Loading...
HomeMy WebLinkAboutMINUTES Planning Commission 1994-12-20BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission December 20, 1994 Commissioners: Attending: Also Attending: Absent: Chairman A1 Sager, Commissioners Mark Brown, Harriet Burgess, John Gilfillan, Alma Hix, Edward Pohl and David Thomas Chairman Sager, Commissioners Brown, Burgess, Gilfillan, Hix, Pohl, Thomas Community Development Director Stamey, Deputy Clerk Kuehl None Chairman Sager called the meeting to order at 1:30 p.m. Chairman Sager introduced and welcomed newly-appointed Planning Commissioner John Gilfillan. 1. MINUTES. Minutes of the November 15, 1994 meeting were approved as submitted. 2. SUBDIVISIONS. :> -a. Amended Plat, Lots 11, 12, 13, Park Entrance Esr^.a;1:es.r A. T.arkin/Applicant. Applicant• s representative Bill Van Horn explained that Applicant is proposing to combine three lots int one lot, totaling 3.03 acres, zoned E-Estate, with access or utilities. The existing land use is a single family dwelling. Utilities are presently located in the street. Naomi Williams, President of Park Entrance Estates, 740 Meadow Circle, and Jack Ranney, 1235 Sunrise Lane, proposed that approval of this SauSrbe delayed. Williams explained the subdivision welcomes property owners wishing to combine lots. Hov^eV®^' th^ process of was recentlv annexed to the Town and is in the process or establishing a Special Improvement District for paving the AT thouah the method of assessing costs will be determined during future^oublic hearings, most homeowners, including the Applicant, SSned petii?ons agJIeing that the paving costs be shared equally signed PetvLrt:ector stamey confirmed that subdivision regulations do be favora^y recommended to the Town Board, contingent upon the following, and it passed unanimously: A statement be placed on the plat dedicating to the centerline of adjacent streets, as public access easements. Amend dedication statement to read public access easements. Add vested rights statement on the plat. 1. Amended Plat, lot 10, Bloct 2^ Part Estates Portion of S.W. Parcel. Tea ‘-rr------ . 4.^“ ^wn lotsKochevar explained tb'e rs P-P-fn^tc-mbine tw^lots Inio one lo?, totaling 1.527 ?cres,_ toned E-EstateIt was moved and secondedsingle family dwelling.land use is SSrAiendei Plat, Lot 10, BlocK 2, P-K Entrance(Brown-Burgess)section 26-5-73, be favorably taoPthretiX0nwnO£BoSard, ‘c'ontingVnt upon the following, andEstates and it passed unanimously: 1.Correct title block to include adjacent lot and lot number. 2. Show existing improvements, BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission, December 20, 1994 - Page 2 3. Place the following notes on the plat: • Water service is not available above 7,975 feet. • Approval from the owner of the private line is required to tap into this line. 3. SPECIAL REVIEW. 3.a. Special Review 94-2, Lots 16. 17, Crags Subdivision, Johnson and Maria Lin/Aoplicants. Chairman Sager opened the Public Hearing. Applicant's representative Bill Van Horn reported the Applicants wish to transfer allowable density from Lot 17 to Lot 16 to allow construction of two, three-story, six-plex apartment buildings and to allow Lot 17 to remain as open space. Director Stamey explained that under Special Review, the Planning Commission may allow construction on lots individually smaller or an increase in dwelling units: "For land determined to be of special importance because of value for animal habitat, wildlife migration corridors, or scenic resource preservation, if reserved from development through covenants accepted by the town." Lot 17 meets this requirement. Van Horn explained that 26 asphalt parking spaces will be provided, including 4 handicapped, to be located near the lower level building entries. The access from Audubon has been designated and signed as a one-way entrance. A retaining wall will be constructed to accommodate the grade break between the parking areas at the southwest corner of Building A. Erosion control and revegetation of the cut slope around the drive in the vicinity of the fire hydrant will be provided. A Board of Adjustment application has been submitted because the required 30 property line setback for this development plan will not be met along the west property line. Chairman Sager suggested a lower pitch line for the roof to remain within the 30' height maximum, thus negating the request for a height variance, and Van Horn agreed that the buildings could be modified to meet that requirement. Guy Meulener, Alpine Automotive; Scott Boyatt, Boyatt Glass; and Judith Kob, Estes Valley Self Storage, all expressed concern of this development and requested performance bonds for from water runoff. Town staff previously met with all downstream property owners and Van Horn Engineering to alleviate those concerns. The following solutions were noted: The historical flow of water from Lot 17 will continue, the detention pond on Lot 16 will be oversized to protect surrounding property owners, the development will not reduce absorption rate, every developer upstream is required to provide detention ponds, and performance bonds not available for this type project. Commissioner Brown believes downflow will be controlled but recognizes that fl°^ ^ different from total volume. Van Horn explained that storm water flow is calculated based upon steepness, absorPt:L°n ,aricf water flow. Mike Miller, Golden Eagle, requested the density transfer not be allowed for two reasons: (1) these lots SP^J-^ bv a city street and thus should be considered separate lots, and (2) both lots should be designated wildlife c;orr^doJ • Director Stamey explained that Attorney White confirmed the density transfer is allowable as both lots are °?7ned .^Y Applicants and are considered contiguous even though split by street. Commissioner Thomas questioned the definition of handicapped adaptable units. Van Horn explained that all approaches, grades, andbuiding dimensions meet the required handicapped accessories, such as bars, will not be installed in the designated handicapped units until a handicapped P®1^30^ the unit. There being no further comments from the public. Chairman Sager closed the Public Hearing. It was moved and seconded (Brown-Pohl) Special Review 94-2 be favorably recommended to the Board of Trustees, contingent upon the following, and it passed unanimously: BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission/ December 20, 1994 - Page 3 1. Lot 17 is determined to be of special importance due to the value for animal habitat, wildlife migration, or scenic resource preservation. 2. That an open space covenant with appropriate maintenance provisions for Lot 17 be provided to and approved by the Town prior to issuance of a building permit. This lot would remain in private ownership and not be deeded to the Town. 3. Provide a drainage easement for the detention facility on Lot 17. 4. The roof pitch be redesigned to remain within the required building height of 30 feet or less. 5. Applicants be required to meet with Staff to develop building and roof color concepts. 6. Show underground electric service. 7. Provide utility easement for 6" water line. 8. Add details of the detention facilities to the development plan. Identify the method that water will be carried to the detention ponds. Show all curb and gutter. Construction to incorporate comments of Public Works Director. Construction plans to be provided prior to the first building permit and any site work. 9. Provide a water line construction Plan and Profile prior to the first building permit. 10. Add the following notes to the development plan: . Maintenance of all three ponds and drainage facilities is the responsibility of the property owner. . The owner will repair drainage facilities within seven days of notification by the Town. .4. • Prior to asphalt paving, the Town will inspect the site grading. 11 Existing trees north of the western building be protected with fencing during construction, other trees to be rstained Should also be fenced. Proposed trees should be 2 1/2 caliper minimum with a 6-foot height. 12. Show existing and proposed electrical facilities and provide easements. 13. Conform with UTSD's service requirement. 14. An Improvement Guarantee will be required improvements not completed at time of Certificate Occupancy. It was moved and seconded (Brown-Hix) the Board of Adjustment approval of the requested 10-foot setback variance to allow the increased density on Lot 16, leaving Lot 17 as open space, and it passed, 6 in favor. Chairman Sager abstained. 4. DEVELOPMENT PLANS. npyelOPmen4- Plan 94-7. Lots 2. Block 5, Fall River Estates Tiois & Darold Rohrbauah/Applicant. Applicant's , Bill Van Horn explained the development will be commercial accommodations consisting of office/living quarters and six sing 1 story duplex units with associated parking and site improvements. 4.A. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission/ December 20, 1994 - Page 4 The Board of Adjustment granted two parking variances, one street setback and one river setback, on December 6, 1994. Van Horn noted the parking configuration has been revised to allow two entryways and provide a buffer from the street. Director Stamey noted one driveway is preferable; however, the buffer and the elimination of a frontage road is an acceptable compromise. Chairman Sager requested an angle change in three of the parking spaces of the newly-proposed parking layout. The underground electric extension is shown on the Plan. Van Horn requested that building permits be issued for the manager's quarters and Units 1- 3 pending approval of the amended flood plain, which^ has been submitted to FEMA. It was moved and seconded (Hix-Thomas) Development Plan 94-7 be approved, with the following conditions, and it passed unanimously:: 1. Provide documentation confirming existence of the 15-foot wide access and utility easement. Extend water main to the west, and relocate fire hydrant to that point. Water line construction plans to be approved prior to first building permit. 2. 3 . 4. 5. 6. 7. 8. 9. 10. 11. 12. The plan include a bridge to Units 6A and 6B. 4 B Davelopment Plan. 94-10. Lot 1, Estes Park Orthodontic PAPter subdivision, Allnutt Funeral Home/Applicant. APP^^c5n^ ^ representative Patrick Nook explained the project is a new 2,500 Square fooi single story funeral service arrangement and visitation building, including a business office, selection and Ir?anSmSnt ro0.nS, and garage. The Applicant received a densxty variance from the Board of Adjustment on Deceinber /' • n allowing the combined residential and 2,500 square foot commerci Sse tL existing cabin may be used as employee housing. Nook notid tLt services may be held on the Prel?ises' would not exceed 15 people at any one service. Because of this restriction. Nook feels the proposed parking area is adequate. Commissioners expressed concern with the ab;LlltY f^®Jtions attendance at services. Commissioner Thomas requested definitions for "reception/ gathering" and "selection/viewing" and was advised the first is a living room atmosphere and the latter is used for casket selection but could also include visitation and services. Building permits be issued for manager's quarters and Units 1-3 only pending approval from FEMA for the floodplain amendment. Comply with UTSD construction standards. Modify landscape legend to Ponderosa Pine - 6 foot. Show trash enclosure. All construction to comply with the Town's floodplain regulations. The wetlands south of units 6A 5 6B be fenced and protected during construction. No fill or excavation is to occur in this area. The Development Plan (Phases I and II) is approved for the vesting period. An improvement Guarantee will be . rec5ui^edr, improvements not completed at time of Certificate of Occupancy. Granting of an easement for the proposed hike-bike trail. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission, December 20, 1994 - Page 5 Commissioner Brown noted the selection/viewing room is divided by a moveable partition, leaving the extreme possibility of a service area larger than previously reported, suggesting a possible parking problem. Brown provided the solution of a 4' wide door and a stationary wall rather than the moveable partition wall. Commissioner Brown also expressed concern regarding accommodation of the proposed designed use, a place of assembly, on the lot size. Owner Rick Allnutt stated that services are not promoted, but do occur, and the possibility exists that two visitations could be conducted simultaneously. In those instances, Allnutt suggested valet parking, using the Community Church parking lot. Director Stamey verified that one parking space is required for every three persons, capacity based on the Uniform Building Code. Public comment was heard from Ed McKinney who requested the Commission accept the proposal as presented. It was moved and seconded (Hix-Burgess) Development Plan 94-10 be approved incorporating staff recommendations, with the following conditions, and it passed, 6 in favor. Commissioner Brown opposed: 1. Development Plan Information - Show: • Property line information. • All exterior lighting and shielded light note. • Existing underground electric facilities. • Dimensions of building and walks. • Drainage note and details of detention pond. • Existing utilities to existing cabin. • Relocate development sign from utility easement. • Change the proposed Aspen trees to 2 1/2" caliper Narrowleaf Cottonwood. f „ • Change the Bluechip Juniper to Tammy Juniper, Yellow Flowering Current. • Add parking plantings on west and south. • Irrigate landscaping. 3. Parking. • Provide curb for overhangs. _ . On east side of parking lot, a sidewalk and planting area be incorporated between the parking curb and . Due to limited parking, a note be placed on the development plan stating that no more than 33 persons are allowed for any services conducted on the property. 4. An Improvement Guarantee be provided for all site improvements that are not completed at time of Certificate of Occupancy. A six-minute recess was called by Chairman Sager. Applicant. Applicant's representative Paul ^ocheYar .repo.rte^^^^^ Concept Plan was approved by the Planning Commission in g 1993 The Applicant proposes to remove 7 existing cabins, add two-storv four-plex Lcommodation units, retain existing restaurant, office, laundry, conference rooms, and 13 existing aSSo^Sdatlcn units in 5 separate "9s, relocate exrstrng driveways, parking, and underground utilities 15lvf^y;L!?^ significant cut and fill with new retaining walls' a^cfd4iona? parking spaces, including 5 handicapped spaces. No additional outdoor lighting is intended. The screened dumpster locations have been shown Ind the vested rights statement will ba Verbal approvals from all adjacent neighbors, one in writing, have been obtained regarding a new access easement. Forty one parki g spaces exist, with 71 spaces proposed (5 handicapped spaces). Mount View Park and a « fT " Addition. Black Canyon Inn^—Jim Sloan/ 4.C. Development Plan, 9 4-11,—Lot—Ij BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission, December 20, 1994 - Page 6 including 21 spaces of shared parking between accommodations and restaurant to meet a total parking demand of 92 spaces. The main drive and restaurant parking will be asphalted, and all other drives and parking will be gravel. Light and Power has requested an underground loop feed from MacGregor Avenue. Re-vegetation of exposed cut and fill slopes is necessary. Street and district boundary plantings will be met or waived through retention of existing vegetation and topography. Major proposed plantings should be shown on the plan. It was moved and seconded (Burgess- Brown) Development Plan 94-11 be approved, with the following conditions, and it passed unanimously: 1. Relocate lower level handicapped parking space for building south of restaurant to upper level. This lower level parking area to be paved due to grade. Both upper and lower level parking areas should be paved. 2. Provide a new access easement for adjacent properties. 3. Provide a walkway linking the restaurant with the new building to the south. 4. Provide utility easements for all utilities. 5. The water line be replaced with an 8" main and adequate hydrant. (The Water Department would have the option to upsize to 12"). A water line plan and profile is required prior to the first building permit. 6. Sewer and water service lines (with sizes) must be shown on the utility plan. Also, the southwestern 8 units appear to be located over an existing sewer line. The status of this line is to be clarified. 7. A water fixture audit be submitted prior to construction. 8. Improvement Guarantee is required for utility changes and site improvements not completed at time of occupancy. 5. COUNTY REFERRAL. 5.a. Rocky Mountain Gateway - To rebuild and expand National Park Visitors Center, Highway 34, Fall River Entrance, Rocky Mountain National Park Acting Superintendent Sheridan Steele presented the revised Rocky Mountain Gateway Master Plan. It was moved and seconded (Pohl-Brown) that it be noted the revised plan incorporates comments and suggestions made by this Commission and that Larimer County Planning Commission be issued a statement from this Commission stating enthusiastic support for this project, and it passed unanimously. 6.REPORTS, Chairman Sager requested copies of the Colorado Municipalities bulletin regarding "Housing in Aspen" and the latest APA Bulletin be distributed to the Commissioners and the Town Board. There being no further business. Chairman Sager adjourned the meeting at 4:36 p.m. I K^O Tina Kuehl, Deputy Town Clerk