Loading...
HomeMy WebLinkAboutMINUTES Planning Commission 1991-03-19BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS PLANNING COMMISSION March 19, 1991 Commission: Attending: Also Attending: Absent: Chairman A1 Sager, Commissioners Wendell Amos, Mark Brovm, Harriet Burgess, Alma Hix, Larry Wexler, and Richard Wood Chairman Sager, Commissioners Amos, Burgess, A. Hix and Wexler Trustee/Liaison Garrett, Community Development Director Stamey, Town Attorney White, Clerk O'Connor Commissioners Brown and Wood Chairman Sager called the meeting to order at 1:30 P.M. 1. APPROVAL OF MINUTES. Minutes of the Planning Commission meeting held February 19, 1991 were approved as submitted. Community Development Director advised all recommendations would be forwarded to the Board of Trustees for their meeting scheduled April 9, 1991. 2. SPECIAL REVIEWS. Revised Special Review #90-8, Trail Ridge Apartments, Southeast Corner of Highway 7 and Community Drive - Tibbetts & Co./Applicant. Chairman Sager opened a public hearing to consider the above referenced special review application. Peter Wood, Architect, commented that the applicant is proposing to construct a 24- unit apartment project with three 8-unit buildings and an office/recreation building. Access is gained from Community Drive, and 33 parking spaces are being proposed. A revised development plan was submitted February 26, 1991 which incorporated Planning Commission concerns pertaining to density, redesign of the buildings, grading, and laundry facilities will be included in each building. Mr. Wood confirmed that all buildings will conform to current building codes relative to fire sprinkler concerns expressed by Fire Chief Rumley. Terry Hall/Danter Co., offered testimony pertaining to the market study he conducted (a copy of the study and subsequent update was previously supplied to each Commissioner). In summary, the survey found 118 rental assistance units are needed, and, with the proposed 24 additional units, a deficit of 80 units will remain. Those speaking in "favor" of the proposal: Annie Racine/Estes Park Board of Realtors, Vicky Holler/Coldwell Banker, Diane Koontz/Coldwell Banker, Rollie Hinze/Rocky Mountain Realty, and Frank Williams. All those in favor commented on the lack of housing and urged approval of the development. Those speaking in "opposition": Paul Koona, Manager/Eagle View- Eagle's Landing, who presented a letter of opposition containing 13 signatures, and questioned the effect on property values, whether the project would remain senior housing, and parking; and Mike Sollenberger/Pine Knoll Apartments, who questioned the validity of the market survey and the development's impact on his apartments. In rebuttal, Kenneth Davidson, attorney for the Applicant, commented he was not aware of any pending action against his client from FHA, the project is being designed as senior housing with 1-bedroom units, and the number of parking spaces being provided BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 19, 1991 - Page 2 exceeded Town standards. Terry Hall briefed the Commission on his firm's credentials, and the methodology used to prepare the market study. There being no further testimony, Chairman Sager declared the public hearing closed. Community Development Director Stamey reviewed the staff report, stating the Applicant must submit a drawing indicating all modifications mentioned above, and that comments regarding runoff detention submitted by the Public Works Department should be included in the Commission's action. The Commission confirmed that should the project be changed from senior housing to family housing, this action would not be subject to review. It was moved and seconded (Burgess/Wexler) Special Review #90-8 be favorably recommended to the Board of Trustees contingent upon the following conditions: 1. Landscape Plan should be revised to replace "Russian Olive" with "Narrow Leaf Cottonwood" trees. Grading should be performed in such a manner as to protect existing trees; tree wells should be used to protect, where necessary. 2. Two (2) fire hydrants be installed as recommended by Fire Chief Rumley. 3. Water service taps be sized in accordance with the Town's water standards. 4. The raw water line along the south property line be lowered and protected with a minimum 5' ground cover, in a manner acceptable to the Estes Valley Recreation and Park District (EVRPD). All work to be coordinated with EVRPD. 5. An 8" sewer collection line be built to Upper Thompson Sanitation District standards. Appropriate easement for line extension should be obtained. 6. A gas line layout, acceptable to Public Service, be prepared and shown in the development plan if gas is to be used. 7. Pertaining to drainage, the culverts will have a minimum 15" diameter. The runoff from the concrete parking lot adjacent to Buildings 2 and 3 be routed to the detention pond. The pond's volume be sized to accommodate this additional runoff. Rip-rap is required from the edge of the lot and the proposed culvert, to the pond's outlet structure. 8. An amended plat to combine the properties must be submitted and approved for this project to be acceptable under density and setback requirements. Approval of this special review will be contingent upon the filing and approval of an amended plat. It will be necessary for the Applicant to agree to waive any vested property rights claim until such time as said amended plat is approved. and it passed unanimously. 3. 3.A. Request to Rezone Lot 1. Tibbetts Addition from County Zoning to R-M Multiple Family - Tibbetts & Co./Applicant. Chairman Sager opened a public hearing to consider this rezoning request. Director Stamey identified the property BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 19/ 1991 - Page 3 (20' wide X 320' long), and stated it was recently annexed. The Applicant is requesting the lot be zoned R-M Multiple Family. This lot will be combined with Lots 1 and 2, South Saint Vrain Addition. Paul Kochevar, representing the Applicant, commented that his firm is proceeding with a plat to combine the three lots as identified above. There were no persons speaking in opposition to the proposal, and Chairman Sager declared the public hearing closed. It was moved and seconded (A. Hix/Burgess) the rezoning request to R-M Multiple Family be favorably recommended to the Board of Trustees, and it passed unanimously. 3.B. Request to Rezone Tract 96. Fall River Addition, 1950 and 1980 Fall River Road (Placid Lake Property) from E-Estate to R-M Multiple Family - J. R. & Rachel B. Preston/Applicant. Chairman Sager opened a public hearing to consider this rezoning request to R-M Multiple Family. The Applicant is requesting R-M zoning to allow construction of 4-5 additional family residences on approximately 14 acres, 7% of which is developable. Paul Kochevar, Applicant's representative, requested the Commission receive testimony and continue any action to the Commission meeting scheduled April 16, 1991. A residence and guest house are currently on the site; access is via Fall River Road and private bridge; there are two (2) distinct land areas—a natural tree-covered slope with 40-80% grade and a 10-acre± buildable site with access to Fall River Road and all utilities. The southerly 4 acres is very steep with only a pedestrian access being economically feasible. Site configuration makes it very difficult to get building sites. Surrounding zoning includes R-M, C-0, E-Estate and County T-Tourist. The property most affected by the proposal is Lot 43 owned by Mr. and Mrs. Howard Barnes. Chairman Sager expressed concern regarding the appropriateness of the change in relation to the purpose of the zoning regulation. Those speaking in "favor" none. Those speaking in "opposition Howard and Mid Barnes, who, in summary, expressed concern that a plan had not been submitted which identified exactly what was being proposed, what will occur if the current owner sells the property, there exists a wildlife trail to the river, including a wildlife breeding ground and there is a prolific spring on the property. A letter dated March 15, ^991 submitted by Mr. and Mrs. Barnes was acknowledged and made a part of the record by reference thereto. In rebuttal, Ite. Kochevar stated that a plan cannot be prepared indicating what will be developed until approval is given to rezone the property. Discussion included a condominium^ configuration relative to access, blanket easements, limitation on how many buildings could be constructed due to steepness of the land, and floodplain regulations. Community Development Director Stamey reviewed the staff comments identifying Comprehensive Plan recommendations and environmental features of the site, and it was moved and seconded (Amos/A. Hix) the rezoning request be continued to April 16, 1991, and it passed unanimously. 4. ZONING REGULATIONS - POTENTIAL REVISIONS. Staff reported that the following four (4) zoning district standards would be considered; 4.A. Bed and Breakfast (B & B) . Community Development Director Stamey reported a meeting was held March 12 with Be and Breakfast representatives to discuss B & B issues. summarized the proposal as follows; (1) J? ® ® from the E-Estate Zoning, (2) grandfather existing E-Estate B BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 19, 1991 - Page 4 & B's and Increase allowable number of persons from 5 to 6, (3) allow B & B's in the R-S Zone, provided the lot has frontage on an arterial street, increasing the number of persons from 5 to 6, and (4) allow B & B's in the R-M Zone, and increase the number of persons from 5 to 10. Dean Wariner, Chairman/Bed and Breakfast Inns of Estes Park, provided copies of a B & B publication and miscellaneous information to the Commission, and he provided an overview of such an operation and its evolution thereof. Commissioner A. Hix commented that, in her opinion, the Commission's role was to determine whether such a business belongs in certain zones, and if so where, and the associated demand on utilities. Mr. Wariner stated that B & B operators will cooperate fully with the Planning commission and they (B&B) desires to become a partner in how the B & B's will operate. Frank Williams stated that the B & B's will be an asset to the Conference Center. B&B operator, Reginald Fowler (Emerald Manor) reported discussions are continuing with staff, and requested this item be tabled pending additional information. Director Stamey acknowledged receipt of the following correspondence: Jess Batchelder/EVIA, and John G. Phipps. Chairman Sager expressed his appreciation for the information exchanged and reported staff will schedule another meeting with B&B representatives prior to the next Planning Commission scheduled April 16. Chairman Sager declared a 5-minute recess, reconvened the meeting at 3:30 P.M. Chairman Sager Director Stamey reported that the Planning Commission was asked to review the following: the manner in which amusements are reviewed, special review language, and gateway standards. Proposals regarding each of these items have been prepared. 4.B. Sport and Recreation District. The Association for Responsible Development (ARD) submitted a letter dated March 15, 1991 and advised ARD had passed a resolution recommending that the Town abandon a spot-zone amusement district and, pending further consideration, staff continue with the current special review process. The Commission also reviewed a news article placed in the Rocky Mountain Nature Association Newsletter prepared by Norman Ream (ARD) which addressed gateways and the need for the Town to review basic standards. Due to the fact that a zoning revision at this time would not serve the community well, and the Commission could not conclude the issue, it was moved and seconded (A. Hix/Wexler) a Sport and Recreation District not be pursued at this time and staff would continue with the Special Review process, and it passed unanimously. 4.C. Arterial Street Standards. The zoning regulation requires a 25' building setback on arterial streets. The landscaping section requires a planting area within 15' of the street property line. However, the parking section allows parking lots within 5' of a street property line. The suggested proposal would require a 25' wide planting buffer along arterial streets for all developments, and a 15' wide planting buffer along other streets for C-0 and R-M developments. Additionally, outside storage would be prohibited in the C-0 District on lots abutting an arterial street. Staff confirmed that these standards do not change current lot size requirements as questioned by Frank Williams. 4.D. Special Review. Language would be added stating that BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 19, 1991 - Page 5 "The applicant shall submit a statement of intent specifically addressing the criteria in Section 17.36.030 F., 1 through 6. The burden shall be on the applicant to demonstrate to the satisfaction of the Planning Commission and Board of Trustees that the proposed use meets the criteria in Section 17.36.030 F., 1 through 6, and that it will not have any adverse impacts for the town, neighborhood, or vicinity." Also, a portion of the "conceptual" criteria would be eliminated. Following discussion, it was moved and seconded (Amos/Burgess) zoning revisions pertaining to Arterial street Standards and Special Review Procedures, as eunended, be favorably recommended to the Board of Trustees, and it passed unanimously. Following completion of all agenda items, Frank Williams addressed the Commission seeking assistance in a civil matter with an adjacent property. Town Attorney White advised that the Planning Commission was not the appropriate body to hear such concerns. There being no further business. Chairman Sager adjourned the meeting at 4:05 P.M. Vickie O'Connor, CMC, Town Clerk