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HomeMy WebLinkAboutMINUTES Estes Park Planning Commission 2024-11-19 Town of Estes Park, Larimer County, Colorado, November 19, 2024 Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the Town of Estes Park, Larimer County, Colorado. Meeting was held in said Town of Estes Park on October 15, 2024. Commission: Chair Charles Cooper, Vice Chair David Arterburn, Dick Mulhern, Chris Pawson, Jeff Robbins Attending: Commissioners Arterburn, Pawson, Mulhern, Robbins, Senior Planner Hornbeck, Town Attorney Dan Kramer, Recording Secretary Karin Swanlund, Town Board Liaison Frank Lancaster Absent: Cooper Vice Chair Arterburn called the meeting to order at 1:30 p.m. There were approximately 15 people in attendance. INTRODUCTIONS AGENDA APPROVAL It was moved and seconded (Robbins/Mulhern) to approve the agenda. The motion passed 4-0. CONSENT AGENDA APPROVAL It was moved and seconded (Pawson/Robbins) to approve the consent agenda. The motion passed 4-0. PUBLIC COMMENT: none ACTION ITEM Rezone 860 S Saint Vrain Ave Senior Planner Hornbeck The applicant requests to rezone the subject parcel from E (Estate) to RM (Multi-Family Residential). A conceptual site plan and building elevations depict ten two-story townhome units, each approximately 1,830 square feet. Each lot includes exterior open space and a deck or patio, with sizes ranging from approximately 3,300 square feet to 4,000 square feet. 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 are 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 permitted from seven to ten. 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. The application was submitted to all applicable reviewing agency staff for consideration and comment. No comments indicated an inability to provide adequate services and facilities. Staff recommended that the Planning Commission forward to the Town Board a recommendation of approval of the proposed Zoning Map Amendment. Commission Discussion: statements summarized as follows: There is no mixed-use district at this time. Workforce housing requires at least one occupant to work in the Estes Valley; this does not have to be the owner. RM zoning Planning Commission – November 19, 2024 – Page 2 allows for an increase in unit numbers. Property to the south is deed restricted as open space and can't be developed. A multimodal trail on Highway 7 and Community Drive and a seasonal bus stop are nearby. Using Highway 7 as emergency access only is a result of comments from CDOT and concerns heard from neighbors. A road with a lower volume and speed is preferable to a state highway for access. The market rate will be comparable to 100-125 AMI. The cost risk is on the developer if the market doesn't match the cost. A minor variance on the south side of the property will be requested for patios. Fencing must meet the town code requirements if proposed and is not allowed to block the migration of wildlife. Applicant Steve Lane, Basis Architecture, spoke on the history of the zoning districts. The year 2000 city-wide rezoning did not plan for any new multi-family zoning. RM zoning was only applied to multi-family buildings that were already in existence. New multi-family zoning must be done through a rezoning request. Affordability comes from density, and density makes sense in the main corridors of the town. This proposal is significantly less dense and less impactful than what the Comprehensive Plan allows. Public Comment: Those speaking in opposition: Kristen Fields, David Sendros, Jed Eide, Susan d'Antemont, Kristine Poppitz, Christi Washington, Rebecca Urquhart, Hanna Fields, and John Guffey with the following concerns: elk crossing, density, adverse traffic conditions, continuity of existing neighborhoods, too costly for workforce housing, spot zoning, and no change of conditions. Discussion: Mixed-use is a guide suggested by the Comprehensive Plan. The vision for that corridor does not include single-family homes per se. Pawson noted an error on the Future Land Use Map, calling out the lot to the south. That should be colored green for open space, not red for mixed-use. Skipping over two other zone districts (R and R1) should be considered. Attorney Kramer reminded the Commission that the Planning Commission's job is to ensure that the proposal meets the review criteria and follows the development code. Robbins stated that he believes this application meets those requirements. Mulhern spoke on using the guiding principles of the Comprehensive Plan. He also quoted figures from the Colorado Department of Wildlife regarding the number of elk that have to be harvested every year due to overpopulation. It was moved and seconded (Arterburn/Pawson) to forward a recommendation of denial to the Town Board of Trustees of the Zoning Map Amendment application because it does not meet the Change in Conditions nor the needs of the impact to the elk. The motion was tied, 2-2, with Mulhern and Robbins voting no, resulting in a failed motion. Arterburn motioned to defer the item to the next meeting, but it was not seconded. It was moved and seconded (Robbins/Mulhern) to forward a report of the split vote to the Town Board, which passed 3-1, with Arterburn voting no. DISCUSSION: Due to time circumstances, Town Clerk Williamson was unable to give her discussion on Vacation Home processes. This may be done at a later meeting date. A consultant has been selected for the Development Code rewrite, and the Town Board must approve the contract. Planning Commission – November 19, 2024 – Page 3 There being no further business, Vice Chair Arterburn adjourned the meeting at 3:35 p.m. _________________________________ Vice Chair David Arterburn Karin Swanlund, Recording Secretary