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HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2025-09-16 __________________________________________________________________________ 1 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. This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos ADVANCED PUBLIC COMMENT Public Comment Form: Members of the public may provide written comments on a specific agenda item by completing the Public Comment form found at https://dms.estes.org/forms/EPPCPublicComment. The form must be submitted by 10:00 a.m. on the day of the meeting. All comments will be provided to the Commission for consideration during the agenda item and added to the final packet. AGENDA PLANNING COMMISSION – TOWN OF ESTES PARK Town Hall Board Room Tuesday, September 16, 2025 1:30 p.m. Pre-Meeting Site Visit to 685 Peak View Drive, 12:30 pm -1:15 pm INTRODUCTIONS AGENDA APPROVAL CONSENT AGENDA 1. Planning Commission minutes dated May 20, 2025 (revised format) 2. Planning Commission minutes dated June 17, 2025 PUBLIC COMMENT ACTION ITEMS 1. Preliminary Subdivision Plat 685 Peak View Dr Planner Hornbeck DISCUSSION ITEMS 1. Development Code Update 2. Site Visits 3. Future Meeting ADJOURN 2 _________________________________ 3 Town of Estes Park, Larimer County, Colorado, May 20, 2025 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 May 20, 2025. Commission: Chair Charles Cooper, Vice Chair David Arterburn, Commissioners Dick Mulhern and Chris Pawson Attending: Commissioners Cooper and Arterburn, Community Development Director Steve Careccia, Planner Kara Washam, Town Board Liaison Frank Lancaster, Recording Secretary Karin Swanlund Absent: Commissioners Mulhern and Pawson Chair Cooper called the meeting to order at 1:30 p.m. As a quorum of Commissioners was not established, no official meeting was held nor business conducted. Only the non- binding Discussion item was heard. There were three people from the public in attendance. INTRODUCTIONS AGENDA APPROVAL CONSENT AGENDA APPROVAL PUBLIC COMMENT: CONTINUED ITEMS: 1. Rezone 685 Peak View Dr. Request to continue the item to the June 17, 2025, Planning Commission meeting ACTION ITEMS: 1. Code Amendment Vehicle-Based Accommodations Planner II, Washam A request to consider an amendment of the Estes Park Development Code (EPDC) to remove the requirement for electric and water availability for the Vehicle-Based Accommodations for Seasonal Employees (VBASE) program DISCUSSION: 1. Community Conversations Eric White, Adult Services Director Estes Valley Library. Mr. White shared a slide show for those present, explaining the function of Community Conversations and how it will complement public outreach efforts for the Development Code update. The main goal is to give people from across the community a voice and inform decision-making with regards to the update. There being no further discussion, Chair Cooper adjourned the meeting at 1:50 p.m. Chuck Cooper, Chair Karin Swanlund, Recording Secretary 4 5 Town of Estes Park, Larimer County, Colorado, June 17, 2025 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 June 17, 2025. Commission: Chair Charles Cooper, Vice Chair David Arterburn, Dick Mulhern, Chris Pawson Attending: Commissioners Cooper, Arterburn, Mulhern, Pawson, Community Development Director Steve Careccia, Senior Planner Paul Hornbeck, Town Attorney Greg White, Town Board Liaison Frank Lancaster, Recording Secretary Karin Swanlund Absent: None Chair Cooper called the meeting to order at 1:30 p.m. There were approximately 35 people in the audience. INTRODUCTIONS Commissioners and staff introduced themselves. AGENDA APPROVAL It was moved and seconded (Arterburn/Pawson) to approve the agenda. The motion passed 4-0. CONSENT AGENDA 1. Planning Commission Meeting Minutes dated May 20, 2025 It was moved and seconded (Mulhern/Arterburn) to approve the consent agenda. The motion passed 4-0. PUBLIC COMMENT: None ACTION ITEMS: 1. ORDINANCE 09-25, AMENDING SECTION 5.3 OF THE ESTES PARK DEVELOPMENT CODE REGARDING VEHICLE-BASED ACCOMMODATIONS FOR SEASONAL EMPLOYEES. Senior Planner Hornbeck requested approval of the amendment to extend the VBASE pilot for an additional year by amending the automatic repeal date to October 31, 2026, and to amend the access requirements for electric and water for qualified occupants of the Vehicle-Based Accommodations for Seasonal Employees program, according to § 5.3.D.7. of the EPDC. Commissioner Arterburn questioned the administrative order of this code amendment, asking how the code adjustment can be approved through October 2026 when the statute approved by the board sunsets in April 2026. Senior Planner Hornbeck explained that that would also be amended as part of this proposal. Senior Planner Hornbeck noted that generators are not allowed, so noise will not be a problem. There have been no applicants to date. This update aims to encourage participation. Commissioner Pawson had concerns about allowing this without an electric hookup. Senior Planner Hornbeck explained that extension cords will be allowed for power. Wastewater will need to be dumped at an approved site. This is not proposed for residential zoning. It was moved and seconded (Mulhern/Arterburn) to forward a recommendation of approval to the Town Board of Trustees of the Code Text Amendment of § draf t 6 Planning Commission – June 17, 2025 – Page 2 5.3.D.7., to extend the one-year pilot program and to amend the access requirements for electric and water connections for the Vehicle-Based Accommodations for Seasonal Employees (VBASE) program, in accordance with the findings of fact outlined in the staff report. The motion passed 3-1 with Commissioner Pawson voting no. 1. ORDINANCE 08-25 REZONING 685 PEAK VIEW DRIVE FROM E-1 (ESTATE) TO R (SINGLE-FAMILY RESIDENTIAL), FRANK THEIS, CMS PLANNING AND DEVELOPMENT, INC., (OWNER-APPLIANT) DAVID EMERSON, HABITAT FOR HUMANITY OF THE ST. VRAIN VALLEY/APPICANT. Commissioner Pawson recused himself from this item and left the dias. Senior Planner Hornbeck reported that the applicant's request to rezone the subject parcel from E-1 (Estate) to R (Single-Family Residential). A conceptual subdivision plan depicts twelve residential lots ranging in size from approximately 9,000 square feet to 18,000 square feet and an open space tract of 30,000 square feet. Access is shown to eleven lots from a new cul-de-sac that would align with Twin Drive. Access to the other lot would be via the private driveway to the west. Staff recommends that the Planning Commission forward to the Town Board a recommendation of approval of the proposed Zoning Map Amendment, subject to the following condition(s): 1. Future subdivision shall include a minimum of eight lots that shall be deed restricted as "attainable" to households earning a maximum of 115% of the Larimer County Area Median Income and in accordance with the requirements of Development Code Section 11.4. 2. All subsequent subdivision applications shall generally conform to the conceptual subdivision plan, including access, open space, lot size and layout, unless otherwise expressly approved by the Board of Trustees. Key issues discussed by the Commission included dwelling units per acre, altering the plan once approved, drainage and wildfire risks, with plans to include a retention pond as part of the open space to help manage runoff. Attorney White did not consider this to be spot-zoning as the ultimate use is residential. Per the application, access to the development will be via a cul-de-sac, selected due to safety and grading constraints. If the project is approved, coordination with the school district will be necessary to ensure school bus access. Accessory Dwelling Units (ADUs) were also a topic of discussion with the Commissioners. Senior Planner Hornbeck stated that ADUs would be allowed on all lots that meet the minimum lot size requirements. The size of each ADU would be based on the size of the primary residence. While ADUs are permitted under current zoning, their cumulative effect on density, parking and traffic was acknowledged. When asked about deed restrictions, Attorney White clarified that deed restrictions run with the property, not the owner. Any future changes to the development would require new approvals. A deed restriction will be placed on the property prior to subdivision approval. The requested waiver for the Development Plan aligns with current application practices. The existing E1 zoning was grandfathered in from the 2000 rezoning, although many properties in the area may not meet the current minimum acreage requirements. It's unclear how many adjacent property owners fall into this category. However, the conditions of approval will prevent any changes to the subdivision plan and do not constitute spot zoning, according to Attorney White. Per the staff report, he fire district did not oppose the proposed cul-de-sac, and the school district did not submit any comments. The Town has not yet received a copy of the agreement between the applicant and Habitat for Humanity. draf t 7 Planning Commission – June 17, 2025 – Page 3 As part of the approval, the applicant volunteered that the Habitat contract can be added to the list of required conditions. David Emerson, Executive Director, Habitat for Humanity of the St. Vrain Valley, provided an overview of Habitat for Humanity's mission and role in the proposed development: • Habitat serves households earning below 80% of the Area Median Income (AMI), with a strong focus on long-term homeownership, low foreclosure rates, and positive community impact. • He acknowledged that the current contract is complex and that Habitat's future involvement is not guaranteed. • He emphasized the importance of including attainable housing with deed restrictions to preserve long-term affordability. • The homes would be affordable, all-electric, and potentially include solar power integration. • Lots would be sold at or below appraised value, with financing options available to help maintain affordability for qualifying families. • Emerson confirmed that a Homeowners Association (HOA) would be necessary to manage the open space tract included in the development. Citizens speaking against the proposed rezoing included: Christann Higley/Town resident, Christy Jacobs/Town Resident, Jed Eide/Town resident, Dan Scace/Town resident, Laura Rustin/Town resident, Norma McKern/County resident, Larry Bader/Town resident, Steve Wende/Town resident, Kristine Poppitz/County Resident, and John Guffey/Town resident. Areas noted for concern included: increased traffic in the area, environmental impacts, especially to wildlife, neighborhood compatibility issues posed with rezoning to smaller lots, illegal spot zoning allegations, among other concerns. Scott Moulton, Executive Director, Estes Park Housing Authority/Town Resident, and Sara Barwinski/Town resident, emphasized the critical need for workforce and attainable housing, praising Habitat for Humanity's role and track record. Staff and legal counsel emphasized that the adoption of the 2022 Comprehensive Plans represents a significant change in conditions, which helps support the proposal. Changes in conditions can include both physical development and planned land use updates, and are not limited to a specific area. The Plan envisions Suburban Estate areas as accommodating single-family homes with accessory dwelling units (ADUs), within a medium-density context, defined as ¼-acre lots. A 15% reduction in lot size is permitted due to open space requirements, and the proposed half-acre lots have been deliberately sized to prevent further subdivision. These lots will be sold at market rate. The Commission made comparisons to nearby grandfathered, non-conforming lots that do not meet current zoning standards. Traffic and safety concerns, particularly the blind curves on Peak View Drive, were also discussed by the Commission. If the project is approved, a sidewalk or multi-use trail along Peak View Drive will be required, according to Frank Theis, the applicant. Commissioners acknowledged public concerns, including compatibility with the neighborhood, density, and traffic, but also recognized the pressing housing needs in the area and the importance of implementing the Comprehensive Plan's goals. It was noted that no property value declines have been observed near Habitat for Humanity projects, locally or nationally. Commissioner Mulhern expressed appreciation for the Planning Department's work in managing a complex and evolving development landscape. draf t _________________________________ 8 Planning Commission – June 17, 2025 – Page 4 It was moved and seconded (Cooper/Arterburn) to forward a recommendation of approval to the Town Board, subject to the stated conditions. • Future subdivision shall include a minimum of eight lots that shall be deed restricted as attainable households, earning a maximum of 115% Larimer County AMI, in accordance with requirements of Development Code Section 1.4 • All subsequent subdivision applications shall be in general confirmation with the conceptual subdivision plan depicted, including access, open space, lot size, layout, unless otherwise expressly approved by the Board of Trustees. The motion passed 3-0. DISCUSSION ITEMS: 1. June 25 will be the Development Code update open house. Planning Commission members are encouraged to attend. 2. The date of future joint study sessions has not yet been set. Commissioner Arterburn acknowledged the tensions inherent in implementing the comprehensive plan and evolving community needs. It was suggested that staff consider providing more detailed density and adjacent areas in future proposals for better clarity. With no further business, Chair Cooper adjourned the meeting at 3:35 p.m. Chuck Cooper, Chair Karin Swanlund, Recording Secretary draf t 9 10 Memo To: Chair Cooper & Planning Commissioners Through: Steve Careccia, Community Development Director From: Paul Hornbeck, Senior Planner Department: Community Development Date: September 16, 2025 Subject: Coyote Run Subdivision 2nd Filing Preliminary Plat, CMS Planning & Development, Inc., Frank Theis, Owner/Applicant, Habitat For Humanity of the St Vrain Valley, Applicant Type: Public Hearing, Land Use, Quasi-Judicial, Objective: Conduct a public hearing to consider an application for a proposed preliminary subdivision plat which would create twelve lots in the R (Residential) Zoning District, review the application for compliance with the Estes Park Development Code (Code), and make a recommendation to the Town Board of Trustees to approve or deny the application. Present Situation: The Coyote Run Subdivision was approved by Town Board in 2024 and created four lots. Lots 1-3 are approximately one acre in size and are served by a private drive accessed off Peak View Drive. Lot 4, which is 4.5 acres in size, is now proposed to be subdivided to create 12 lots. Lot 4 was rezoned by Town Board in June, 2025 from E-1 (Estate) to R (Residential). That rezoning application included a conceptual subdivision plat and a commitment from the applicants to deed restrict eight of the proposed lots as attainable to households earning no more than 80% of the area median income. The site is moderately sloped, with average grades of approximately 10%. The site is located outside all mapped hazard areas (flood, fire, and geologic). The site is located within an important wildlife habitat area per the 1996 Comprehensive Plan wildlife map. The Town of Estes Park is committed to providing equitable access to our services. Contact us if you need any assistance accessing material at 970-577-4777 or townclerk@estes.org. 11 The Plan mapped the site within a high use area for deer. The site is just outside an area mapped as a high use area for elk. Proposal: The applicants request approval of a preliminary subdivision plat to create a 12-lot subdivision. Proposed lots range in size from approximately 9,000 square feet to 18,000 square feet and an open space tract of 30,000 square feet. Access is proposed to eleven of the lots from a new street which aligns with Twin Drive and terminates in a cul-de-sac. Access to the other lot would be via the existing private driveway to the west. Per Review Procedures and Standards of the Code, "Subdivisions are approved in two stages: first, a preliminary subdivision plat is approved, and second, a final subdivision plat is approved and recorded." Code section 3.2 requires the Planning Commission review the preliminary plat and make a recommendation to the Town Board, who is the final decision-making body. The final plat is reviewed by the Town Board only. Advantages: The application complies with the relevant standards and criteria set forth below and with other applicable provisions of the Code. In accordance with Code section 3.9.E. “Standards for Review”, all subdivision applications shall demonstrate compliance with the standards and criteria set forth in Chapter 10, "Subdivision Standards," and all other applicable provisions of the Code. 1. Lots. All lots meet applicable minimum standards for the R Zoning District. Lot sizes range in size from 9,202 to 18,106 square feet. The minimum lot size in the R zoning district generally 0.25 acres, or 10,890 square feet. However, with the provision of a minimum of 15% of the gross land area as private open areas, an adjusted minimum lot size of 0.21 acres, or 9,148 square feet applies. Therefore, all proposed lots meet the minimum lot size. 2. Density. Proposed net density equates to approximately three units per acre, in compliance with the maximum four units per acre. 3. Relationship to Comprehensive Plan. The proposed subdivision is consistent with the recommendations of the Estes Forward Comprehensive Plan, which 12 designates suburban estate as the future land use for the property. This category "is intended for low to medium density single family residential development.” The Built Form of this category “typically consists of medium-sized single-family homes on lots that are at least a quarter-acre in size… new homes should be appropriately scaled for compatibility with existing neighborhood character.” 4. Geologic and Wildfire Hazard Areas. There are no mapped geologic or wildfire hazard areas identified within this subdivision area. 5. Off-Site Utilities and Services. The Water Division, Power and Communications, Estes Valley Fire Protection District, and Upper Thompson Sanitation District have reviewed and expressed no objections to the proposed subdivision. The Applicant submitted a preliminary drainage report and grading, drainage, and erosion control plans. Public Works has provided direction on updates required as part of the construction plans and final drainage report to be reviewed with the final plat application. 6. Orientation of Land Uses. The proposed subdivision will be for single-family residential use, consistent with surrounding uses. 7. Improvements. The code requires all public improvements to either be installed or financially guaranteed. An Improvement Agreement and the associated improvements will be secured by letter of credit or cash deposit as part of the final plat. 8. Compliance with Zoning Development Standards. The Code requires the layout of lots, driveways, utilities, drainage facilities be designed in a manner that: a. Minimizes the land disturbance. Some land disturbance is necessary for construction of the proposed road and detention pond, but grading appears minimized to the greatest extent possible. b. Maximizes the amount of open space in the development. In accordance with Code requirements, 15% of the gross land area is to be set aside for common open space. Additional private open space will exist on individual lots. 13 c. Preserves existing trees/vegetation and wildlife habitat. Existing significant trees are shown on the preliminary plat. Construction plans with the final plat will need to indicate any significant trees planned for removal and establish limits of disturbance. Replacement trees may be required in accordance with the Code. 9. Limits of Disturbance. The Code requires that limits of disturbance (LOD) be established with the subdivision of land. The proposed limits of disturbance shall be established on construction plans submitted with the final plat. 10.Streets. A traffic study completed with the rezoning application by the applicants’ traffic engineer found traffic generated by the subdivision does not warrant improvements to Peak View Drive such as turn lanes. Public Works reviewed the traffic study with no adverse findings. Street design is consistent with the “Street Design and Construction Standards” found in Appendix D of the Code. Public Works has received a waiver request for the required curb and gutter installation along the property frontage on Peak View Drive. Public Works has reviewed the request, and the request has been denied. The long term vision for Peak View Drive will consist of concrete curb and gutter and a multi-use path. Curb and gutter are shown accordingly on the preliminary plat. 11.Sidewalks, Pedestrian Connections and Trails. Proposed sidewalk and pedestrian connections are in compliance with Code requirements. A sidewalk will be constructed along the internal new street, along with a connection from the cul-de-sac to the open space. The first filing of Coyote Run Subdivision required construction of a 10’ wide concrete multiuse path along Peak View Drive for the length the development. The applicant has two years from approval of that filing to complete the path, which will also serve the 2nd filing. 12.Wildlife Habitat Protection. As an area identified as important wildlife habitat (high use area for deer), the Code prohibits non-native plant species. The landscape plan required with the construction plans in the final plat application will be necessary to confirm compliance. The Code also places limits on fencing to allow animal passage. No fencing is proposed with the subdivision; however, a note will be included on the plat to alert future land owners of this restriction. 14 13. Private Open Area. The Code requires residential subdivisions containing five or more lots in the R Zone District to set aside 15% of the gross land area for open areas. The proposed open space outlot meets this requirement and includes a detention pond, trail, and benches. Code section 7.4.C.2 indicates detention ponds may count towards the private open area set-aside requirement when they are “accessible and usable as community amenities by the public or the residents of the development (e.g., picnic areas, passive recreation areas, playgrounds, ponds for fishing and/or boating, etc.). See Figure 7-6.” The planned provision of benches and wetland plantings may qualify as a passive recreation area. Inclusion of a landscape plan with the construction plans in the final plat application will be necessary to confirm compliance. Code Figure 7-6 Lastly, the application is consistent with the rezoning application. The rezoning was approved conditioned upon the subdivision plat being in general conformance with the access, open space, and lot size and layout depicted on the conceptual plat provided at that time, a condition that is met. The rezoning was also conditioned upon a requirement to execute a deed restriction no later than September 25, 2025 to restrict eight of the lots as affordable to households earning no more than 80% of the area 15 median income. As of this writing, a master deed restriction is being developed for the subject property for recording by that deadline. However, since the eight lots will not formally exist until recording of the final plat, that deed restriction will need to be amended concurrently with recording of the final plat, to specify its applicability only to the subject eight lots. Disadvantages: None identified. Action Recommended: Staff recommends Planning Commission forward to Town Board a recommendation to approve the preliminary plat, subject to the following findings and conditions of approval: Findings: 1. The Planning Commission is the recommending body for the preliminary plat. 2. The Town of Estes Park Board of Trustees is the decision-making body for the preliminary plat. Town Board approval of a final plat is also necessary to subdivide the property. 3. Adequate public/private facilities are currently available or will be made available by the applicant to serve the subject property. 4. This request has been submitted to all applicable reviewing agency staff for consideration and comment with no objections received. 5. The preliminary plat application complies with applicable standards set forth in the Estes Park Development Code. 6. The preliminary plat application is consistent with the conceptual plat included with the rezoning application. Conditions: 1. All outstanding staff and referral agency comments shall be addressed, including: a. The final plat shall include a landscape plan to demonstrate conformance with Development Code Section 7.4.C.2 regarding the detention pond. 2. Lots 1-2 and 7-12 shall be subject to an amended deed restriction recorded with the final subdivision plat. 16 Finance/Resource Impact: Future ongoing expenditures for street maintenance, police service, and other municipal services will be minor compared existing town-wide expenditures on these items. Level of Public Interest: As of this writing no public comments have been received on this application; however, the previous rezoning of the property generated a high level of public interest. In accordance with the notice requirements in the Code, notice of this hearing was published in the Estes Park Trail-Gazette, on August 29, 2025. Notice was mailed to all required adjacent property owners on August 28, 2025. A sign was posted on the property by the applicant. Sample Motion: 1. I move to forward to Town Board a recommendation of approval the Preliminary Subdivision Plat, according to findings and conditions recommended by Staff. 2. I move to forward to Town Board a recommendation of denial the Preliminary Subdivision Plat, finding that … [state findings for denial]. Attachments: 1. Statement of Intent 2. Preliminary Subdivision Plat 17 18 19 20 21 22 Community Development Planning Commission September 16, 2025 Preliminary Subdivision Plat Coyote Run 2nd Filing Frank Theis, CMS Planning and Development, Inc., (Owner/Applicant)/ David Emerson, Habitat for Humanity of the St. Vrain Valley (Applicant) Presented by Paul Hornbeck, Senior Planner Coyote Run 1st Filing Subject Property Lot 4 Zoning Map Vicinity Map of Subject Area Coyote Run 2nd Filing Coyote Run 2nd Filing Coyote Run 2nd Filing Advantages •1. Lots. All lots meet applicable minimum standards for the R Zoning District. •2. Density. Proposed net density equates to approximately three units per acre, in compliance with the maximum four units per acre. •3. Relationship to Comprehensive Plan. The proposed subdivision is consistent with the recommendations of the Estes Forward Comprehensive Plan. •4. Geologic and Wildfire Hazard Areas. There are no mapped geologic or wildfire hazard areas identified within this subdivision area. Advantages •5. Off-Site Utilities and Services. No objections to the proposed subdivision from service providers. Public Works has provided direction on updates required on the drainage plan as part of the construction plans and final drainage report to be reviewed with the final plat application. •6. Orientation of Land Uses. The proposed subdivision will be for single-family residential use, consistent with surrounding uses. •7. Improvements. Public improvements will be secured by letter of credit or cash deposit as part of the final plat. Advantages •8. Compliance with Zoning Development Standards. The layout of lots, driveways, utilities, drainage facilities are designed in a manner that: •a. Minimizes the land disturbance. •b. Maximizes the amount of open space in the development. •c. Preserves existing trees/vegetation and wildlife habitat. 9. Limits of Disturbance. The proposed limits of disturbance will be established on construction plans submitted with the final plat. Advantages 10.Streets. •A traffic study - subdivision does not warrant improvements to Peak View Drive such as turn lanes. •Public Works reviewed the traffic study with no adverse findings. •Street design is consistent with the “Street Design and Construction Standards” found in Appendix D of the Code. •Public Works has denied a requested waiver to the requirement for curb and gutter installation along the property frontage on Peak View Drive. Advantages 11.Sidewalks, Pedestrian Connections and Trails. •In compliance with Code requirements. •A sidewalk will be constructed along the internal new street •Pedestrian connection from the cul-de-sac to the open space. •The first filing of Coyote Run Subdivision required construction of a 10’ wide concrete multiuse path along Peak View Drive 12. Wildlife Habitat Protection. •Final plat landscape plan to confirm non-native plant species not proposed •Limitations on fencing (none proposed) Advantages 13.Private Open Area. •15% requirement for open areas is met. •Outlot includes a detention pond, trail, and benches. •Detention ponds may count towards the private open area as passive recreation area. •Landscape plan with final plat application will be necessary to confirm compliance. Advantages 14. Application is consistent with the rezoning application. Rezoning was approved conditioned upon: •The subdivision plat being in general conformance with the access, open space, and lot size and layout depicted on the conceptual plat. •Execution of a deed restriction no later than September 25, 2025 to restrict eight of the lots as affordable to households earning no more than 80% of the area median income. Deed restriction is being developed for the subject property for recording by 9/25 deadline. Disadvantages •None identified. Action Recommended Staff recommends Planning Commission forward to Town Board a recommendation to approve the preliminary plat, subject to the following findings and conditions of approval: Findings: 1. The Planning Commission is the recommending body for the preliminary plat. 2. The Town of Estes Park Board of Trustees is the decision-making body for the preliminary plat. Town Board approval of a final plat is also necessary to subdivide the property. 3. Adequate public/private facilities are currently available or will be made available by the applicant to serve the subject property. 4. This request has been submitted to all applicable reviewing agency staff for consideration and comment with no objections received. 5. The preliminary plat application complies with applicable standards set forth in the Estes Park Development Code. 6. The preliminary plat application is consistent with the conceptual plat included with the rezoning application. Action Recommended (cont.) Conditions: 1. All outstanding staff and referral agency comments shall be addressed, including: a. The final plat shall include a landscape plan to demonstrate conformance with Development Code Section 7.4.C.2 regarding the detention pond. 2. Lots 1-2 and 7-12 shall be subject to an amended deed restriction recorded with the final subdivision plat. Public Notice In accordance with the notice requirements in the Code: •Newspaper notice published August 29, 2025 •Mailed notice sent August 28, 2025. •A sign was posted on the property by the applicant. Sample Motions 1.I move to forward to Town Board a recommendation of approval the Preliminary Subdivision Plat, according to findings and conditions recommended by Staff. 2.I move to forward to Town Board a recommendation of denial the Preliminary Subdivision Plat, finding that … [state findings for denial].