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STAFF REPORT Rezone 860 S Saint Vrain Rezone PC 2024-11-19
COMMUNITY DEVELOPMENT Memo To: Chair Cooper Estes Park Planning Commission Through: Steve Careccia, Community Development Director From: Paul Hornbeck, Senior Planner Date: November 19, 2024 Application: Zoning Map Amendment of 860 South Saint Vrain Avenue from E (Estate) to RM (Multi-Family Residential) Charles Santagati, Glacier Creek Inc, Owner/Applicant Recommendation: Staff recommends the Planning Commission forward a recommendation of approval to the Town Board of Trustees, subject to the findings described in the staff report. Land Use: Comprehensive Plan Future Land Use Designation: Mixed-Use Centers and Corridors Existing Zoning District: E (Estate) Site Area: 0.98 Acres PUBLIC HEARING ORDINANCE LAND USE CONTRACT/AGREEMENT RESOLUTION OTHER______________ QUASI-JUDICIAL YES NO Objective: Conduct a public hearing to consider an application for a proposed Zoning Map Amendment (rezoning) from E (Estate) to RM (Multi-Family Residential), review the application for compliance with the Estes Park Development Code (EPDC), and make a recommendation to Town Board. Present Situation: 860 South Saint Vrain Avenue is a 0.98 acre site currently zoned E (Estate), containing a single residence built in 1935. The site is primarily flat and outside all mapped hazard areas (flood, fire, and geologic). The site is located within an important wildlife habitat area per the 1996 Comprehensive Plan. The Plan mapped the site within a high use area for Elk. The site is just outside an area mapped as a high use area for deer, which runs from Rocky Mountain National Park to South Saint Vrain Avenue. As an area 2 within a important habitat area, EPDC restrictions on fencing and non-native landscaping will apply to future subdivision and development. Vicinity Map Potential vehicular access to the site is available from both South Saint Vrain Avenue and Community Drive. Both streets include existing bicycle and pedestrian facilities, with a shared-use paths on the east side of each street. Seasonal transit service is available on The Peak silver route along South Saint Vrain Avenue. The property was historically zoned for single and two-family residential, from at least the 1970s until the Town-wide rezoning in 2000. At that time, it was down-zoned like many properties in Estes Park, to a less intense zoning of Estate, which only allows single-family homes. The surrounding land use, zoning, and Future Land Use designation are depicted in Table 1 below. The Town owns the open space south of the subject property and is subject to a deed restriction that prohibits development. Co m m u n i t y D r Subject Property S. S a i n t V r a i n A v e Morgan St Brodie Ave Lexington Ln 3 Zoning Table 1: Zoning and Land Use Summary COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION ZONING USES SUBJECT PARCEL Mixed-Use Centers and Corridors E (Estate) Single Family Residential NORTH Mixed-Use Centers and Corridors E (Estate) Single Family Residential SOUTH Mixed-Use Centers and Corridors RM (Multi-Family Residential) Open Space EAST Mixed-Use Centers and Corridors CO (Commercial Outlying Golf Course WEST Public/Semi-Public R (Single-Family Residential)/ R-2 (Two- Family Residential) Single and Two Family Residential Proposal: The applicant requests to rezone the subject parcel from E (Estate) to RM (Multi-Family Residential). A conceptual site plan (Attachment 4) and building elevations (Attachment 5) depict ten two-story townhome units, each approximately 1,830 square feet in size. Each lot includes some exterior open space and deck or patio, with lot sizes ranging E R A Subject Property RM CO RM RM R-1 R-2 Co m m u n i t y D r S. S a i n t V r a i n A v e Morgan St Brodie Ave Lexington Ln E E 4 from approximately 3,300 square feet to 4,000 square feet. The building's finish materials proposed include cedar/ fiber cement lap, vertical, and board & batten siding, asphalt composition shingle roofs, and metal accent roofs. Vehicular access would be provided from Community Drive, with emergency-only access from South Saint Vrain Avenue. Each unit has a two-car garage and one guest parking space. Landscape buffers and open land is depicted around the perimeter of the property. The development would utilize the workforce housing density bonus allowed by EPDC Section 11.4 to increase the number of units allowed from seven units to ten units. This is an increase of 43%, less than the full bonus density of 100% (i.e. 15 units). As such, six of the units will be deed restricted for 50 years to be sold or rented only to qualified members of the Estes Valley workforce. The other four units would not be subject to the deed restriction. Advantages: The application complies with the relevant standards and criteria set forth below and with other applicable provisions of the EPDC. In accordance with Section 3.3D “Standards for Review” of the EPDC, all applications for rezoning shall demonstrate compliance with the applicable standards and criteria: 1. The amendment is necessary to address changes in conditions in the areas affected. Staff Discussion: One change in condition that exists in area, and all of Estes Park, is a decrease in housing affordability as well documented in the Estes Valley Housing Needs Assessment & Strategic Plan (HNA). Some key points from the HNA: o The NHA established a goal to create and preserve 550 to 700 dwelling units affordable to the local workforce over the next five to seven years to address the 2,720 unit shortfall anticipated by 2030. This will require a mix of private development and Housing Authority projects. o The Estes Valley’s lack of developable land has slowed housing production and made it more difficult to identify affordable housing solutions. The pace of housing unit growth in the past decade is the slowest since the 1960s. The number of units built since 2010 is only 42% of the average number of units built per decade in the 70s, 80s, 90s, and 00s. o Stakeholders believe that housing inventory has progressively worsened in the past five years and many perceive affordable housing in the Estes Valley as nearly impossible for year-round residents and families to attain. 5 Development from both decades ago and more recently has changed conditions in area and in the general vicinity of the proposed rezoning, including: • Mountain Golf Villas Condos built in the early to mid-1990s (Community Drive & Matthew Circle) • Trailridge Apartments built in the early 1990 (South Saint Vrain Avenue & Community Drive) • Prospector Apartments opened in 2024 (South Saint Vrain Drive & Lexington Lane) • Eagle View Condos built in the early 1980s (South Saint Vrain Avenue north of Golf Course Road) • Eagles Landing Condos built in the mid-1980s through mid-1990s (southeast of South Saint Vrain Avenue and Lexington Lane) A final item which can be considered a change in conditions is the adoption of a new comprehensive plan in 2023 which changed the future land use designation of the property from Rural Estate to Mixed Use Centers & Corridors. Staff Finding: The proposed rezoning is necessary to address changes in conditions in the areas affected, as outlined above. 2. The Development Plan, which the proposed amendment to this Code would allow, is compatible and consistent with the policies and intent of the Comprehensive Plan and with existing growth and development patterns in the Estes Valley. Staff Discussion: Staff has waived the requirement for a Development Plan with the rezoning in-lieu of a conceptual site plan since a Development Plan and Subdivision Plat will be required should be the rezoning be approved. This requirement is waived per 3.3.B.1 of the Estes Park Development Code: “All applications seeking to amend this Code to allow a change from one (1) zone district to a different zone district or seeking to amend this Code by changing the permitted uses in any zone district shall be accompanied by a development plan. Staff may waive this requirement if it finds that the projected size, complexity, anticipated impacts, or other factors associated with the proposed development or subdivision clearly justify such waiver.” Staff recommends as a condition of rezoning approval that the Development Plan and Subdivision Plat applications are in general conformance with the conceptual site plan to ensure consistency between applications. There has been precedent in recent years with rezoning applications in Estes Park being processed and 6 approved by the Town Board of Trustees that were not accompanied by a Development Plan, including 507 Grand Estates Drive, Lot 2 of Castle Ridge Minor Subdivision, and The Town-owned “Fish Hatchery” project. The conceptual site plan is compatible and consistent with the policies and intent of the Estes Forward Comprehensive Plan (Plan). The Future Land Use map in the Plan categorizes the subject property as “Mixed-Use Centers and Corridors.” The Plan’s recommendations for appropriate land uses in Mixed-Use Centers and Corridors include “Mixed-Use developments with upper-story residential, office, institutional, commercial, entertainment and medium-high density accommodations such as hotels, motels, short-term rental attached units. EPDC does not have a mixed-use zoning district (other than CD (Commercial Downtown)), meaning the Plan’s vision cannot be implemented under the current code. As such, development must be either residential or commercial. Given the mostly residential character of the area, with commercial uses clustered further north on South Saint Vrain Avenue, the proposed residential use is consistent with the intent of Plan and Future Land Use Map. The Comprehensive Plan has nine Guiding Principles for the Estes Valley. Relevant principles include: Balanced and managed growth that enhances quality of life, preserves local character, conserves natural resources and wildlife habitat. Housing opportunities sufficient to support a multigenerational, year-round community. Connected community linked locally and regionally by multi-modal transportation options. Relevant Goals and Policies from the Plan are listed below, followed by staff analysis: GOAL NE1: Maintain Estes Valley’s scenic character and viewsheds into and within the Valley and Rocky Mountain National Park. Policy NE 1.2: The Town and County ensure that new development minimizes the impacts to visual quality within the Valley, including viewsheds of the mountains and protection of dark skies. Staff Analysis: Scenic character will be protected by adhering to required landscaping requirements and dark sky lighting standards, and impact on viewsheds will be minimized by adhering to maximum building height limits. Additional building height is not a part of this rezoning request. GOAL NE3: Protect wildlife and enhance biodiversity and ecosystems. 7 NE 3.1 The Town protects existing native wildlife habitat and vegetation communities by minimizing disturbance outside of the building envelope and limiting fragmentation, except as required for wildfire protection. NE 3.5 The Town and County work with landowners to prevent the introduction, establishment, and spread of invasive species and eradicate and control populations of established invasive species. Staff Analysis: Impacts to wildlife will be limited by fencing restrictions, non-native landscaping, and the presence of the Town-owned open space south of the subject property and golf course to the west. As such, the recognized east-west wildlife corridor in this area will be maintained. GOAL BE1: Maximize public investment and the efficient delivery of public services by strategically directing growth toward areas of existing infrastructure, while recognizing necessary housing solutions will require creative strategies with Environmental Justice as a foundational principle. BE 1.1 The Town and County prioritize redevelopment and infill in areas with existing transportation networks and available water/sewer infrastructure. BE 1.2 The Town and County ensure that new development minimizes the impacts to visual quality within the Valley, including viewsheds of the mountains and protection of dark skies. BE 1.4 The Town encourages new development and redevelopment that prioritizes active transportation such as walking, biking, public transit, and ride-sharing in a pedestrian-scale environment. Staff Analysis: This infill site is well served by existing infrastructure and has good access to multimodal transportation options. GOAL BE2: Promote protection of the environment by ensuring that development is in harmony with its setting and provides equal and meaningful opportunity to participate in the decision-making process to achieve a healthy environment. BE 2.1 The Town and County require that development preserve water quality, ecological systems, and the natural features through sensitive site design and minimal disturbance. Staff Analysis: There is an inherent tension in meeting housing goals and environmental preservation. New housing, no matter the density, will always involve some disturbance to the natural environment. As is the 8 case here, redeveloping an existing infill site at a higher intensity can reduce these impacts compared to developing an undisturbed greenfield site. The site does not contain sensitive environmental areas such as wetlands, riparian areas, steep slopes, or habitat of threatened or endangered species. As mentioned above, the site is in a high use area for Elk and limitations on fencing and non-native landscaping apply. The Town-owned open space to the south also helps mitigate impacts to elk habitat and movement as it will be preserved in perpetuity, providing a link between the golf course and areas around Prospect Mountain. Water quality can be addressed by on-site stormwater treatment, although the EPDC does not require this. GOAL BE3: Encourage a balanced mix of uses that meets the diverse needs of residents, businesses, and visitors. BE 3.1 The Town and County implement the Future Land Use Categories to allow a variety of compatible land uses with higher intensity and density uses concentrated within the Estes Park town limits. BE 3.2 The Town and County provide appropriate transition between varying intensity of uses and scales of development to minimize impacts between adjacent developments. Staff Analysis: Townhomes, especially workforce units, are needed to serve residents. Compatibility and transition between uses is largely mitigated by the site’s location with only one immediate neighbor. The site has roads on two sides and Town-owned open space to the south. The applicant has attempted to minimize impacts to the single-family home to the north by shifting the development as far south as possible, providing a teen foot wide landscape buffer, with three to four evergreen trees per lot, plus shrubs, and moderate building height (25’). The applicant conducted a shadow study to determine the impacts of the proposed development on the home to the north, as seen in Attachment 5. The study indicates shadows would be cast on the property to the north, but not the house itself, during the winter. GOAL BE 5: Coordinate and integrate land use and transportation objectives. BE 5.1 The Town and County coordinate land use and development decisions with the capacity of the transportation system and plans for future transportation improvements. BE 5.2 The Town emphasizes efforts to reduce regional vehicle miles traveled by supporting land use patterns and site designs that promote 9 active modes of transportation, including walking, biking, and public transit. Staff Analysis: The proposed development has been reviewed by CDOT and Public Works. The transportation system has adequate capacity to support the proposed development. The Traffic Study indicates the proposed use will generate very low traffic (less than 6 peak hour trips) and not create negative impact on the public roadway system. The location of this development as infill with good multimodal connections will facilitate active modes of transportation. GOAL H1: Ensure new housing meets the needs of the workforce and families. H 1.1 The Town and County encourage stable, long-term rental opportunities. H 1.2 The Town enables opportunities that give the workforce, families, and fixed-income individuals a path to homeownership. Staff Analysis: Increasing the housing supply, especially deed restricted workforce units, can help meet the needs of the workforce. GOAL H2: Create new housing opportunities. T H 2.2 The Town allows infill and redevelopment that provides more housing with a focus to increase workforce and affordable options for all income levels. T H 2.3 The Town uses development bonuses and other tools to incentivize deed-restricted affordable workforce housing. Staff Analysis: The proposed rezoning will create new housing opportunities by allowing redevelopment of the site, with a focus on workforce housing. The proposed development would be compatible and consistent with existing growth and development patterns in the Estes Valley and the more immediate vicinity. The surrounding area is predominately residential, with a range of densities and development types (single family, townhomes, apartments, etc.) The proposed density of 11 dwelling units per acre falls in the middle of the range of densities that exist in the surrounding area. Density of the surrounding area ranges from 2.5 dwelling units per acre for the neighborhood just west of South Saint Vrain to 18 dwelling units per acre at the Eagles Landing Condos to the south. Additional densities can be seen in the map below. 10 Staff Finding: The proposed rezoning is compatible and consistent with the policies and intent of Estes Forward Comprehensive Plan, as well as existing growth and development patterns nearby and throughout the area. Surrounding Density 3. The Town, County or other relevant service providers shall have the ability to provide adequate services and facilities that might be required if the application were approved. 11 Staff Finding: No comments from service or utility providers expressed opposition to the rezoning or an inability to provide adequate services and facilities. Disadvantages: As outlined below, numerous public comments have been received expressing concerns about increased traffic and congestion, impacts on wildlife, aesthetic concerns, and quality of life. However, staff’s analysis is that the proposal meets the applicable review criteria of EPDC Section 3.3. Additionally, the proposal mitigates some of the concerns expressed by the neighborhood through the following: • limiting the buildings to two stories in height rather than three • limiting the development to 10 units rather than the 15 which would be allowed under full use of the workforce housing density bonus • addressing safety concerns by providing vehicular access from Community Drive, a street with lower traffic volumes and speeds, rather than South Saint Vrain Avenue • prohibiting cut-through traffic from South Saint Vrain Avenue to Community Drive • providing 10 guest parking spaces for a total of 30 spaces, which exceeds the minimum of 20 spaces, to avoid parking impact to the neighborhood • ensuring shadows will not be cast on the neighboring house • providing landscape buffers around the perimeter of the property • restricting fencing and non-native plants to address wildlife impacts By conditioning the rezoning approval on general conformance with the conceptual site plan, consistency with the items above will be required with the Subdivision Plat and Development Plan. Level of Public Interest: High. A neighborhood and community meeting regarding the rezoning project was held on-site on April 10, 2024. A summary of the meeting is enclosed. In accordance with the notice requirements in the EPDC, notice of the Planning Commission meeting was published in the Estes Park Trail-Gazette, on November 1, 2024. Notice was mailed to all required adjacent property owners on November 1, 2024. Extensive public comments have been received on this request and can be viewed at estes.org/currentapplications. Comments are summarized as follows: 1. Increased Traffic and Congestion: Many commentors believe that adding 10 units will significantly increase traffic on Community Drive and South Saint Vrain Avenue. 2. Impact on Wildlife: Several comments mention that the area is a crucial migration route for elk and deer and that the proposed development would 12 disrupt these routes, potentially leading to more wildlife-vehicle collisions and negatively affecting the local ecosystem. 3. Aesthetic Concerns: Some comments argue that the development would ruin the natural beauty and open space that Estes Park is known for. They fear that the new buildings would be unsightly and not in harmony with the existing single- family homes. 4. Housing Affordability: There is skepticism about the affordability of the proposed units, with some comments that similar developments have resulted in high rents that are not affordable for the local workforce. They argue that the proposed units would not meet the actual housing needs of Estes Park workers. 5. Quality of Life: Some view the proposal as incompatible with the current character of the neighborhood. Some comments mentioned concern about losing sunlight, privacy, and the overall peaceful environment. Recommendation: Staff recommends Planning Commission forward to Town Board a recommendation of approval of the proposed Zoning Map Amendment subject the following condition and findings of fact: Condition: Applications for a Development Plan and Subdivision are required for the development of the site and shall be generally consistent with the conceptual site plan. Findings of Fact: 1. The Planning Commission is the Recommending Body for the Zoning Map Amendment. 2. The Town of Estes Park Board of Trustees is the Decision-Making Body for the Zoning Map Amendment. 3. The application complies with Estes Park Development Code Section 3.3D “Standards for Review.” 4. The application has been submitted to all applicable reviewing agency staff for consideration and comment. No comments indicated an inability to provide adequate services and facilities. Sample Motions for the Zoning Map Amendment: 1. I move to forward a recommendation of approval to the Town Board of Trustees of the Zoning Map Amendment application, in accordance with the findings of fact and condition outlined in the staff report. 2. I move to continue the Zoning Map Amendment application to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 13 3. I move to forward a recommendation of denial to the Town Board of Trustees of the Zoning Map Amendment application, finding that … [state reasons for recommendation of denial]. Attachments: 1. Application 2. Statement of Intent 3. Rezoning Map 4. Conceptual Site Plan 5. Conceptual Building Elevations 6. Neighborhood Meeting Summary 7. Traffic Memo Revised 2023-08-01 ks Condominium Map Preliminary Map Final Map Pre-App Development Plan Special Review Preliminary Subdivision Plat Final Subdivision Plat Minor Subdivision Plat Amended Plat Project Description Lot Size Area of Disturbance in Acres Proposed Land Use Town Well None Town Well None Existing Sanitary Sewer Service EPSD UTSD Septic None Proposed Sanitary Sewer Service EPSD UTSD Septic Is a sewer lift station required?Yes No Existing Gas Service Other None Existing Zoning Proposed Zoning Yes No Name of Primary Contact Person Complete Mailing Address Primary Contact Person is Owner Applicant Consultant/Engineer Existing Land Use Existing Water Service Attachments Proposed Water Service No Site Access (if not on public street) Are there wetlands on the site? Yes Site staking must be completed as required/requested by Planner. Complete? Please review the Estes Park Development Code Appendix B for additional submittal requirements, which may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report, wildfire hazard mitigation report, wetlands report, and/or other additional information. Project Address Parcel ID # Legal Description General Information Boundary Line Adjustment ROW or Easement Vacation Street Name Change Time Rezoning Petition Annexation Request Extension Other: Please specify Project Name Supplemental Map ESTES PARK PLANNING DEPARTMENT APPLICATION Type of Application Submittal Date: Site Information Application fee Statement of intent 2 copies (folded) of plat or plan 11" X 17" reduced copy of plat or plan Xcel Primary Contact Information Community Development Department Phone: (970) 577-3721 Fax: (970) 586-0249 www.estes.org/CommunityDevelopment Town of Estes Park P.O. Box 1200 170 MacGregor Avenue Estes Park, CO 80517 Other (specify) Other (specify) Digital Copies of plats/plans in TIFF or PDF format emailed to planning@estes.org PLEASE CHECK ONLY ONE BOX Sign Purchase ($10) St. Vrain Townhomes Townhome Development for Workforce Housing 860 South St. Vrain Lot 18 Bonnie Brae Add, Estes Park 2530406018 41,029 sq ft (.94 acres)<1 acre Single Family Home with detached shed RM - Multi Family Residential w/ Workforce density increase E-Estate RM- Multi-Family Steve Lane - Bas1s Architecture P.C. 1692 Big Thompson Ave, #100 Estes Park, CO 80517 3/20/2024 ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔4 4 DocuSign Envelope ID: BF209C33-D327-4D55-A4F9-07C497500CEF Revised 2020.04.23 ks Consultant/Engineer PLEASE PRINT: PLEASE PRINT: Date DateApplicant Record Owner Applicant Fax Names: Email Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans, Special Reviews, Rezoning, Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, and Preliminary and Final Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface estate and the mineral estate have been severed. This notice must be given 30 days prior to the first hearing on an application for development and meet the statutory requirements. Phone Cell Phone Mailing Address Applicant Fax Phone Email Contact Information Phone Cell Phone Cell Phone Mailing Address Mailing Address Record Owner(s) Email Signatures: Fax I hereby certify that the provisions of Section 24-65.5-103 CRS have been met. MINERAL RIGHT CERTIFICATION APPLICATION FEES For development within the Estes Park Town limits See the fee schedule included in your application packet or view the fee schedule online at www.estes.org/planningforms All requests for refunds must be made in writing. All fees are due at the time of submittal. Record Owner Charles Santagati 1191 Graves Ave, Estes Park, CO 80517 970-586-1685 glaciercreekinc@gmail.com Charles Santagati 1191 Graves Ave, Estes Park, CO 80517 970-586-1685 glaciercreekinc@gmail.com Bas1s Architecture P.C. 1692 Big Thompson Ave Suite 100 970-586-9140 steve@bas1s.com Charles Santagati Charles Santagati DocuSign Envelope ID: BF209C33-D327-4D55-A4F9-07C497500CEF 3/20/2024 3/20/2024 Revised 2020.04.23 ks ► ► ► ► ► ► ► ► ► PLEASE PRINT: PLEASE PRINT: Date Date APPLICANT CERTIFICATION I understand that this proposal may be delayed in processing by a month or more if the information provided is incomplete, inaccurate, or submitted after the deadline date. I understand that acceptance of this application by the Town of Estes Park for filing and receipt of the application fee by the Town does not necessarily mean that the application is complete under the applicable requirements of the EPDC. http://www.estes.org/DevCode Record Owner Applicant Signatures: I grant permission for Town of Estes Park Employees and Planning Commissioners with proper identification access to my property during the review of this application. I acknowledge that I have received the Estes Park Development Review Application Schedule and that failure to meet the deadlines shown on said schedule may result in my application or the approval of my application becoming null and void. I understand that full fees will be charged for the resubmittal of an application that has become null and void. I understand that a resubmittal fee will be charged if my application is incomplete. The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete. Record Owner Applicant I hereby certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application I am acting with the knowledge and consent of the owners of the property. Names: In submitting the application materials and signing this application agreement, I acknowledge and agree that the application is subject to the applicable processing and public hearing requirements set forth in the Estes Park Development Code (EPDC). I acknowledge that I have obtained or have access to the EPDC, and that, prior to filing this application, I have had the opportunity to consult the relevant provisions governing the processing of and decision on the application. The Estes Park Development Code is available online at: DocuSign Envelope ID: BF209C33-D327-4D55-A4F9-07C497500CEF 3/20/2024 CHARLES SANTAGATI CHARLES SANTAGATI 3/20/2024 860 S. St Vrain Ave Townhome-Workforce Housing Re-Zoning Statement of Intent March 20, 2024 Revised October 22, 2024 Project Location The proposed project is located at 860 S. St Vrain Avenue in Estes Park. The property legal description is Lot 18, Bonnie Brae Subdivision, totaling 0.98 acres: parcel number 2530406018. The current zoning is E- Estate. The property is currently developed with a one-story single family structure. This proposal is to re- zone the property to RM – Residential Multi-family. Owner The property is owned by Charles Santagati. Centennial Lending is a lienholder on the property. Project Description The owner is seeking to re-zone the property to RM Residential Multi-family in order to provide additional much needed housing in Estes Park, particularly for-sale housing units for full-time community members. The proposal would be to re-plat the property to allow for ten (10) 3-bedroom townhome units, of which six (6) units would permanently deed restricted as workforce housing. Note that the full 200% density bonus that is permitted in 11.4 of the EVDC is not being requested as, on this property, that would result in an end product that would not be appropriate for this site given the townhome design. Multi-family zoning is directly adjacent to the south and is common in this area. The proximity to the school district, hospital and commercial areas to the north, along with the connection with the St Vrain multi-use trail makes this an excellent candidate for multi-family. Review Criteria Per Section 3.3.D there are three main criteria for reviewing zoning map amendments 1. The amendment is necessary to address changes in conditions in the areas affected: The primary condition change is the overarching need to supply affordable housing in the Estes Valley. This map amendment is consistent with surrounding zoning development. 2. It is compatible and consistent with the intent of the Comprehensive Plan and with existing growth and development patterns in the Estes Valley The updated Comprehensive Plan indicates this area as a mixed use corridor, the zoning for which does not currently exist in the EVDC. Since this property is on the southern edge of the areas indicated as mixed use. It is much more likely for mixed use projects to be developed in the more commercial areas of the Hwy 7 corridor. This proposal is consistent with growth/development patterns involving the incentivization of affordable housing in core areas. 3. Service providers have the ability to provide adequate services. All required services are either directly adjacent to the property or can be provided/extended easily. Site Access and Parking Access to the property is currently from South St Vrain Ave on the west, but will shift to Community Drive on the east. A new private drive, designed to Estes Park street standards, would bisect the site, however the South St Vrain (Hwy 7) access would be limited to Emergency Vehicle Only. This is a change from the original submission made a result of neighborhood feedback concerned about the use of the new private drive as a ‘shortcut’ between Hwy 7 and Community. Per 7.11.D off-street parking requirements two parking spaces per unit are required. These are provided in two-car garages attached to each unit. Additionally, one site space is provided per unit. Pedestrian/Bike Access The project is well connected via the St Vrain multi-use trail. Infrastructure/Utilities Utility service is provided via service lines from existing utility mains adjacent to the project site. Electrical and water service is provided by the Town of Estes Park. Fire suppression would be provided in the new buildings, served from the existing water line in S St Vrain Avenue. Sanitary sewer services are provided by Upper Thompson Sanitation. As noted in the pre- application a main extension will be required from the south. Gas is provided by Xcel energy. Stormwater + Drainage Historically, stormwater runoff drains toward the east and into Community Drive. Per Public works initial comments, curb and gutter will be required along both streets. Detension is not likely to be required, however a water quality/infiltration pond will be provided at the southeast corner of the property. Full drainage design, reporting and details would be provided with the full development plan submittal. Traffic A traffic memo has been prepared as part of the application and indicates no adverse impact to adjacent streets. Fire Protection A fire hydrant exists at the west edge of the property along S St Vrain Ave. It will require a minor relocation to accommodate the private street entry. All buildings will be provided with fire suppression (NFPA 13D systems). Hwy 7/South St Vrain access point will be improved and maintained to allow emergency vehicles access to the site per the International Fire Code. Lighting Lighting will be limited to building entries and balconies and will be dark sky compliant. There is no site lighting anticipated. Landscaping Landscaping buffers would be required along both streets and the north line (a district boundary) per Section 7.5. Existing landscaping in these buffer areas would be scheduled to be protected. A detailed landscaping plan would be provided in a full development plan submittal. Neighborhood Meeting A neighborhood meeting was held on April 10, 2024. Minutes of the meeting have been provided. Schedule Upon approval of the re-zoning, a full development plan submittal will be prepared for application to the Planning Department. Hazards There are no mapped hazards on this property, nor are there any wetlands or floodplain areas. Variances/Waviers As a result of comments from staff during the review, the entire proposed development was pushed south on the property, in order to provide a larger buffer for the property to the north. A variance to the allowable setback encroachment for on-grade patios per EPDC 1.6.d.1.b(4) to allow the southern units to maintain a 10’ patio is being requested. The requested is an increase of 25% - from 3’ (30% of 10’) to 3’-9” - which can be granted by the Planning Commission. The applicant does also request that the requirement to submit a full development plan package be waived as part of a re-zoning request, due to the significant time and financial resources required to commit to an uncertain result. If the re-zoning request is approved, the application would then prepare a full development plan for review by staff. Respectfully submitted, Steve Lane, AIA BAS1S Architecture PC 6 6 W 9 U D L Q (V W H V 3 D U N & 2 %$66FRP % L J 7 K R P S V R Q $ Y H 6 X L W H (V W H V 3 D U N & 2 6KHHW7LWOH 6KHHW7LWOH =RQLQJ'LVWULFWV *O D F L H U & U H H N 6W 9 U D L Q ' H Y H O R S P H Q W $ 6KHHW1R 5H]RQLQJ 5HTXHVW 'DWH ,VVXH $UFKLWHFWXUH3&%$6,6 $ 5 & + , 7 ( & 7 8 5 ( 3 & =RQLQJ'LVWULFWV 86 0 S . S t . V r a i n Es t e s P a r k C O 8 0 5 1 7 BAS1S.com 970.586.9140 16 9 2 B i g T h o m p s o n A v e . S u i t e 1 0 0 Es t e s P a r k , C O 8 0 5 1 7 Sheet Title:Sheet Title: Zoning Districts Gl a c i e r C r e e k St . V r a i n D e v e l o p m e n t A1.1 Sheet No: Rezoning Request Date: Issue: 10/28/2024 Architecture, P.C. © BASIS A R C H I T E C T U R E P . C . Zoning Districts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t Vrain -Neighborhood Meeting Notes A public meeting regarding the rezone application for 860 S St.Vrain was held on Wednesday,April 10th,at 5:00 pm on-site.Twenty-four citizens signed in attendance.The following is a summary of the discussion: 1.Concerns were raised about wildlife corridors.Citizens questioned the impact of the development on elk movements.There were worries about the use of the open space to the south by new tenants and its effect on local wildlife.There was mention of a research study by a university on the open space lot.Paul Brown suggested it was about cheatgrass,although details were unclear. 2.A citizen expressed concerns that as many as twenty tourist vehicles park on Community Drive and view elk on the golf course and questioned the potential increased traffic and how it might affect the area. 3.A citizen expressed concern that tourists would use the new street serving the proposed development and made suggestions for traffic calming measures like signs and speed bumps. 4.Questions were raised about the height of the buildings.The response was they would be two-story, similar to the existing Trail Ridge apartments located at the SW corner of Community Drive and Hwy 7. 5.Concerns were voiced about pedestrian safety,particularly for children walking to school.The response was that sidewalks and existing routes,such as the existing Hwy 7 bike path adjacent to the property,could be used. 6.A citizen stated that two newly built single family dwellings on Hwy 7 “f-----ruined the neighborhood” 7.There were questions about the possibility of obtaining a density bonus for "workforce housing"and discussions about the affordability of such homes for local workers.Clarification was requested on whether the project qualified for tax credits;the response being that it was classified as "workforce"in the EPDC. 8.A citizen criticized a nearby large-scale development,and believes it a mistake partly because the cheapest unit is $1,600 a month which the citizen believes is not affordable.The response was there is a need for housing in the area and mentioned the ongoing construction of 93 units elsewhere and the estimated need is approximately 2000 units. 9.Questions were asked about the timeline for the project and the next steps.The response was that the project was currently under review and the timeframe would depend on the duration of the rezone and development review processes,and that the next step would involve review by the town board. 10.A citizen asked if there would be stormwater management.The response was stormwater management would be engineered based on site demands. This document, together with the concepts and recommendations presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization from Kellar Engineering LLC shall be without liability to Kellar Engineering LLC. Glacier Creek St. Vrain Development 860 S. St. Vrain Avenue, Estes Park, CO Traffic Memo KE Job #2024-027 Prepared for: Glacier Creek Construction Inc. 1191 Graves Ave. Estes Park, CO 80517 Prepared by: skellar@kellarengineering.com 970.219.1602 phone October 22, 2024 Sean K. Kellar, PE, PTOE Glacier Creek St. Vrain - Traffic Memo -Page 2 1.0 Introduction The purpose of this Traffic Memo is to evaluate the proposed traffic generated by the proposed Glacier Creek St. Vrain Development project located at 860 S. St. Vrain Avenue in Estes Park, CO. 2.0 Proposed Development This Traffic Memo is for the proposed Glacier Creek St. Vrain Development project located at 860 S. St. Vrain Avenue in Estes Park, CO. The proposed project consists of 10 multi-family (low rise) dwelling units. See Figure 1: Vicinity Map and Figure 2: Site Plan. 3.0 Trip Generation Site generated traffic estimates are determined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Report published by the Institute of Transportation Engineers (ITE). ITE has established trip generation rates in nationwide studies of similar land uses. Per the ITE, the proposed project is anticipated to generate approximately 67 daily trips, 4 AM total peak hour trips, and 5 PM total peak hour trips. See Table 1: Trip Generation. Glacier Creek St. Vrain - Traffic Memo -Page 3 Figure 1: Vicinity Map r Glacier Creek St. Vrain - Traffic Memo -Page 4 Figure 2: Site Plan (For reference only. Provided by Architect. See Architectural Drawings for more information) Glacier Creek St. Vrain - Traffic Memo -Page 5 Table 1: Trip Generation (ITE Trip Generation, 11th Edition) ITE Code Land Use Average Daily Trips AM Peak Hour Trips PM Peak Hour Trips Size Rate Total Rate % In In % Out Out Total Rate % In In % Out Out Total 220 Multifamily (Low-Rise) 10 DU 6.74 67 0.40 24% 1 76% 3 4 0.51 63% 3 37% 2 5 Total 67 1 3 4 3 2 5 DU = Dwelling Units Glacier Creek St. Vrain - Traffic Memo -Page 6 Figure 3: Trip Distribution Glacier Creek St. Vrain - Traffic Memo -Page 7 Figure 4: Site Generated Traffic Glacier Creek St. Vrain - Traffic Memo -Page 8 4.0 Findings Based upon the review of the project’s trip generation and access, it can be determined that the proposed use is feasible. The site access, proposed land use, and size is appropriate from a traffic engineering perspective. The project’s site generated traffic is very low (less than 6 peak hour trips) and the project will not create a negative traffic impact upon the public roadway system. See Table 1: Trip Generation. The Highway 7 access point (site access #1) will be designated for emergency vehicle access only with no public or private vehicular access. Additionally, the auxiliary lane analysis for the study intersections were conducted using CDOT State Highway Access Code (SHAC). Based upon the SHAC for NR-B roadways, a left-turn lane with storage length plus taper length is required at an intersection with a projected peak hour ingress turning volume greater than 25 vph, and a right-turn deceleration lane with storage length plus taper length is required at an intersection with a projected peak hour ingress turning volume greater than 50 vph. Based upon the projected traffic of the development, the State Highway Access Code (SHAC), additional auxiliary lanes are not required for the project. Glacier Creek St. Vrain - Traffic Memo -Page 9 APPENDIX: Glacier Creek St. Vrain - Traffic Memo -Page 10 TIS Base Assumptions (TIS Scoping) Form Glacier Creek St. Vrain - Traffic Memo -Page 11 Aerial Image Sean Kellar, PE, PTOE Principal Engineer Education B.S., Civil Engineering, Arizona State University – Tempe, AZ Registration Colorado, Professional Engineer (PE) Wyoming, Professional Engineer (PE) Idaho, Professional Engineer (PE) Arizona, Professional Engineer (PE) Kansas, Professional Engineer (PE) Missouri, Professional Engineer (PE) Professional Traffic Operations Engineer (PTOE) Professional Memberships Institute of Transportation Engineers (ITE) Industry Tenure 25 Years Sean’s wide range of expertise includes: transportation plan- ning, traffic modeling roadway design, bike and pedestrian facili- ties, traffic impact studies, traffic signal warrant analysis, parking studies, corridor planning and access management. Sean’s experience in both the private and public sectors; passion for safety and ex- cellence; and strong communication and collaboration skills can bring great value to any project. Prior to starting Kellar Engineering, Sean was employed at the Missouri Department of Transportation (MoDOT) as the District Traffic Engineer for the Kansas City District. Sean also worked for the City of Loveland, CO for over 10 years as a Senior Civil Engineer supervising a division of transportation/traffic engineers. While at the City of Loveland, Sean managed several capital improvement projects, presented several projects to the City Council and Planning Commission in public hearings, and managed the revisions to the City’s Street Standards. Sean is also proficient in Highway Capacity Software, Synchro, PT Vissim, Rodel, GIS, and AutoCAD. WORK EXPERIENCE: Kellar Engineering, Principal Engineer/President – January 2016 – Present Missouri Department of Transportation, District Traffic Engineer, Kansas City District – June 2015 – January 2016 City of Loveland, Colorado, Senior Civil Engineer, Public Works Department – February 2005 – June 2015 Kirkham Michael Consulting Engineers, Project Manager - February 2004 – February 2005 Dibble and Associates Consulting Engineers, Project Engineer – August 1999 – February 2004