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HomeMy WebLinkAboutMINUTES Estes Park Planning Commission 2022-09-20 Town of Estes Park, Larimer County, Colorado, September 20, 2022 Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the Town of Estes Park, Larimer County, Colorado. Meeting held in said Town of Estes Park on the 20 day of September 2022. Committee: Chair Matt Comstock, Vice-Chair Matthew Heiser, Commissioners Joe Elkins, Howard Hanson Attending: Chair Comstock, Vice-Chair Heiser, Commissioner Elkins, Commissioner Hanson, Director Jessica Garner, Senior Planner Jeff Woeber, Recording Secretary Karin Swanlund, Town Attorney Dan Kramer, Town Board Liaison Barbara MacAlpine Absent: none Chair Comstock called the meeting to order at 1:30 p.m. AGENDA APPROVAL It was moved and seconded (Hanson/Heiser) to approve the agenda. The motion passed 4-0. PUBLIC COMMENT none CONSENT AGENDA APPROVAL It was moved and seconded (Heiser/Hanson) to approve the consent agenda. The motion passed 4-0 ACTION ITEMS 1. Rezone 1754 Fish Hatchery Senior Planner Woeber The Town proposes to rezone 21.8 acres of the total site's 68 acres from Accommodations (A-1) to Residential multi-family (RM). This item is the first step in the entitlement process to establish the Town's workforce housing project. The current A-1 Zoning does not allow for multi-family use. RM is the only Zoning District in the Estes Park Development Code (EPDC) that allows the necessary density bonus and incentives for workforce housing, including an allowance to increase the building height from 30 feet to 38 feet and double the density from eight units per acre to 16 units per acre. Staff recommended the Planning Commission forward a recommendation of approval to the Town Board. DISCUSSION: Chair Comstock asked why the project details were not discussed today. Without any visualization of what this will look like, it is hard to make a decision. The current Comprehensive Plan calls for limited development on this site. Vice Chair Heiser stated that he feels that this is the appropriate type of use for this property. Director Garner cautioned that there are numerous allowed uses in the current A-1 zoning, which are not much different from the requested RM zoning. Applicants from America West were present to explain the concept and reason for the rezoning. All of the studies related to the development plan, and the plan itself, will come after the approval of the rezoning. PUBLIC COMMENT: Karen Cherman, Rod Morten, and Sandy Cherman, town residents, thanked Chair Comstock for his questions and concerns. All agreed that this project's impact, due to the number of people, vehicles, and traffic and how it will affect wildlife, is a considerable concern. Planning Commission – September 20, 2022 – Page 2 Scott Moulton, director of the Housing Authority, encouraged the board to look at this as a rezoning only, noting that several steps are yet to come. The applicant noted that the units would be mostly 1 to 2-bedroom, probably unsuitable for families, thus lowering vehicle use. Assistant Town Administrator Jason Damweber stated that the number used, 190 units, is based on the site's utility allotment (water). It was moved and seconded (Heiser/Hanson) to forward a recommendation of approval to the Town Board of Trustees of the Zoning Map Amendment application, to rezone 21.8 acres from A-1 to RM, according to findings of fact recommended by Staff. The motion passed 3-1, with Chair Comstock voting no. Comstock stated that his no vote is due to the unknowns and would like to have seen a Development Plan submitted. 2. Conditional Use Permit 460 Valley Road Senior Planner Woeber The applicant proposes one structure with a detached garage and an Accessory Dwelling Unit (ADU) on the upper level. The garage would be 800 square feet, and ADU would be 712 square feet in size. The structure would be located directly north of the existing residence. DISCUSSION: Lonnie Sheldon, engineer, clarified that this Conditional Use Permit is directly related to use with an ADU. Owners Stan and Mary Peterson stated that this would not be used as a short- term rental but for long-term workforce housing. They are summer residents that live in the main structure. PUBLIC COMMENT: Karen Cherman suggested the Town use incentives to promote more ADU projects. It was moved and seconded (Hanson/Heiser) to approve the Conditional Use Permit application, according to findings recommended by Staff. The motion passed 4-0. 3. Development Plan Twin Owls Motel Senior Planner Woeber The Applicant proposes two new buildings totaling 21,054 square feet with 62 rooms and eight new cabins totaling 2800 square feet to total 110 rooms throughout the site. The project will involve upgrades to water, wastewater and electric infrastructure, additional access, internal circulation, parking areas, and landscaping. Staff recommended approval of the Development Plan. DISCUSSION: Michael Weiss, Castle Peak Holdings, presented a slide show summary showing the plans for upgrading the motel. The exterior footprint will stay the same, but the interior will be fully rehabbed. Heiser asked about the setbacks for parking lots in section 7.11.F and whether the trash enclosure is allowed in the setbacks. Architect Marissa Ritchen said they would double-check on the landscape and parking. Planning Commission – September 20, 2022 – Page 3 David Bangs, Trail Ridge Engineering, noted that more clarity is needed with some minor tweaks related to the parking setbacks and feels this is a minor issue that can be resolved. It shouldn't hold up the process of approving this Development Plan. Director Garner stated that it could be addressed administratively, and Attorney Kramer noted it could be approved with conditions. Moira Terry noted that the site's address has been discussed and may be changed to Stanley Avenue by the time the Certificate of Occupancy is issued. Engineer Bangs stated that Stanley Avenue is being used for the front setback. Commissioner Hanson questioned the additional traffic flow onto St. Vrain from Stanley Avenue. Director Garner stated that hotel-use traffic is not the same as office or rush-hour use. Engineer Jennifer Waters discussed the traffic impact study done in November of 2021 did not warrant a traffic signal. This traffic count used the July 2019 peak traffic count from CDOT to make their findings. New connections to the sidewalk are being placed. The "social trail" on the North side of the property is in the CDOT right-of-way and is their responsibility. PUBLIC COMMENT: Marina Connors, 650 Highland Lane, brought up inconsistencies in documents available for review. The drainage report from the previous plan has a discrepancy in the impervious coverage area. The traffic report should be conducted at a busier time. Richard Ralph, town resident, did not feel the landscaping and parking requirements were being met. Dick Mulhern, 131 Stanley Circle Drive, thinks this project will improve the area and thanked the developers. Liz Mulhern,131 Stanley Circle Drive, shared concerns with the lot south of the motel and expressed hopes of keeping it zoned R2. David Bangs, Trail Ridge Engineering, responded to comments made by the public: This site has minimal drainage infrastructure due to storm pipe flows, impervious coverages and proximity to the river. The capacities exceed what is required by quite a bit. A final drainage report will be submitted with final construction plans and reviewed by town engineers. A new one-way exit will be constructed, which should help mitigate the traffic on Stanley Avenue. The traffic will have an impact, but not quantifiable enough to change the classification of the existing intersection, which is classified as "D" on a scale of A-F. A summary of the three approved waivers is: keeping the current entrance, a grade of 15% on the interior driveway, and no curb and gutter on the inside of the development. (Round three of Public Works comments) It was moved and seconded (Heiser/Elkins) to approve the Development Plan application, according to findings recommended by Staff with the following conditions: plan shall be modified without a reduction in parking spaces provided to meet all off-street parking buffering requirements of the EPDC as determined by Staff. The motion passed 4-0. DISCUSSION ITEMS There will be joint Planning Commission/CompPac Study Session on October 18 to discuss the final draft plan before taking it to a public hearing. There is a Community Event on October 6 at the Community Center starting at 5:30 p.m. Trustee MacAlpine encouraged all Commissioners to attend this meeting. Planning Commission – September 20, 2022 – Page 4 Commissioner Centurione has resigned from the Planning Commission, and her position will be open to applicants. Director Garner thanked her for her service and contributions over the last two years. There being no further business, Chair Comstock adjourned the meeting at 4:25 p.m. _______________________________ Chair Comstock Karin Swanlund, Recording Secretary