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HomeMy WebLinkAboutMINUTES Special Planning Commission 1994-01-25BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - Special Meeting January 25, 1994 Commissioners: 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, Burgess, A. Hix, Miller and Pohl Town Administrator Klaphake, Community Development Director Stamey, Town Attorney White, Clerk 0'Connor Trustee/Liaison G. Hix, Commissioner Brown Chairman Sager called the special meeting to order at 1:30 P.M. to continue discussion/testimony on the Stanley Historic District Master Plan. At staff's request, it was confirmed that approximately 75% of the audience attended the Introduction of the Master Plan January 18. Director Stamey offered a brief overview of the Master Plan. Parcel 1 is owned by The Stanley Hotel/Frank Normal!, Parcel 2 is owned by the Overlook Partnership, and Parcels 3-9 are owned by FHK Company. Following public comment, the Commission will recess prior to responding to the questions. With the exception of Parcel 3 which is zoned R-M, the remaining parcels are currently zoned C-0. Key accomplishments of the development agreements include: there are no density transfers between parcels; 30% open space was preserved on all development parcels; the Town will expend $100,000 for open space plus up to $30,000 of water tap credits on Parcel 7; Technical and Architectural (two separate committees) Committees will be established; extensive design guidelines have been created; and Stanley Hall will be maintained and managed by the Town as an interim performing arts center. Director Stamey compared existing Town Use Regulations with the development agreements for each parcel. Chairman Sager read the Rules of Procedure for public testimony. The following addressed the Commission: Karen Zipser/Fresident, Stanley Hills Homeowners Association, who posed the following questions which have been summarized below: 1. Concern with density on Parcel 3—50 condominiums on 8.3 acres, deduct land for road space from the 8.3 acres? 2. Parcel 3 is to include 30% open space—it is not designated on the drawing—is open space the Town is purchasing on Parcels 5 & 6 being counted as the open space for Parcel 3? 3. Landscaping/view corridor for Parcels 3 & 4. 4. Quality of proposed houses and their affect on property values. 5. Fifty condominiums on a cul-de-sac is four times the number allowed (12). Is the developer concerned with safety for fire equipment? 6. What guarantee do existing property owners have that the ordinances concerning setbacks, home height, buried wires and cables will be followed to the letter? BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning Commission - January 25# 1994 - Page 2 7. Affect to Stanley Hills from drainage of Parcel 3—who pays for reinforcement/repair of the existing drainage system on Stanley Hills' open space due to the change of land; flood control? 8. Impact of this development on the water and sewage systems—taxpayers responsible for extra expense? 9. What happens to the elk and deer corridor? 10. Why does one developer have a 50' setback on Parcel 2 and the other developer is allowed 30' setbacks on Parcel 3— why aren't all setbacks 50'? 11. Extraordinary concessions given to the developer—road, water taps, density—precedent? 12. Concern with public scrutiny being eliminated after the agreements are signed. 13. Clarification on all land owners involved. 14. Is the open space the Town is purchasing being dedicated to the Land Trust—guarantee. 15. Requested a statement from the Planning Dept, that the interests of the residents and neighbors will be upheld. 16. Request that the existing open space in Stanley Hills be protected while Parcel 3 is under development. Rowland Retrum, 650 Freeland Court: 1. Took exception to the statements made during the January 18 meeting that development density was being reduced and that requirements of the existing zoning regulations and Historic District Ordinance were being satisfied. 2. 3. 4. Public money expended for negotiations, legal fees, surveys, preparation of the Plan, new roadway plus additional funding for "buy-down" of presumed development rights and credit against water tap fees. Open space not properly designated on the Plan or development agreements. The development agreements are single agreements, not binding on all parties. 5.Technical and Architectural Committees will proposed developments without public hearings. review 6. The Town has spent $522,000 on buy-down of presumed rights. 7. the Town should abandon the plan and instead apply the $130,000 thus saved to the financing of conservation easements within the core hotel property. Paul Barker, Lot 40, Black Canyon Hills requested further consideration be given to requiring a 50' setback on Parcel 2. Jeanne Harkusen, 620 Stezuner Drive supported Karen Zipser's statement plus requested the height of the buildings not interfere with the views of existing homes. Beverly Stuart, 685 A Stezuner Drive questioned density on Parcels 2 and 3 particularly the effect—clutter, pollution, noise, elk migration, low-cost rentals. BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS Planning commission - January 25, 1994 - Page 3 Lloyd Maxwell, 655 Freeland Court concurred with Zipser— concern with a "solid wall of condos", open space. Gene Norris, 675 Freeland Court - drainage impact concerns have not been addressed. Betty Whiteside, Silver Lane Stables concern for the existing horse trail that has been used for over 50 years and extends along the east boundary of Parcels 3 and 4 and their desire to retain said trail; drainage. Ron Harvey, Lone Pine Acres stated that the common ^ statement made during the recent Comprehensive Plan Neighborhood Meetings was not to develop to the densities being proposed. The public hearing should have been held prior to obtaining signatures rather than after. There being no further comments, Chairman Sager announced the Commission would recess (2:06 P.M.) to allow staff an opportunity to respond. The meeting would reconvene at 2:30 P.M. Chairman Sager reconvened the meeting at 2:32 P.M. Staff response: The pictorial drawing known as the Master Plan is to be considered as illustrative only. Density calculations were reviewed, including calculations are computed, and what is and wasthe calculation—an example of how density is calculated wa performed. Parcels 5, 6 & 8 will be preserved as open space in perpetuity by means of deed restriction and covenants. Landscaping concerns are addressed in the design guidelines. Mature ^re^s cannot be removed without a tree replacement pSn! The Technloal and Architectural Committees wrll review landscaping criteria. The design guidelines and Technical and committees will address color, roof materials, and the like. A public, dedicated roadway is now available Parcel 3; it was the Town's position that Stanley Hills residents would find more desirable for thenewhomestohave access from the cul-de-sac rather than utilize Steamer Drive. Emergency access will be available from Steamer Drive. Membership structure for the Technical and Architectural Committees were outlined: Technicel/S members to^include^th^ ri^-ttSuri!^f\°rrchitects %hllf committees must review development proposals with the design guidelines and they do Savf th^rbility to grant variances; however amendments to density, square footage and uses are prohibited. pursuant to State law, historic drainage rate cannot be increased to neighboring parcels. The onlv fee waiver for the developer was the water taP credit of $30,000 on Parcel 7 when construction occurs, were no extra costs to the taxpayers. Fences will be restricted to size; no perimeter fencing is to be allowed; wildlife habitat is to be maintained. The 30' setback for Parcel 3 is the current Town standard; BRADFORD PUBLISH tNG CO.RECORD OF PROCEEDINGS Planning Commission - January 25, 1994 - Page 4 Parcel 2 is zoned CO with an assorted use. The Technical and Architectural Committees replace public scrutiny as this concept addresses the entire property; this change in review is not intended to "walk over peoples' rights." Private land o^mers (3) for the entire 75 acre site were further identified, to include the parcels owned by each. The residents' interests are protected by the Master Plan. The Town attempted to guard against pro-development—the Master Plan drawing indicates the "worst case" as far as development is concerned. In staff's opinion, the development agreements cannot be surpassed. The Town would have proceeded with the recent roadway system completed in the Historic District regardless of the proposed Master Plan as it was in the Town's best interests to do so. However, said roadway does serve more than Parcels 3-7. All density transfers have been eliminated. The 30% open space, which is outside the lotted area, will be designated when the property is developed. The development agreements can be amended; however, the development guidelines will be adopted through the zoning ordinance. The existing Stanley Historic District ordinance remains in force and in most cases, restrictions have been strengthened. All new utilities for Parcel 3 must be underground—existing utilities are not affected. Staff did not respond to the concern with low-cost rental units. The horse trail must be addressed between the land owner and the stable operator. Any interested party was urged to obtain copies of the development guidelines and compare them to the existing Historic District Ordinance. Chairman Sager announced the remaining Planning Commission meeting schedule; Tuesday, February 1, 1994 - 1:30 P.M. Wednesday, February 2, 1994 - 10:00 A.M. vote/recommendation Additional comments were heard from Ed Carlson, 610 Steamer Drive concerning pedestrian access/Steamer Drive, Lloyd Maxwell clarification on density calculation, open space guarantee, Rowland Retrum - the public hearing procedure is excellent and rebuttal will be furnished during the next meeting. There being no further business, meeting at 3:34 P.M. Chairman Sager adjourned the Vickie O'Connor, CMC, Town Clerk