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HomeMy WebLinkAboutMINUTES Planning Commission 1991-05-21BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission May 21, 1991 Commission: Attending: Also Attending: Absent: Chairman A1 Sager, Commissioners Wendell Amos, Mark Brown, Harriet Burgess, Alma Hix, Larry Wexler, and Richard Wood Chairman Sager, All Commissioners Trustee/Liaison Garrett, Community Development Director Stamey, Town Attorney White, Clerk O'Connor None Chairman Sager called the Meeting to order at 1:30 P.M. 1. APPROVAL OF MINUTES. Minutes of the Planning Commission meeting held April 16, 1991 were approved as submitted. 6th and 7th ANNEXATION. 2.A. CARRIAGE HILLS ADDITION (Carriage Hills, Filinas). Annexation. Annexation petitions executed by owners representing 74 of the 117 lots, plus the Homeowner's Association for the open space, have been submitted to the Town. The proposed addition is contiguous with Town boundaries, contains 109.68 acres, 117 platted residential lots, 61 dwelling units, is urban in nature and Town services are available. Plats of both filings were displayed. Coitmiunity Development Director Stamey reviewed a "Memorandum of Understanding" between the Carriage Hills Planned Unit Development Association, 6th & 7th Filings and the Town, which outlined the plans for providing Town services in the areas of zoning, streets, snowplowing, water rates, taxes, police protection, bike paths, open space, building permit/inspection, street lights. Town-provided services will be funded through the General Fund. If Outlet D is dedicated to the Town as "open space" it could be used for improvements such as pedestrian and bike paths that are consistent with open space; the Town would have the ability to modify the ponds and drainage areas as necessary. Zoning. Both filings are currently under the Larimer County zoning classification of "Estate P.U.D.", and staff is recommending "E-Estate" Zoning be designated. There being no public comment, it was moved and seconded (Brown/Wood) favorable recommendations to the Board of Trustees be forwarded for: (1) the annexation of the 6th and 7th Pilings of Carriage Hills known as the Carriage Hills Addition, (2) the Memorandum of Understanding, (3) the Plat "title block" information be modified to read "Carriage Hills Addition to the Town of Estes Park", and (4) zoning be E- Estate with development within the 6th and 7th Filings to be administered in accordance with the Carriage Hills Planned Unit Development Association approval. SPECIAL REVIEW. Special Review #91-1, Maze of the Rockies, Lots 3 and 4, Prospect Village Subdivision, Bob and Rita Peterson/Ron Barnhart/Applicants. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - May 21# 1991 - Page 2 Special Review. Chairman Sager opened a public hearing to consider Special Review #91-1. The Applicants are proposing the development of an outdoor commercial amusement known as the "Maze of the Rockies" which will consist of a proposed 12,000 sq. ft. facility with the construction of a confusing network of paths or passages. Plans include a building that will house an office, work space and two (2) handicapped- accessible restrooms. Twenty-two (22) standard parking spaces are being proposed. Director Stamey reviewed the staff report that addressed suitability, building and site design, social, economic or community needs which are served by the proposal and consistency with district objectives. Director Stamey suggested the application be continued until special review criteria is addressed, and several modifications to the development plan have been made (such as: building size, site design, landscaping, driveways, drainage details, etc.). Ron Barnhart/Applicant, reviewed the four issues contained in the staff report (suitability, building and site design (the structure will be 14x28', the patio will be 12,000 sq. ft. and, in his opinion, does not exceed the allowable square footage by 25%), social-economic or community needs, and consistency with district objectives). As a difference of opinion relating to the definition of a building resulted, the definition contained in the Zoning Regulations was read in full. Development Plan. Director Stamey addressed parking, surfacing, access, fire safety, utilities, drainage, landscaping, floor area ratio, and restrooms. The^ Development Plan requires a number of significant modifications to meet the Town's development regulations and all such modifications were defined. The Applicant reported that alternate use plans for a skating or hockey rink will not be pursued at the present time. The issues identified above were addressed by the Applicant: parking—8 parking spaces would be adequate, and 22 are being proposed; the newly-revised plan indicates that the parking area will be paved, and drainage, landscaping, and restroom requirements have been met. Letters of support from Jan Prowell, Department of Community Development/Town of Breckenridge, and Michael Palombo, Economic Development Manager/City of Vacaville, CA., as well as photographs of the Breckenridge facility, were presented. Commissioner Wexler requested confirmation on the building size, and Town Attorney White and Director Stamey confirmed that the building size does exceed allowable square footage. Those speaking in "opposition" to the proposal: ^ Steve Komito who addressed image, economic viability, recreation and resort activities, noise, lighting in a residential area, and expansion of outdoor amusements in a highly visible area. There being no further testimony. Chairman Sager declared the public hearing closed. In summary, comments from the Commission were: difficulty in making a decision based upon the deficiency of the application, setback, U.B.C. regulations pertaining to restroom facilities, lack of elevation drawings for the 3 solid walls, lack of a landscaping list, berming, suitability of the amusement, and its relation to, the Comprehensive and Downtown Redevelopment Plans. Whereupon, it was moved and seconded (Brown/Burgess) Special Review #91-1 be continued to June 18, 1991 to allow the Applicant an opportunity to comply with the special review ordinance and site standards which would include a revised statement of Intent and it passed unanimously. Chairman Sager suggestion that all elevations be provided, and that the blank wall appearance be improved by including shifts in the facade BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - May 21, 1991 - Page 3 aligximent. The Applicant was referred to the staff report to clear any confusion in what is required for this submittal to be deemed complete. 4. SUBDIVISIONS. 4. A. Amended Plat of Lots 3 and 4, Prospect Village Subdivision. Bob and Rita Peterson/Ron Barnhart/Applicants. The Applicants are proposing to combine two existing lots into one lot, consisting of 0.85 acres. The site is zoned C-0 Commercial Outlying and access is via Prospect Village Drive. This proposal is contingent upon approval of Special Review #91-1 identified above. A revised plat was presented prior to the meeting. Bill Van Horn, Applicant's representative, reported that if the public walkway could be provided along the southerly lot line in lieu of the northerly lot line, all 8 conditions could be met. Staff confirmed that the southerly location would be acceptable. The easement could not be confirmed due to the submittal of the plat just prior to the meeting. It was also noted that the revised plat changed the lot size from 0.87 to 0.85 acres. In conjunction with Special Review #91-1, it was moved and seconded (Amos/A. Hix) the Amended Plat of Lots 3 and 4, Prospect village Subdivision be continued to June 18, 1991, and it passed unanimously. 4.B. Amended Plat of Lot 38. Prospect Mountain Subdivision, a Portion of Tract A. Prospect Estates Addition, Don Spomer. Prospect Mountain Development/Applicant. Director Stamey reviewed the staff report, stating that the Applicant is proposing to divide Lot 38 into two (2) lots. Existing zoning is E-Estate-P.U.D. and access is from Marcus Lane. The Prospect Mountain P.U.D., 7th Filing was approved in November, 1986, and at that time, the Concept Plan proposed a similar lot configuration; however, the final plat identified Lot 38 as one lot. Representing the Applicant, Bill Van Horn confirmed that all 6 recommendations contained in the staff report could be met; however, the disturbed soil will most likely be stabilized with a combination of boulders and soil and thus will be re-seeded where possible. An existing large tree and boulder will be preserved. Commissioner Burgess stated that there are special circumstances or conditions affecting the property; that the exception is necessary for the preservation and enjoyment of a substantial property right of the petitioner; that 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 on or in conflict with the purposes and objectives of this title, and moved the Amended Plat of Lot 38, Prospect Estates Addition be favorably recommended to the Board of Trustees with the following conditions. Commissioner Wood seconded the motion and it passed unanimously: 1. Clarify the 25* building setback as to whether or not it includes a utility easement. Provide a 10'- wide utility easement along the front lot line of Lots 38 A and B. Cable utilities be extended underground. 2. Shorten the driveway backout area by 5'. Landscape the area south of said backout and construct a permanent 8"-high concrete or timber curbing at the south edge of the backout area. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - Hay 21, 1991 - Page 4 3. Indicate the 15" culvert and 18" rip rap on the Development Plan. 4. All disturbed soil be re-seeded and stabilized, with the Street/Park Superintendent to be contacted regarding the re-seeding. 5. Upper Thompson Sanitation District requirements be met prior to issuance of a building permit for either Lots 38 A or B. 6. All property pins be set prior to Town Board approval. 7. The Public Works Department will provide the required improvement standards and inspection of said improvements must take place prior to issuance of a Certificate of Occupancy. 4.C. Amended Plat of Lots 3, 4. and 5, Block 5, Second Amended Plat of the Town of Estes Park# Lee and Molly Kemper/Applicant. The Applicant is proposing to redevelop Lots 3 - 5 of the Second Amended Plat which will result in building connections and openings between the two existing buildings (La Casa and Range Realty buildings). Director Stamey reviewed the staff report advising that in order to meet zoning regulation requirements and building code regarding setbacks and construction requirements, the internal lot lines must be removed. Paul Kochevar, representing the Applicant, stated that the staff recommendation regarding a note on the plat could be met. It was moved and seconded (Wood/Brown) the lUaended Flat be favorably recommended to the Board of Trustees with the following conditions, and it passed unanimously: 1. A note be placed on the plat which states that the approval of this plat does not grant to the property owner the perpetual right to have the encroachments which overhang the west property line. 2. The bearing of the north property line be revised to read North 72°45,21" East. 4»D» Traeaer Subdivision of Tracts 92, 93, 94 and 95, Fall River Addition/Final Plat. Gerald and Lois Traeqer/Applicant. Community Development Director Stamey reported that the Town approved a development plan for this property in October, 1990, and it included 16 rental cabins and two manager's quarters. As the development density was based upon the entire land area, one of the conditions of approval was that an amended plat be submitted to combine the 4 tracts. Also, as a condition, a note was placed on the development plan which stated that the area between Fall River and the highway was not a separate lot and should not be sold separately. The Applicant's representative, Paul Kochevar, confirmed that all staff recommendations could be met. In addition, the Applicant has agreed to provide a 10'-wide public access easement; Mr. Kochevar requested this item be placed on the Board of Trustees Agenda on June 11th in lieu of May 28th, and the Commission concurred with the request. It was moved and seconded (Brown/A. Hix) Traeger Subdivision be favorably recommended to the Board of Trustees with the following conditions, and it passed unanimously: BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - May 21, 1991 - Page 5 1. Modify the title block to reference Fall River Addition. 2. Delineate 100-year floodplain. 3. Add a note to the plat which states that the area between Fall River and the highway is not a separate lot and shall not be sold separately. 4. Provide a 10'-wide public access easement in the area between Fall River and the highway, extending from the southern to the northern lot lines. 5. ZONING REGULATIONS. It was moved and seconded (Wood/Brown) the Bed and Breakfast issue be continued to June 18, 1991, and it passed unanimously. 6. REPORTS. As directed, staff prepared and presented a draft Historic District Ordinance Proposal for review. The Commission will consider the proposal during a public hearing scheduled June 18th. A Planning Commission study session will be scheduled the first week of June; the Town Board will consider the ordinance in July, and it is anticipated the ordinance will be adopted prior to the special election scheduled August 6, 1991. An article entitled "Statement of Ethical Principles for Planning" prepared by the American Planning Association was presented, and Chairman Sager requested it be reviewed for possible adoption by the Commission. There being no further business. Chairman Sager adjourned the meeting at 3:15 P.M. Vickie O'Connor, CMC, Town Clerk