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HomeMy WebLinkAboutMINUTES Special Planning Commission 1994-02-02BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - Special Meeting February 2, 1994 Commission: Attending: Also Attending: Absent: Chairman A1 Sager, Commissioners Wendell Amos, Mark Brown, Harriet Burgess, Alma Hix, Michael Miller and Edward Pohl Vice Chairman A. Hix, Commissioners Amos, Brown, Burgess, Miller and Pohl Trustee/Liaison G. Hix, Community Development Director Stamey, Clerk O'Connor Chairman Sager 1. Stanley Historic District Master Plan. Vice Chairman A. Hix called the special meeting to order at 10:00 A.M. and advised that public comment was concluded February 1, 1994 - this meeting was called to hear Commissioner comments. Vice Chairman A. Hix read a letter dated January 26, 1994 submitted by Chairman Sager. In summary. Chairman Sager favors the Master Plan and believes that the Commission, through careful deliberation, will arrive at a fair and equitable recommendation to the Town Board. Vice Chairman A. Hix expressed appreciation to all participants for their arduous effort: Town staff, DSW, The Stanley Hotel and FHK, in arriving at a visionary and elegant solution for the 75-acre site. The Plan is in the best interest of all involved, and adequate controls have been included; the Plan should receive national recognition for its innovative conception. Commissioner Amos commented that he supported the existing Stanley Historic District Ordinance and, with the new Master Plan, he was originally concerned with view corridors, dedicated open space for Parcels 5, 6, & 8 and density transfers, wildlife habitat. The Master Plan has addressed his concerns—the Plan endorses planned development rather than piecemeal development; agreed the Plan is revolutionary, supports the open space which may possibly be dedicated to the Land Trust, the Plan protects Parcels 5, 6 & 8 and guarantees open space. Parcels 1, 2, 3, 4, 7, & 9 will have 30% open space; Parcels 2 & 3 will have more open space than from adjacent areas. Commissioner Amos stated the Master Plan has addressed his concerns and he will support it. He commended the private and public sector for their work, particularly Community Development Director Stamey. Commissioner Burgess requested clarification on procedure if any portions of the site are sold. Director Stamey advised that if there is a lot of record it can be sold; if the developer desires to subdivide, such must have Planning Commission and Town Board approval. If FHK desires to subdivide Parcel 7, a final plat must be filed. Commissioner Pohl commented that during the hearings, reference was made to the use of the roadway through Parcel 3, ending in a dead-end cul-de-sac. Page 39, Article 3 of the Guidelines specifically addresses the dead-end for emergency access by use of a break-away type barrier. This was included to avoid placing more traffic on Steamer Drive. Commissioner Pohl commended the public for their participation and stated most questions were directed to Parcel 3 - all conditions and terms, specifically on the type of structure, materials, etc., protection of trees, and enhanced setbacks have been BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - February 2, 1994 - Page 2 addressed. The Master Plan is quite an improvement over what could be developed with current zoning. Commissioner Brown noted that the Stanley area is a unique resource with unique needs and features. The Master Plan accommodates the desires and values of the community, while preserving developer rights. The Plan is predicated on sound planning criteria as viewed today, and flexible enough to respond to the future. The public/private partnership was a success and dramatic departure from current procedure. Commissioner Miller admires the Master Plan itself and commented that his primary concern lies with who paid for the Plan along the way. In his opinion, it is inappropriate for government to expend funds on items such as this, plus the possibility of setting a precedence—projects of this nature should be at the developer's expense. Commissioner Burgess commented that the overall Master Plan is excellent and that open space was not included in previous proposals. Parcel 2 - pleased with the setbacks from Black Canyon Hills; Parcel 3 - is hopeful that this site will not be developed to its full extent and the dead-end street is superior to a through street; Parcel 4 - contains a minimum of commercial with added open space; Parcels 5 & 6 - guarantees the view of The Stanley; Parcel 7 - contains a minimum of development; Parcel 8 - open space parcel, concern with the steepness of the cliff and perhaps shouldn't be developed- would have preferred this open space for Parcel 9; Parcel 9 - no one has questioned development on this parcel which will be increased from 10 to 14 units, the right-of-way parking setback from Highway 34 has been decreased from 25' to 10', the right-of-way parking setback from MacGregor Ave. has been decreased from 15' to 10', understood a 30-unit motel could have been constructed prior to the Master Plan; Parcel 9 serves as the rear gateway for Estes Park, and she does not desire a 14-unit building on this parcel that could eliminate the view of Black Canyon Creek, if it has to be developed, would prefer two smaller buildings and no parking lot. With these concerns, the Master Plan is excellent and alternatives could be devastating. Various comments were made concerning maximum building coverage for Parcel 9, density could have been transferred to Parcel 9, the Town does maintain a Planning Dept, for the purpose of reviewing all plans submitted to the Town for approval - the Department serves as an adjunct to Town Government. At the request of the Planning Commission, based upon the importance and uniqueness of the area, the Town did endorse preparation of the Stanley Historic District Master Plan; the funds expended, which were approved by the Town Board, were merited. Community sentiment was very high when the current Stanley Historic District Ordinance was approved, and DSW acted as an arbitrator during this process. Comments were also made on the 1982 Flood, establishment of EPURA, downtown planning, and the fact that the hotel area was included in the Redevelopment Program (the Plan) at that time. There being no further comment. Commissioner Brown moved that the Planning Commission recommend to the Town Board the adoption of the Ordinance amending Chapter 17.44 by adding Section 17.44.080 which approves and incorporates the following three Development Agreements: 1. Development Agreement between Overlook Limited Partnership, a Colorado Limited Partnership and the Town BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - February 2, 1994 - Page 3 of Estes Park, Colorado, a Municipal Corporation. 2. Development Agreement between Stanley Hotels, Ltd., formerly Stanley Manor House, Ltd., a Colorado Limited Partnership and the Town of Estes Park, Colorado, a Municipal Corporation. 3. Development Agreement between FHK Company, a Colorado Partnership, and the Town of Estes Park, Colorado, a Municipal Corporation. Commissioner Amos seconded the motion and it passed by the following votes; Those voting "Yes" Commissioners Amos, Brown, Burgess, A. Hix and Pohl. Those voting "No" Commissioner Miller. Commissioner Brown noted that the Planning Commission was supplied with two motions: one recommending approval and one recommending denial of the Ordinance amending Chapter 17.44. 2. Third Amendment to EPPRA Downtown Redevelopment Plan. Vice Chairman A. Hix advised that the public hearing and reading of the Amendment were held February 1, 1994. The proposed Third Amendment is intended to coordinate the URA Plan to correspond to the Stanley Historic District Master Plan. There being no further comment. Commissioner Brown moved that the Planning Commission recommend to the Town Board the changes (Third Amendment) to the Estes Park Downtown Redevelopment Program as said modification is in conformity with the Estes Park Comprehensive Plan as set forth on the Memorandum dated January 25, 1994 from Arthur Anderson, Executive Director of EPURA. Commissioner Burgess seconded the motion and it passed unanimously. Following completion of all agenda items. Vice Chairman A. Hix offered the audience an opportunity for comment. Trustee/Liaison G. Hix commended the public and Planning Commission for the process followed for the Historic District Master Plan. The Stanley Hotel is an unconventional anchor to Estes Park and the Town should be proud of the Master Plan and look to the future. Director Stamey acknowledged the public participation - questions were fair and thorough, particularly those posed by Karen Zipser. There being no further business. Vice Chairman A. Hix adjourned the meeting at 10:45 A.M. Vickie O'Connor, CMC, Town Clerk