Loading...
HomeMy WebLinkAboutMINUTES Planning Commission 1993-09-21BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission September 21, 1993 Commission: Attending: Also Attending: Absent: Chairman A1 Sager, Commissioners Wendell Amos, Mark Brown, Harriet Burgess, Alma Hix, Michael Miller, and Edward Pohl Chairman Sager, Commissioners Amos, Brown, Burgess, Miller and Pohl Trustee/Liaison G. Hix, Community Development Director Stamey, Public Works Director Linnane, Clerk O'Connor Commissioner A. Hix Chairman Sager called the meeting to order at 1:30 P.M. 1. MINUTES. Minutes of the August 17, 1993 meeting were approved as submitted. As negotiations are continuing between the Town, EPURA and affected property owners. Chairman Sager reported that the Stanley Historic District Master Plan would be deleted from the agenda and rescheduled at a later date. 2. DEVELOPMENT PLANS. 2_jy. Development Plan #93-10, Lot 5. Pine River Subdivision. Scott—Boyatt/Applicant. Applicant's representative Paul Kochevar ^ stated that the Applicant is proposing the construction of a 4,000 sq. ft. commercial building which includes a showroom/office and warehouse/assembly area. Initially, only the driveway and eastern one-half of the parking area will be constructed. The parking lot is designed for a parking bay along the west lot line if additional parking is required, or if the use should change—a note to this affect has been added to the plan. Landscaping is planned along the westerly side of the parking lot; impervious coverage equals 49%; encroachment will not occur on the future parking lot. Community Development Director Stamey reviewed the staff report: (l) the mechanism that would provoke the Town in requiring the parking along the west lot line would be a change of use, observation by staff and/or Planning Commission, and/or citizen complaints; (2) the site can be served by UTSD; (3) the site is not subject to wetlands criteria; and (4) if the Applicant desires natural gas, a gas line must be extended. There were no comments from the audience. It was moved and seconded (Brown/Pohl) Development Plan^ #93-10 for Lot 5, Pine River Subdivision be approved contingent upon the parking area being screened from the west lot line, and it passed unanimously. 2±B_. Development Plan #93-11. Lots 1 and 2. Pine River gubdivision, Alan & Judith Kob/Applicant. Judy Kob/Applicant is proposing the construction of three self-storage buildings with a combined size of 10,273 sq. ft. Director Stamey reviewed the staff report stating that the Corps of Engineers has confirmed there are no wetlands existing on the site. There were no comments from the audience. It was moved and seconded (Burgess/Amos) Development Plan #93-11 for Lots 1 and 2, Pine River Subdivision be approved, and it passed unanimously. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - September 21, 1993 - Page 2 3. SUBDIVISIONS. .3 -A._North Ridge Meadow Condominiums. Second Amended Plat. Ea_st Park Subdivision, Rich Wille/Applicant. Applicant's representative Bill Van Horn stated that the Applicant is proposing to divide the site into two lots to satisfy financing requirements for the developer, which results in placing Phase I of the North Ridge Meadow Condominium development on one lot (19 units) . After the second phase has been developed, the Applicant may request the plat be amended to return the site to a single lot. All conditions placed on the original approval remain in place, and if development does not occur on Phase II, Phase I will "stand on its own." Director Stamey reviewed the staff report, citing concern that the primary street system be maintained even if Phase II does not develop; the Improvement Guarantee/Letter of Credit from National Bank needs to acknowledge that the Improvement Guarantee/Letter of Credit remains in full force and effect and applicable to this amended plat. The Light and Power Department has requested street lighting if North Ridge Meadow Drive is being constructed to Town standards—at a minimum, street lights should be provided at the North Ridge Meadow Drive/Raven Avenue intersection plus each end of the circle. Public Works advised that each lot would require a separate water tap. The Town Board initially approved the Final Plat July 13, 1993 with the condition that written approval pertaining to drainage be received from Larimer County. Director Stamey confirmed said letter has not been received. Mr. Van Horn commented that the Applicant has received approva! from MacGregor Ranch for "pass-through" drainage, and that Larimer County has given verbal approval. With regard to the street light requirement, neither the Applicant nor area residents are in favor of the installation. North Ridge Meadow Drive is not a public nor through street. Director Stamey advised that the Town Board, not Planning Commission, could waive the street light requirement; however, the Co^ission does consider street lighting as it pertains to Director Stamey reviewed the staff report and stated that provisions needed to be included in a homeowners document that ensures that Phase I (Lot l) owners will maintain the entire street system should Phase II not occur. Public testimony was heard from adjacent property owner Ron Harvey who confirmed that the neighborhood does not desire the proposed street lights. Mr. Harvey received confirmation that the density for the overall development and Lot 2 remains unchanged from original approval. Discussion followed concerning density, with confirmation that no further amendments could occur without the proposal being submitted to the Co^ission. Director Stamey re-verified density calculations as they pertain to the outlet and Lot 2—said calculations applies to both lots and the density cannot be increased. Recognizing neighborhood comments and that the Applicant IS creating a subdivision like any other, that the Commission cannot waive street light requirements and that the Town Board must determine if, how many, and where street lights should be installed, it was moved and seconded (Brown/Amos) the Second Amended Plat of East Park Resubdivision be favorably recommended to the Board of Trustees with the following conditions and it passed unanimously; 1. Consideration of the amended plat will not be placed on the Town Board agenda until such time as the drainage letter from Larimer County, and a written agreement from the MacGregor Trust have been received by staff. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - September 21, 1993 - Page 3 4. 2. The Improvement Guarantee and Letter of Credit apply. A letter must be submitted from Park National Bank amending the Letter of Credit, acknowledging the changes. 3. Street lighting be installed as required by Code. 4. A separate water tap is required for each lot being created. 5. The North Ridge Meadows Condominium Development Plan remains in full force and effect. 6. Homeowners documents for Phase I provide for maintenance of all street and common improvements. These are to be submitted and reviewed by the Town Attorney. CONCEPT PLANS. 4.A. Concept Plan for Lot 1. Mount View Park and a Portion of Meyer's Addition, Black Canyon Inn-Jim Sloan/Applicant. Applicant's representative Paul Kochevar advised that the Applicant's concept plan consists of the redevelopment of the property to include 26 accoitanodation units, parking, and street alignment. Mr. Kochevar reviewed the plat in detail advising that the roadway will be realigned with the new road progressing south up through the existing restaurant parking lot and then connect to the easterly side of the property. With the exception of the restaurant and conference center, most existing structures will be removed. Phasing is anticipated, with the road alignment, new restaurant parking and possibly buildings to the north and east to be included in Phase I. Utilities will be placed underground. Particular design detail will be provided with submittal of the development plan. Discussion concerning cut and fill, slope vegetation, and easements followed. Director Stamey reviewed the staff report advising PSCo and EPSD will require easement amendments. There were no comments from the audience. It was moved and seconded (Brown/Burgess) the Concept Plan be approved with the following conditions to be addressed in the Development Plan, and it passed unanimously; 1. Effort be given to minimize cut and fill. 2. Efforts to preserve mature vegetation and re­ vegetate slopes and site interior. 3. Address road access easement and utility easement issues with PSCo, EPSD, and the Town. 4. A street plan and profile is required on the development plan for Phase I. 5, 6, A drainage plan is required. Remove the "vesting statement" on the plan. 5. COUNTY REFERRAL. 5.A. National Park Village North Redevelopment—Rockv Mountain Gateway__Master Plan, H. W. Stewart, Inc.-Rockv Mountain National Park/Applicant. Fall River Entrance to rmnp . Applicant's representative Roger Thorp reviewed the Gateway proposal advising minor changes had occurred; three phases are being proposed with Phase I to include the visitor's BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - September 21, 1993 - Page 4 center, gift shop, restaurant and associated parking. Phase Il-a convenience store and bus parking (located on the north side of the highway), and Phase III the lodge. Mr. Thorp displayed a rendering of the first phase structural design depicting early National Park architecture. Chairman Sager noted that the Commission was reviewing the plan as if it were within Town limits. Mr. Thorp confirmed that geology and wildlife issues were taken into account in the design. Water service for Phase I will be serviced by four existing wells; on-site water storage for domestic use is being developed and discussions are currently underway with the Town for future phases. The amphitheater has become a plaza utilizing a rustic approach. Pursuant to the traffic study, the speed limit will be reduced to 25 mph and a bus loading/unloading stop will be located in front of the visitors center. Buses and RV's will be parked in the parking area across the highway. As noted by Chairman Sager, Mr. Thorp will incorporate additional handicapped parking spaces for the cabins/duplexes. Landscaping will be utilized to separate the parking lots and the Applicant is negotiating with CDOT concerning landscaping in the highway right-of-way. A landscaping plan will be prepared. A drawing of the new sign was displayed, and it received favorable comments. Additional discussion included the possibility of a pedestrian over/under pass on the highway connecting Lots 1 and 2, a suggestion the cut and fill be minimized, egress/ingress, accel/decel lanes, turn-around for the lower level located near the duplexes, and surfacing of the parking areas. There were no comments from the audience (Larry Gamble/RMNP was in attendance). It was moved and seconded (Brown/Amos) the Planning Commission favorably recommend the Concept Plan to Larimer County, suggesting the following be addressed: 6. 1. 2. 3. 4. 5. 6. REPORTS. Additional RV parking spaces or some accommodation be incorporated into Lot 1. An accel lane be provided on the west-bound exit from Lot 2. Handicapped spaces be considered adjacent to the lodge and duplexes on the lower portion of the site. Highway landscaping be provided along Lots 1 and 2. Concern remains with pedestrians crossing from Lot 1 to Lot 2. If the speed limit is reduced to 25 mph, this may have a bearing. The bus loading/unloading stop be designated on Lot 1 as described. Said loading/unloading to occur strictly on Lot l. Public Works Director Linnane reviewed comments made by Bill Van Horn during the July meeting pertaining to equipment purchased/used for snow plow and how such relate to street/cul-de-sac construction standards. Staff conducted a survey and found the Town to be "in line" with other mountain communities in its street standards. Comments were also heard from Mr. Van Horn regarding the function of streets, access to property and cut slopes vs. filling. Director Stamey advised the egress/ingress issue for the Comfort Inn has been resolved with CDOT: 2 accesses onto BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - September 21, 1993 - Page 5 Highway 34 have been approved. The DSW Public Workshop Schedule and Information Brochure was presented. Twenty-eight workshops have been scheduled, and the Commissioners were urged to attend. A1 Aspinall has been named to replace Ned Bramwell on the Comprehensive Plan Task Force. David Czapp, News Director, K-Rocky introduced himself and advised that the station provides a community service opportunity Monday through Friday at 11:00 A.M. Mr. Czapp also requested and received clarification on procedure, specifically relating to wildlife habitat. There being no further business. Chairman Sager adjourned the meeting at 3:40 P.M. Vickie O'Connor, CMC, Town Clerk