HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2022-01-18
PLANNING COMMISSION – TOWN OF ESTES PARK
TO BE HELD VIRTUALLY
Tuesday, January 18, 2022
1:30 p.m.
Estes Park, CO 80517
The Estes Park Board Planning Commission will participate in the meeting remotely due to the
Declaration of Emergency signed by Town Administrator Machalek on March 19, 2020, related to
COVID-19 and provided for with the adoption of Ordinance 04-20 on March 18, 2020. Procedures for
quasi-judicial virtual public hearings are established through Emergency Rule 06-20 signed by Town
Administrator Machalek on May 8, 2020, and outlined below.
Please click the link below to join the webinar: https://zoom.us/j/93771272278
Or Join by Telephone:
1. Dial US: +1 833-548-0276 (toll free)
2. Enter Webinar ID: 937 7127 2278 followed by #
The meeting will also be live-streamed on the Town’s Youtube Channel and recorded and
posted to YouTube and www.estes.org/videos within 48 hours.
Public Comment
When the moderator opens up the public comment period for an agenda item, attendees
wishing to speak shall:
1. Click the “Raise Hand” button, if joining online on the Zoom client, or
2. Press *9 and follow the prompts if joining by telephone.
3. If you are watching live on YouTube, please call the number listed above, and mute your
computer audio for the duration of your remarks.
Once you are announced, please state your name and address for the record.
To participate online via Zoom, you must:
• Have an internet-enabled smartphone, laptop or computer.
• Using earphones with a microphone will significantly improve your audio experience.
The Town of Estes Park will make reasonable accommodations for access to Town services, programs, and activities and
special communication arrangements for persons with disabilities. Please call (970) 577-4777. TDD available.
Prepared January 13, 2022
NOTE: The Planning Commission reserves the right to consider other appropriate items not available at the time the agenda
was prepared.
AGENDA
PLANNING COMMISSION – TOWN OF ESTES PARK
Tuesday, January 18, 2022
1:30 p.m.
AGENDA APPROVAL
PUBLIC COMMENT. (Please state your name and address).
CONSENT AGENDA:
1. Planning Commission Minutes dated December 21, 2021
2. Large Vacation Home, 907 Prospect Park Road, increase from 5 to 6 bedrooms
ACTION ITEMS
1. Election of Officers 2022 Chair Comstock
2. Golden Leaf Minor Subdivision Senior Planner Woeber
DISCUSSION ITEMS
1. Comprehensive Plan Director Garner
REPORTS
1. CPAW Update Planner II Bergeron
ADJOURN
Prepared 1/13/2022
Page 3
Town of Estes Park, Larimer County, Colorado, December 21, 2021
Minutes of a Regular meeting of the ESTES PARK PLANNING
COMMISSION of the Town of Estes Park, Larimer County, Colorado.
Meeting held VIRTUALLY in said Town of Estes Park on the 21 day of
December 2021.
Committee:
Attending:
Chair Matt Comstock, Vice-Chair Matthew Heiser,
Commissioners Joe Elkins, Howard Hanson, Janene
Centurione.
Chair Comstock, Vice-Chair Heiser, Commissioner
Hanson, Director Jessica Garner, Senior Planner Jeff
Woeber, Recording Secretary Karin Swanlund, Town
Attorney Dan Kramer, Town Board Liaison Barbara
MacAlpine
Absent: Centurione, Elkins
Chair Comstock called the meeting to order at 1:35 p.m.
AGENDA APPROVAL
It was moved and seconded (Heiser/Hanson) to move action items 3 and 4 to
positions 1 and 2. The motion passed 3-0.
PUBLIC COMMENT none
CONSENT AGENDA APPROVAL
It was moved and seconded (Hanson/Heiser) to continue item 2 of the consent
agenda to the January 18 meeting. The motion passed 3-0.
ACTION ITEMS
1.Golden Leaf Minor Subdivision
Staff recommended the continuation of the Golden Leaf Minor Subdivision to the
January 18 Planning Commission meeting.
It was moved and seconded (Hanson/Heiser) to continue the item to January
18, 2022.
2.Conditional Rezoning, High Pines Subdivision
Staff recommended the continuation of the High Pines Conditional Rezoning to a
date uncertain.
It was moved and seconded (Hanson/Heiser) to continue the item to a date
uncertain. The motion passed 3-0.
3.Marys Lake Lodge Development Plan; Morgan Mulch, owner; David Bangs,
applicant.
Senior Planner Woeber reviewed the staff report. The subject property, located in the A-
Accommodations zone district, is the longtime location of Mary’s Lake Lodge, which
previously contained 16 accommodation units, which were heavily damaged in a fire in June
2018, and subsequently demolished. The “north wing” of the burned structure remains,
containing 10 accommodation units. Although attached, the north wing includes
condominiums under separate ownership and is not under the same ownership as this
current application proposal. In August 2019, The Estes Valley Planning Commission
approved a Development Plan for the “Estes Park Chalet” for a 49-room lodge and
restaurant. In addition to the reconstruction of the lodge, a separate structure proposed as
an “Event Facility” was approved through a Special Review process. draftPage 4
Planning Commission – December 21, 2021 – Page 2
In July 2020, an Amendment was approved to reduce the scope of the Event Facility, which
was scaled down to a smaller, outdoor venue. Although some foundation work was initiated
on the lodge rebuild, the project was halted while the owner/applicant reevaluated how to
move forward. Staff recommended approval of the updated Development Plan.
DISCUSSION: David Bangs, Trail Ridge Consulting Engineer, explained the previous
developments and how the square footage was determined to get the allowable number of
units (hotel rooms). This current project has been reconfigured by removing a story,
reducing rooms and removing the event deck. The footprint of the building is the same. The
restaurant is considered an accessory use and will be approved with this amended plan.
Future development on the other two lots should come to staff’s attention.
PUBLIC COMMENT: none
It was moved and seconded (Hanson/Heiser) to approve the Mary’s Lake Lodge
Development Plan application according to findings as presented. The motion
passed 3-0.
4.Campbell Subdivision, TBD S. St. Vrain Ave, Frank Thies, applicant
Senior Planner Woeber reviewed the staff report. The applicant requests approval of a
Preliminary Plat to subdivide one lot, approximately 0.65 acres in size, into two lots
proposed to be approximately 0.314 and 0.339 acres in size.
The existing lot is zoned R (Residential), requiring ¼ acre minimum.
Staff recommends the Estes Park Planning Commission forward a recommendation of
approval of the Preliminary Plat to the Town of Estes Park Board of Trustees, with staff
findings and the following conditions:
A.The Final Plat shall include easements as required by Estes Park Sanitation District
and the Town of Estes Park Utilities Department.
B.Prior to recordation, the owner/applicant shall:
1.Submit a plan for sewer line requirements, subject to review and approval by Estes
Park Sanitation District.
2.The applicant shall guarantee completion of the sidewalk construction per
recommendation of the Town Public Works Department. This may involve
constructing the sidewalk or submitting an improvement agreement, subject to
review and approval by Public Works and Community Development.
DISCUSSION: Frank Theis, developer, stated that the primary intent of subdividing was
to build smaller, more affordable houses in the area.
PUBLIC COMMENT: none
It was moved and seconded (Heiser/Hanson) to recommend that the Town Board of
Trustees approve the Campbell Subdivision Preliminary Plat, with the findings and
conditions as recommended by staff. The motion passed 3-0.
DISCUSSION ITEMS
Director Garner is working with Ayres Associates on the RM-2 code amendment, with an
update anticipated for February.
The Comprehensive Plan visioning sessions are wrapping up, transitioning into
community choices and policies. The next meeting is on January 13, 2022.
The Town Board had questions and recommendations regarding the Accessory Dwelling
Unit code amendment and voted for a continuance to January 11, 2022.
Chair Comstock thanked Commissioner Hanson for his articles in the Trail-Gazette.
Hanson gave an update on what is coming up for these articles. draftPage 5
Planning Commission – December 21, 2021 – Page 3
There being no further business, Chair Comstock adjourned the meeting at 2:53 p.m.
Matt Comstock, Chair
Karin Swanlund, Recording Secretary draftPage 6
Page 7
Memo
COMMUNITY DEVELOPMENT
To: Estes Park Planning Commission
From: Jessica Garner, Director
Date: December 16, 2021
RE: Large Vacation Home Review
Staff Request:
Approval of an amended Large Vacation Home from 5 bedrooms to 6 bedrooms for a total of 14
occupants.
Address: 907 Prospect Park Drive
Owners: Jason/Amy Brown
Page 8
OwnerInformationVacationHome(VH)AddressHomeownersNameBusinessNameMailingAddressPhoneNumberEmailAddressESTESVALLEYLARGEVACATIONHOMEREVIEWStI*cr:C3/a2’ic,An6vC,1s•,41>o97o—’1i-&fl7S:r’jA*scf-‘-‘flG&(tJ&*14j7.&c‘A4SiteInformationVHCertificate#‘3307___________________________________Ifregistrationisstillinprocess,providedatesubmittedtoTowntiNumberofExistingOff-StreetParkingSpaces________—NumberofOccupantsProposed(Maximumallowedis2perbedroompIus2)t4‘+2,(7tiPhysicalAddressMailingAddressPhoneNumberEmailAddressAttachments‘Y$150Fee(TownANDCounty)_________Copyofpropertysiteplan,ifavailableOwnerCertificationAsOwner,Icertifytheinformationandexhibitsherewithsubmittedaretrueandcorrecttothebestof myknowiedgeandIamtherecordowneroftheproperty—RecordOwner____________________________________Date/0/F)fc2IOfficeUsePIDQ3St3’100LotSizeI...3ZoneDistrictj.—I(-rpwj)COUNTYRequiredSetbacks:,2}SFrontZl-4cSideI‘CRearMaximumNumberofOccupantsAllowed1‘1ExistingSetbacks:Front3%ide23RearNumberofApprovedParkingSpaces‘1I--—StatementofIntentRequired?YESStaffRecommendation:,/‘APPROVAL)DENIAL?CompleswithEDC?(YE)NOScheduledHearingDateLOLL4±’In,-,&--2017O4Ot_dSubmIttaIDate:2021-10-/kA-vps-n.pLcoVI‘j07Prci,tH‘.QcOPLVtNumberofBedrooms1,,‘(5*z-J)LocalPropertyManagerContactInformationNamePIOIIAItEV“7A&4.pyWA’TLLct.L)cjtfrSit!?r&-ck’SZic.CoFo,7.lflC-(05?oca7‘7h—I2WZo,-z/iL.A6VQfl,v1(.cH’.:III(-’LG’EstesValleyPlanningCommissionUsePlannirigcwnn,fssior,ChafrDateAPPROVEDDENIEDu:\codecompliance\vacationRentals\LvHRAppIicationxlsxPage 9
ESTESVALLEYLARGEVACATIONHOMEREVIEW1y-LocahPropertyMNamePhysicalAddressMailingAddressPhoneNumberEmailAddressPIDZaaSVS-looaLotSizeL38RequiredSetbacks:c2iFrontd5’Side_____RearExitingSetbacks:,59Front’95/34’Side23,)-RearStatementofIntentRequired?YESConiplieswifl,EVOC?ESNOZoneDistrict/1(oj)COUNTYMaximumNumberofOccupantsAllowed_______NumberofApprovedParkingSpaces—4StaffRecommendation:APPROVALJ)€NPAI.ScheduledHewingDate/(c?—13”..-I2018-ii-.c-Amep?gjSoiitvD,%L-lLn--12McCoc’oc,•Ah’-:5-A-(“/IO&MJA/‘Sr-i,t-n’AicccL004g1L437cr2-1¶m-ci’v4tS,q,nwty-(oo’cw-‘,7c.rvtw’,vocutetICC@CalAjLfl144“SWn.r-Infcm,attonacationhonie(VH)AddressIJ-‘(fKomeownersNameJusinessNameMailingAddressPhoneNumberEmailAddressifathToiynaur!75VHceiliticate#_________________________Ifregistrationisstillinprocess,providedatesubmittedtoTown___________________NumberofExistingOff-StreetParkingSpaces12‘VLY-’1tFNumberofOccupantsProposed(Maximumaltowedis2perbedroomplus2)Intcni1adonArcALVE-AiflNumberoFSedroomsEjjT1tajc-rraaei4&cIDV14j1’ijcU41I4<0-.cutALc‘O7r3cI‘Yca/cJ(viz4ICJtO7/B--!ChQI$fl6_________-_________$150Fee(TownANDCounty)_________Copyofpropertysiteplan,ifavailableWnarCsrtflçj9fl-.9sOwner,Icertifytheinformationandexhtitsherewithsubmittedaretrueandcorrecttothetestofmyknowledge andIamtheecordowneroftheproperty_.7,9RecordowneryDate/1/t’Zvv70/P’v,Ji,iCOT,p.iI,,IonCiii’0i,APPROVEDDENIEDC:\User&\LinrlaHardin\Oowntoads\LVI-IRApplIcati000RAFTPage 10
INSPECTIONRESULTSESTESPARK0COLORADO/#VVCIDateofInspection10/15/2021TimeofInspection1.00-2:00PropeflyAddress*StreetAddressJO/907PROSPECTPARKDRIVEAddressLine2CitySlateIProvince/RegoriESTESPARKCOPostalIZipCodeCountry80517UnedStatesVHLSSPermit3307LARGEHOMEVACATIONREVIEWNumberTypeofinspection*Init:aIInspectionRe-InspeobonAllinitialinspectionsand1re-inspectionareincludedintheapplicatronfee.ANinspeclionsperformedbeyondthesetwobeassesseda$100feePERnspectionInspectionStatus*VInspectionComments:EXTERIORApprovedaddressdentiftcauorLiliumtna:ion.Windowwellsclearance.ladder.EE&ROExtenorfirepitçwood)shallcomplywithFireDepatmertreqoiicne:gsPrivateseptesystemsrequireHerdrails.Guardrai!s.IlluminationPage 11
InteriorSmokeAlarmsineachsleepingroom&within15ffofdoorway.ApprovedCOdetectorwithin15ofsleepingroomHouse/GarageSeperatorNoholesorpenetrationsingaragefirewall.EmergencyPacketBedroomsBedroom1Bedroom2Bedroom3Bedroom4Bedroom5EE&ROSmokeAlarmwithinroom&15ofDoorwayApprovedCODetectorwithin15of000rwayNAFuelGasAppliancesInapprovedlocationsordedicatedspaces.incompliancewithrequiredclearancestoconhustiblesProvidedwithrequiredcomhLislionat.ConnectedtoanapprovedventingsystemKitchenCookstoveAnti-TipdeviceGFCIrequirementsinelectricaloutletsFireExtinguisherBathroomsGFCIrequirementonelectrcaloutlets.Page 12
1.i1’liiTOWNOFESTESRkRIçDecember20,2018JasonandAmyBrownSevenMooseLodgeLLC37024SoaringEagleCircleSeverance,CO80550DearJasonandAmy:CongratulationsonyourapprovedamendedapplicationforaLargeVacationHome.OnDecember18,2018,theEsesValleyPlanningCommissiongrantedyourvacationhomeat907ProspectParkDrive,theallowedusetoaccommodatetwelve (12)guestsintheexistingfive(5)bedrooms.Thisregistrationwillbecontinuedprovidednoviolationsor issuesoccurbyrentersonyourproperty.Thisuseistransferablewithsaleofthehome,providedtheownerscontinuetoregisterthishomeannuallyasrequiredbytheEstesValleyDevelopmentCode.It’sbeenapleasureworkingwithyouandIhopeyourvacationhomecontinuestobesuccessfulfor you.PleaseletmeknowifyouhaveanyquestionsorconcernsregardingyourvacationhomeortheregulationsgoverningvacationhomesintheEstesValley.You maycallmeat970-577-3723,oremailmeatlhardin@estes.org.LindaHardinCodeComplianceOfficerLI-licc:VillanoPropertyManagementTown Clerk170MACGREGORAVE.I’D.BOX1200,ESTESPARKCO.80317WWW.ESTES.ORGCommunityDevelopmentDepartment970-577-3723-.CompancePage 13
Page 14
COMMUNITY DEVELOPMENT Staff Report
To: Estes Park Planning Commission
From: Jeffrey Woeber, Senior Planner
Date: January 18, 2022
RE: Golden Leaf Minor Subdivision
(Mark all that apply for later Town Board handling)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Location:
325 and 327 James Street, Estes Park. Located at the northwest corner of the intersection of
West Elkhorn Avenue and James Street.
Owner/Applicant:
Owners: Mark and Renae Adelmann
Consultant/Surveyor:
Van Horn Engineering, Tom Bergmann
Staff Contact:
Jeffrey Woeber, Senior Planner
Applicant Request:
The applicant seeks approval for a Minor Subdivision to create three lots in an E-1 (Estate)
Zone District.
Objective:
1. Review for compliance with the Estes Park Development Code (EPDC) and Estes Valley
Comprehensive Plan; and
2. Provide a recommendation to the Estes Park Town Board of Trustees for approval/denial
of the minor subdivision application
Project Description:
The 4.44± acre site is within an E-1 (Estate) Zone District. Currently there are two residences
on the property, with the smaller residence located at the northeast of the site originally
constructed in 1936, and a larger, two-story residence to the east and center of the site dating
from 1924.
• Lot 1: 1.13 acres in size, contains the smaller existing residence, labeled “single story
cottage,” addressed as 327 James Street.
Page 15
PLANNING COMMISSION, JANUARY 18, 2022
GOLDEN LEAF MINOR SUBDIVISION
PAGE 2 OF 5
• Lot 2: 1.83 acres in size, contains the larger of the two existing residences and is
addressed as 325 James Street.
• Lot 3: 1.47 acres in size, is vacant land. The prominent rock outcropping on this
property is predominantly on Lot 2 and partially on Lot 3. The plat depicts a building site
for a residence and driveway access, on the southwestern portion of Lot 3. Staff notes
this proposed residence is for illustrative purposes and will not be shown on the final,
recorded Minor Subdivision plat.
Site Data Table:
Parcel Number: 3525200008 Development Area: 4.44± acres
Existing Land Use:
Residential
Proposed Land Use:
Single Family Residential
Zoning Designation:
E-1 Estate
Proposed Zoning Designation:
No Change
Adjacent Zoning:
East: E-1 (Estate) North: E-1 (Estate)
West: E-1 Estate South: CO (Commercial Outlying)
Adjacent Land Uses:
East: James Street, Residential North: Single-Family Residential
West: Residential South: Commercial, Accommodations
(Elkhorn Lodge)
Services:
Water: Town of Estes Park Sewer: Estes Park Sanitation District
Review Process:
Under the EPDC, Chapter 3 Review Procedures and Standards, Section 3.9.D.3., Minor
Subdivisions shall follow the approval process in Section 3.2, which requires a Planning
Commission recommendation, with final action (approval or denial) by the Town Board. The
submittal requirements and review standards for a minor subdivision are not specified and
separated in the EPDC, although clearly a Minor Subdivision is a distinct type of application
process from a “regular” subdivision, which involves a separate application process for a
preliminary plat and final plat.
Although the Code’s Minor Subdivision process is somewhat unclear, past Department policy
requires essentially a Preliminary Plat, with topography, existing structures, vegetation, water
bodies and other natural and manmade features for Planning Commission review. Although the
Final Plat is not a separate process, the Town Board review and approval will involve what
amounts to a “Final Plat” which depicts mainly lots and easements, with signature blocks,
dedication statements, and plat notes as applicable. This plat is recorded in the records of the
Larimer County Clerk and Recorder’s Office in Fort Collins.
Page 16
PLANNING COMMISSION, JANUARY 18, 2022
GOLDEN LEAF MINOR SUBDIVISION
PAGE 3 OF 5
Generally, this section may be a brief summary of the standards of review or may involve a
more detailed analysis of the standards based upon issues relevant to any particular project:
1. Water. Town water service is provided to the two developed lots, and is available to
undeveloped Lot 3.
2. Sewer. Existing sanitary sewer service is provided to the developed lots, and is available
to undeveloped Lot 3.
3. Access. Each of the three proposed lots have access from James Street.
4. Sidewalk/Trails. N/A. See Review Agency comments, Public Works, below.
5. Mapped Hazard Areas. The subject property is not within flood or geologic hazard
areas.
6. Comprehensive Plan. The property is located within the Fall River Planning Sub-Area.
The Comprehensive Plan recognizes existing uses such as single-family and
accommodation uses, with discouragement of future commercial convenience type uses.
There would be no changes to the single-family land use allowed under the existing E-1
zoning proposed with this subdivision.
• The proposed subdivision creates an additional single-family lot with an existing
single-family home, and supports the following policies Chapter 6 Community-
Wide Policies, Section 5.0 Housing:5.1 Encourage a variety of housing types and
pricing.
• 5.2 Encourage housing for permanent residents of all sectors of the community
that is integrated and dispersed throughout existing neighborhoods.
Reviewing Agency Comments:
This application has been submitted to reviewing agency staff for consideration and comment.
There has been much discussion with Town Utilities Department regarding water service for this
subdivision, both existing and for proposed Lot 3. Town Utilities requires both private service
lines as well as some infrastructure that will be considered public improvements, and involve
extension of a water main to serve a new hydrant.
Staff is recommending a condition of approval where, if the Minor Subdivision is approved by
the Town Board, prior to recordation of the Minor Subdivision plat, the owner/applicant shall
guarantee installation of public improvements, per EPDC requirements. This may involve
installing the improvements prior to recordation of the plat, or an improvement agreement with
collateral, as applicable.
The Estes Park Sanitation District has been in discussion with the applicant’s representative to
determine specifics of how wastewater/sewer infrastructure is to be installed. Staff notes that
both water and sewer in this area date back many decades, and installing new connections can
be complex. The District has determined a manhole replacement is necessary, and must be
adequately installed to accommodate existing and planned sewer connections. See applicant’s
Page 17
PLANNING COMMISSION, JANUARY 18, 2022
GOLDEN LEAF MINOR SUBDIVISION
PAGE 4 OF 5
statement of intent for additional detail. Staff is recommending prior to recordation of the Minor
Subdivision plat, the owner/applicant shall guarantee installation of public improvements.
The Town Public Works Department provided comment, noting there is no curb, gutter and
sidewalk in this area, with two lots being developed, and sidewalk, curb and gutter is not
required to be constructed. The owner/applicant will need to clear out a culvert for the driveway
access.
Public Comments:
Written notice has been mailed to properties in accordance with EPDC Section 3.15 General
Notice Provisions. A legal notice was published in the Estes Park Trail-Gazette and the
application is posted on the Town’s “Current Applications” webpage. The applicant has also
posted a “Development Proposal under Review” sign on the property.
As of, January 10, 2022, no written public comments have been received for this application
package. All written comments are posted to:
www.estes.org/currentapplications.
Staff Findings:
Based on the foregoing, staff finds:
1. The Minor Subdivision complies with applicable standards set forth in the EPDC.
2. The Minor Subdivision complies with the applicable goals and policies set forth in the
Comprehensive Plan.
3. The Planning Commission is the Recommending Body for the Minor Subdivision Plat.
4. Adequate public facilities are available to serve the proposed projects.
5. This request has been submitted to all applicable reviewing agency staff for consideration
and comment.
Recommendation:
Staff recommends the Estes Park Planning Commission forward a recommendation of approval
of the proposed Golden Leaf Minor Subdivision to the Town Board, with staff findings and the
following condition of approval:
1. Prior to recordation of the Golden Leaf Minor Subdivision, the owner/applicant shall
guarantee installation of public improvements for water and sewer infrastructure per
recommendation of the Town Utilities Department and the Estes Park Sanitation
District. This may involve installing the improvements or submitting an improvement
agreement, subject to review and approval by Community Development.
Sample motions for the Golden Leaf Minor Subdivision:
1. I move to recommend that the Town Board approve the Golden Leaf Minor Subdivision
with findings and condition of approval recommended by Staff.
2. I move to continue the Golden Leaf Minor Subdivision to a date certain, in order
to...[state reasons for continuance].
3. I move to recommend that the Town Board deny the Golden Leaf Minor Subdivision
finding that...[state reasons for denial].
Page 18
PLANNING COMMISSION, JANUARY 18, 2022
GOLDEN LEAF MINOR SUBDIVISION
PAGE 5 OF 5
Attachments:
1. Vicinity Map
2. Statement of Intent
3. Application
4. Minor Subdivision Plat
Page 19
Site Location
WELKHORN A V E
W WO
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O L D R A N G E R D R
FALL
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VERLNVA L L E Y R D
F A R V IEW D R BIGHORNDRJAMESSTBIGBOULDER DR
FAR VIEW LN
ROCKRID G E R DFILBEYCTMARIGOLDLN
OLDMAN
MOUNTAINLN
0 250 500
Feet -Town of Estes ParkCommunity Development
Printed: 12/14/2021
Created By: Jeff Woeber
Project Name:
Project Description:
Golden LeafMinor Subdivision
For Illustrative Purposes Only
Page 20
Golden Leaf Subdivision
Statement of Intent
The following application is a request on the part of the Mark and Renae Adelmann for a
3-lot subdivision for a 4.44 acre parcel located at 325 James Street to be known as the
Golden Leaf Subdivision. There are presently two dwellings on the subject property; a
3,400 s.f. house (built 1924) located near the center of the property, and a 720 s.f. house
(built 1936) located near the northeast corner of the property. Both of these dwellings are
accessed from a shared road connecting to James Street. It is the goal of this Minor
Subdivision to separate these structures onto their own lots with separate utilities and
continue the shared driveway. Lot 1 will contain the smaller single family house and a
portion of the shared driveway while leaving room for future expansion on the 1.13 acre
lot. Lot 2 will contain the existing main house, a portion of the shared driveway as well
as the large rock outcrop and space to allow for future expansion to the west on the 1.83
acre lot. Lot 3 proposed with this Minor Subdivision is a 1.47 acre lot that would have a
separate, dedicated driveway entrance to a future home near the southwest corner of the
existing property. This location will provide separation and privacy from the existing
homes and the neighboring parcel to the west. The surrounding properties are a mix of
mostly residential and commercial development including both houses and cabins of
various sizes. This property is also located directly across from the Elkhorn Lodge. The
development of this parcel as three single-family lots (ranging from 1.1 to 1.8 acres in
size each) will not alter the character of the neighborhood, since neighboring lots vary in
size from 0.43 acres to three acres. There are several multi-acre lots in the neighborhood,
some of which have been subdivided into smaller lots ranging from one half to two acres
in size. The subject property is zoned E-1, and one acre minimum lots are what we are
striving for and believe this is in keeping with the existing nature of the neighborhood.
ACCESS
Access to this three-lot subdivision will be served by the existing paved road, James
Street. The two northerly lots currently have an already developed, shared entrance from
James Street. The southerly lot will be serviced by a new access approximately 150 feet
southwest of the existing entrance.
DRAINAGE
Drainage on site is discussed in a separate Preliminary Drainage Analysis. Of note in this
analysis is that a local outflow culvert that diverts water that flows over a portion of Lot 3
and a portion of Lot 2 and other neighboring properties contribute to is presently clogged
with rock and sediment and will need to be cleared out. It is anticipated that the property
owner will work with CDOT to ensure this culvert is cleared.
Utilities such as electric, water, gas, and telephone can be extended from existing utilities
already on/along the property. It is to be noted that the owner of the subject parcel (325
James Street) is also the owner of an un-developed parcel (Parcel 3526100037) located
east of the curve of James Street. The utility plan for this subdivision is intended to
enable this property to also have access to local utilities. Easements within the
Page 21
subdivision to access electricity and other utilities for this purpose are as shown on the
preliminary plat.
ELECTRICITY
Additional electric service for the southerly lot is proposed to come from the existing
pole near the southerly edge of the property. A transformer will be placed at the pole at
the southerly boundary of the subject parcel (over proposed Lot 3) at the time of
development. An additional easement is dedicated with this subdivision to facilitate
connection to the undeveloped property (Parcel 3526100037). The existing electric
connections to the existing homes will be kept as-is with all electric service lines to be
located in utility easements as shown on the preliminary subdivision plat.
SEWER
A sewer line for the southerly lot is proposed to be routed by a pressurized grinder pump
to a proposed EPSD manhole located near the existing manhole along the south side of
James Street just east of the existing entrance. An existing shared sewer service line
comes down the south side of James Street and turns easterly through 340 James Street
(Parcel 3526100034). No known easement for this sewer main across 340 James Street is
known, prescriptive rights of use are assumed. EPSD has identified that the existing
manhole needs to be replaced and brought up to EPSD standards due to age and not being
located above the point of curvature of the existing sewer main. EPSD has expressed
interest to upgrade the existing connections to this manhole as well as collecting the local
sewer main into the new manhole, if possible. This change/update would therefore be
mutually beneficial to the subdivision and EPSD. The existing two homes on the subject
property will separate the sewer lines that currently flow in one pipe to the existing main
and tie into the proposed manhole with this subdivision proposal. All sewer connections
are to be trenched together within the prescriptive easement that exists on 340 James
Street and will not seek new alignments, but lie along the existing alignment.
WATER
The closest fire hydrant and water main lies approximately 250’ northeast of the subject
property on James Street. This existing water main is a 6” water main, but will be
extended with an 8” water main that will extend to a proposed hydrant just west of the
easterly property line of 325 James Street and Lot 1 of the proposed subdivision. This
will provide sufficient fire suppression for the existing lots and as well for the new lot
approximately 300’ from the hydrant. The hydrant will be located as shown on the
Preliminary Subdivision Plat with a 6” tee and leave an 8” line stub to the south for any
future connection.
An existing water line that serves 875 West Elkhorn crosses the southerly portion of the
property. A private waterline easement will be dedicated with this Minor Subdivision to
cover this existing use. This water service line is very shallow and is only used
seasonally. It is anticipated that this private, seasonal service line will be re-aligned from
the existing location to a permanent dedicated easement along the southerly area of the
proposed Lot 3 when the owner is ready to upgrade send line. If this seasonal waterline is
abandoned this easement is to also be abandoned. The owner/applicant and Van Horn
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Engineering has been discussing the upgrade and the re-routing of this line with the
owner of 875 West Elkhorn and we will be working with the owner on the timing of this
re-routing such that the seasonal line will not be disconnected until a new connection has
been constructed. At this time the owner of 875 West Elkhorn wishes to discuss the re-
routing in the spring when she comes back to town in the spring. If the waterline is not
relocated it is understood the easement as dedicated will continue to provide rights of use
and maintenance until such time as the seasonal waterline is abandoned. A water service
stub will be routed for this future service from the hydrant and extended in the trenching
beneath James Street and stubbed to a location in the southerly portion of the R-O-W for
James Street south of Lot 1.
The existing service lines for the two northerly lots will also be separated into individual
service lines and will connect to the proposed water main that will be routed along James
Street. This main will provide future separate services for proposed Lot 3 and Parcel
3256100037 and will provide stub-outs to the south side of the James Street R-O-W.
HAZARDS
The property is not located within the Fall River mapped flood hazard area, although it
lies just south of the subject property. Although the steep rocky area on the subject
property is not included as a geologic hazard on the Estes Valley Hazard Map, the
average slope over the rock spire is more than 40% slope. Areas of steep slopes are
shown on the Preliminary Plat.
The proposed property configuration follows the intent of the code by formalizing the
two existing single-family homes on separate lots instead of a non-comformity of having
two single family homes on one lot. The additional lot utilizes the remaining acreage
such that all lots will have more than the minimum acreage in the E-1 Estate zoning while
providing screening and separation from the existing improvements. No variances are
being requested with this application and we believe this proposed subdivision is within
the existing character of the neighborhood.
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1/13/2022 CURRENT PROJECTS
Submittal
Date Application Type Project Name Location
Recomm
ending/
Decision
Making
Bodies
Next
Proposed
Meeting
Date
Ex-Parte
Prohibited Staff
2/1/2021 Annexation High Pines Subdivision 1,11 Riverside Dr TB TBD AB
6/3/2021 Rezone Riverside Annexation 1,11 Riverside Dr PC/TB TBD yes AA
CompPAC Meeting Comprehensive Plan meeting #17 27-Jan
8/17/2021 Code Amendment RM-2 New zone district PC/TB tbd AA
8/17/2021 Code Amendment Elimination of RE-1 zone continued from 11/16 PC/TB tbd AB
9/15/2021 Minor Subdivision Golden Leaf Subdivison 325 James St PC/TB 18-Jan yes JW
10/20/2021 Subdivision Campbell Subdivision TBD S. St Vrain Ave TB 22-Feb yes JW
12/18/2021 Development Plan Raven Rock TBD Marys Lake Rd PC TBD yes AB
12/22/2021 Variance Request Davis Variance 375 Prospector Ln BOA 1-Feb yes JW
key: PC-Planning Commission TB-Town Board BOA-Board of Adjustment TRC-Technical Review Committee
staff: JW-Jeff Woeber AB-Alex Bergeron AA-Ayres Associates (consultants)
*Scheduled Neighborhood Meetings:Meeting Location Date
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