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HomeMy WebLinkAboutMINUTES Estes Valley Planning Commission 2001-05-15BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Regular Meeting of the Estes Valley Planning Commission May 15,2001,1:30 p.m. Board Room (Room 130), Estes Park Municipal Building Commission: Attending: Chair Joyce Kitchen, Commissioners Wendell Amos, DeeDee Hampton, Ed McKinney, Cherie Pettyjohn, Edward Pohl, and Dominick Taddonio Chair Kitchen, Commissioners Hampton, McKinney, Pettyjohn, Pohl, and Taddonio Also Attending: Town Attorney White, Acting Director Joseph, Planner Shirk, and Recording Secretary Wheatley Absent:Commissioner Amos Chair Kitchen called the meeting to order at 1:32 p.m. 1. CONSENT AGENDA a. Estes Valley Planning Commission Minutes dated April 17, 2001, b. Development Plan, Minor Subdivision and Rezoning, Olympus Lodge Properties, 2365 Big Thompson Avenue - was removed from the Consent Agenda to be considered as an action item. c. Development Plan, RiverRock Townhomes, Phase XI - continued to the June 19, 2001 meeting at applicant’s request. It was moved and seconded (Pohl/Pettyjohn) that the Consent Agenda be accepted with the removal of item b. Olympus Lodge Properties Development Plan and it passed unaniously. 2. PUBLIC COMMENT Al Sager spoke regarding RiverRock Townhomes. During the initial review of this development, highway noise was a critical issue, especially for those buildings next to the highway. Some areas have mitigated highway noise by the construction of walls, which he hopes would not happen in this case. 3. DEVELOPMENT PLAN. MINOR SUBDIVISION AND REZONING OLYMPUS LODGE PROPERTIES. It was moved and seconded (McKinney/Taddonio) that the Development Plan, Minor Subdivision and Rezoning of Olympus Lodge Properties be withdrawn and it passed unanimously with one absent. Chair Kitchen recognized Bob Joseph as the new Community Development Director. 4. REZONING a. Kiowa Ridge Subdivision, Highway 7 and Mary’s Lake Road, Owners: Bob Koehler et al. This development was approved shortly after the new Code was effective and the Planning Commission approved it based on a 1 acre zoning (which under the old Code was E) and should have been designated E-1. Director Joseph confirmed this request was a corrective measure. The lots were designed for the "E-l” one-acre zoning designation. Public Comment: None. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Estes Valley Planning Commission - May 15, 2001 Page 2 It was moved and seconded (McKinney/Taddonio) to recommend approval to the Town Board of Trustees for the rezoning of Kiowa Ridge Subdivision from E to E-1 Residential Zoning, and it passed unanimousiy with one absent. b. Rezoning of KOA Property, Dry Gulch Addition #1, Applicants: Jay & Carol Coates. Director Joseph reviewed the request. This is a request to rezone the KOA property (300 Big Thompson Avenue) from the current zoning classification of “CO” Commercial Outlying to “A” Accommodations. The existing use of the KOA property does not conform to uses allowed in the CO district, but does conform to the “A” Accommodations district. If there is some retailing being performed, it would be an accessory use, and the zoning should reflect the primary use of accommodations. The Town Board will hear this request on May 22 along with an annexation plat. The annexation plat also includes the Sombrero Stables property to the west, though that property zoning will remain “CO” Commercial Outlying. Public Comment: None. It was moved and seconded (Pohl/Taddonio) to recommend approval to the Town Board of Trustees to rezone the KOA property to “A” Accommodations in concurrence with the annexation. If the annexation is not approved. Planning Commission recommends approval of the rezoning to the Board of County Commissioners. Motion passed unanimously with one absent. 5. SUBDIVISIONS a. Preliminary Plat, Horse Creek Ranch, Applicants: Steve & Betty Nichol. Dave Shirk reviewed the staff report with the aid of aerial photography of the site. This is a request to subdivide a 42-acre tract into three buildable lots, and one non-buildable outlet. The applicant couid propose a much higher density subdivision, which would be allowed under the current “RE” Rural Estate zoning designation of 2.5 acre lots. However, the applicants have opted for a low-density rural subdivision, preserving a maximum amount of trees and open space. This property is to be served by Little Valley Road, with St. Francis Way extending to the west dividing the proposed Lot 1. The road system serving Little Valley is in Little Valley General Improvement District #14 of Larimer county, which was established in 1993. The location of the driveway on Lot 2 may need to be lengthened and the limits of disturbance changed slightly due to the steepness of the slope. This proposal is within an identified wildlife migration area; therefore, the applicant has submitted a plan addressing the review standards set forth in Section 7.8 G. “Wildlife Habitat Protection” of the EVDC. Staff suggests this Wildlife Habitat Protection Plan and Horse Management Plan be recorded as covenants against the lots. Wetlands have been identified on proposed Lots 2 and 3. Staff recommends the identified wetlands be placed in outlets. The proposed subdivision is located within an identified wildfire hazard area. Tony Simons, Larimer County Wildfire Safety coordinator has reviewed the proposal, and his comments were incorporated into the location of the building envelopes. The applicant has requested that the requirement for a mitigation plan be delayed until the siting of building structures has been decided. Staff supports this request with the note that wildfire mitigation is required prior to issuance of a building permit. The EVDC states that public central sewer service is the preferred method of sewage collection and treatment to the maximum extent feasible; however, the applicant has done an economic analysis of connecting the site to central sewer as opposed to installing septic systems. The results estimate a cost of $120,000 as compared to $40,000 respectively. Doug Ryan, Larimer County Environmental Health Planner, has reviewed the proposai and expressed concerns regarding the proposed septic system location for Lot 1. This issue wili be addressed at the building permit stage, and Mr. Ryan will sign the plat before recording. The applicant proposes to serve Lots 1 and 3 with Town water, with Lot 2 to be on a weil due to the elevation of Lot 2 being above the service line of the Town. Lot 2 will require an approved augmentation plan and BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Estes Valley Planning Commission - May 15,2001 Pages confirmation that well permits have been issued by the Colorado Division of Water Resources. A utility plan detailing the extension of the water line must be approved by Town of Estes Park Public Works prior to final approval of the subdivision. The site will not be able to meet minimum fire flow standards as required by the latest ISO Fire Suppression Rating Schedule from the proposed Town water supply. The applicant is choosing an option suggested by Fire Chief Scott Dorman to install 3000-gallon water storage tanks at each property. Any improvements required by the EVDC must be installed or guaranteed by the subdivider prior to approval of the final plat. The Improvement Guarantee should include water line, fire protection systems, and culverts. Bill Van Horn was present representing the applicants, Steve and Betty Nichol, who were also present. Mr. Van Horn reviewed the proposal. The applicants have chosen a very low density development as opposed to maximizing the number of possible lots. The applicant has no problem with staff recommendations. Conservation easements are being planned in order to compensate for the higher cost of lower density. Wetlands will be shown as nonplatted areas and left as natural areas. The area north of the St. Francis Way ROW will be included in this unplatted area. Public Comment: None. 2. 4. 5. 7. 8. It was moved and seconded (McKinney/Taddonio) to recommend approval to the Board of County Commissioners of the Preiiminary Piat of Horse Creek Ranch Subdivision, with the following conditions and it passed unanimously with one absent. 1. Removal of the note referencing zoning. Dedication of a utility easement for the existing power line along the west property line. Placement of the following note on the plat: ‘The site is located within an identified wildfire hazard. Wildfire mitigation in cooperation with the Larimer county Wildfire Coordinator is required prior to issuance of a building permit.” Evidence of petition for inclusion within the Northern Colorado Water Conservancy District. Confirmation that a well permit has been issued by the Colorado Division of Water Resources for Lot 2. A utility plan detailing the extension of the water line, as approved by Town of Estes Park Public Works. Submittal of a driveway profile for Lot 2 identifying a grade of 12% or less. Identification and presen/ation of wetlands and open areas. 9. With the submittal of the Final Plat, a Subdivision Improvement Guarantee including the following shall be submitted: water line (as per Public Works approval), fire protection (as per Fire Chief recommendation), and culvert installation (as per Larimer County standards). 6. CONDOMINIUM MAP a. Preliminary Condominium Map, Riverstone Condominiums II, Lot 2A of the Amended Plat of Lots 1 and 2, Block 3, Fall River Estates, Applicants: Doug and Linda Cook. Director Joseph reviewed the staff report. This is a request for a condominium map for the Riverstone Development Plan (99-06), which was approved by the Estes Park Planning Commission in May, 1999, That development plan provided for four (4) residential and nine (9) accommodation units. A condition of the development plan approval was that the accommodation units “shall not be individually transferred”. This condominium map would then be in conflict with this condition of the development plan. Therefore, the submitted condominium map does not conform to the development plan, and a revised development plan is required before the condominium map may be approved. Staff is recommending continuation to allow applicant to consider this condition and the possibility of revising the development plan. Town Attorney White’s memo dated April 23, 2001, was reviewed with regard to the definition of BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Estes Valley Planning Commission - May 15, 2001 Page 4 accommodations as opposed to multi-family residential units and the effect on the minimum lot size required. Public Comment: None. It was moved and seconded (Taddonio/Hampton) to continue the Preliminary Condo Map for Riverstone Condominiums II and it passed unanimously with one absent. 5. REPORTS None. There being no further business, meeting was adjourned at 2:25 p.m. Joyce Kitchen, Chair Meribeth Wheatley, Recording Secretary