HomeMy WebLinkAboutMINUTES Planning Commission 1991-09-17BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission
September 17, 1991
Commission:
Attending:
Also Attending:
Absent:
Chairman Sager, Commissioners Wendell Amos,
Mark Brown, Harriet Burgess, Alma Hix, Larry
Wexler and Richard Wood
Chairman Sager, Commissioners Amos, Burgess,
A. Hix, Wexler and Wood
Trustee/Liaison Garrett, Community Development
Director Stamey, Public Works Director
Linnane, Clerk O'Connor
Commissioner Brown
Chairman Sager called the meeting to order at 1:31 P.M.
1. MINUTES.
It was moved and seconded (Amos/Wexler) minutes of the
Planning Commission meeting held August 20, 1991 be amended to
include the following, and it passed unanimously: "The
Applicant, Minno Riz, and Tom Beck/Thorp Associates, presented
comments and were in agreement to include staff participation
in the selection of the color for the canopy. In addition,
the Applicant's Statement of Intent was recognized and all
five (5) items of Chapter 17.36.030, Subsection F were
discussed. The Commission commended the Applicant for their
thoroughness and approved, by acclamation of all members
present at the meeting, the Applicant's reasoning for those
five items."
2. DEVELOPMENT PLANS.
9.A. Amended Development Plan to Special RevifY Re5!!.iSt5. Lot 1. Traeaer subdivision,___Gerald-----and-----Lois
Traeaer/Applicant.
The commission and Trustees approved the DeveiopmentPlanand
Special Review 90-5 in October, 1990. Paul Kochevar,
Applicant's representative, stated that an amendment is
required due to the final design which affects ?:h®.
location, plus revision from two (2) 4-unit buildings to a
two-story 8-unit building. The amendments are being proposed
in an effort to expose the site and preserve existing •
Mr. Kochevar clarified that the decks, not buildings, will be
on the river frontage; and the pool has been moved east of the
river for additional seclusion. Primary changes ®ffect .J1®
roadway surface. The Applicant desires to retain ^jje native
decomposed granite surfacing as was approved for Streamside
clbins This site is topographically more level than
Streamside and affords better side-to-side °f
water runoff. Paving the parking spaces .cre®bealarge
asphalt area, and the Applicant does not desire t°
this by including the roadway. In addition,
expressed with crowding tree root areas; and traditiona
seasonal traffic patterns. Mr. Kochevar b®lievesaPPr°^alt°3 the roadway surface does not create a precedent as the
Sorestated cabins were not required to their ^0®dway^
Mr. Kochevar confirmed that the ur^ts will ^
basis There were no persons speaking in favor of or
"opposition to" the amendment. Community D®v®lopment Director
Stamey noted Town Attorney White's comments relating to
clarification on the note regarding emergency access, and
Public Works Director Linnane's comments conc®rn^g
and erosion protection. Director Linnane confirmed that an
asphalt roadway is easier to maintain and it aids in drainage.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - September 17/ 1991 - Page 2
drainage. Mr. Kochevar stated that should asphalt be
required, development will be "phased." There being no
further testimony, it was moved and seconded (Wexler/A. Hix)
the Amended Development Plan to Special Review #90-5, Lot 1,
Traeger Subdivision be approved contingent upon the following,
and it passed unanimously;
1.
2.
3.
Paving the roadway and parking area from Highway 34
to the bridge within one (1) year of issuance of
the first building permit, adding a note on the
plat stating that the Planning Commission reserves
the right to require paving of the remaining drive
and parking area south of the bridge. (Appropriate
language to be developed by Staff and the
Applicant.)
A note be placed on the Development Plan clarifying
emergency access to the south.
Add protection from drainage and erosion with a
system of roadside ditches, roadway swale crossings
and/or culverts, and rip rap being placed in areas
of higher drainage concentration to the Development
Plan (pursuant to Public Works comments).
2.B. Amended Development Plan to SpeciaI. Review #91-2,
Henninasen Subdivision, John and Sandra Gilfillan/Applicant.
The commission and Trustees approved the Development Plan and
special Review in June/July, 1991. Paul Kochevar, Applicant s
reoresentative, stated that the modification consists of the
reconfiguration of the buildings from two (2) 6-unit buildings
and one9(l) 4-unit building, to four (4) 4-unit buildings. In
an effort to retain existing trees and visual character, the
aSpuOOS it proposing a river setback of 20' , as compared to
iSOuired 30' for Building B. Director Stamey noted (1)
that the above-mentioned 20' river setback would require a
variance from the Board of Adjustment, (2) the construction
Zlellll shOiild be revised, and (3) Director binnane’s
comments in
?hS bling no further discussion, it Xn^^toeciarElvieS
H^nn^gsen^subdivision be approved contingent
upon the following, and it passed unanimously.
Board of Adjustment approval of the setback for
Building B (if denied, the original 30 setback
would be required).
Revise the construction schedule on the Development
Plan.
nrainaae facilities be added where the drainage
water point discharges across the gravel "fl^ways,
said details to be added to the Development Plan.
Mn stairs or structures be allowed between
buildings where drainage swales are ProP°®®^' sai
statement to be added to the Development Plan.
9.C. Amended Development Plan to Sycia\ ^V1 1°~8ridoe^1 and 2. south saint, vra in Addition,----Tra3i_Riag_^
T.fd. /Applicant.
The commission and Trustees approved the Special Review in
1.
2.
3.
4.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - September 17, 1991 - Page 3
March/April, 1991. Peter Wood, Architect, stated that the
building square footage has been increased (from 18,722 to
20,930) to improve internal circulation for handicapped
accessibility, and the number of parking spaces was reduced
from 33 to 27. The building size was required by the Farmers
Home Administration. Mr. Wood commented that staff comments
regarding parking, landscaping and drainage would be
incorporated, and clarified that there were no windows in the
bathrooms (end elevation). There were no persons speaking in
"favor of" or in "opposition to" the proposal. It was moved
and seconded (Burgess/Amos) the Amended Development Plan to
Special Review #90-8, Lots 1 and 2, south Saint Vrain Addition
be approved contingent upon the following, and it passed
unanimously:
1. Addition of two (2) parking spaces in front of the
office/recreation iDuilding.
2. Modification of the parking and landscape ^
front of Building 2 to preserve an existing mature
tree.
3. A minimum of 4 weirs (if dimensions of
prevent plugging) be placed evenly along the pond
retaining wall to help prevent point discharge
erosion. The weirs be sized to discharge the
allowable rate as specified in the Drainage ^®P°r *
The weir detail to be added to the Grading Plan.
4 The swales along the north and south property line
be protected with erosion mats and vegetation.
Pine RiverLot 12Amendment to Development Plan2.D. ww ------------------------- ---------r . .
Riibdivision. Alan and Judy Kob/Applicant.
bspacS'aMed onto Lot
eliminates any panting esdoutt°h wtid provide an
building were placed 4' to tj)® " d to be in front
T0trhtenbJildingaddlMtnKobacommInted that the paved spaoe
between the buUdlngs is 39'andwith th®uifetoraTfert:e" ni
the area does not in-f a h19hof';1ra“1CinVOt”;oSiUon to" the
persons speaking in favor of or d d P(^0s/Wexler) the
amendment. It was moved^and seconaea ^ pine River
Amendment to Developmen . . t upon the landscaping be
i^talletpriw: tTissuanctof a "certificate of occupancy, and
it passed unanimously.
3. SUBDIVISIONS.
RQuth SaintPortion of Lot_10
.arat/tnn/t-lerv:."aeV;bd~iviMon, Herald Palmeryh licant.
Kerry Prochaska, (RMC) Applicant■ Srepresentat«et, ^tated^that
the Applloent d^esires to de i p colJents and feels they are
has reviewed and discussed sr confirmed that an error was
maderinnthei'r 1?a*lculVt^OT°ofadensity^ ground'^^^tlTe Bwestdand
?hr^SeLEgerPournadtlto Saria^-t" Lo5^^^^^" the property as a
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - September 17, 1991 - Page 4
whole, using an average slope, and density allowed through
zoning regulations, 16 sixteen (16) lots are allowable;
however, the Applicant is proposing a total of fifteen (15)
lots. In addition, the building envelopes and setback
requirements may necessitate a revision to the lot
configuration based upon a "bonused" subdivision, as proposed,
requiring 30* setbacks on Country Club Lane and Fish Creek.
The plat has been prepared requiring no variances or
exceptions from the Town Code. Community Development Director
Stamey advised that the purpose of the preliminary plat is to
generate comments prior to submission of a final plat. The
Code allows building on lots smaller than normally required
"for land determined to be of special importance because of
value for animal habitats, wildlife migration corridors, or
scenic resource preservation, if reserved from dev®1°P™®n^*
Lots 6 through 15 are proposed as bonused lots, and Outlot B
is preserving an important wildlife habitat area and scenic
resource. Lot sizes may be permitted as small as 4,000 sq.
ft in a zero lot line development. Director Stamey reviewed
deAsi^y ca“ulation methodology as it relates bonused lots.
The Applicant is proposing a 30' buffer along Fish Creek R°ad
which.Pwould be reserved from any buildings, parking,
and be landscaped and buffered, which is appropriate.
Comments from Director Linnane regarding drainage, roadways
an^water were acknowledged. Staff reviewed access from the
end of the proposed cul-de-sac via a bridge; how®v®r'
option may not be desirable as it poses environmental damage
Fish Creek stream system due to a required large
culvert, FlfUl aned removal of substantival vegetation, and
green aimpnovement^aandC^^^^e^yf^^r^o^^atl^to^inprovements^o
said green relative ^ . the Board of Directors has
Executive Director, t use of the maintenance road,
agreed, in concept, to :jo . comments advising that the
Director Stamey reviewed the ?,t(f,ff.^°^5^^;i;strhis plans, on
sreL
Club Drive area.
Those speaking in "oppositionto" theproposal^ Malone
owner of the lot wef m°5t Effected by the development; he
commented that he was most a£f t |yf r a mutually agreed would be interested in purchasing L°t51:°" d siringentupon price to control development on said lot^ urge ■=’the
control of the proposed ^-/"VTaT nrlce ra’nger anS suggested
west); questioned s<Iu/te fb°tagb^^ rang^^ east and west
an intense drainage study b ^one was advised that the
portions of 5he, ® -,-Bstricted to consider such proposalsPlanning Commission f subdivision—the purchase ofas they relate to c°naiti°nSe ofoSuMivis the purview o£ th
Commission, warren ompbell, 1551 Fish Cre^^adf,^IS °PP°|ty
^?lfaeff1e0|tt4°en w°fldtSeenh\b1S5t;t0trfffic will be increased,
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning commission - September 17, 1991 - Page 5
there are serious drainage concerns on Fish Creek, Country
Club Drive, and along an existing curb; and frequent vehicular
accidents that have occurred relative to Lot 13. Pertaining
to wildlife migration patterns, staff confirmed that fences
can be no higher than 36-40" high which would allow for said
migration. Bob Lawrence, President/Fish Creek Association,
representing several attendees, requested the existing
character along Fish Creek be preserved, the bike trail from
Highway 36 to the Baldpate Inn be continued, questioned the
type of housing, cost range, and zero lot line provisions, and
urged the Commission to carefully consider aesthetics of the
area. Johanna P. Lzunson, 1403% Cedar Lane, who expressed
concern relating to wildlife, wetlands, forests, and density.
Bill Paynter, 810 Fish Creek Road, commented that the property
was located both inside and outside Town limits, and stressed
that the primary concern is that of density. Steve Beats,
pertaining to the sanitary sewer extension to his undeveloped
lot A1 Velthoen, 896 Fish Creek Road, questioned zoning
issues pertaining to lot size and zero lot line* .
Montgomery/density. Eugene Dawson, 1361 Willow La!ie'
density and violations currently occurring in single-family
zoning^ traffic and speeding, wildlife, and aesthetics along
Fish Creek.
In response, Mr. Prochaska advised that the site was entirely
Scitid inside Town limits, and the cul-de-sac drivewas
incorporated to aide in traffic safety pursuant to
with Larimer County. Gerald Palmer/AppHoant' the dsite
all existing barbed wire will be removed from the
development has been Par.thicuF\a/hlyc/efkiTreda ^ d^ai^roSoLns
and "1“liBffteaCareS created by Dinrave"3'Hfights! however,
on this site are creareo yif the residents desired no
Srde^tlopment, the Property in |;a\S£t^°nacC0Td1edntnhoriS
SleThToatd0; hhoVU“rtrJty1l^uaUty -e-vfdrsenfto-;M;;tPenSri
invited the residents to submit their ^lae^^ elected to
incorporation; Town cod® , tv at a minimum; a note will
design 15 lots to keep ^ y , detached single-familybe added to the plat stating that only detached sing that
housing will be allowed; end aliowef if it ms within his
sanitary sewer access will be aiiowea
plans.
Commissioners commented on future d^el(^n^^,^euggested^the
Applicant consider those conc®J’a forPthe proposed design of residents, commended the Applicant for thejrop^ Fish Creek>
the development, incl-uding moved and seconded
There being no further portion of Lot 10,
(Wexler/A. Hix) jfJ approved with the following
ron^?ti8orttoVrbenin=doar1ptor0antebde f^t^the Pinal Pl.t, and it
passed unanimously.
1.
2.
3.
Final water, sewer, and electric service proposals.
wetlands be identified; street right-of-way not
contain any wetlands.ss.-
4. Drainage:
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - September 17/ 1991 - Page 6
a. Ditches be rip-rap lined and detail added
to Contour Plan.
b. Drainage easements encompassing the 100-
year storm and drainage facilities are
required for lots with drainage channels
and drainage water crossing them,
specifically Lots 2, 7, and 8. ^ No
structures will be allowed in drainage
ways, and maintenance will be the
responsibility of the owners.
c. Relocate and provide details of the
proposed swale through Lots 7 and 8 on
the Contour Plan.
d. Submit a detailed grading plan for each
lot and add this statement to the plat—
prior to issuance of a building permit.
e. Install a culvert under Cedar Lane to
improve drainage across Lot 2.
5. Roadways:
a.
b.
Submit a Street Plan and Profile,
indicating wetlands; the right-of-way
should not contain wetlands.
Pave the driveway serving Lots 1 through
4 and Lots 12 through 15.
Negotiation and approval of an Access
Easement for Lot 5 is necessary prior to
Final Plat approval.
The portion of the site that encompasses
the golf course maintenance r°ad t,e
dedicated to the Town as an Outlot.
Water:
a.
b.
c.
d.
Indicate the proposed water s®5v;LC® ^J;ne
to Lots 4 and 5 on the Water Line Plan.
sanitary sewer main and service , line
crossing have a clearance of 18 ana
encased in concrete. Thes®JSeaiine between the sanitary sewer service lin
and the water line along Country Ciun
Drtvebe 1^, or the sanitary sewer line
should be encased in concrete.
Relocate the proposed fire hydrant at
Sta. 9+95 to Sta. 8+00.
Plug the dead-end line at Sta. 2J+40 ^nd
relocate the proposed valve to Sta.
21+50.
The proposed water line shall be 8"
iilu of 6"; the Town will pay for the
oversizing.
The Water Line Construction Plan shall be
approved by the Water Department prior to
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - September 17, 1991 - Page 7
acceptance.
7. All improvements (street, drainage, water,
electricity, and sewer) be installed or guaranteed
with an Improvement Guarantee prior to approval of
the Final Plat.
8. Building envelopes and maintenance easements for
Lots 6 through 15 be identified on the Final Plat.
9. Covenants reserving Outlets A and B from
development shall be submitted with the Final Plat.
10. The Planning Commission has determined that Outlets
A and B are of special importance due to the value
for animal habitats, wildlife migration corridors
and scenic resource preservation.
11. Any potential fencing be limited to a split-rail-
type, and no higher than 36-40" high.
12. Density not to exceed 15 lots.
Chairman Sager expressed his appreciation to those in
attendance for their testimony.
Commissioner Wexler was excused for the remainder of the
meeting.
3.B T.ot 1. Homestead subdivision,—Final—Plat,----Tom
Brown/Applicant.
The proposed subdivision creates five (5) single-family lots,? S". r»
i:Sneye0visiandv?sed1that Ss^^ncerns are of a Private matter
conditions, and it passed unanimously;
1. A 10' utility easement along the front lot line of
Lot 7 be added to the plat.
to any construction, and prior to Final Plat
approval by the Board of Trustees.
3. All improvements 1?e. Vl®talle/i,or0r tS” FinflVepiat
Guarantee be submitted, p
approval by the Board of Trustees.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - September 17, 1991 -* Page 8
4. REPORTS.
Community Development Director Stamey reported that Estes Park
will host the Colorado American Planning Association
Conference October 9-11, 1991.
There being no further business. Chairman Sager adjourned the
meeting at 3:35 P.M.
Vickie O'Connor, CMC, Town Clerk