance with the EVDC. The 100-year floodplain is contained within the river channel. The plan does a good job of preserving existing vegetation. Slope protection and analysis with regard to site disturbance minimizes disturbance of erodable slopes. The limits of disturbance are noted and will insure that no grading will occur along the river setback. Offstreet parking and loading should be paved with asphalt. The traffic analysis indicates there would be no significant increase in traffic and a new access permit was not required by CDOT. ISO calculations indicate more than adequate firefighting capabilities. Handicap accessibility to the office would be included in the first phase. Town Attorney White advised that there was actually no density transfer; the new lot line was created to facilitate the possible transfer of ownership of the outiot to Rocky Mountain National Park. Each phase should be a move to a more conforming condition. Should phasing lead toward more non-conformity, kitchen units would be revised. The traffic from Trails West directly onto Highway 34 is reduced due to the new traffic pattern. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Estes Valley Planning Commission - January 16, 2001 Page 4 Public Comment: Robert Mussman, 1675 Fall River Road, Sunnyside Knoll Resort - spoke in support of this development plan. It was moved and seconded (Amos/Pettyjohn) to approve the Development Plan 01 - 01, Trails West Redevelopment Plan, with the following conditions and it passed unanimously. 1. Site specific grading plans shall be submitted with each building permit. The grading plans shall also include erosion control, slope re-vegetation measures as required to stabilize and revegetate all disturbed slopes within the first growing season as per Section 7.2.c. No discharge of sediment-laden runoff into the river shall be permitted during or after construction. Adequate erosion control measures shall be maintained at all times. Final site construction and grading plans submitted with building permits shall demonstrate required exterior accessible routes. Required handicap accessible units shall be provided, as well as handicap accessibility to the office. Parking, landscaping and other required site improvements shall be constructed in phases corresponding to the building construction. Phasing does not necessarily have to be in sequence. Three existing %” water taps must be disconnected and plugged. This note shall be added to the development plan. Sewer - No more than six units may be served by a 4-inch line. This approval would be contingent upon approval of the Amended Plat by Town Board. 2. 3. 4. 5. 6. 7. 6. ELECTION OF OFFICERS Joyce Kitchen was nominated Chair (Amos/McKinney) and it passed unanimously. Chair Pohl turned the chair over to Chair Kitchen. Cherie Pettyjohn was nominated as Vice Chair (Amos/Hampton) and it passed unanimously. The Community Development Secretary or designee was appointed as Recording Secretary. 7. REPORTS Town Attorney White noted that the staff has reviewed changes and corrections to the Code which have been minor thus far. Definition of limited kitchen will be reviewed in the near future along with approximately 50 other mostly minor changes. Commissioner Amos recommended reviewing the overlaying zones for the entrances to the Town. Commissioner McKinney recommended formatting the development code with notations in the margin indicating which paragraph was changed and when the change took place. Jeff Barker and Al Sager both encouraged training for Commissioners and Board members. There being no further business, meeting was adjourned at 3:40 p.m. Edward B. Pohl, Chair Meribeth Wheatley, Recordfng Secretary