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HomeMy WebLinkAboutMINUTES Planning Commission 1993-03-16BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission March 16, 1993 Commission: Attending: Also Attending: Absent: Chairman A1 Sager, Commissioners Wendell Amos, Mark Brown, Harriet Burgess, Sue Doylen, Alma Hix and Larry Wexler Chairman Sager, Commissioners Amos, Brown, Burgess, Doylen, and A. Hix Community Development Director Stamey, Public Works Director Linnane, Trustee/Liaison G. Hix, Clerk O'Connor Commissioner Wexler Chairman Sager called the meeting to order at 1:30 P.M. 1. MINUTES. It was moved and seconded (Brown/A. Hix) minutes of the February 16, 1993 meeting were approved as amended, and it passed unanimously. 2. CONSOLIDATED REVIEW of North Ridge Meadow Condominitims Development Proposal. Northwest Corner of Raven Avenue and Dry Gulch Road, Richard Wille/Applicant. 2.A. B. Preliminary Plat/Amended Plat, Concept Plan# Special Review #93-2 - East Park Resubdivision to Combine 13 Existing Lots into 1 Lot. The Applicant submitted an Amended Concept Plan and Statement of Intent, reducing the number of dwelling units from 54 to 50, request for a density bonus of 6% which is 3 dwelling units, elimination of the Dry Gulch street connection, re-configuration of the buildings, which results in three 4-plexes at the northwest portion of the site (previously two 8-plexes) (the 8-plex at the center of the site has been amended to two 4-plexes) , and provision for overflow parking areas for approximately 22 vehicles. Applicant's representative. Bill Van Horn, stated that the request includes three portions: amended plat, concept plan/special review and rezoning from C-O to R-M, and the applicant is requesting that all items be considered concurrently. Planning Commission discussion included amending the building placement, street widths and trip generation, concern with placement of a portion of the buildings on some of the steepest portions of the site, off­ site visibility/mass of the buildings as seen from the east, landscaping/screening, and elimination of the second roadway. Community Development Director Stamey summarized the major amendments to the application. Public testimony was heard from the following: Eric Blackhurst/Forward E.P. (supporting more housing), Frank Williams (no objection), Walter Dunn (reintroduced a petition by neighborhood residents opposing the amended plat density of the development, buffering, and placement of high density next to single-family) , Margaret Clark/EVIA (concern with density), Alan Aspinall/North End Property Owners Assn, (concern with the mass of buildings and density) , and Harry French (concerns regarding traffic, parking location and building height). Director Stamey acknowledged correspondence in opposition to the density of the development from: Mr. & Mrs. Walter Dunn, Mr. & Mrs. Ron Dutton, Mr. & Mrs. Ron Harvey, and Rowland Retrum. Mr. Van Horn further addressed building height, driveways, traffic, plantings, location of parking stalls, and BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 16# 1993 - Page 2 handicapped unit designation. Designer David Habecker discussed the solar gain units and confirmed that a one-story building would be visible from the west, and two-story buildings would be visible from Devil's Gulch Road. Chairman Sager stated that the request for the bonus was not appropriate due to building mass, utilization of the site and neighborhood compatibility. Citing the Planning Commission's role for plan submittal and the opportunity this provides for improved planning (e.g. one residential lot), it was moved (Brown/Amos) the Preliminary Plat, and Concept Plan/Special Review be approved contingent upon Items 1-3 as identified in staff Report for the Preliminary Plat dated February 11, 1993 Pages 2 & 3, and Items 1-14 identified in the Staff Report dated February 11, 1993 for the concept Plan, with the addition of the comments from the Public Works Department in their memorandum dated February 9, 1993, utility easements as requested by PSCO, provide phasing and construction management as required by staff, move parking stalls to the north, and furnish landscaping on the east side of buildings 4, 6, 8 and 10. The motion was defeated by the following votes; Those voting "Yes" Commissioners Brown and A. Hix. Those voting "No" Commissioners Amos, Burgess, Doylen and Sager. Whereupon, it was moved and seconded (Burgess/Amos) the Preliminary Plat/Concept Plan be approved without the density bonus of 6%, thus approving 47 units (basis of special review application) , plus those additional items as listed above, and it passed unanimously contingent upon the following: 1. Complete Street, Drainage and Grading Plan, and Utility Plan and Profile drawings. Applicant to meet with Public Works Director to finalize plan information and design criteria. Electric service to be extended underground to the site, as required by the Light and Power Department. 2. Private street label and maintenance note be added, and Homeowners document submitted addressing maintenance. 3. Development phasing be identified on Preliminary Plat. 4. Incorporate construction options for overflow parking areas that could be constructed (if needed) into street design. 5. Evaluate access alternative and verify Fire Department concurrence for elimination of Dry Gulch Road connection. 6. Waterline sizes and hydrants to be installed pursuant to Public Works, Fire Department, and ISO Standards. 7. Water service lines and main to be finalized with Public works. 8. Electric service to be extended underground pursuant to Light and Power Department requirements. 9. Sanitary sewer service installation pursuant to Upper Thompson Sanitation District requirements. 10. Final Drainage and Grading Plan be prepared. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 16, 1993 - Page 3 Drainage Plan to address and resolve issues of crossing property under separate ownership (east of Dry Gulch Road). 11. Landscaping be considered to divide the mass of Buildings 4 through 8, as seen from Dry Gulch, and Buildings 2, 3, 5 and 6, as seen from property to the west. 12. Finalize development phasing and development completion schedule. 13. 14. 15. 16. 17. Pedestrian access along Dry Gulch Road be incorporated and constructed, with an appropriate timing mechanism (e.g.: after "X" units). Mail-drop locations be incorporated/constructed in final site design. Development Plan submittal be at a l'=20' scale in order to adequately show final site design detail. Seven (7) handicapped accessible units be designed. Incorporate Public Works comments contained in the February 9, 1993 memorandum. 3. Ron Harvey commented that a petition requesting the amended plat be denied based upon existing property owner rights had been submitted. Town Attorney White advised that the matter had been voted upon, adding that the Town Board will review the final plat during a public hearing when submitted—an opportunity for additional testimony would be provided. 2C» Rezoninq Request, from C-O outlying commercial to R-M Multiple Family. Chairman Sager opened the public hearing. The Applicant submitted a rezoning request as identified above, and the Comprehensive Plan has designated this area as residential. As there was no public testimony. Chairman Sager declared the public hearing closed. Discussion included covenants that would preclude garage conversion to a bedroom. Town Attorney White noted that the rezoning was in the interest of the neighborhood, if the Amended Plat were approved without the rezoning, there would be a large commercial lot next to the neighbors. It was moved and seconded (A. Hix/Brown) the rezoning request from C-O to R-M be favorably recommended to the Board of Trustees, and it passed unanimously. CONSOLIDATED REVIEW of Pine Knoll Addition. 3,06 acres. Martin & Beniamin Jelsema/APPlicant. 3. A. Annexation, Rezonina Request and Preliminary Plat. Applicant representative Bill Van Horn advised that this property has been an enclave for several years and is located between One Thousand Pines Addition and Pine Knoll Subdivision. Minimum "cut" is anticipated for the sewer line and drainage facilities. Director Stamey noted that the annexation and preliminary plat proposing single-family lots is in character with the adjoining neighborhood. Public testimony was heard from Bruce Weart supporting the four (4) lots as proposed. It was moved and seconded (Brown/Burgess) Pine Knoll Annexation be favorably recommended for approval to the Board of Trustees, to include the following conditions, and it passed unanimously; BRADFORD PUBLISHtNG CO.RECORD OF PROCEEDINGS Planning Commission - March 16, 1993 - Page 4 1. All Utility requirements be subject to final approval, as preliminary information/proposals have not been identified. 2.The subdivision be zoned E-Estate with exception being granted for the minimum lot area. DEVELOPMENT PLANS. 4..A. Development^ Plan #93-2 The Event Center Parking f former Health—Club__Building), Lots 2 and 3. Prospect Village Subdivision, Edward & Gisela Grueff/Applicant. Paul Kochevar, Applicant's representative reported that the proposal includes development of a parking lot for The Event Center on Lot 3, which is south of the existing commercial building (health club). The new lot would contain 43 spaces. The existing lot in front of the building would have 22 spaces (2/handicapped and 20/compact car) . Mr. Kochevar stated that the development plan had been revised to incorporate staff comments. Parking demand for an occupancy of 150-200 people is typically 50-66 spaces,^although nightclub use could generate higher demand. Discussion included signage, lighting, landscaping, overflow parking, and the designation for "compact cars." Mr. Kochevar requested the construction phasing schedule for paving completion be revised from June 1, 1993 to September 1, 1993. The Commission suggested the Applicant revise the drawing to eliminate the compact car designation and provide nine 9' parking spaces on the west side of the existing lot, and provide nine spaces along the east side; one parking space would be eliminated. Mr. Kochevar commented that this suggestion will be considered. There was no additional public testimony. It was moved and seconded (Amos/Doylen) Development Flan #93-2 be approved with the following conditions, and it passed unanimously: 1. Identify location of handicapped parking and access. 2. Provide berming on east and west edges of parking lot. 3. Place a note on the Development Plan which states that Lots 2 and 3 shall be conveyed as one parcel. 4. Identify any proposed signage. It was moved and seconded (Brown/Amos) the recpiest to amend the phasing schedule to September 1, 1993 be approved, and it passed unanimously. SUBDIVISIONS. 5.A. Final Plat of Lot 30, Bonnie Brae Addition, Mountain Golf Villas/Applicant. The Commission approved the preliminary plat and development for 30 dwelling units August 18, 1992. Paul Kochevar reviewed the status of the subdivision proposal, and reported that a revised plat drawing had been submitted which incorporated staff comments. Director Stamey reported that final street and utility plan and profiles have been submitted and approved by the Public Works Department, and that the subdivision involves the vacation and relocation of Community Drive and the extension of Matthew Circle. There was no additional public testimony. It was moved and seconded (Doylen/A. Hix) the Final Plat of Lot 30, Bonnie Brae Addition be favorably recommended to the Board of Trustees contingent upon the following, and it passed unanimously: BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 16, 1993 - Page 5 1. 2. 3. 4. New Community Drive be constructed and accepted by the Town and the previous right-of-way vacated prior to recording of a final plat. Out lot A Open Space, non-building site note be placed on the plat, and homeowners document to address this reservation and maintenance of the open space. A utility and access easement be provided across the vacated right-of-way. The private drives be labeled and the street names identified. 5. Utility easement be provided, pursuant to Light & Power Department and Estes Park Sanitation District. 6. 6. If needed, an Improvement improvements is required. SPECIAL REVIEWS. Guarantee for all 6.A. Special Review #92-2 Parking Plan for Elkhorn Lodge. Chairman Sager reported that, in his opinion, the parking plan as submitted is extremely inaccurate and that the submittal does not conform to the current standards. It was moved and seconded (Brown/Burgess) the Parking Plan be rejected, advising the Applicant resxibmit a plan in accordance with current Town regulations, and it passed unanimously. Submittal of the Third Amendment for the barn was also found to be inadequate and it was moved and seconded (Amos/Doylen) said Third Amendment for the Barn be rejected and resubmitted, and it passed unanimously. Jerry Zahourek/Applicant, requested the following motion passed February 16, 1993 be amended: "...the Bunkhouse Building be approved contingent upon (1) all work on the pond, building, and parking be accomplished prior to moving the building on-site and (2) renovation be completed (including installation of restrooms and heating) in conformance to the Building Code, prior to occupancy..." Mr. Zahourek would like to proceed with the a sewer line installation for the bunk house and set the building on a foundation. A building permit has not been issued for the bunk house building due to the aforementioned motion. The Applicant confirmed that work on the bunk house would be completed prior to construction of the pond. Town Attorney White advised that the previous motion could be amended as long as the fee building work is completed; the Applicant would be allowed to begin work on the sewer and foundation, completing the foundation prior to moving the building on-site, placing said building on the foundation immediately, and bringing the bunk house into conformance with the Building Code (restrooms and heat) prior to any occupancy. A building permit is required for this work. It was moved and seconded (Brown/A. Hix) the Applicant complete the fee building in its entirety, complete the foundation for the bunk house and place it immediately on said foundation, and immediately bring the building into conformance with the Building Code (heating, plumbing) prior to any occupancy, and this work to be completed prior to beginning work on the pond excavation, and it passed unanimously. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - March 16, 1993 - Page 6 ^.,B. Amended Development Plan to Special Review #89-1. Lots l. ^and____3* ^ Mountain Fairways Subdivision, Bill MacKinnon/Applicant. Paul Kochevar advised. LhaL Lhe revised development plan alters the building and driveway- configuration along Brodie Avenue, from two 4-plexes and one drive, to two 3-plexes, one duplex, and two driveways. Discussion included the proposed entry bridges onto the road, curb, "blind rise" relating to traffic. There was no public comment. It was moved and seconded (A. Hix/Amos) the Amended Development Plan for Special Review #89-1 be approved with the following conditions, and it passed unanimously: 1. Identify new utility services. 2. Place a note on the development plan stating that the Town of Estes Park is not responsible for maintenance or snow removal from the wood pedestrian connections to Buildings J, K. and I. 7. SUBMITTAL POLICY - REVISION. It was moved and seconded (A. Hix/Burgess) the Planning Commission adopt the following administrative procedure: If a submission to the Planning Commission is determined by staff to be incomplete, the submittal shall not be placed on the agenda for consideration. The deadline for revising a submission shall be the Thursday prior to the monthly Planning Commission meeting. The motion passed unanimously. There being no further business. Chairman Sager adjourned the meeting at 4:24 P.M. Vickie O'Connor, CMC, Town Clerk