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HomeMy WebLinkAboutMINUTES Planning Commission 1992-01-21BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning commission January 21, 1992 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, Brown, Burgess, A. Hix, and Richard Wood Trustee/Liaison Garrett, Community Development Director Stamey, Town Attorney White, Clerk O'Connor Commissioner Wexler Chairman Sager called the meeting to order at 1:30 P.M. 1. 3. MINUTES. Minutes of the December 17, 1991 Planning Coinmission meeting were approved as submitted. ELECTION OF OFFICERS. It was moved and seconded (Brown/Amos ) Al^Sager be elected Chairman, Richard Wood be elected Vice Chairman, and Vxckie O'Connor be elected Secretary and it passed unanimously. SUBDIVISIONS. 3.A. Amended Plat of Lot 11. Rock Ridge Estates, and Tract 1^. Moccasin Saddle Addition, Wesley----Ej-----aiid----Barbara----M^. 4. Hoffman/Applicant. Bill Van Horn, Applicant's Representative, stated that the Applicant is proposing to combine two existing lots into one lot of 1.05 acres for the purpose of building a single-family dwelling. The site is presently served by the Estes Park and Upper Thompson Sanitation Districts. Staff confirmed that the Applicant must petition for exclusion from Upper Thompson an inclusion into Estes Park Sanitation which will result in the entire property being served by one (1) sanitation district-- this action must be performed and approved by the Districts prior to Town Board approval. There being no further comment, it was moved and seconded (Burgess/A. Hix) the Amended Plat of Lot 11, Rock Ridge Estates, and Tract 1, Moccasin Saddle Addition be favorably recommended to the Board of Trustees, and it passed unanimously. REZONING. 4.A. Northwest Corner of Stanley and Prospect Avenues. Fro^ R-S Residential to c-O Outlying Commercial, Gary Murphy and Bob copper/Applicant. Chairman Sager opened a public hearing to consider th® referenced request. Commissioner A. Hix declared a potential "conflict of interest", stated she would not participate in discussion nor vote, and she withdrew from tlle. Applicant is requesting rezoning to allow use of th® building for a screen printing business. Development Director Stamey reviewed the staff acknowledging a list of adjacent property owners, letters of opposition received from Mr. and Mrs. Philip Dutton, Mr. and Mrs. William A. Hackworth, Francis J. Smith, and Theresa A. Smith; and Petitions, also in opposition, signed by 28 BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - January 21, 1992 - Page 2 adjacent property owners. Director Stamey displayed a map identifying the adjacent (within 100') landowners who were in opposition to the rezoning request, and advised that the request would require a two-third1s vote of the Board of Trustees for approval; however, this requirement does not apply to the Planning Commission. There were no persons speaking in "favor of" the request. Neither of the Applicants—Gary Murphy nor Bob Copper were present. Those speaking in "opposition": Raymond Smith, Ben Slater, David Brunner, Leann Toussaint, and Ann Neering. In summary, comments addressed elk migration,^ property values,^ uses allowed in C-0 zone, negative impact to the existing residential area, traffic and child safety, and an appropriate boundary already existing (Stanley Avenue) that buffers residential and commercial. chairman Sager displayed a map indicating residential, multi-family and commercial areas. There being no further comment. Chairman Sager declared the public hearing closed. It was moved and seconded (Amos/Wood) the Rezoning Request for the Northwest Corner of Prospect and Stanley Avenues be denied, citing the following findings, and it passed unanimously, with Commissioner A. Hix Abstaining. 1. The proposed rezoning is not consistent with the Estes Park Comprehensive Plan. 2. The allowable uses would not be compatible with the surrounding residential uses. 3. The proposal is not supported by a material change in this area affecting the property so as to justify the rezoning. 4. The subject property can be reasonably used under the existing R-S Zoning. 5. SPECIAL REVIEW. special Review #92-1. Concept Plan for the Pinnacle Golf Course. Highway 7 and Marys__Lake—Roadj—Pinnacle—Golf Course/Applicant. Chairman Sager opened a public hearing to consider the above- referenced Special Review Application. Commissioner A. Hix declared a potential "conflict of interest", stated she would not participate in discussion nor vote, and withdrew from the room. Roger Thorp, Applicant's Architect, presented the Long Range Concept Master Plan consisting of a four-phase development. A 27-hole golf course will be integrated with residential development in Phases I through III. consists of residential development. Phases II through IV are not located within Town Limits, and the annexation process has been initiated. The Project includes a cl^b house, convenience store, and employee housing. First and foremost, the Applicant is proposing a golf course development--an 18- hole course will be constructed immediately with the remaining 9-holes occurring in the future. Including the golf course, 45% of the area will remain open space; Phase III includes 53% open space. Mr. Thorp stressed that will be designed to work with existing topography -the beauty and mountain atmosphere will be enhanced. currently underway with the Colorado Department of Highways (CDOH) regarding Highway 7 which will be improved with accel/decel lanes, and Marys Lake Road to improve the intersection. Several cul-de-sacs have been planed to maintain the residential scale of the area. Mr. Thorp is negotiating with Town staff to minimize the number of cul-de- BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - January 21, 1992 - Page 3 sacs. A revised drawing was presented which reflected various amendments pursuant to weekly meetings being conducted with affected agencies. The drawing confirmed that three (3) cul- de-sacs have been deleted. The "championship" golf course has been designed into existing rock outcroppings, and existing water features will be enhanced. The course will also serve as a buffer for Highway 7. Mr. Thorp commented on the social, economic and community benefits: additional tourist and resident activities, sales tax, and property tax base. Pertaining to utilities, the Project will utilize the new Marys Lake Water Treatment Plant; an existing overhead power line will be converted to underground; a natural gas line will be extended, as well as the sanitary sewer line. Comments were heard from Steve Human/TST Engineering, who addressed wetlands as it relates to obtaining a "404 Permit" from the Corp. of Engineers, water service as it relates to the current "blue line", and Matthew Delich/Traffic Engineer who addressed the traffic study/access. Richard Thompson/Certified Wildlife Biologist/Western Ecosystems, reviewed his analysis of the project and potential impacts to the wildlife in the ^re^* The Commission received a revised land-use tabulation sheet, and Mr. Thorp confirmed that the Project, when completed, employ approximately 200-250 persons; traffic impacts to the community will occur over the course of several years, impact on greens and fairways due to normal wind conditions and the use of sod and natural grasses, removal of all barbed W1f® aJ^cl the probable use of a homeowners brochure to inform residents of the elk migration pattern, asking that they not feed the wildlife, and that the golf course will be a public course, comments addressing the elk's winter food being traffic flow/access were heard from George Hoffman/Prospect Estates Subdivision. Mr. Delich confirmed that the traffic impact study has not yet been completed; Mr. Hoffm^ s concerns will be addressed at that time. Mr. Thorp confined that the total dwelling units are 910, including employee housing, and that there will be no structures on Bureau of Reclamation Land. Design of the conXen;L®nc® stoJ® a residential character and compliment the development. Native materials will be used throughout the. Additional Commissioner comments included the connection poinb through Arapaho Meadows, the maximum of 12 allowed/cul-de-sac, and interior connection to the employee housing site. Community Development Director Stamey summarized the staff report, confirming that approval of the Concept Plan not create a vested property right under Colorado law. Chairman Sager commended staff's efforts, particularly Dir®Jtor^. and Linnane, for their efforts in helping the Planning Commission to better understand this project. Mr. Thorp was also commended on his thorough presentation. It was moved and seconded (Brown/Burgess) that, on the whole, the proposal's benefits outweigh any adverse effects for the Town and neighborhood, and that the Concept pla“ f°5 Review #92-1 for the Pinnacle Golf Course be favorably recommended to the Board of Trustees contingent upon the following, and it passed unanimously, with Commissioner A. Hi Abstaining: 1. Annexation of all of the property to the Town of Estes Park. said annexation may include an annexation agreement between the property owners and the Town, specifying any conditions of annexation. 2. Following annexation, appropriate zoning for all uses BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - January 21/ 1992 - Page 4 contemplated on the property. 3. Approval of all final utility and street locations and designs. Any utility and street locations shown on the concept plan are illustrative only and are subject to further review and approval by the Town. 4. Approval of appropriate density of any residential and/or commercial development, including approval of any density transfer due to credit for open space and/or golf course development. Each of the individual phases (I through IV) should stand on their own merit with regard to density. This would allow phasing of the development in a responsible manner. 5. Execution of all necessary development plans, special review applications, and subdivision plats by all owners and lienholders of the property subject to those documents as required by the Municipal Code. 6.Access: A. B. C. E. Reduce the number of cul-de-sacs by making street connections, and private drives when appropriate. Connect employee housing area to internal roadway system. Construct temporary cul-de-sac for roadway northeast of Fairway 16. Access through Town property must be negotiated and approved. Secure appropriate access permits for all access to Highway 7 / construction ^ in the right-of-way will require utility permits from CDOH. A traffic study for the entire development be submitted to the Town and CDOH with the next development submittal. Northeast access to Highway 7 and the Dill Property be dedicated through the subdivision process. Utilities: A. Place a note on the Concept Plan stating: "The water service elevation is 8,120'. Areas above this elevation will require installation of a. water pump and water storage systems by the developer. Building permits will not be issued for sites above 8,120' until the water pump and water storage systems are in place and operational. A hydraulic study will be required by the developer to determine the required design for these improvements. The hydraulic study will address required fire flows. The "blue line" has been identified on the Concept Plan; however a file copy must be BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - January 21, 1992 - Page 5 submitted. B. Meet all Upper Thompson Sanitation District design and construction requirements. 8. A drainage master plan be submitted with the next development submittal. 9. Phase IV density meet Town standards. Density for Phase I employee housing to be determined. Density calculations will be refined as development detail and design proceed. 10. Place wetlands areas that are in building envelopes/lots into open space area. Delineate Phase IV wetlands. 11. Applicant secure necessary Bureau of Reclamation permits. 12. Applicant respond to Rocky Mountain National Park wildlife concerns and prepare a statement that addresses development procedures to mitigate negative impacts. 13. Indicate cart path crossing of roadways; pedestrian/bike path and new radio tower location. 14. Future plat submittals for Phase I to include Arapaho Meadows lots, as appropriate. The Commission noted that staff will continue to negotiate on those points that remain in question. 6. SET PUBLIC HEARING DATES. Public hearing dates to consider a Rezoning Request from E- Estate to R-S Residential for the Pinnacle Golf Group were set: Planning Commission February 18, 1992 and Board of Trustees February 25, 1992. Following completion of all agenda items. Bob Black/Pinnacle Golf Group commented that his staff has great admiration for the Town staff—cooperation, particularly by Director Stamey, has been at the highest level. There being no further business. Chairman Sager adjourned the meeting at 3:30 P.M. A Vickie O'Connor, CMC, Town Clerk