HomeMy WebLinkAboutSTAFF REPORT Minor Sub and Rezone Lots 1A and 1B The Neighborhood 2016-07-26
COMMUNITY DEVELOPMENT
Memo
To:Honorable MayorJirsa
Board of Trustees
Town Administrator Lancaster
From:Carrie McCool, Planning Consultant
Hearing Date:July 26, 2016
RE:Minor Subdivision of Block 3, Lots 1 and 2 of the Neighborhood
Subdivision and Rezoning ofproposed Lots 1A and 1B from O
(Office) to R-1 (Single-Family Residential); 995 Dry Gulch Road
and 1950 Red Tail Hawk Drive.
Habitat for Humanity of Estes Park, Inc., andEstes Park Salud
Foundation, Owners.
Objective:
Review of Minor Subdivision andRezoningapplicationsfor compliance with the Estes
Valley Development Codeand Comprehensive Plan and toconsider recommendations
from the Estes Valley Planning Commission in order torenderdecisions on each
application.
Present Situation:
The Neighborhood Subdivision, which is almost completely built out,was originally
platted and approved in 2005 with the intent that housing would be developed to
accommodate local affordable housing needsof the community.The Salud Clinic is
located at the intersection of Dry Gulch Road and Red Tail Hawk Drive (existing Lot 2)
is in need of additional parking to accommodate increased demand for affordable health
care services by local residents.Lot 1 is currently vacant. The subjectsite borders multi-
family residential uses along the north (Good Samaritan Subdivision) and south (Vista
Ridge Condominiums), single-family uses to the west and rural estate land uses to the
east. Other parcels zoned O (Office) are in the area but not adjacent to these parcels.
The Estes Valley Planning Commission recommended approval of theMinor
Subdivision. The motion to approve the Rezoning request failed (vote 3-3).Assuch,
no action was taken on the Development Plan.
Proposal:
The Applicant’s approval requestsare twofold: 1)replat portionsof Lot 1 of the
Neighborhood Subdivision to build two affordablesingle-family residencesand a 29-
space parking lot to meet the increased needs of the Salud Clinic as they expand their
Town of Estes Park Board of Trustees, July 26, 2016 Page 1of 4
Estes Park Schools Subdivision
services to the community, and2) rezone that portion of Lot 1(for proposed Lots 1A
and 1B) for Habitat for Humanity housing resulting in two low-income families provided
the opportunity to work with labor of volunteers and partner families to build efficient
modest-sized homes, and qualify for no-profit loans to purchase the habitat houses over
time.
Advantages:
1.Minor Subdivision Plat compliancewith standards set forth in the Estes Valley
Development Codeoncethe Planning Commissions conditions of approval are
addressed.
2.Rezoning addresses changing conditions in the area by providing for two new
affordable housing units for local residents and additional parking to accommodate
current patient traffic as well as the anticipated increases in staff and patient traffic at
the Salud Clinic.
3.Conformance with the housing policies of theEstes Valley Comprehensive Planby
promoting a balance of housing opportunities within the community.
Disadvantages:
Neighborhood opposition of affordable housing that would be located in the area.
ActionRecommended:
The Estes Valley Planning Commissionrecommended approval of the Minor
SubdivisionPlat with the following conditions:
1.Compliance with the following affected agency comments:
a.Upper Thompson Sanitation District memo dated May2, 2016;
b.Town of Estes Park Utilities Department memo dated May 26, 2016;and
c.Town of Estes Park Public Works Department memo March 7, 2016.
2.Prior to recordation, a Drainage Plan that demonstrates compliance with the 2005
report shall be reviewed and approved by the Public Works Department.
3.Prior to recordation, a plat note indicating ownership and maintenance of said
drainage easement shall be included on minor subdivision plat.
4.Prior to recordation, a plat note shall be included on the plat that references the
sharedaccess and maintenance agreement between lots 1A and 1B.
The Estes Valley Planning Commission did not recommend approval of the rezoning
request as the motion to approve the rezoning failed. As such, no action was taken on
the Development Plan. If the Town Board approves the rezoning request, it should be
contingent upon approval of a Development Plan by the Planning Commission as the
Commissionisthe Decision-Making Body onDevelopment Plans.
Town of Estes Park Board of Trustees, July 26, 2016 Page 2of 4
Habitat for Humanity/Salud Clinic –Minor Subdivision and Rezoning
Budget:
The applicant is requesting a waiver of development review application fees. Approval
of the request reduces the ability to recover Community Development Department
expenses associated with development review functions.
Level of Public Interest:
The level of public interest is low regarding the Minor Subdivision.Public interest is
highas it relates to the rezoning request. The Town has receivedwritten comments
from people who oppose the project due to the following concerns:
Reduction in property values
Single family residential use the property
Drainage concerns
Lots are too small for two homes and a carport with a shared driveway
Use of low quality building materialsby Habitat for Humanity
Small size and steepness of residential lots
Safety of potential residents and their children–Not a safe location to build
homes that house children
Lack of adequate parking for existing homeowners–Increased congestion in the
area
Visual appearance of low income housing
Lighting impacts from additional parking along Red Tail Hawk Drive
The Town has also received letters of support of the project. Allwritten public
comments received for this application packageand have been posted on the town’s
website at www.estes.org/currentapplications.
Sample Motions:
Below are the Town Board’s options related to the Rezoning application:
1.I find that the application meets the review criteria, and move toAPPROVEthe
Rezoning contingent upon approvalof a Development Plan by the Estes Valley
Planning Commission.
2.I find that the application does not meet the review criteria, and move to DENYthe
Rezoning application;or
3.I find that the applicant has not provided sufficient information to review the
applicationand move to CONTINUE THE HEARINGto provide adequate time to
review additional materials.
Below are the Town Board’s options related to the Minor Subdivision application:
1.I find that the applicationmeet the review criteria, and move to APPROVEthe Minor
Subdivision Plat with the following conditions:
Town of Estes Park Board of Trustees, July 26, 2016 Page 3of 4
Habitat for Humanity/Salud Clinic –Minor Subdivision and Rezoning
a.Compliance with the Town of Estes Park Public Works Department memodated
March 7, 2016.
b.Prior to recordation, a Drainage Plan that demonstrates compliance with the
2005 report shall be reviewed and approved by the Public Works Department.
c.Prior to recordation, a plat note indicating ownership and maintenance of said
drainage easement shall be included on minor subdivision plat.
d.Prior to recordation, a plat note shall be included on the plat that references the
shared access and maintenance agreement between lots 1A and 1B.
2.I find that the applicationmeetsthe review criteria, and move to APPROVEthe
Minor Subdivision Plat with no conditions;
3.I find that the application does not meet the review criteria, and move to DENYthe
Minor Subdivision;or
4.I find that the applicant has not provided sufficient information to review the
applications and move to CONTINUE THE HEARINGto provide adequate time to
review additional materials.
ENCLOSURES:
1.Minor Subdivision Plat (Preliminary Plat Form)
2.Minor Subdivision Plat(Final Plat Form)
3.Rezoning Ordinance
4.Planning Commission Minutes (Included in Board Packet)
5.Town of Estes Park Public Works Department memodatedMarch 7, 2016
Town of Estes Park Board of Trustees, July 26, 2016 Page 4of 4
Habitat for Humanity/Salud Clinic –Minor Subdivision and Rezoning
PUBLIC WORKS
Memo
To: Community Development
From: Kevin Ash, PE, Public Works Engineering Manager
Greg Muhonen, PE, Director of Public Works
Date: March 7, 2016
RE: Mularz – Completeness Review
Public Works offers the following comments and conditions on the National Park Village
Development Plan application as submitted. Comments and Conditions are applicable
th
for plans received on February 24, 2016.
Transportation:
1. Condition: Driveway distance from the proposed access at Red Tail Hawk Drive
to the Salud Clinic driveway access needs to be provided. This may need a code
waiver request.
2. Condition: Driveway distance from the proposed access at Gray Hawk Court to
the intersection with Crabapple Lane needs to be provided. This may need a
code waiver request.
Drainage & Grading:
1. Condition: A drainage memo will need to be provided. This should come from a
licensed engineer. Compliance with the 2005 report should be demonstrated.
2. Condition: New drainage infrastructure proposed with this development will need
to be evaluated and sized. Proposed swales and inlets will need to be sized.
3. Comment: Developed runoff should not negatively impact the Salud parking lot.
Historical drainage patterns should be maintained.
ORDINANCE NO. 18-16
AN ORDINANCE AMENDING
THE ESTES VALLEY DEVELOPMENT CODETO REZONEA PORTION OF
LOTS1 AND 2, BLOCK 3 OF THE NEIGHBORHOOD SUBDIVISION,
TOWN OF ESTES PARK, COLORADO
WHEREAS,the owners of Lots 1 and 2, Block 3 of the Neighborhood
Subdivision, Town of Estes Park, Colorado have filed an application to rezone a portion
of the property from O-Office to R-1 Residential andsubdivide this portion of the
propertyt area into two residential lots for the purpose of constructing two single-family
affordable houses; and
WHEREAS, the Board of Trustees of the Townof Estes Park has determined
that itis in the best interest of the Town that the requestedrezoning change be granted.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF TRUSTEES OF
THE TOWN OF ESTES PARK, COLORADO:
Section 1:The zoning of a portion of Lots1 and 2, Block 3 of the
Neighborhood Subdivision designated as Lot 1A and Lot 1B of the Replatof Lots 1 and
2, Block 3 of the Neighborhood Subdivision, Town of Estes Park, Coloradoarechanged
from O -Office to R-1 Residential.
Section 2:Section 1 shall not beeffectiveuntilthe occurrence of the following:
a.The approval and recordation of the Replatof Lots 1 and 2, Block 3 of the
Neighborhood Subdivision,Town of Estes Park, Colorado; and
b.The final approval of a Development Plan for Lots 1A and 1Bof the Replat
of Lots 1 and 2, Block 3 of the Neighborhood Subdivision, Town of Estes
Park, Colorado.
Section 3: This Ordinance shall take effect and be enforced thirty (30) days after
its adoption and publication.
PASSED AND ADOPTED BY THE BOARD OF TRUSTEES OF THE TOWN OF
ESTES PARK, COLORADO, THIS___DAY OF _____________, 2016.
TOWN OF ESTES PARK
_____________________________________
Mayor
ATTEST:
_____________________________
Town Clerk
I hereby certify that the above Ordinance was introduced and read at a regular
meeting of the Board of Trustees on the___day of__________, 2016and published in
a newspaper of general circulation inthe Town of Estes Park, Colorado, on the _day
of _______, 2016, all as required by the Statutes of the State of Colorado.
Town Clerk