HomeMy WebLinkAboutMINUTES Planning Commission 1991-01-22BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
PLANNING COMMISSION
January 22, 1991
Coirunission:
Attending:
Also Attending:
Absent:
Chairman A1 Sager, Commissioners Wendell
Amos, Mark Brown, Harriet Burgess, Alma
Hix, and Richard Wood
Chairman Sager, Commissioners Amos,
Burgess, Hix and Wood
Community Development Director Stamey,
Trustee/Liaison Garrett, Town Attorney
White, Clerk O'Connor
Commissioner Brown
Chairman Sager called the meeting to order at 1:30 P.M.
1. APPROVAL OF MINUTES.
Minutes of the meeting held December 18, 1990 were submitted.
It was moved and seconded (Amos/Burgess) the minutes be
amended as follows: (l) Item #3B. SRR #90-8 Trail Ridge, Ltd.
- .appearance, and re-orientate the buildings parallel to
Highway 7U to "re-orientate the buildings to a NW/SE
orientation to grade contours"; and (2) Item 2.A. SRR #90-6
Stanley Coinmercial Development, Page 9 - "Chairman Sager
confirmed with Mr. Van Horn that to scale the project down is
not negotiable" to "Mr. Van Horn's refusal to scale the size
of the development down to less than 101,000 sq. ft is what
makes the project no longer negotiable" and, the motion passed
unanimously.
2. ELECTION OF OFFICERS.
a-1ld secoilded (Burgess/Hix) A1 Sager be elected
' ^nd .lt Passed by the following votes: Those voting
^OS, Bur9ess/ A. Hix and Wood. ThosI
voting No none. Those "Abstaining" Member Sager. It was
and s®c°r)dfd (Amos/A. Hix) Richard Wood be elected Vice
hairman and Vickie O'Connor Secretary, and it passed by the
BuraesingA VOw-eS: !^h°Se votin9 "Yes" Commissioners Amos,
• A’iiHlX/ and Sa9er. Those voting "No" none. Those "Abstaining" Member Wood. iione. inose
3. SUBDIVISIONS.
^■ PreUmlnary pin)- of Lots 7, 8, 9 ana thg „„„ ^
iK^if7fJ=°?L^“ Vls’0,1 ~ Rlchard s- MOBir.K MomiLM
Paul,_K°cheYar- Applicant's representative, reported that thi.
resubdivision is proposing four (4) new
?wr0I!unaitdTun5SeSni Pl-aInn W?'?h8 >1“«^dPttro“LtrSlniS?
rrllingdf Mr- Kochevar & concurred0 with
sSndiaott10snf;e/1 P1SCUSsion . included the access rofd,
??rfHbsar~f?dSrJ ;nf i—ler^secUfd t^h9'no«d"
ccn^ioner Los. Tho1s1e°Wvont9inr”^0:. CorSTlonrsLr^Sr'
Sa9®r and Wood. Following clarification that in
alternat<^vln;LOn, proposed plat is an improved development alternative compared to the previous development plan, it was
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - January 7.2, 1991 - Page 2
moved and seconded (Wood/A. Hix) the Preliminary Plat be
approved contingent upon the following being incorporated into
the final plat:
1. Utility easement be provided for the water service
line and that the water line be relocated, if
necessary. In addition, Lot 1 be reconnected to
the water main, not a service line, and that the
ground cover be retained.
2. Gas line be field located and also relocated, if
necessary. Utility easement be provided.
3. Status of the platted road be determined.
4. Improvements be installed or guaranteed.
5. Covenants for Outlot A be developed.
and it passed by the following votes: Those voting "Yes"
Commissioners Burgess, A. Hix, Sager and Wood. Those voting
"No" Commissioner Amos.
3.B. Amended Plat of Lots 1 and 2, South Saint Vrain Addition
and Lot 1. Tibbetts Addition - TIBBETTS & COMPANY/Applicant.
Paul Kochevar commented that the Applicant is proposing to
combine Lots 1 and 2, South Saint Vrain Addition and a 20*
wide strip of land, into one (1) lot. The amended plat will
contain approximately 2 acres. This proposal contains three
(3) review processes: (1) the subdivision, combining Lots 1
and 2 into one lot, (2) an annexation plat for a 20' wide
enclave, and (3) an amended plat. Community Development
Director Stamey reviewed the staff report. It was moved and
seconded (Wood/Burgess) the Amended Plat of Lots 1 and 2,
South Saint Vrain Addition and Lot 1, Tibbetts Addition be
approved subject to the following conditions:
1. All property pins be set prior to Town Board
approval.
2. Annexation petition be submitted by the owner prior
to Town Board approval of the plat.
3. The dedication statement on the plat be amended to
read: "additional street right-of-way."
and it passed unanimously.
4.SPECIAL REVIEWS.
4.A. Special Review #90-7. Palmer Commercial Development, Lot
44, Little Prospect Mountain Addition.
Chairman Sager opened a public hearing to consider the
aforestated special review request. The Applicant is
proposing to develop a 6,000 sq. ft. convenience store,
gasoline station and office space. A one-way entrance/exit
system from U. S. Highway 36 is being proposed. The elevation
plan indicates that the upper portion of the facility will be
below the existing highway to protect the view; the upper
elevation will obscure the substation. Director Stamey
reviewed the staff report, particularly, access. Prior to
establishing the curb line along this property, and issuance
of a building permit, the required highway lanes should be
designed, including allowance for a future median, additional
right-of-way should be dedicated (if necessary to accommodate
these improvements), and a sidewalk along Highway 36 should
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - January 22, 1991 - Page 3
have a minimum width of 5' (preferably 8'). A letter dated
January 14, 1991 submitted by Evan A. Hooper, Jr.,
Development/Access Coordinator/Colorado Department of Highways
(CDOH) which addressed the access was read. Staff also
confirmed that this project no longer fell into the special
review process, and should be reviewed under the development
plan process. Following discussion concerning drainage,
gasoline overflow, and confirmation that (1) underground
storage tanks will be installed in accordance with State
requirements, (2) Traffic Engineer Racine will comply with
those recommendations submitted by CDOH, (3) a left turn lane
into the site will be designed, with the exit being a right
turn only (no left turn onto U. S. Highway 36), and (4) that
the applicant will dedicate a portion (at least 6') on the
southerly edge of the site for right-of-way, it was moved and
seconded (Burgess/Wood) Development Plan #90-7 - Palmer
Commercial Development located on Lot 44, Little Prospect
Mountain Addition be approved, contingent upon the following:
1. Access:
a. The island be constructed with a raised curb
and gutter; "no left turn" traffic signs be
installed, and the Visitor Center sign be
adjusted.
b. The site's one-way exit be raised to a grade
not less than 2' below the grade of Highway
36. An access easement on the Bureau of
Reclamation land be required so the one-way
exit can be moved farther north/east, away
from the highway. Stacking space for at least
3 vehicles be provided between the site's exit
and Highway 36. The existing Visitor Center
driveway be raised so that a maximum slope of
3% be provided, for a minimum of 50' from the
intersection with Highway 36. The 3% grade
transition to a maximum Visitor Center
driveway grade of 10%. All asphalt and
construction work associated with the existing
driveway shall be at the expense of the
Applicant.
c. Should the access points prove unsafe,
construction of a raised median be made a
condition of the CDOH Access Permit.
g-
h.
A deceleration lane be constructed at the
entrance to the site and to the entrance of
the Visitor Center driveway.
CDOH standard roadway construction plans be
prepared by the Applicant and approved by both
the Town and CDOH prior to issuance of a
building permit. The roadway construction
plans will include details for the right-of-
way deceleration lane, exit island, and all
other roadway construction-related items.
Dedication of a strip of right-of-way up to 6'
in width at the southern portion of the site,
tapering to the northern portion of the site.
All roadway and construction work be at the
expense of the applicant.
Owner obtain required permits from the Bureau
of Reclamation prior to issuance of a building
permit.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - January 22, 1991 - Page 4
2. The sidewalk along the site have a minimum width of
5', be separated from the curb line with cobbles,
as installed on the opposite side of the highway,
and be placed north of the property line.
3. On-site drainage detention be provided, with a
dual-control outlet for the 10 and 100-year flow
rates; a note be added stating that the drainage
facilities are maintained by the applicant will be
added to the plat; a revised drainage report be
submitted prior to issuance of a building permit.
4. Counts for deciduous and evergreen tree plantings
for the highway frontage be provided; extend
bluegrass ground cover to the sidewalk edge;
evaluation of the number of required shrubs be
conducted following changes to the northwest
driveway.
5. Applicant provide the following: lot dimensions,
development construction schedule, finished floor
elevations and building height, traffic lane
improvements, revised parking space dimensions, and
vested property rights statement be added to the
plat.
6. Comments contained in other correspondence,
particularly those conditions identified in the
December 12, 1990 letter submitted by the Estes
Park Sanitation District relative to the sewer
line.
and it passed unanimously.
4.B. Special Review #90-8. Trail Ridge Apartments. Southeast
Corner of Highway 7 and Community Drive - Tibbetts__&
Companv/Applicant ~ Continued from December 18, 1990.
Speaking on behalf of the Applicant, Paul Kochevar stated that
construction of a 32-unit apartment project, with four 8-unit
buildings and an office/laundry/recreation building are being
proposed. Access from Community Drive, plus a secondary
access, and 40 parking spaces have been included. The
development will receive rental assistance from ^the Farmers
Home Administration (FHA) . To meet the desires of the
Commission, the buildings have been skewed to take advantage
of existing contours, and the Commission reviewed a rendering
of the project. Director Stamey reviewed the staff report,
and commented on landscape plan modifications, fire hydrant
locations, raw water line relocation, sewer and gas lines,
drainage structure, and noted that the Public Works Department
desires the detail on the proposed drainage wall. The
Commissioners questioned the unavailability of the "market
study" addressed in the Statement of Intent, windows which
were not included in, and did not fit the floor plan,^concern
with the "open" stairwell as it relates to senior citizens,
accessibility to the handicapped, and the marketability of a
2-bedroom unit v. the proposed single bedroom unit. Those
speaking in "favor" of the proposal: none. Those speaking in
"opposition": Paul Kuna, Manager/Eagles Landing who commented
that the development will lower property values, density, what
will ensure that the project will remain a senior citizen
facility, the amount of pavement and the relative drainage
problems in the area, and handicap accessibility. Mike
Sollenberger, Managing General Partner in Pinf Knoll
Apartments. Mr. Sollenberger stated that during the past
year, despite advertising both locally and regionally, his
apartments have experienced a constant vacancy problem; there
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - January 22, 1991 - Page 5
is no waiting list, 10 of their units receive rental
assistance, and there are no persons waiting for such rental
assistance units; with regard to the Tibbetts' proposal, Mr.
Sollenberger questioned the inclusion of only one exit,
exterior stairways, separate laundry building, why the market
study is not available, and handicap accessibility. Mr.
Sollenberger also offered background information regarding the
subsidized housing market and FHA and stated that the proposal
will destroy an existing senior complex in order to gain a new
one, and he urged denial of the project. Nel Blackmore,
social worker, who expressed her concern with a free-standing
laundry facility and open stairwell. Town Attorney White read
a letter opposing the project which was dated January 22, 1991
submitted by W. D. Mackinnon, General Manager/Mountain
Fairways. There being no further testimony. Chairman Sager
declared the public hearing closed. Based upon the fact that
the proposal was not a site-specific plan, there was no
demonstrated need for such housing, architectural design was
not appropriate for senior housing, lack of pertinent
information, and the unavailability of the Applicant or
architect at this public hearing. Commissioner A. Hix moved
Special Review Request #90-8, Trail Ridge Apartments be
unfavorably recommended to the Board of Trustees. Based upon
existing senior housing not being fully utilized, the
unavailability of the market study, and apparent "cosmetic
changes" being made. Commissioner Amos seconded the motion,
and it passed by the following votes: Those voting "Yes"
Commissioners Amos, Burgess, A. Hix, Sager, and Wood. Those
voting "No" none. Staff confirmed that this recommendation
will be considered by the Board of Trustees at their meeting
scheduled February 12, 1991.
5. EVERITT PROPERTY - WATER LINE EASEMENT AND WATER LINE
IMPROVEMENT GUARANTEE.
In a memorandum dated January 2, 1991, Public Works Director
Linnane reported that the Western Interconnect Water Line
Project that will connect an existing water line within
Highway 36/Elm Road to an existing line within Old Ranger
Drive (near Fall River Road). This line has been designed to
cross the Everitt Property and the Town is in need of a
utility easement from Everitt for said water line. The Owner
is requesting an Improvement Guarantee modification to allow
the water line payment of $80,000 (equivalent to a 6" water
line) to be paid within 12 months of plat approval or at
issuance of the first building permit, whichever is last.
Approval of the request, however, does not guarantee future
subdivision approval by the Planning Commission nor the Board
of Trustees. Following discussion, it was moved and seconded
(A. Hix/Wood) the aforestated request be favorably recommended
to the Board of Trustees, and it passed unanimously.
LOT 12, PINE RIVER SUBDIVISION - SELF STORAGE BUILDING/ ALAN
S JUDY KOB/APPLICANT.
Community Development Director Stamey reported that the
Applicants are in the process of changing their business
operation from Estes Valley Motors to Estes Valley Self
Storage. A 2,000 sq. ft. building is being proposed. Due to
the urgency of the project, staff is recommending approval of
the first phase building permit to allow excavation and
footing pursuant to submittal of a development plan for the
Commission's review in February. It was moved and seconded
(Wood/Burgess) the request be approved, and it passed
unanimously.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - January 22f 1991 - Page 6
7. REPORTS.
Staff provided various editorial opinions for review by the
Commission.
There being no further business, Chairman Sager adjourned the
meeting at 3:45 P.M.
Vickie O'Connor, CMC, Town Clerk