HomeMy WebLinkAboutMINUTES Planning Commission 1992-08-18BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning commission
August 18, 1992
Commission:
Attending:
Also Attending:
Absent:
Chairman Sager, Commissioners Wendell Amos,
Mark Brown, Harriet Burgess, Alma Hix, Larry
Wexler and Richard Wood
All
Town Administrator Klaphake, Community
Development Director Stamey, Public Works
Director Linnane, Clerk O'Connor
Trustee/Liaison George Hix
Chairman Sager called the meeting to order at 9:04 A.M.
1. MINUTES.
It was moved and seconded (Brown/A. Hix) the minutes of the
July 21, 1992 meeting be approved with the following
amendments, and it passed unanimously: (1) Special Review
#92-2 Elkhorn Lodge—the agenda sequence was changed as there
were no persons present representing the Elkhorn Lodge
application. When this item was reintroduced, representatives
remained absent, thus the application was continued to August
18, 1992. (2) North End Property Owners Rezoning Request—
Commissioner Brown corrected the following statement:
"...owners pay their fair share for increased cost...".
To accommodate those with an interest in Special Review #92-5,
Chairman Sager announced the Agenda sequence would be modified.
2. SPECIAL REVIEWS.
2.A. Special Review #92-5. Mountain Golf Villas, Lot_3Qf
Bonnie Brae Addition. Pier Front Resort, Inc./Applicant.
Chairman Sager opened a public hearing to consider said
special review for the development of 30 dwelling units
located southwest of Community Drive at Brodie Avenue. Paul
Kochevar, Applicant's representative, reported that the site
consisting of 7 acres, is zoned R-M Multiple Family, and
currently contains two cabins. The proposal contains the
vacation of that portion of Community Drive which parallels
the southern and eastern boundaries of the site; dedication of
new street right-of-way for Community Drive along the western
and northern boundaries of the site; extension of Matthew
Circle to the west with a public street connection; and
development of a bike path in the old Community Drive right-
of-way. Drawings identifying proposed changes to the roadway
system, development plans (building configuration) and
elevations were displayed. The Applicant has initiated the
road vacation process; the units will encroach into the
setback; however, they will not encroach into the Community
Drive right-of-way; ten units will be constructed the first
year, with complete build-out by 1995. Mr. Kochevar clarified
two requests for density bonus for solar gain and wildlife
habitat: while preserving views, the majority of units will
be designed facing south to increase the potential for solar
gain, and an existing sheltered area (northwest corner^of the
site) is currently being used as an animal habitat/wildlife
migration path—the Applicant is proposing no construction on
this portion of the site.
Recognizing the Planning Commission cannot control
architecture. Chairman Sager commended the Developer on the
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Planning Commission - August 18# 1992 - Page 2
'hMy^y. ^/li>J9<3^
design, variety of exterior materials, and rooflines.
Chairman Sager also noted that the size of the garage (20x20)
may not be adequate.
Following questions raised by the Commission, Mr. Kochevar
responded as follows: "moderately-priced homes"—they will be
"affordable" $100-120,000; the Applicant does not intend to
dedicate additional land or funding for other affordable
housing; the bike path will be dedicated, however, linkage
will not occur; as there are no current standards, creation of
30 individual lots will not be accomplished at this time,
ownership will be similar to that of a condominium project;
density concerns—existing regulations under the R-M Zone
would allow 56 units and the developer is proposing 30; state
requirements will be followed relative to handicapped
accessibility; a setback variance has been requested to
improve the "liveability" of the units whereby garages will be
relocated. Attached units are undesirable due to
marketability; landscaping—whenever possible, existing
trees/shrubs will be utilized on the site.
There were no persons speaking in favor of the application.
Testimony from affected property owners speaking in opposition
were offered from: Mountain Fairways resident, Heidi Husel,
Charles Kerr, Ginny and Erin Baker, Jerry Lefebyre, Patricia
Kice, Pete Princehorn, and Sue O'Connor. Testimony related
to: preservation of one cabin, density, views, wildlife
habitat, quality of construction materials, against any code
changes to accommodate the developer, road
alignment/additional headlights-noise-public safety; drainage
concerns pertaining to potential drainage^ holding ponds,
existing natural springs in the area, utilities, and property
de-valuation. Lynn Swain/Museum Director reported that the
developer has not formally approached the Museum or Museum
Advisory Board concerning acceptance or rejection of the log
cabin in question. There being no further comments. Chairman
Sager declared the public hearing closed.
Community Development Director Stamey reviewed the following
items contained in the staff report: parking, ^ surfacing,
access (3 private driveways each serve 6 dwelling units),
fire, utilities, drainage, landscaping, handicapped
accessibility, development plan, subdivision, and site design
criteria, and density calculations. Additional
questions/concerns were discussed: the Public Works
Department did not request relocation of Community Drive to
the north but did request removal of potentially dangerous
curves and inclusion of the bike path; possibility of
construction of cul-de-sacs relative to Community Drive; and
the detention pond will be 12" deep and will only contain
water during rainstorms. Mr. Kochevar presented a map
identifying adjacent property owners, and the proximity of
their property to Community Drive and Matthew Circle.
Commissioner Brown stated that in the interest of the
community, relocating Community Drive overrides the small
impact for the adjacent property owners, thus it was moved and
seconded (Brown/Wood) Special Review #92-5, Mountain Golf
Villas be favorably recommended to the Board of Trustees
contingent upon the following, and it passed by the following
votes: Those voting "Yes" Commissioners Brown, Burgess, A.
Hix, Sager and Wood. Those voting "No" Commissioners Amos and
Wexler:
1. Submission and approval of a subdivision plat which
will accomplish roadway revisions.
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Planning Commission - August 18# 1992 - Page 3
2.
3.
4.
5.
6.
8.
9.
10.
The Planning Commission finds that the reserved
open space (northwest corner of the site) is of
importance due to the value for animal habitat,
wildlife migration or scenic resource protection.
The Planning Commission finds that the site and
building design provide an opportunity for solar
gain.
Sanitary sewer lines be constructed and fees paid
pursuant to Upper Thompson Sanitation District
regulations.
be designated for handicapped
The following be added to the Development Plan;
Four (4) units
accessibility.
a. 15' and 30' landscape buffer notes.
b. Private driveway label.
c. Size of landscape material.
d. Building dimensions, and dimensions to
locate buildings.
e. Street right-of-way to Sheet #1.
f. Development schedule.
g. Building height.
h. •'Reserved" open space. This will also
need to be protected by covenant.
7. Comments of Public Works Director, including:
a. Provide 15' wide pedestrian/bike access
easement in the vacated Community Drive
right-of-way, located on private
property.
b. Developer to remove old asphalt and
retain 10' wide path.
c. Provide access easement to the golf
course from Matthew Circle.
d. New Community Drive right-of-way have a
25' setback from structures on Lot 20.
e. Developer contact owner of Lot 20 to
address swimming pool discharge.
f. Storm drainage detention will
required.
be
Buildings along New Community Drive conform to the
setback requirement of 25'.
The developer will construct the bikeway to adjoin
the existing sidewalk to the south in accordance
with the Estes Valley Recreation and Park District
proposal.
Staff be authorized to use their discretion on
potential screening located at the northwest corner
of the site relative to increased traffic and
visual lighting.
2B. Special Review #92-2, Elkhorn Lodge^
Associated Property Consultants/Applicant.
Trout Pond,
As there were no persons present nor additional information
provided, it was moved and seconded (Burgess/Brown) Special
Review #92-2, Elkhorn Lodge be tabled until such time as
further information is submitted, and it passed unanimously.
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Planning Commission -* August 18/ 1992 - Page 4
3.SUBDIVISIONS.
3.A. Preliminary Plat, Stanley Historic District Subdivision,
333 Wonderview Avenue (The Stanley Hotell Estes Park Urban
Renewal Authoritv/Applicant.
The Applicant has submitted a request to provide a new access
to The Stanley Hotel and adjacent properties. The proposed
access from U. S. Highway 34 Bypass is in the same approximate
location as the hotel service road. EPURA Executive Director
Anderson noted that the Town's adoption of the Historic
Ordinance included a statement that the development of an
access road was necessary. The site is owned by three (3)
private individuals/partnerships and negotiations have been
underway for 14 months. The roadway has been designed to
serve both the present and future of the hotel and the
location of said roadway will match that of the roadway that
will serve the Knoll Property. The plan has been reviewed by
C.D.O.T. and adopted as a potential location to serve the
site. A drawing illustrated that portion of the public
street, and that portion to be constructed at the developer's
expense. A divided highway with a center island is being
proposed. An attempt will be made to landscape the cut and
fill area with natural vegetation. The Commission will
additionally examine this proposal upon submittal of a final
plat.
Director Stamey reviewed the staff report, and it was moved
and seconded (Wood/A. Hix) the Preliminary Plat of the Stanley
Historic District Subdivision be approved, contingent upon the
following conditions being incorporated into the Final Plat,
and it passed unanimously:
1. Straighten the eastern lot line of Lot 6A, and
western lot line of Lot 6C to provide for bearing
and distance description. The adjustment to be a
straight line extension as follows:
Lot 6A: From southeast lot
northeast lot corner.
corner to
Lot 6C: From southwest lot
northwest lot corner.
corner to
2. Dedicate street right-of-way on Lot 2 as shown.
3. A statement be included by the signatories of the
plat that the existing easements are abandoned.
4. Final street design incorporate construction design
by a landscape architect to minimize the visual
impact of cut and fill slopes.
5. Final plat be signed by required owners and
lienholders.
6. As applicable in other correspondence.
Chairman Sager reiterated his concerns that it would appear
the Commission is acting correctly; however, in his opinion,
the roadway is not being placed in the proper location. As it
appears it may be impossible to relocate the roadway, the
project will proceed.
RESIGNATION.
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Planning commission - August 18, 1992 - Page 5
Commissioner Wood read his letter of resignation, effective at
the conclusion of the meeting August 18, 1992. Chairman Sager
accepted the resignation with regret, praising Commissioner
Wood for a job well done.
5.REPORTS.
The Commission will receive a report on Phase I of the
Comprehensive Plan being prepared by Design Studios West
during the September meeting.
Director Stamey reported on work performed by Grant Redstone,
temporary Planning Intern. Mr. Redstone was commended for all
achievements.
There being no further business. Chairman Sager adjourned the
meeting at 11:33 A.M.
Vickie O'Connor, CMC, Town Clerk