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HomeMy WebLinkAboutMINUTES Planning Commission 1990-04-17BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission April 11, 1990 Commission: Attending: Also Attending: Absent: Chairman A1 Sager, Commissioners David Barker, Mark Brown, Harriet Burgess, Polly Garrett, George Hix, Richard Wood All Community Development Director Stamey, Town Administrator Klaphake, Public Works Director Widmer, Town Attorney White, Secretary Jones None Chairman Sager called the meeting to order at 1:30 p.m. 1. APPROVAL OF MINUTES The minutes of the Planning Commission meeting held March 20, 1990 were submitted and approved. 2. SPECIAL REVIEWS 2.a. Special Review 90-3, Trail Ridge Home, 238 E. Riverside Drive, Applicant: Kathryn C. Hathaway Chairman Sager opened the public hearing to consider a special review application for a personal care boarding home submitted by Kathryn C. Hathaway. Mr. Paul Kochevar, representing Ms. Hathaway, advised that the boarding home would be located at 238 E. Riverside Drive. He stated that the size of the existing building and its proximity to downtown makes it an ideal location for this type of proposal. He further stated that a personal care boarding home is similar to a room and board operation, which is an allowed use in this zoning district. He noted that eligibility criteria for guests has been established, including a limitation relative to age. Director Stamey reported that the site is zoned Multi-family, and applicant has stated that care would be provided for up to six persons. He advised that the surrounding properties include a combination of accommodations and rental properties. Letters from the following people were acknowledged in support, stating they feel there is a need for this type of facility: Toni Ward - Member of Advisory Board of Larimer County Housing Authority - April 9, 1990 Laurel Dick - Director of Estes Park Senior Center April 9, 1990 Mr. Jess Batchelder, representing the Estes Valley Improvement Association, addressed the Commission stating that the Board of Directors of EVIA passed a resolution in support of this facility, citing a need in this area for an operation of this type. There being no further testimony. Chairman Sager declared the public hearing closed. Based upon information provided by applicant and staff. Commissioner Garrett moved to favorably recommend approval of Special Review 90-3 (Trail Ridge Home) to the Board of Trustees, indicating that it is suitable for the proposed BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - April 17, 1990 - Page 2 location; that a note be placed on the Concept Plan which states that it will be for personal care home use with no more than six persons in the existing structure; that owner will require boarders to park on-site with additional parking provided as necessary. Commissioner Hix seconded the motion and the vote was unanimous. 2.b. Special Review 90-4, Estes Valley Public Library Chairman Sager opened the public hearing to consider the proposal for the Estes Valley Public Library building. The library district is proposing to build an 11,198 sq.ft, building east of and attached to the Municipal Building. Roger Thorp of Thorp Associates, P.C., architects for the Library Building, stated that after considerable study of the site and environmental conditions, a plan was developed showing an east entrance to the Library Building. He stated that the building was designed basically from the inside out so that it will function well from a standpoint of a working library. He advised that an existing utility enclosure to the east of the Municipal Building will have to be relocated to make room for the new building. Mr. Thorp further advised that it was the Library Board's wishes to develop a building with rustic, mountain character, using native, natural materials, with an earthen berm being proposed along the front to help diminish the scale of the building. Mr. Thorp showed the Commission and audience computerized, 3-dimensional, perspective views and elevation studies which showed the location of the building as approached from Elkhorn Avenue. There was discussion regarding the appropriateness of proposed roofing materials, and Mr. Thorp reported that wooden shingles were being considered which are less rough and more uniform than shakes. Other alternatives are being considered such as slate tile. In terms of orientation of the building, there was discussion as to whether more should be done to emphasize the south entrance. Mr. Thorp stated that most of the glass in the building faces Elkhorn Avenue. Some starts at 7 ft. in height and goes to the ceiling so that placement of furnishings in the building will not be impeded. He advised that a small colonade or lighting bollards are being considered for the south entrance. Chairman Sager questioned Mr. Thorp about a recent article that appeared in the Trail Gazette wherein Mr. Thorp was quoted as saying that the design of the Library Building will be a sharp departure from the design of the existing Municipal Building. It was Chairman Sager's observation that with the two public buildings being in such close proximity, it would be most desirable for the design of the Library Building to be more in keeping with the Municipal Building design. Mr. Thorp commented that he has been commissioned to design a building with different character, using native materials, not white stucco & dark wood, and he has made no effort to match the design of the Municipal Building. Mr. Thorp indicated the Municipal Building could be renovated in the future to make it more compatible with the Library Building. Hearing no further comments. Chairman Sager declared the public hearing closed. Commissioners Burgess and Brown expressed concern with the eastern orientation of the building and with parking right up to the sidewalk and entry way without a landscape buffer. Commissioner Barker also expressed concern with the total eastern orientation. He also stated alternatives to the wood shingles for the roof should be considered. Commissioner Garrett suggested the architect BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Conunission - April 17, 1990 - Page 3 continue to review roofing materials and reconsider the configuration of the entry. There being no further comments. Commissioner Garrett moved for a favorable recommendation of Special Review 90-4 to the Town Board, with the following conditions, and encouraged the Library Board to consider the aforementioned observations and concerns expressed by the Planning Commission: 1. The proposed water and sanitary sewer service lines be shown on the development plan. 2. A detailed drainage plan be submitted to the Town prior to issuance of a building permit. 3. The signature block for owners specify the "Town of Estes Park" and the "Estes Valley Library District. 4. The phone lines be relocated, per Mountain Bell. Commissioner Hix seconded the motion and the vote was as follows: Those voting in favor - Commissioners Barker, Burgess, Garrett, Hix, Sager. Those voting in opposition - Commissioner Brown. Commissioners Hix and Garrett commended the Library Board and Thorp Associates for their diligent efforts in developing this proposal. 3. SUBDIVISIONS 3.A. Crags Mountain Village, Lot 2, Crags Addition, and Lot 2, Pedersen Subdivision Mr. Paul Kochevar, representing the owners, reported that the preliminary plat for the proposed subdivision was reviewed and approved by the Planning Commission on December 19, 1989, and the final plat reflects all the conditions for approval of the preliminary plat. He stated that construction drawings have been submitted to town staff, and items remaining to be completed have been discussed in detail with staff. Commissioner Garrett noted that in reviewing the final plat and comparing it with the previously submitted preliminary plat, there are staff recommendations remaining to be addressed. Director Stamey advised that these items have been discussed with applicant and they are in agreement that the items will be included in the final drawings. Mr. Kochevar responded that some of the remaining items have already been accomplished, and others such as the covenants and water line modifications, are not possible to accomplish at this time. Mr. Kochevar added that applicant does not intend to have this proposal reviewed by the Town Board until May and this will give staff time to review all remaining items. Attorney White noted that he would need adequate time to review the documentation. Mr. Kochevar stated that all revisions & additions would be provided to Town staff two weeks prior to the Town Board meeting. Commissioner Wood expressed concern with forwarding a recommendation to the Town Board that has excessive conditions remaining to be addressed. Commissioner Brown concurred with this concern. There being no further comments. Commissioner Barker moved for favorable approval of this final plat to the town board with the following conditions to be incorporated prior to town board review: BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - April 17, 1990 - Page 4 1- Exception to the minimum radius for curves C8, Cll, and C13, and to the maximum cul-de-sac length be granted. Road curves C8, Cll, and C13 be super-elevated. 2. Audubon Circle be identified as an access easement, and that it will not be maintained by the Town. 3. A maintenance easement for Zero Lot Line (ZLL) lots be provided. 4. Access to Kenofer property be identified as a private access easement. 5. A pavement report, prepared by a professional engineer, be submitted to the Town prior to approval by the Board of Trustees. The report should state whether or not the paved portion of Audubon Street is constructed to Town standards, and identify any requirements for improvement. 6. Documentation be provided showing deeds, covenants or easements, acceptable to the Town, to assure permanence and maintenance of the open space Outlets A and B. The dedication statement "and dedicate all such recreation areas and parks" needs to be removed so these outlets are not dedicated to the Town. An access easement to Outlet A also needs to be provided. These outlets should also be designated as non-building sites. A note be placed on the plat indicating the use of Outlet C. 7. A note be placed on the plat that all structures built above elevation 7,700’ will require a booster pump on the water service line, to ensure a residual pressure of 35 psi at the highest fixture. These lots should be identified by lot number. Prior to Town Board approval, a hydraulic analysis prepared by a professional engineer be submitted to the Town. The analysis shall recommend booster pump size, pump location, and piping arrangement for each lot, and address suction pressure. 8. Water line from station 0 + 10 to station 13 + 32 be a minimum of 8 inches in diameter. The fire hydrant at station 6 + 37 be located 15" north of the right-of-way centerline. 9. Drainage easements be provided between Lots 10 & 11 and 22 & 23. Asphalt erosion apron be constructed at the inlet and outlet at station 28 + 65. Inlet modification at stations 22 + 10 and 22 + 70, as noted by Public Works. Detention Pond A include a low flow channel. Documents be provided that ensure both detention ponds will be maintained by the Homeowners Association. 10. Electric system be completed to all lots, and street lights installed. 11. Existing sanitary sewer collection system problems be corrected/repaired prior to issuance of any additional building permits. 12. Improvement guarantee submitted to the Town prior to Town Board approval. 13. Fire safety note be placed on final plat regarding spark arrestors, fire retardant shingles, trimming of trees, and clean up of dead wood. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Conunission - April 17, 1990 - Page 5 14. The engineering drawings for the improvements at Crags Mountain Village be modified as noted in the Public Works memorandum dated April 10, 1990. 15. Documents need to be provided to the Town to review the situation concerning access and utility easements on Lot 1 of Crags Addition. The documents need to indicate that access can be open and maintained to allow use as an access and utility easement, especially with regard to emergency access to the properties. Commissioner Wood seconded the motion and the vote was unanimous. 2.b. Amended Plat, Lots 10 & 13, Peak View Subdivision Chairman Sager advised that he had a conflict of interest and would abstain from discussion and voting on this request. Vice-Chairman Wood conducted the meeting. Mr. Paul Kochevar, representing H. D. Dannels & Sons, Inc., advised that applicants propose to divide two existing lots into three lots of equal size. Each resulting lot would be 1.23 acres, or 53,578 sq. ft. and similar in size to other lots within the subdivision. He stated that the subdivision was originally platted in 1975 and since that time the owners have held these lots in anticipation of finding buyers. Director Stamey reviewed the staff report noting there are ten existing lots in the subdivision of similar size and advising of one other lot split that occurred in 1975. He commented that the proposed lot split does not have an adverse impact on access, and that the proposed lot sizes are not out of character with the existing lots within the subdivision. He acknowledged comments from the Light and Power Department advising that an underground electric service is located on the original lot line between Lots 10 and 13, and that relocation of this line and the street lights will be required at the owner's expense. The building placement on the proposed sites needs to consider the Town's water service elevation. Director Stamey noted that Peak View is an arterial street, therefore an additional 10 ft. of right-of- way should be dedicated. Director Stamey advised of phone calls received from adjacent land owners, Harold Bush and Emma Carlson, both in support of this proposed lot split. Correspondence was acknowledged from Gerald & Dorothy Wheeler, who own property across the street, both in opposition to this proposal. Mr. Hutton Slade, who lives on Twin Dive, expressed concern that residents weren't better informed of action taking place in the subdivision. Mr. Jess Batchelder, representing Estes Valley Improvement Association, stated that the EVIA Board of Directors approved a resolution opposing variances to the zoning regulations and the splitting of lots, because such variances places all three of these lots in a nonconforming status in the E-Estate District. Mr. Kochevar stated that the owners have reviewed the staff recommendation regarding granting of additional 10 ft. 9^ right-of-way along Peak View Drive and feel that^ this recommendation is not justified. He stated that requiring an additional 10 ft. would be inconsistent with a recent lot split in Majestic Pines, which abuts Peak View Drive. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - April 17, 1990 - Page 6 Discussion followed regarding right-of-way requirements. Commissioner Burgess noted the size of the proposed lots is in character with existing lots in the subdivision and that the granting of the exception will not be materially detrimental to the public welfare or injurious to other property in the neighborhood in which the property of the petitioner is situated, or in conflict with the purposes and objectives of Title 16, and moved for a favorable recommendation to the Town Board of the amended plat of Lots 10 & 13, Peak View Subdivision, contingent upon the following: 1. Relocation of the underground electric service and street lights prior to issuance of any building permits. 2. A note be placed on the plat which prohibits driveway access from Peak View Drive. 3. Ten feet of additional right-of-way be dedicated for Peak View Drive. Commissioner Brown seconded the motion and the vote was unanimous with Commissioner Sager abstaining. 4. REPORTS Director Stamey introduced Sheridan Steele of the National Park Service who presented a slide program relating to development in National Park areas and how those communities have become concerned about the quality of development. Specific areas addressed were Cuyahoga Valley, Ohio; Gettysburg, Pennsylvania; and Gatlinburg, Tennessee. The main theme of the slide show was "Plan today for Tomorrow". There being no further business, the meeting adjourned at 3:48 p.m. Carolyn JpuBs/ Secretary