HomeMy WebLinkAboutMINUTES Planning Commission 1995-04-18BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission
April 18, 1995
Commission:
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, Pohl, and Thomas
Community Development Director Stamey, Senior
Planner Joseph, Deputy Clerk Kuehl
Commissioner A. Hix
Chairman Sager called the meeting to order at 1:32 p.m.
MINUTES.
Minutes of the March 21, 1995 meeting were approved as
submitted.
DEVELOPMENT PLAN.
------Development Plan #95-5, Lot 6, Manford Addition.
^lamond Shamrock), Ray Parker/Applicant: Senior Planner
Joseph explained that the purpose of this Development Plan is
o bring the existing service station use into compliance with
applicable parking, screening and planting requirements. The
area proposed for expanded parking is presently being used for
parking related to both the service station and the U-Haul
U"Haul business will cease operations at this
location. This Plan will provide 10 paved parking spaces, an
fndCfd(?r. fe^?e screen, 10 spruce trees (irrigation required),
and a detention pond. Additional Staff requirements include*SSSnUofia0?eff.ailH 0f thJ rtentlon ncteTon tte
detail Of areas to be paved for each phase shown on the nlan*
ff0\CD?T (regarding drainage and driveway) , all Sf
are.to be incorporated into the Development Plan. The
ast reqmrement is due to the proposed CDOT widening proiect
configuration'nfPr>,nnSd-in Spring 1997' which “ay ohange3the
eSisiing utiH?fet ^?:LVeWa.y-- N° changes are proposed to the
existing Utilities. The grading of the parking area fencinaCaPp1anr9kinan win31,?39", fre at0 bS ““Pl-^ed S'June “I;
Pavina is L be allowed during the interim period.
Paving IS to be completed no later than October 30 199^owner Ray Parker verified that parking will ?e all owed iJ, SS
PeOPuseedd for'SaSki??""1"9 3rtea °nly' a"d that tWaSrea^wS?
^ rking prior to paving in October 1995. TheSsS 9but 3?k ,,locati°n "in protected S guIS
posts, but will not be relocated due to planned future
SrS?k!S irefe r3nk 31:03' N° St0rage wil1 occur iSthS
new parking area. Commissioner Thomas commended Mr Parker
for his improvement plans and diligence in resolvinSexiSS
DSeiopment T.3?3 cseconaed (Thomas-Brown) that
tkamfoSSiSY Parter/APPli=ant'be SpSrSveS ooStinge'S3SSn
the following, and it passed unanimously: P
Include the vicinity map.
Indicate sewer easement.
No plantings or other improvements within the sewer easement.
notations property line distance and bearing
Subject to review and approval by CDOT.
Complete driveway reconstruction prior to paving.
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BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission, April 18, 1995 - Page 2
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Note 25' setback line.
Clarification of language in general notes.
Drainage review by CDOT and Public Works
Department.
All proposed improvements, except asphalt paving,
must be completed no later than June 15, 1995. The
asphalt paving must be completed no later than
October 30, 1995.
Parking shall be restricted to designated paved
areas.
Parking on the new paved area is restricted to
vehicles waiting to be serviced, or waiting to be
picked up after service or repair.
3. SUBDIVISIONS.
3.a. Preliminary Plat, Placid Lake Subdivision. J.R. and
Rachael Preston/Applicant. It was moved and seconded
(Burgess-Brown) the Preliminary Plat, Placid Lake Subdivision,
be continued to May 16, 1995, and it passed unanimously.
3_»b.__Final Plat, Grey Fox Subdivision. First Filina, Dick and
Ann Barlow/Applicant. Applicant's representative Bill Van
Horn reported this subdivision consists of 18 proposed lots,
1.65 to 4.47 acres per lot, E-Estate Zoning, existing single
family residential, access on Larkspur Drive and Highway 7.
The site contains a total of 47.89 acres. Director Stamey
reviewed the following:
1. The 3rd and 4th Additions of Grey Fox Estates have not
yet been annexed; annexation will be considered May 9
1995.
2. A Deed of Dedication for street right-of-way across the
property to the south (shown as Lot 20, Second Filing)
has not yet been provided.
3. A Memorandum of Agreement has been prepared which
addresses timing of construction for improvements.
A preliminary set of drawings has been provided.
Revise the dedication statement.
Prior to Town Board approval, an improvement guarantee
will be reguired for all improvements, including street
construction from Larkspur to Highway 7.
Commissioner Brown requested the Memorandum of Agreement be
revised to include a statement naming the developer
responsible for street construction in addition to dedication.
Bill Van Horn expressed concern regarding the recommendation
that curbs be concrete rather than asphalt. Commissioner
Pohl ^ asked that submitted plans be dated to verify the
Commission is working with the most recent plan. Staff
responded that since the Final Plat is the recording
instrument, dates are unnecessary. It was moved and seconded
(Brown-Pohl) the Final Plat for Grey Fox Subdivision, First
Filing be favorably recommended to the Town Board contingent
upon the following being accomplished prior to Town Board
review, and it passed unanimously:
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Annexation of the 3rd and 4th Additions.
Executed Deed of Dedication for street right-of-way.
Resolution of curb issue, asphalt versus concrete.
Executed Memorandum of Agreement, as revised.
Provide final set of Street and Utility Plan & Profiles
and final drainage plan for review and approval by Public
Works.
Plat information be added.
Provide Improvement Guarantee.
Authorization for CDOT Access Permit.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission, April 18, 1995 - Page 3
SPECIAL REVIEW.
4.a. Special Review #95-1, Tract 4, Beaver Point, 1st
Addition, RiverRock Townhomes. Peter & Ricki Ingersoll/
Applicants. Senior Planner Joseph reported that 550 Moraine
Avenue is presently vacant, the lot size is 4.12 acres, and
zoning is commercial outlying. This development was reviewed
and approved by the Planning Commission on February 21, 1995.
The Applicant has submitted an amended plan which retains the
original site plan and similar building footprints but
proposes five additional dwelling units by converting five
duplex buildings to five tri-plex buildings, for a total of 27
dwelling units. Adjusting for floodplain, the actual land
area is 157,475 sq. ft., which is 4,525 sq. ft. less than
required. The use by right density is 26 dwelling units. The
Applicant is requesting a density bonus, under Special Review,
for one additional dwelling unit. Applicant previously agreed
to dedication of trails (pedestrian and bike). Parking will
be in one-car attached garages, rather than the original 2-car
garages, with asphalt driveways. Staff concerns included
Applicant obtaining the required COOT Access Permit and Corps
of Engineers Permit regarding wetlands, and easements, erosion
control, fencing removal, wetlands transfer stipulations,
trails design and maintenance provisions, and Condominium
Association provisions regarding maintenance and rental
regulations.
Representative Van Horn explained Applicant will comply with
Staff recommendations, with the exception of the wetlands
transfer prior to building permit issuance. Van Horn stated
the successful transfer of wetlands can only be accomplished
during construction. Chairman Sager requested clarification
of. the stated 28 units in the Statement of Intent; and
expressed regret that the Applicant has had a change in
philosophy from the original proposal. Sager believes the
increased 5 units will destroy the special ambiance the
Applicant was so insistent would occur, and the modification
from a two-car garage to a one-car garage will force increased
parking in driveways, thus affecting the appearance of the
development. Representative Van Horn explained the change was
not one of philosophy but of financing. As most units will be
second homes and not inhabited year around, the Applicant
believes this change will not affect the environmental
characteristics, impact the neighborhood, or create a burden
on existing development or future development. There being no
f'^^ther discussion, it was moved and seconded (Brown—
Gilfillan) the revised RiverRock Townhome development with a
maximum of 26 units be approved and that Special Review #95-1,
Tract 4, Beaver Point, 1st Addition, regarding a one unit
density bonus be recommended to the Town Board for denial.
The motion failed. Those voting "Yes": Commissioners Brown
and Gilfillan. Those voting "No": Commissioners Burgess,
Pohl, Sager and Thomas. Representative Van Horn argued that
developers should be encouraged to use their property within
code limitations, and that additional housing is a major issue
in Estes Park. However, the Commissioners noted this housing
development is not characteristic of the low-cost housing
need. Van Horn continued that the Applicant has provided
trails and easements as required, and should be allowed a
bonus. Director Stamey noted there is no bonus provision for
the highway frontage walkway as this is required when 30+
parking spaces are involved. Commissioner Gilfillan noted
that the Applicant agreed to the use of the pedestrian trail
the bike trail when the original development plan was
approved and should not be a consideration in this review.
Commissioner Brown noted that nearby land uses would be
damaged due to proposed residential development in a C-0 zone.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission, April 18, 1995 - Page 4
as the residential use adjacent to a vacant C-0 property could
impact future development on that property, and environmental
characteristics would be damaged due to the required
relocation of wetlands in this revised development plan.
Commissioner Pohl reviewed the Special Review criteria and
found that this request meets the criteria in terms of
building and site design and trail access. It was moved and
seconded (Pohl-Thomas) Special Review #95-1, allowing the
proposed one-unit bonus unit for Tract 4, Beaver Point, 1st
Addition, RiverRock Townhomes, be approved contingent upon the
following, and it passed by the following: Those voting
"Yes": Commissioners Burgess, Pohl, Sager, and Thomas. Those
voting "No": Commissioners Brown and Gilfillan:
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CDOT Access Permit required prior to issuance of a
building permit.
Prior to issuance of a building permit, a permit be
obtained from the Corps of Engineers regarding wetlands
displacement and replacement.
Water, electric, and gas easements be provided. New
water main to be 8" in diameter.
Add details to Development Plan indicating ditch design
(100 year flow rate) and erosion control.
Indicate construction erosion control.
Remove perimeter fencing.
Add a note to the plan regarding maintenance of the
drive, ponds, and common areas.
Installation of cluster mail boxes.
Applicant to provide a walk/bikeway at the north strip of
the lot and a pedestrian walkway (to be maintained by the
owner) , with descriptions to be agreed upon by the
Project Engineer, Town Engineer and Director Stamey,
prior to issuance of building permit.
The Condominium Association will be responsible for
maintenance of the street, ponds, and common area, and
the Association Declarations should address whether or
not nightly or weekly vacation rentals will be allowed.
Condominium documents to be reviewed by Town Attorney
White.
Commissioner Pohl assured Mr. Van Horn that all Applicants are
treated fairly and equally by the Planning Commission.
Chairman Sager noted that the Applicant is following the
guidelines as set forth by ordinance. Commissioner Burgess
commented on the Applicant's original development plans and
that perhaps developers should consider financing requirements
prior to submission to the Planning Commission.
There being no further business. Chairman Sager adjourned the
meeting at 3:10 p.m.
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Tina Kuehl, Deputy Town Clerk