HomeMy WebLinkAboutMINUTES Special Planning Commission 1994-02-01BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - Special Meeting
February l, 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, Town Administrator
Klaphake, Community Development Director Stamey,
Town Attorney White, Clerk O'Connor
Chairman Sager
1.
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Stanley Historic District Master Plan. Vice Chairman A. Hix
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 the majority of those
present attended the previous two presentation meetings. Director
Stamey advised that the same format would be followed—public
comment, recess and staff response. The Planning Commission will
meet February 1994 at 10;00 A.M. for their recommendation to
the Town Board.
Vice Chairman Hix read the Rules of Procedure for conduct of the
meeting.
The following addressed the Commission;
Tom Watts, generally supports all three Development Agreements
with concerns regarding approval of details of land use on parcels
proposed for development (review of parcel development by
committees; if the developer chooses to call the parcel a
subdivision, then public review will take place); definition of
open space, particularly as contained in the FHK Development
Agreement (open space should be modified and strengthened; remove
the provision to allow public and private roads; do not permit
criss-crossing open space with permanent public roads; better
define open space as described in the Development Standards for
Parcels 5, 6 and 8; change "open space" to "dedicated open space";
add "no permanent structures or parking facilities shall be
allowed on these parcels" to the definition in the Development
Agreement.
Karen Zipser/President, Stanley Hills Homeowners Association,
urged the Commission deny variances that will affect the existing
view or the 30' buffer zone for Parcel 3, and requested the
Commission take note of the density of Parcels 2 and 3.
Ross Brown, Real Estate Agent commended all parties involved in
establishing this "revolutionary approach", urged the Town Board
approve the Master Plan as presented without any modification, and
suggested the Town explain the reasons for the new entrance to The
Stanley Hotel be further explained.
Rowland Retrum commented that the $522,000 is a subsidy that
amounts to $70,000 for each of the 7.5 acres of open space in
Parcels 3-9 - what does the Town get in return; open space is
required individually in Parcels 1, 2 and 3, and collectively in
Parcels 4-9; allowable densities by right have not been correctly
determined; scrupulous enforcement of the Stanley Historic
District Ordinance and existing zoning regulations is preferable
to adoption of the Master Plan, therefore, Mr. Retrum urged
rejection.
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Planning Commission - February 1, 1994 - Page 2
Lynn Young (future resident/Black Canyon Hills) commended efforts
thus far and expressed concern with the process of the Technical
and Architectural Review Committees relative to variances which
does not allow for public input—suggested the process be amended
to allow notification of affected land owners, public notice and
public hearing.
Bob Anderman, 751 Black Canyon Dr., commented on the existing
overhead power lines, telephone and cable—suggested effort be
taken to underground all utilities.
Tim Phillips, 2481 Larkspur - patron of the arts and commented in
favor of the performing arts center.
Mary Bauer, Davis Hill, the view corridors of The Stanley Hotel
should be preserved.
There being no further comments. Vice Chairman A. Hix recessed the
meeting at 1:50 to allow staff an opportunity to respond. The meeting
will reconvene at 2:15 P.M.
Vice Chairman A. Hix reconvened the meeting at 2:17 P.M.
Staff response:
The proposed review process was outlined—the Technical and
Architectural Review Committees cannot take radical departures
from the Master Plan—both Committees have very little liberty to
change the Plan. If and when subdivision occurs, development must
follow the existing process which includes consideration by the
Planning Commission and Town Board.
There are two types of open space included in the Master Plan:
dedicated which includes Parcels 5, 6 & 8 and will be owned by the
Town in perpetuity; and designated which requires that when
parcels are developed, 30% must be designated as open space - this
open space may occur in one large mass, or provided in any number
of geometric ways; however, the open space requirement cannot be
waived.
The density calculation formula as contained in the existing
Stanley Historic District Ordinance was read and reviewed.
The Technical and Architectural Review Committees are prohibited
from increasing density or changing uses. Variances may be
granted only on site-specific circumstances; the purpose of both
Committees is to require compliance with the Master Plan and
Design Guidelines.
The public roadway into the Historic District was considered and
approved by the Trustees in January, 1992 as it was deemed in the
best interest of the Town to do so based upon the entrance to the
Safeway Store and Stanley Village—road approval was granted prior
to discussions taking place on the Master Plan. In addition, the
Town did incur direct and indirect expenses; however, the Town
does not view these expenses as subsidy.
The existing Stanley Historic District Ordinance provides for view
corridors and allows density transfers to adjacent parcels. The
Master Plan provides for the Town to purchase the density
transfers for Parcels 5, 6 & 8 and those density transfers to
adjacent property have been eliminated.
The Town recently adopted a policy whereby a conscious effort will
be made to bury all existing overhead lines. This question should
more properly be considered by the Light & Power Committee.
BRADFORD PUBLISHING CO.RECORD OF PROCEEDINGS
Planning Commission - February 1, 1994 - Page 3
The performing arts center is being provided by the Development
Agreement with The Stanley Hotel based upon community interest.
DSW and Town staff are the authors of the Master Plan, not the
Planning Commission.
Rebuttal was offered by Tom Watts and Rowland Retrum.
There being no further comment, Vice Chairman A. Hix declared the
public hearing closed; this item was continued to February 2, 1994.
The Commission will meet February 2, 1994 at 10:00 A.M. for discussion
and vote/recommendation.
2. Third Amendment to EPURA Downtown Redevelopment Plan. Vice
Chairman A. Hix opened the public hearing. Town Attorney White
reported that the Town Board referred this amendment to the
Planning Commission January 11, 1994. Certain changes to the Plan
are necessary to comply with the proposed Stanley Historic
District Master Plan. State law requires any changes to be
referred to the Planning Commission for a recommendation. In a
memorandum dated January 25, 1994, EPURA Executive Director
Anderson outlined the Third Amendment as follows:
1. Proposed. The Urban Design District includes the
following uses in the Stanley Historic District: open
space/resort, residential, accommodations,
commercial/retail and office.
The existing Urban Design District designates The
Stanley Hotel and surrounding area as an "Open
Space/Resort District."
2. Proposed. Modify Figure 32 to include the following
uses: residential, commercial/retail, accommodations
and office.
The existing Figure 32 (page 112) refers to the 75 acres
surrounding the Hotel as "Resort/Stanley Hotel."
3. Proposed. Incorporating the Stanley Design Standards
and Guidelines, Exhibit A to the Stanley Historic
District Development Agreements as Design
Recommendations and Guidelines for the area defined as
the Resort/Stanley Hotel and/or Open Space/Resort
District (Stanley Hotel).
4. References to The Stanley Hotel/Resort Area will be
amended to the Stanley Historic District, governed by
the Stanley Historic Development Agreement.
There being no further comment. Vice Chairman A. Hix declared the
public hearing closed. The proposed Third Amendment is to
sequentially follow the Stanley Historic District Master Plan,
therefore, it was moved and seconded (Burgess/Brown) the Amendment
be continued to February 2, 1994, and it passed unanimously.
There being no further business. Vice Chairman A. Hix adjourned the
meeting at 3:13 P.M.
Vickie O'Connor, CMC, Town Clerk