HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2022-04-19
PLANNING COMMISSION – TOWN OF ESTES PARK
TO BE HELD VIRTUALLY
Tuesday, April 19, 2022
1:30 p.m.
Estes Park, CO 80517
The Estes Park Board Planning Commission will participate in the meeting remotely due to the
Declaration of Emergency signed by Town Administrator Machalek on March 19, 2020, related to
COVID-19 and provided for with the adoption of Ordinance 04-20 on March 18, 2020. Procedures for
quasi-judicial virtual public hearings are established through Emergency Rule 06-20 signed by Town
Administrator Machalek on May 8, 2020, and outlined below.
Please click the link below to join the webinar: https://zoom.us/j/93771272278
Or Join by Telephone:
1. Dial US: +1 833-548-0276 (toll free)
2. Enter Webinar ID: 937 7127 2278 followed by #
The meeting will also be live-streamed on the Town’s Youtube Channel and recorded and
posted to YouTube and www.estes.org/videos within 48 hours.
Public Comment
When the moderator opens up the public comment period for an agenda item, attendees
wishing to speak shall:
1. Click the “Raise Hand” button, if joining online on the Zoom client, or
2. Press *9 and follow the prompts if joining by telephone.
3. If you are watching live on YouTube, please call the number listed above, and mute your
computer audio for the duration of your remarks.
Once you are announced, please state your name and address for the record.
To participate online via Zoom, you must:
• Have an internet-enabled smartphone, laptop or computer.
• Using earphones with a microphone will significantly improve your audio experience.
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.
Prepared April 14, 2022
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NOTE: The Planning Commission reserves the right to consider other appropriate items not available at the time the agenda
was prepared.
AGENDA
PLANNING COMMISSION – TOWN OF ESTES PARK
Tuesday, April 19, 2022
1:30 p.m.
AGENDA APPROVAL
PUBLIC COMMENT. (Please state your name and address).
CONSENT AGENDA:
1.Planning Commission Minutes dated March 15, 2022
ACTION ITEMS
1.Development Plan, Raven Rock Planner II Bergeron
DISCUSSION ITEMS:
1.Stanley Home Museum Annual Update Planner Woeber
2.CPAW Update Planner Bergeron
3.Special Study Session Director Garner
4.In Person vs Virtual Meetings
5.CompPlan Update Director Garner
ADJOURN
Prepared 4/14/2022
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Town of Estes Park, Larimer County, Colorado, March 15, 2022
Minutes of a Regular meeting of the ESTES PARK PLANNING
COMMISSION of the Town of Estes Park, Larimer County, Colorado.
Meeting held VIRTUALLY in said Town of Estes Park on the 15 day of March
2022.
Committee: Chair Matt Comstock, Vice-Chair Matthew Heiser,
Commissioners Joe Elkins, Howard Hanson, Janene
Centurione.
Attending: Chair Comstock, Vice-Chair Heiser, Commissioner Elkins,
Commissioner Hanson, Director Jessica Garner, Senior
Planner Jeff Woeber, Planner II Alex Bergeron, Planning
Technician LJ Baur, Recording Secretary Karin Swanlund,
Town Attorney Dan Kramer, Town Board Liaison Barbara
MacAlpine
Also Attending: Mike Scholl, Matt Ashby, Ayres Associates consultants
Absent: None
Chair Comstock called the meeting to order at 1:30 p.m.
AGENDA APPROVAL
It was moved and seconded (Heiser/Elkins) to approve the agenda. The motion
passed 5-0.
PUBLIC COMMENT none
CONSENT AGENDA APPROVAL
It was moved and seconded (Hanson/Heiser) to approve the consent agenda. The
motion passed 5-0.
ACTION ITEMS
1.Golden Leaf Minor Subdivision Senior Planner Woeber
Planner Woeber reviewed the staff report for the Golden Leaf Minor Subdivision.
The 4.44± acre site is within the E-1 (Estate) Zone District. Currently, there are two
residences on the property. The proposed subdivision creates an additional single-
family lot for a single-family home. Staff recommended approval of the Minor
Subdivision with one condition of approval:
1.Prior to recordation of the Golden Leaf Minor Subdivision, the owner/applicant
shall guarantee installation of public improvements for water and sewer
infrastructure per recommendation of the Town Utilities Department and the
Estes Park Sanitation District. This may involve installing the improvements or
submitting an improvement agreement, subject to review and approval by
Community Development.
Owner Mark Adelmann thanked the Commission and the Staff for working with him
over the past months.
It was moved and seconded (Heiser/Hanson) to recommend that the Town
Board approve the Golden Leaf Minor Subdivision with findings and condition
of approval recommended by Staff. The motion passed 5-0.
DISCUSSION ITEMS
1.Missing Middle Mike Scholl, Ayers Associates
At the November 11, 2021, Planning Commission meeting, Staff presented Missing
Middle housing types and discussed potential changes to the Zoning Code to
facilitate denser development. The discussion was a follow-up to a previous
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Planning Commission – March 15, 2022 – Page 2
discussion on the proposed RM-2 Zoning District. This incentive-based system
allows building at higher densities and reduces regulatory burdens such as parking
requirements in exchange for some affordable components.
While the Planning Commission indicated a general desire to allow for greater
densities, it was clear that a more nuanced approach was needed to ensure
compatibility with existing residential neighborhoods and the town overall.
As a result of the feedback from the Commission, Staff was provided direction to
explore the concept of the Missing Middle. The Missing Middle refers to medium-
density (gentle density) housing types that can be more easily integrated into single-
family residential neighborhoods while providing much-needed housing options. The
Planning Commission informally signaled that they would be favorable to
considering this approach.
Staff will start building online modules to be viewed on EngageEstes.org, followed by
a staff workshop to review the existing code and create a draft amendment.
Staff will also begin planning community engagement sessions in conjunction with
the Comprehensive Plan process to share ideas and gather input.
Director Garner noted that this concept is about expanding choices, not dictating
terms. It provides variety and options for a framework in the future.
2. CPAW (Community Planning Assistance for Wildfire) Planner II Bergeron
This analysis of recommendations provided by the CPAW team is based on their
review of the Estes Park Development Code and related documents. The review
lens focused solely on strengthening wildfire mitigation and reducing wildfire risk. As
such, recommendations should be reviewed and considered with other community
priorities and competing interests.
The recommendations supplement additional CPAW products and tools to increase
understanding, support, and action around community wildfire risk mitigation.
Some key recommendations and concurrence for updating the Development Code
to reduce wildfire risk are:
• Update Zoning Standards
• Update the Subdivision Standards
• Enhance mapping of Wildfire Hazard Areas
• Educational Materials
• Enhanced setbacks and consideration of other-dimensional aspects
• Fire hazard in campgrounds and short-term rentals
Landscaping standards could be one of the urgent Codes to rewrite prior to the
Comprehensive Plan adoption.
3. Discussion on Virtual vs. In-Person meetings
Discussion included the potential need for police presence and public
participation.
Commissioners preferred hybrid meetings.
4. Comprehensive Plan Update
The Committee had two joint meetings with the Estes Valley Planning Advisory
Committee, discussing Community Choices. Policy development is the next step
in the Plan rewrite.
There being no further business, Chair Comstock adjourned the meeting at 4:05 p.m.
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Planning Commission – March 15, 2022 – Page 3
_______________________________
Matt Comstock, Chair
Karin Swanlund, Recording Secretary
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COMMUNITY DEVELOPMENT Memo
To: Chair Matt Comstock
Estes Park Planning Commission
Through: Jessica Garner, AICP, Community Development Director
From: Alex Bergeron, Planner II
Date: April 19, 2022
Application: Raven Rock Townhomes Development Plan
James and Susan Mackey, Owners/Applicants
Recommendation: Staff recommends the Planning Commission approve the
development plan request, subject to the findings described in the staff report.
Land Use:
Comprehensive Plan Designation: Accommodations
Zoning District: A (Accommodations)
Site Area: 10.13 acres
Objective:
The applicant requests the Planning Commission review the proposed request, and
open and close a public hearing to consider and approve a development plan for a 38-
unit duplex townhome development.
Location:
Parcels 3402121001 through 3402121038 (38 townhome lots) AND Parcels
3402122001 through 3402122003 (3 outlots); collectively Raven Rock Townhomes
subdivision and hereinafter referred to as “the Property.”
The Property is located on the easterly side of Marys Lake Road, approximately midway
between Marys Lake and the junction of Marys Lake Road with Highway 7.
Background:
The Property currently consists of vacant land located in the A (Accommodations) zone
district. It was annexed into the Town in 2017 and subdivided into the existing lot
configuration with the recordation of a final plat in July 2018. The subdivision was
approved by the Town Board in December 2017 following an appeal of the Planning
Commission’s denial in November 2017 of a 38-unit townhome development.
Estes Park Development Code (EPDC) §3.8.E (Effect of Approval/Lapse) allows for
three years to begin construction following final approval of a development plan, with
some flexibility, before development rights expire. Including consideration of a grading
permit for materials stockpiling, which added six months to the initial three-year period,
the development rights for the project expired on March 9, 2021. The applicants are
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again seeking development plan approval (see Attachment 1: “Application Form” and
Attachment 2: “Statement of Intent”). With the exception of a few minor edits, including
new street names and updated paperwork, the development plan application is the
same development plan approved in 2017 (see Attachment 3: “Development Plan” and
Attachment 4: “Elevation and Floor Plan Drawings”).
Project Description
Overview: The proposed development would include 38 townhomes which present as
duplexes (19 buildings), spread over approximately 10 acres. The units are to be sold
as residential dwellings to individual owners. The owners would be able to use their
properties as vacation homes, including use as short-term rentals.
Location and Context:
Map 1
Project Location
9
Map 2
Zoning Map
Table 1: Zoning and Land Use Summary
Comprehensive Plan Zone Uses
Subject
Site Accommodations A
(Accommodations) Vacant
North Accommodations EV A
(Accommodations) Vacant
South Accommodations EV A
(Accommodations) Vacant
East Residential PUD
E (Estate)/
EV A
(Accommodations)
Residential/
Vacant
West Rural Estate A
(Accommodations)
Religious
Assembly/Accommodations
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Project Analysis:
1. Buildings, Lots, and Access
The Property is approximately 10.13 acres in size. The townhome lots and
outlots contained therein are platted and recognized by Larimer County and the
Town of Estes Park. Interior streets have been dedicated, and the street names
proposed in 2022 have been accepted by the Larimer Emergency Telephone
Authority (LETA) upon inquiry. The townhome products meet the standards of
the EPDC.
The proposed structures are duplexes, each with a two-car garage and parking
for two additional vehicles on the driveway for each property. The structures
would be approximately 27.5 feet in height, which is below the 30-foot height limit
for the A (Accommodations) Zone District, and consist of two full levels and a
walk-out level. The color scheme is earth-toned, using green and off-white for the
body and trim of the buildings, and orange as an accent for the gutters and
doors.
2. Natural hazards
The Property is not located in any mapped natural hazard areas.
3. Landscaping
An alternative landscaping plan approved in 2017 has been honored in this
review, with acknowledgement that the plant species proposed are acceptable in
the Town’s most up-to-date planting recommendations. 164 new trees and 273
shrubs are collectively proposed to meet arterial & non -arterial street landscaping
and buffering objectives. Please see Page 6 of the Development Plan for more
detail.
4. Town Utilities
The Town of Estes Park will supply water and electricity to the site, and the
applicant will submit construction plans for Town acceptance prior infrastructure
installation.
5. Sanitary Sewer
The Upper Thompson Sanitation District (UTSD) provides the sanitary sewer
service for this site. The Property will be connected into the existing main on the
southeasterly side of the Property.
6. Fire Protection
The Estes Valley Fire Protection District (EVFPD) is the provider of fire-related
emergency response services to this site and has reviewed this development
plan application. They have provided fire suppression guidance to the applicant.
7. Streets and Trails
A traffic impact study was submitted at the request of the Public Works
Department (see Attachment 5: “Traffic Impact Study”). Public Works reviewed
the submitted study, and recommend a new eight-foot-wide trail along Marys
Lake Road. Although this was not a requirement of the previous approval and the
area is a lower priority on the adopted Trails Master Plan, the trail is a desirable
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amenity that would increase safe options to access the area without adding auto
congestion to the roadways.
Reviewing Agency Comments:
In addition to the agencies identified in the section above t his request has been routed
to other relevant reviewing agency staff for review and comment. Comments received
support approval of this development plan. Prior to construction, the Town will require
an Improvement Agreement that outlines public improvements and infrastructure
needed for the project, and will work with the applicant as the Agreement is drafted and
finalized.
Public Comment/Outreach:
Staff provided public notice of the application in accordance with Town and State public
noticing requirements. As of the time of writing this report about half a dozen verbal
public inquiries were received, with some opposition indicated, and two written
comments have been received for the development plan request.
All written comments received in writing will be posted on our website and made
available via this link:
https://drive.google.com/file/d/1QNDQIqUBXtDxJpNsYHMvq-9VECD1zGWW/view?usp=sharing
• Written notice was mailed to adjacent property owners by April 1, 2022.
• Legal notice was published in the Estes Park Trail-Gazette on April 1, 2022.
• Application was posted on the Town’s “Current Applications” website as of April 1,
2022.
• “Development Proposal Under Review” sign was posted at the Property on February
28, 2022.
Staff Findings:
1. The Development plan is generally consistent with the goals and policies set
forth in the Estes Valley Comprehensive Plan.
2. The development plan complies with applicable standards set forth in the EPDC.
3. Adequate public facilities will be made available to serve the proposed project,
and an Improvement Agreement to ensure the same will be signed by the Town
and the applicant upon acceptance of construction plans and cost estimates.
4. This request has been submitted to all applicable reviewing agency staff for
consideration and comment. No significant issues or concerns remain.
Action Recommended:
Staff recommends the Planning Commission Approve the development plan, based on
staff findings listed above.
Finance/Resource Impact:
Little/none.
Level of Public Interest:
Moderate.
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Sample Motions:
I move to APPROVE the Raven Rock Townhomes development plan in accordance
with the findings as presented.
I move to deny the Raven Rock Townhomes development plan, finding that [state
findings for approval].
I move to continue the Raven Rock Townhomes development plan to the next regularly
scheduled meeting [state reasons for continuing].
Attachments:
1.Application Form
2.Statement of Intent
3.Development Plan
4.Elevation and Floor Plan Drawings
5.Traffic Impact Study
6.2017 Meeting Minutes from Planning Commission and Town Board (actions
highlighted)
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MINERAL RtGHT CERTIF看CA丁音ON
Article 65,5 of Tit!e 24 0f the Coiorado Revised Sfatutes requires appljcants for Development Pians, Special Revjews,
Rezoning, P「elimina「y and FinaI Subdivision Plats, Minor Subdivision Plats if c「eating a new Iot, and PreIimina「y and Finai
Condominium Maps to provide notice of the application and initiaI public hea「ing to atI mineral estate owners whe「e the surface
estate and the minera看estate have been seve「ed, This notice must be given 30 days p「ior to the fi「st hearing on an appIication
for development and meet the statutory 「equirements.
川ereby certify that the p「ovisions of Section 24-65.5-103 CRS have been met,
Names:
Record Owne「 pLEASE PRIN青
App看icant
Signatures:
Reco「d Owner
Appiicant
D ate l 乙輸乙乙
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STATEMENT OF INTENT
RAVEN ROCK DEVEしOPMEN丁PしAN AND TOWNHOME PLAT
Of a Metes and Bounds ParceI located in Section 2, Township 4 North, Range 73
West of the 6th p.M.′ Larimer County′ CoIo「ado
Dated: Februa「y 18, 2022
Revised March l, 2022 to change ′′Owl〃 to ′′Dove’’at one location in the ACCESS
SeCtion
PRαECT LOC4 77ON:
The proposed development is within Section 2, Township 4 North, Range 73 West ofthe 6th
P.M. The property is Iocated adjacent to and east ofCounty Road 67 (AKA Mary′sしake Road),
SOuth and east of Lakewood Court, in the southern area of Estes Park, eaSt and no忙h of Mary’s
しakeしOdge. The property address w冊be off Mary’s Lake Road and access to the 38 proposed
townhomes wiII be via Raven Rock Road. Promontory Drive exists to the southwest and wi冊ne
up with Raven Rock Road, the main entrance forthis Deve!opment Plan.
OWNER:
The owners ofthis land and the appIicants are 」ames and Susan Mackey. There is no iienholder
On the property・ They have owned the propertyfor over 25 years with the intention of bu脚ng
a home forthemseIves on the property,
PRαECT DE5CRIP77ON:
丁his p「oject is a 38 Unit DupIex DeveIopment. The Development PIan was previousIy approved
On December 12, 2017, and the FinaI PIat ofthe Raven RockTownhomes was approved and
「ecorded with Larimer County in 」uiy 2018. 1n the process of developing this approximate lO.13
acre iot, the deveIopment c「eates three Outlots (A, B, and C) that totaI approximateIy 4.38
acresfor a net project density ofone unit per 9,020 square feet, We旧n excess ofthe 6,750
Square foot minimum, aCCOmmOdating Code required factors. Annexation of this property has
been accomplished and Right-Of-Ways are granted for dedication of access to the deveIopment
as weIl as Right-Of-Way Dedication on Mary’s Lake Road to meet the Town of Estes Park PubIic
Works request. Ut冊y Easements are aIso dedicated forthe current utiIity needs as we= as
future needs associated with the buildout ofthis plan.
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When the development is complete, the 38 units w掴be soId individua=y and used as singIe
family housingfor owners and/or residents in the Estes Va=ey. No zoning change is proposed
as Duplex units are aIIowed in the A-Accommodation zoning. An HOA wi= be formed forthe
PrOPOSed use and care ofthe common spaces and improvements.
ACC鐘着:
Currentlythe lO.13 acre lot isvacant and has no intemal roads. A single access point (Raven
Rock Road) wi= serve forthe main access with White Dove Drive branching o什Raven Rock Road
and providing access to the first tier ofduplexes. As Raven Rock Road extends northeasteriy, it
w紺meet White Dove Drive which extends to the northwest and southeast. Off White Dove
Drive, Rock W「en Circle w川ci「cle around and provide access to the second tier of duplexes.
White Dove Drive is designed such that it extends to the extema=ot Iines and can be extended
by other future developments in both the northwest and southeast directions. This project w川
easiIy provide access for emergency pu「poses by having comecting roads and providing for
future connections as the adjacent parcels develop in the future. Kingbird Way, BIue Magpie
Way, American Dipper Way, and Rock Wren CircIe are intemal private access drives providing
access to Lots l-22 and lots 31-38 and wi= be maintained bythe Homeowners Association
(as shown on the attached plans). Atraffic studywas performed in Iate 2016 by De=ch and
Associates and was updated in February 2022. A= evaluations and results were in the Levei of
Se「vice A for訓movements at fuli bu胴out ofthe 38 unit deve!opment.
OPEN SPA CE:
This project includes three Outiots and provides over 4 acres of the lO+ aCreS aS Outiots which
PrOteCt the significant 「ock outcropping at the northeast comer ofthe property as we= as the
identified and mapped wetIand in the southeast comer of the p「operty. With this DeveIopment
PIan we are tryingto protect the 「ock outcroppings and the wetIands that exist on the site with
SOme additional buffe「. The wetlands on site were mapped and out=ned, then surveyed for
accuracy and protection of that vaiuable resource. These wetlands on the subject site were
mapped by an expert named DarcyTigias in 2015 and again in 2017. The de=neation reports are
attached and a part ofthis submittaI.
U77LI77ES AND ROADS:
This property is currentiy adjacent to a旧he main ut冊ies. The main lines w紺be tied into and
extended for use bythe proposed 38Townhomes. There was a Town of Estes Parkしight &
Power pIan to underground the eIect「ic lines along Mary’sしake Road and this development
PrOVided forthat space and plan through use ofa 20’ut冊y easement dedicated by the current
OWnerS tO the Town in 2016 (and shown in the Development PIan〉. The conduitsforthis project
have been insta=ed and the =nes have been moved from the poies. All new electric lines forthis
PrOject (Primarv and secondary) w=l be buried. A water main exists in Mary’s Lake Road that is
17
PrOPOSed to be comected and extended across the road nearthe no「th and south ends ofthe
development fo「ming a looped system for baIanced pressure and flow. Three new fire hydrants
are proposed internaI to the subdivision and one existing hydrant is Iocated on the no巾hwest
COrner Of Mary’s Lake Road and Promontory Drive that w冊aIso serve fo「fjre waterfor this
deveIopment. There is an existing sewer main downh冊from the deveIopment bordering
Arapaho Meadows and this deveiopment that wi= extend upward and onto this property at two
Iocations. Eight-inch sewer mains are proposed to gener訓y fo=ow the internaI roads and to
SerVe a= the units by gravityflow. Gas is proposed to comectto the existing high-PreSSu「e line
nearthe intersection of Mary’s Lake Road and Promontory Drive and to Ioop through the
development staying mainly in the roadways as shown on the Development Plan. Curb, gutter,
and sidewaIks are shown on the Development Plan on a= pu輔c roads, AII pu輔croads and Rock
Wren CircIe are designed as fire truck accessibIe, and a= radii a「e fire truckfriendIy providing
access around the site. The steepest road profiie longitudinal grade is 12% which is l% above
the Code maximum. A variance was requested forthis. Many ofthe inte「nal roads are Iess than
this maximum,
LA NDSCA PING:
This project requires landscape buffers a!ong the arteriai of Mary’sしake Road, the non-arterial
intemai roads and the district buffer along Arapaho Meadows. The requirements for bu什ering
Of the streets and districts require significant landscaping that overcrowds the t「ees, SO this
Plan proposes an aItemative. 1t w掴u輔ze more trees and shrubs than required, however
distribute them throughout the property incIuding around the units. Locating trees around the
units provides screening as we= and w冊add to the visual appea看ofthe overaII property.
S了￣ORM VA TER:
This property is not cIose to a riveryet has outfa= flow paths that a「e considered and used for
the outfa旧rom the detention that is proposed. A旧hree detention ponds are designed to not
exceed the historic outfa= quantities of stormwater releases. Ponds are designed with outlet
StruCtureS and orifice plate restrictions to mimic the historic flow releases. The location of the
releases is such that no adverse impacts w川result downstream. There is a significant o偉site
PaSS through flow to the north ofthe site, and two on-Site pass through flow from three
Cuiverts under Mary’s Lake Road that is better described in the accompanying FinaI Drainage
Report, Severa=nternai storm sewer catch basins and buried storm sewer pipes w冊transport
On-Site generated fiows to the proposed detention ponds to be constructed on- Site. The ponds
are intentiona=y kept shaIIow for safety and the side s!opes are proposed at a 3:1 (H:V〉 ratio
Siope so that g「asses w冊take hold, PreVent erOSion and Iook aestheticaIIy pleasing.
Maintenance ofthe stormwater fac冊ties wⅢ be by the Home Owners Association.
SCHED ULE:
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The units are planned to be built in phaseswith Phase l (しOtS l- 10)to be bu航withoutdelay
following the construction/instaIlation ofthe Phase l road compIex and main ut冊y lines and
OVe「細lot gradingforthe storm drainage works. Phase 2 w旧nclude Lots ll - 22 and Phase 3
incIudesしOtS 23 - 38,丁he deveIopment is expected to be completed by September 2026,
depending on the absorption rate ofthe units into the Estes Va=ey market.
CODE VAIVER5:
AII the deveIopment and district requirements are met with this submittaI except for the
foliowing:
1. The verticaI cu「ve transition vaIues (′′k-VaIues’’) in the EPDC are not met, howeverthe
′’k-Vaiues’’from the ASHTO design guide are met. The ASHTO standards are nationa=y
accepted and our development code requirements are unnecessar時high. They do not
account for different speeds and are for a 35 -40 mph speed. We are proposing 15 mph
SPeed Iimits in this subdivision.
2. ln orderto connectthe Iower portion ofthe propertywith the uppe「 property, and to
not propose excessive cut and f町the grade ofsome portions of Raven Rock Road is
designed at 12% maximum sIope. This design grade ofthe road at 12% is a request of
l% more than the standard ll% grade a=owed in the EPDCfor public roads and 3%
more than the standard 9% and allows a mo「e harmonious and iess environmentai
disturbance deveiopment. 1t is not uncommon for roads in the Estes Va=eyto have
reIatively short stretches at or near 12% of longitudinal sIope.
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