HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2023-08-15This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos
Public Comment Form: Members of the public may provide written public comment 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., the meeting day. 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
Tuesday, August 15, 2023
1:30 p.m.
AGENDA APPROVAL
INTRODUCTIONS AND ANNOUNCEMENTS
1.Resignation Announcement for Commissioner Hanson Director Garner
2. Appointments to Planning Commission vacant positions Director Garner
PUBLIC COMMENT items not on the agenda (Please state your name and address).
CONSENT AGENDA
1.Planning Commission Minutes dated July 18, 2023
ACTION ITEMS
1. Rezone 685 Peak View Director Garner
Proposal to rezone 1.78 acres of a 7.62-acre property from E-1 Estate (1-acre
minimum) to E Estate (1/2 acre minimum)
2. Subdivision 685 Peak View Planner Washam
Proposal to subdivide a 7.62-acre property into four lots.
DISCUSSION ITEMS:
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.
August 11, 2023 1
NOTE: The Planning Commission reserves the right to consider other appropriate items not available at the time the agenda
was prepared.
1.Update on Missing Middle discussion Director Garner
ADJOURN
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Town of Estes Park, Larimer County, Colorado, July 18, 2023
Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the
Town of Estes Park, Larimer County, Colorado. Meeting held in said Town of Estes Park
on the 18 day of July 2023.
Commission: Chair Matt Comstock, Vice-Chair Matthew Heiser, Howard
Hanson, Chris Pawson.
Attending: Chair Comstock, Vice-Chair Heiser, Commissioner Hanson,
Commissioner Pawson, Director Jessica Garner, Planner I
Kara Washam, Recording Secretary Karin Swanlund, Town
Attorney Dan Kramer
Absent: none
Chair Comstock called the meeting to order at 1:30 p.m. There were approximately 15
people in attendance.
AGENDA APPROVAL
It was moved and seconded (Heiser/Hanson) to approve the agenda. The motion
passed 4-0.
PUBLIC COMMENT
Comments on specific development are not allowed, per Attorney Kramer.
Terry Rustin, Devon Drive, gave comments on the process of how decisions are made.
Kristine Poppitz, Devon Drive, asked how to get questions answered as staff have not
responded to many of her submitted queries.
Christy Jacobs, Twin Drive, commented on false information on documents and the rules
for public speaking during public meetings.
Dan Scase, Longs Drive, was curious about who is responsible for enforcing the rules
and the recourse from them, stating that it is impossible to get answers for quasi-judicial
items. How do things get resolved?
CONSENT AGENDA APPROVAL
It was moved and seconded (Hanson/Pawson) to approve the consent agenda. The
motion passed 4-0.
ACTION ITEMS
1.Habitat on Raven Preliminary Subdivision Planner Washam
On June 20, 2023, this item was continued to the July 18 meeting. The applicant is
considering various options to move forward with the subdivision but has not
submitted any revised plans. It was requested by the applicant to continue this item
to a date uncertain.
Public Comment: none
It was moved and seconded (Heiser/Hanson) to continue the item to a date
uncertain. The motion passed 4-0.
2. 685 Peak View Rezone from E1 to E Director Garner
Commissioner Pawson recused himself from the item discussion and vote.
The applicant has requested the item be continued to the August 15 Planning
Commission meeting. The rezoning application would be first on the agenda, and the
subdivision would be second. This item is continued because it was legally noticed in
the newspaper and is not ready for a hearing at this time.
Public Comment was not allowed.
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Planning Commission – July 18, 2023 – Page 2
It was moved and seconded (Heiser/Hanson) to continue the item to the August 15
Planning Commission. The motion passed 3-0.
REPORTS:
Director Garner explained the process for filling the vacant seat on the Planning
Commission. Interviews are scheduled for the week of July 24 with the hope of filling the
position as soon as possible. There are three applicants. Once a decision is made, the
Town Board will appoint the candidate at a future Board Meeting.
Missing Middle discussions are likely to return at the September meeting.
There being no further business, Chair Comstock adjourned the meeting at 2:00 p.m.
_______________________________
Chair Comstock
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: Kara Washam, Planner I
Date: August 15, 2023
Application: Rezone 1.78 acres of a 7.62-acre parcel from E-1 (Estate) to E (Estate)
Frank Theis, CMS Planning & Development, 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 Designation: (Future Land Use): Suburban Estate
Existing Zoning District: E-1 (Estate)
Site Area: 7.62 Acres
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Review the proposed request to consider and recommend approval of a “Zoning Map
Amendment” (Rezoning) of 1.78 acres of a 7.62-acre parcel from E-1 (Estate) to E
(Estate). The remaining 5.83-acre portion is not subject to this rezoning request. See
application materials, Attachments 1, 2 and 3.
Location:
The property is located west of the intersection of Peak View Drive and Devon Drive,
approximately ¼ mile west of South Saint Vrain Avenue (State Highway 7).
Background:
The subject property is 7.62 acres in size, described as a portion of Lot 1 of Dannels
Addition to the Town of Estes Park, filed in 1954. It is currently zoned E-1 (Estate), and
contains one single family residence, constructed in 1965. The Applicant purchased the
property in late 2022.
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Project Description:
The Applicant proposes rezoning 1.78 acres of the 7.62-acre parcel from E-1 (Estate) to
E (Estate), with a minimum lot area requirement of ½ acre, to create three (3) additional
lots of approximately ½ acre each. The remaining 5.83 acres, to be known as Lot 4,
contains one single family residence and is not included in the proposed rezoning
request. The proposed subdivision application, known as Coyote Ridge Subdivision,
was submitted for concurrent review with this application and is contingent upon
approval of the rezoning request (Attachment 3). Access to the proposed 1.78-acre
parcel will be from Peak View Drive, and the existing single-family home on the
remaining 5.83-acre parcel will continue to utilize the driveway from Peak View Drive,
east of the proposed new access point.
Adjacent Zoning and Context:
Adjacent parcels are residentially zoned and exhibit a range of densities. The parcels to
the west of the subject property, known as the Prospect Mountain PUD, are zoned R
(Residential), which requires ½ acre minimum lot sizes. Of note, 13 (34%) of the 38
adjacent lots zoned R are less than the required ½ acre minimum lot size and are
nonconforming. In addition, the four (4) parcels directly north of the subject property are
nonconforming in lot size. These parcels within the Koral Heights Subdivision, are in
unincorporated Larimer County and zoned EV E1 Estate, requiring 1-acre minimum lot
sizes. (Attachment 4). The proposed rezoning of 1.78 acres from E-1 to E will create a
transition between the higher density development pattern to the west and the larger lot
sizes east and south of the subject property.
Zoning
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Vicinity Map
Table 1: Zoning and Land Use Summary
COMPREHENSIVE PLAN ZONING USES
SUBJECT PARCEL Suburban Estate E-1 (Estate) Residential
NORTH Suburban Estate Unincorporated Larimer County Residential
SOUTH Suburban Estate E-1 (Estate) Residential
EAST Suburban Estate E-1 (Estate) Residential
WEST Neighborhood Village R (Residential) Residential
Project Analysis:
The proposed rezoning would allow the Applicant to move forward with development of
the 1.78-acre portion of the property at a density higher than the existing zoning. If the
rezoning request is approved, a subdivision application is required. The Applicant
submitted an application for a preliminary subdivision plat, which contains details of lot
sizes, access, drainage, water, wastewater, electric, etc. The Planning Commission and
Town Board of Trustees each have a role to review and render a decision for the
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concurrent preliminary plat and subsequent final plat subdivision applications, which
require public hearings.
Review Criteria
All applications for text or Official Zoning Map Amendments shall be reviewed by the
EPPC and Town Board for compliance with the relevant standards and criteria set forth
below and with other applicable provisions of this Code. In accordance with Section
3.3D “Standards for Review” of the EVDC, all applications for rezoning shall
demonstrate compliance with the applicable stan dards and criteria:
1. The amendment is necessary to address changes in conditions in the areas
affected.
Staff Discussion: One documented condition that exists in the Estes Park area is
a shortage of undeveloped and smaller lots to facilitate additional housing
development. Undeveloped, residentially-zoned property is nearly nonexistent.
The Estes Valley Housing Needs Assessment & Strategic Plan (HNA) prepared
for the Town of Estes Park and the Estes Park Housing Authority (EPHA) and
finalized in early 2023, provides several examples of the shortage of all types of
housing and need for housing type diversity throughout Estes Park and the Estes
Valley. The HNA provides data and evidence-based recommendations and
guidance to the Town Board and Housing Authority, based on exploration and
analysis of housing issues and needs throughout Estes Park and the wider Estes
Valley. The 2023 HNA, which updates the 2016 HNA, recommends collaboration
with EPHA and the broader community and provides resources and information
for decision makers on relevant housing issues. Some key points and examples
in the HNA that illustrate a change in conditions are as follows:
▪ A Priority Action to “Increase Housing Supply.” (Strategic Plan, p. 7)
▪ A key finding under Section III’s Housing Profile & Affordability Analysis
states “The pace of housing unit growth in the past decade is the slowest
since the 1960s. The number of units built since 20 10 is only 42% of the
average number of units built per decade in the 70s, 80s, 90s, and 00s.”
(Section III, p. 1)
▪ Another key finding within Section III’s Housing Profile and Affordability
Analysis determined that, “2,720 units will be needed by 2030 to address
the current shortage of workforce housing and forecasted employment
demand.” (Section III, p. 1). Figure III-22 (below) illustrates the current
housing need and how needs have grown since 2016 (the 2016 HNA
identified a 1,530-unit housing need). The lack of housing construction
and decreasing affordability of housing have exacerbated the existing
shortage of units – the “catch up” need. At the same time, retirement of
current employees coupled with projected job growth continue to forecast
additional need.” (Section III, p. 19)
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▪ Under Section IV, Community Engagement Findings, stakeholders noted
“infrastructure costs and land availability as barriers to attainable housing
development and encouraged the Town to pursue public-private
partnerships for affordable and workforce development (e.g., incentives,
subsidies, etc. for affordable production).” (Section IV, p. 3)
▪ Figure IV-8 illustrates the following data from respondents regarding
housing availability, and notes that two-thirds of renters and half of in-
commuters in Estes Valley said it was” very difficult” to find housing that
meets their needs:
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▪ A Stakeholder Perspective on Housing Supply notes that “The greatest
housing need in Estes is increasing the Valley’s inventory of reasonably
priced housing. 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.” (Section IV, p. 21)
▪ Stakeholders identified land limitations as barriers to residential
development, which “slowed housing production and made it more difficult
to identify affordable housing solutions.” (Section IV, p. 23)
The above excerpts from the HNA all point to the need to add additional
development and housing options in Estes Park, which is an ongoing change in
conditions that have steadily worsened for prospective homeowners over the
recent decades in Estes Park and the Estes Valley. Rezoning the subject
property to provide additional single-family lots less than one acre in size can be
one small step to alleviate the housing shortage.
Development decades ago and more recent residential development changed
conditions in areas directly adjacent and in the general vicinity of the proposed
rezoning. The Prospect Mountain PUD Subdivision, directly west of the subject
property, was approved in the early 1980’s and created small lot sizes, many
under ½ acre in size. The Peak View Apartments, constructed in 2020, is a
Housing Authority development located approximately ⅓ mile east of the subject
property, and contains 26 multi-family units on approximately 4 acres. The
Prospector Apartments development, currently under construction for 94
workforce multi-family units on approximately 5.7 acres, are located
approximately ½ mile northeast of the subject property.
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Staff Finding: The proposed rezoning is necessary to address changes in
conditions in the areas affected.
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 development plan requirement per Section
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. This requirement may be waived by Staff if it finds
that the projected size, complexity, anticipated impacts or other factors
associated with the proposed development or subdivision clearly justify
such waiver.”
The Applicant intends to create single family residential lots, as indicated on the
preliminary plat. This type of development does not trigger a requirement for a
Development Plan under criteria within Section 3.8 of the EPDC. The preliminary
plat application for the proposed subdivision has some overlap with Development
Plan submittal requirements, including a drainage plan, provisions for utilities,
and a traffic impact analysis.
There has been precedent in recent years with rezoning applications in Estes
Park being processed and approved by the Town Board of Trustees that were
not accompanied by a Development Plan, as noted in the three examples below:
▪ 507 Grand Estates Drive. This 0.95-acre property was rezoned from CO
(Outlying Commercial) to RM (Multi-Family Residential) in February 2017.
It is now the location of Grand Estates Apartments.
▪ Lot 2 of Castle Ridge Minor Subdivision was rezoned from RE (Rural
Estate) to RM (Multi-Family Residential) in November 2018. This 6.996-
acre property is located just west of the intersection of Fall River Road and
West Elkhorn Avenue. The property was then acquired by the EPHA, who
is currently processing subdivision and development plan applications
proposing the development of 30 townhomes. Note, a significant portion
of this property is not developable due to slopes and rock outcroppings.
▪ The Town-owned “Fish Hatchery” project, located near the intersection of
Fall River Road and Fish Hatchery Road rezoned 21.8 acres from A-1
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(Accommodations) to RM (Multi-Family Residential) in order to move
forward with a workforce housing project in October, 2022.
The Future Land Use map within the Estes Forward Comprehensive Plan (Plan)
categorizes the subject property as “Suburban Estate.” The Plan’s
recommendations for appropriate land uses in Suburban Estate include “Single
family residential subdivisions with low to medium density,” as well as “Single
family homes with accessory dwelling units.” Suburban Estate “…typically
consists of medium sized single-family homes on lots that are at least a quarter-
acre in size.” (p. 67). The lot sizes of the proposed subdivision plat are all well
over a quarter-acre in size.
A Suburban Estate recommendation in the Plan notes “New homes should be
appropriately scaled for compatibility with existing neighborhood character.” This
can be accomplished with the applicant’s proposal. (p. 67) Staff notes that other
than the lower-density single-family development in this area of Estes Park, there
is an established subdivision (Prospect Mountain PUD/Subdivision) directly west
of the subject property that consists of numerous lots ¼ acre and smaller in size.
This was done through a Planned Unit Development (PUD) and subdivision, prior
to the adoption of the Estes Valley Development Code in 2000. It is currently
zoned R (Single-Family Residential). See Attachment 4, which provides the lot
area of lots surrounding the subject property. The proposed
rezoning/development and density of the proposed project is consistent with the
existing character and density of this adjacent area, as well as the pattern of
higher-density housing development that was initiated over 20 years ago.
The Comprehensive Plan has nine Guiding Principles for the Estes Valley,
including “Housing opportunities sufficient to support a multigenerational, year-
round community.” (p. 7)
The Housing section in Chapter 2, notes, in part, “Demand for housing in Estes
Valley has outpaced supply for years leading to decreasing affordability,
overcrowding of the few housing options that are available, increasing reliance
on commuters to fill jobs, and jobs going unfilled.” Goal No. H1 in that section is
to “Ensure new housing meets the needs of the workforce and families.” The
higher density proposed by the rezoning can help to accomplish this. Goal No.
H2 in this section is to “Create new housing opportunities.” Goal No. H 2.2
recommends “The Town allows infill and redevelopment that provides for more
housing with a focus to increase workforce and affordable options for all income
levels.” (p. 36 and 37)
Further, Appendix B, Existing Conditions Snapshots notes at the time that the
median family income in the Estes Valley was $84,400 and the 12 -month rolling
median sales price for single-family homes and condos has each risen almost
30% annually since 2016 (Page 21). The workforce in Estes Park needs a
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feasible path towards stable housing, and smaller lots with smaller footprints for
developments can help reduce costs.
Staff Finding: The proposed rezoning is compatible and consistent with the
policies and intent of Estes Forward Comprehensive Plan, and is consistent with
existing growth and development patterns nearby and throughout the area.
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.
Staff Finding: Service and utility providers have reviewed the rezoning application
and indicated they are able to provide adequate services to this site.
Review Agency Comments:
This rezoning application was referred out to all applicable review agencies for
comment. Agency comments received identified no issues or concerns with the
rezoning. Specific recommendations were for the subdivision and development that
may follow a rezoning approval.
▪ Town of Estes Park Power and Communications has “no objections” to the
proposed rezoning application.
▪ Town of Estes Park Utilities Department has “no objections” to the proposed
rezoning application.
▪ Upper Thompson Sanitation District (UTSD) has no concerns regarding the
rezoning of 685 Peak View Drive. The District will comment upon receiving and
reviewing a full set of drawings pertaining to the design of the sanitary sewer
main extension.
▪ Town of Estes Park Public Works Department “finds favor with the applicant’s
request for rezoning. Previous Public Works Comments (3/31/23) about a
proposed rezoning are also applicable.” Public Works provided comment
pertaining to EPDC Appendix D, E. 3, “…cul-de-sacs, and dead-end streets shall
be prohibited where terrain permits street connections. Such a connection shall
be established when any future development is proposed. The proposed cul -de-
sac is temporary but will be constructed to public street standards in anticipation
of future plans for additional development.” Additionally, Public Works provided
comment pertaining to EPDC §7.12 H. 2. c, “…any rezoning application may
trigger the need for a traffic analysis. The Memo submitted with this application is
acceptable and meets the standards in Larimer County Urban Area Street
Standards (LCUASS), Chapter 4.2.2 D.”
▪ The application was referred to Colorado Parks and Wildlife (CPW). No
comments from CPW were received at this writing. Staff reviewed the “Wildlife
Habitat” map that was produced for the Estes Valley Comprehensive Plan in
1996. That map depicts the subject property as being within deer habitat, but not
being within a primary movement corridor for deer or elk.
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Public Comments:
A neighborhood and community meeting regarding the rezoning project was held in the
Estes Park Library, 335 East Elkhorn Avenue on July 3, 2023. 2023. The meeting was
well attended. There was significant opposition voiced by attendees at the meeting.
In accordance with the notice requirements in the EPDC, notice of the Planning
Commission meeting was published in the Estes Park Trail-Gazette, on June 30, 2023.
At the July 18, 2023 Planning Commission hearing the item was continued to the next
Planning Commission public hearing on August 15, 2023. Notice was mailed to all
required adjacent property owners on April 27, 2023.
Numerous comments have been submitted. All comments are posted to:
https://drive.google.com/file/d/10wduGydEe2PtnQxkTTS93rj64j7Np4Y6/view
Staff Findings:
Based on the foregoing, staff finds:
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. Adequate public/private facilities are currently available to serve the subject
property.
4. This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
5. The Zoning Map Amendment application complies with applicable standards set
forth in the EPDC.
Recommendation:
Staff recommends approval of the proposed Zoning Map Amendment.
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, to rezone 1.78 acres of the 7.62-acre
parcel from E-1 to E, according to findings of fact recommended by Staff.
2. I move to continue the Zoning Map Amendment application to the next regularly
scheduled meeting, finding that … [state reasons for continuing].
3. I move to forward a recommendation of denial to the Town Board of Trustees of
the Zoning Map Amendment application, finding that … [state findings for denial].
Attachments:
1. Application
2. Statement of Intent
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3. Preliminary Subdivision Plat
4. Map Depicting Density in Area of Subject Property
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__________________________________________________________________________________________________________________
CMS PLANNING & DEVELOPMENT P.O. BOX 416 ESTES PARK, COLORADO 80517 (970) 231-6200
STATEMENT OF INTENT
Rezoning of 685 Peak View Drive in Estes Park, Colorado
CMS Planning & Development, Inc. - Applicant
Prepared on 6/24/23
The subject property is 7.62 acres located between on the north side of Peak View Drive,
approximately 1/3 mile west of South Saint Vrain (Highway 7) in Estes Park, Colorado. It is
currently zoned E-1, which allows 1-acre minimum single-family residential lots. The
Applicant is proposing to rezone approximately 1.75 acres on the west end of the property
to E, which allows ½-acre minimum single-family residential lots.
Concept Plan
To subdivide the rezoned portion of the property into three single-family lots, including
.23-acres on the east side of the new lots in an access easement for a private road. This
private road, which will be built to public road standards, provides access onto Peak View
Drive.
Preliminary Plat
A Preliminary Plat for the proposed subdivision is being submitted to the Planning
Commission concurrent with this rezoning. It will include a drainage plan and a traffic
analysis for the proposed development.
Standards For Review
As per the Estes Park Development Code section 3.3.D, the following are required for a
rezoning:
1) The rezoning is necessary to address changes in conditions in the areas affected.
The increased need for housing combined with the lack of available land for such
development, has created a significant change in the land use needs compared to
when the property was originally zoned.
2) The concept plan for the subdivision of the property is compatible and consistent
with the policies and intent of the Comprehensive Plan. In the Comprehensive Plan,
sections H2.D, H2.E, H2.I, and H2.J of the Implementation Plan recommend actions
by the Town to encourage higher-density housing development.
3) The Town, and other relevant service providers, have the ability to provide adequate
services required if the application is approved.
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Koral Heights
Subdivision
Prospect Mountain
PUD/Subdivision
Peak View
Subdivision
Majestic Pines
Subdivision
SUBJECT PROPERTY
P E A K V I E W D R
S S AIN T V R AIN A V E
J
U
N
I
P
E
R
D
R
DEVON DR
ACACIA DR
LONGS DR
T
W
I
N
D
R
PROSPECT MOUNTAIN RD
S
U
N
N
Y
MEADL
N
DEKKER CI R
C U R R Y D R
D AR C Y D R
M E E K E R D R
HIGH
ACR
ES
DR
1.82
1.33
1.681.19
0.48
0.54
1.26
0.340.66 0.350.5667
1.18
0.57
0.7
1
1.28
0.61 1.68
0.48 0.24 0.220.260.24
14.43
3.44
4.11 1.171.01
0.51
0.64
0.88 0.840.51 0.250.42
0.9041
10.950.911.64 0.932.22 0.84
1.002778
1.79
0.5829
0.73
7.62
0.69
0.75
0.69
0.98
0.64 0.73
0.76 0.64
0.22
0.740.5
0.7
0.71 0.71
0.88 0.840.82
0.5
0.75181.03
0.3
1.68
1.03
0.95
1.19
1.37
0.67
0.65
0.5667
0.16 0.5
0.090.22
0.54
1.31.25
0.67 1.28
0.5897
1.37
0.67
0.540.59
1.01
1.16
0.5
1.04
0.46
1.45
0.37
1.19
0.53
1.06
0.579
1.25
1.28 1.32
1.065
0.29
0.66
1.03
1.37
0.67
0.41
0.94 0.95
1.76
0.61
0.220.18
0.65
2.78
1.05
0.58 0.42
0.1
0.09
0.5 0.39
This draft document was prepared for internal use by the
Town of Estes Park, CO. The Town makes no claim as to
the accuracy or completeness of the data contained hereon.
For illustrative purposes only.0 100 200
Feet
1 in = 190 ft±Town of Estes Park
Community Development Lot Area
Acreage Shown Per Town GIS
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COMMUNITY DEVELOPMENT Memo
To: Chair Matt Comstock
Estes Park Planning Commission
Through: Jessica Garner, AICP, Community Development Director
From: Kara Washam, Planner I
Date: August 15, 2023
Application: Coyote Ridge Subdivision Preliminary Plat
Frank Theis, CMS Planning & Development, 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 Designation: (Future Land Use): Suburban Estate
Existing Zoning District: E-1 (Estate)
Site Area: 7.62 Acres
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
The Applicant requests the Planning Commission review the proposed Coyote Ridge
Subdivision Preliminary Plat to create four (4) lots in an E -1 (Estate) and E (Estate)
Residential Zoning District.
Location:
The property is legally described as Lot 1, Dannels Addition. It is located west of the
intersection of Peak View Drive and Devon Drive, approximately ¼ mile west of South
Saint Vrain Avenue (State Highway 7).
Background:
The subject property is 7.62 acres in size, described as a portion of Lot 1 of Dannels
Addition to the Town of Estes Park, filed in 1954. It is currently zoned E-1 (Estate), and
contains one single family residence, constructed in 1965. The Applicant purchased the
property in late 2022.
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Project Description:
The Applicant proposes a four (4)-lot subdivision named Coyote Ridge Subdivision for
single-family residential use. Lots One (1) through Three (3) will be approximately ½
acre each. Lot Four (4) will be approximately 5.83 acres and contains one existing
single-family residence. The proposed rezoning application, known as 685 Peak View
Rezoning, has been submitted for concurrent review with this subdivision application.
The rezoning application proposes rezoning 1.78 acres of the 7.62-acre parcel from E-1
(Estate) to E (Estate), which has a minimum lot area requirement of ½ acre.
Access to the proposed 1.78-acre parcel will be from Peak View Drive, and the existing
single-family home on the remaining 5.83-acre parcel will continue to utilize the
driveway from Peak View Drive, east of the proposed new access point.
Location and Context:
Zoning
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Vicinity Map
Table 1: Zoning and Land Use Summary
COMPREHENSIVE PLAN ZONING USES
SUBJECT PARCEL Suburban Estate E-1 (Estate) Residential
NORTH Suburban Estate Unincorporated Larimer County Residential
SOUTH Suburban Estate E-1 (Estate) Residential
EAST Suburban Estate E-1 (Estate) Residential
WEST Neighborhood Village R (Residential) Residential
Project Analysis
Review Criteria:
Per the EPDC, Chapter 3 Review Procedures and Standards, Section 3.9.C.1.,
General, "Subdivisions are approved in two stages: first, a preliminary subdivision plat is
approved, and second, a final subdivision plat is approved and recorded."
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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.
All applications for subdivisions shall be reviewed by the EPPC and Town Board for
compliance with the relevant standards and criteria set forth below and with other
applicable provisions of this Code. In accordance with § 3.9.E. “Standards for Review”
of the EPDC, all subdivision applications shall demonstrate compliance with t he
standards and criteria set forth in Chapter 10, "Subdivision Standards," and all other
applicable provisions of this Code.
Depending upon the project's complexity, this section may be a brief summary of the
standards of review or may involve a more detailed analysis of the criteria based on issues
relevant to any particular project.
A. Lots. The proposed Coyote Ridge Subdivision is a subdivision of Lot 1, Dannels
Addition. The four-lot subdivision includes three (3) lots approximately ½ acre each
with proposed zoning of E (Estate) and one (1) lot approximately 5.83 -acres, zoned
E-1 (Estate). With approval of the concurrently reviewed 685 Peak View Rezoning
application, all lots meet applicable minimum zoning standards for the E (Estate)
and E-1 (Estate) Zoning Districts.
B. General. No subdivision application shall be approved unless it complies with all
of the following standards and criteria:
1. Relationship to Comprehensive Plan. The subject property is designated as
Suburban Estate in the Estes Forward Comprehensive Plan's Future Land Use
Map. 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.” The proposed subdivision is consistent with the surrounding area and
with the recommendations of the Estes Forward Comprehensive Plan.
2. Geologic and Wildfire Hazard Areas. There are no Geologic or Wildlife Hazard
areas identified within this subdivision area.
3. Off-Site Utilities and Services.
a. Water. The Town of Estes Park will provide water service to the four
proposed lots. Town Utilities/Water has stated they can provide water with
service lines using existing mains in this area and has "no objection" to the
preliminary plat application.
b. Fire Protection. The Estes Valley Fire Protection District has reviewed this
proposal and has “no objection” to the preliminary plat application. Specific
requirements will apply to building permit applications.
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c. Electric. Power and Communications has no objections to the proposed
zoning request.
d. Sanitary Sewer. The Upper Thompson Sanitation District (UTSD) provides
sewer services to the area. UTSD has no comments regarding the
preliminary plat application, and will make comments upon receiving and
reviewing a full set of drawings pertaining to the sanitary sewer.
e. Stormwater Drainage. The Applicant submitted a Preliminary Grading,
Drainage, Utility, and Erosion Control Plan and a Preliminary Drainage
Report. Public Works finds the submittal requirements substantially met ,
and notes an erosion control plan sheet shall be required with the
construction plans for the subdivision.
4. Plans for Remainder Parcel(s).
Lot Four (4) of the proposed Coyote Ridge Subdivision contains one existing
single-family residence. No additional development is proposed at this time.
5. Orientation of Land Uses.
The proposed four (4) lot subdivision will be for residential use. The three (3)
smaller lots are situated on the western portion of the proposed subdivision, which
will create a buffer between the higher density residential development west of the
subdivision and the lower density of the adjacent areas.
6. Improvements.
All improvements required by the Code shall have been installed or the installation
of such improvements has been guaranteed with the provisions of this chapter. All
improvements must be completely installed, upgraded or a guarantee filed with the
Staff prior to the approval of the final plat (EPDC Section 10.5.K.1.)
7. Reserved Strips Prohibited.
All rights-of-way shall be platted to the property line. However, t here is no
dedication of public right-of-way associated with this subdivision plat.
A. Compliance With Zoning Requirements.
1. Grading and Site Disturbance. Limits of Disturbance. Section 10.5.B.2 of the
EPDC requires that limits of disturbance (LOD) be established with the subdivision
of land. With existing easements, proposed easements, and setback
requirements, the building area of each of the four (4) lots is limited to a specific
location. This establishes limits of disturbance for the subdivision.
2. Phasing Schedule
The construction of infrastructure (road & utilities) for the subdivision will begin
immediately upon Final Plat filing. The construction of houses will begin after
building permits are issued.
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3. Open Space Area. The EPDC Section 4.3.D. requires residential subdivisions
containing five (5) or more lots to set aside a percentage of the gross land area for
open areas. The subdivision application proposes four (4) lots and is not subject
to this requirement.
4. Vegetation Protection. Subdivision design shall retain existing vegetation,
especially trees that provide natural screening and slope stability. Existing trees to
remain are shown on the preliminary plat.
5. Streets and Access. The proposed private road (Longs Drive) will provide access
to the three (3) newly created 1/2 acre lots. The road will include a 45 -foot-wide
access easement and will be built to public road standards with curb and gutter. A
five-foot sidewalk will be built along the east side of the private road. The road shall
be dedicated to the public as part of future development plans on the original
parcel. The single-family home on Lot Four (4) will continue to use the driveway
that already serves the residence.
Reviewing Agency Comments:
The preliminary plat application was referred out for agency comments. Agency
comments were received by Staff, which have been addressed with the revised plat
submittal (attached). There are no outstanding issues.
Public Comments:
A neighborhood and community meeting regarding the rezoning project was held in the
Estes Park Library, 335 East Elkhorn Avenue on July 3, 2023. 2023. The meeting was
well attended. There was significant opposition voiced by attendees at the meeting.
In accordance with the notice requirements in the EPDC, notice of the Planning
Commission meeting was published in the Estes Park Trail-Gazette, on July 28, 2023.
Notice was mailed to all required adjacent property owners on July 27, 2023.
Numerous comments have been submitted. All comments submitted will be posted to:
www.estes.org/currentapplications.
Staff Findings:
Based on the foregoing, Staff finds:
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 to serve the subject
property.
4. This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
5. The Preliminary Plat application complies with applicable standards set forth in
the EPDC.
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Recommendation:
Staff recommends approval of the Coyote Ridge Subdivision Preliminary Plat.
Sample Motions:
1. I move to forward a recommendation of approval to the Town Board of Trustees
of the Coyote Ridge Subdivision Preliminary Plat, according to findings of fact
recommended by Staff.
2. I move to continue the Coyote Ridge Subdivision Preliminary Plat application to
the next regularly scheduled meeting, finding that … [state reasons for
continuing].
3. I move to forward a recommendation of denial to the Town Board of Trustees of
the Coyote Ridge Subdivision Preliminary Plat application, finding that … [state
findings for denial].
Attachments:
1. Application
2. Statement of Intent
3. Preliminary Subdivision Plat
4. Preliminary Drainage Report
5. Preliminary Grading, Drainage, Utility, Erosion Cont rol Plan
6. Road Plan
7. Proposed Water Profile
8. Water Construction Plan – Details
9. Proposed Sewer Profile
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__________________________________________________________________________________________________________________
CMS PLANNING & DEVELOPMENT P.O. BOX 416 ESTES PARK, COLORADO 80517 (970) 231-6200
STATEMENT OF INTENT
Preliminary Plat of Coyote Ridge Subdivision in Estes Park, Colorado
CMS Planning & Development, Inc. - Applicant
Prepared on 6/26/23
The subject property is 7.62 acres located at 685 Peak View Drive, on the north side of
Peak View Drive and approximately 1/3 mile west of South Saint Vrain (Highway 7) in
Estes Park, Colorado. It is currently zoned E-1, which allows 1-acre minimum single-family
residential lots. The Applicant is proposing to rezone approximately 1.8 acres on the west
end of the property to E, which allows ½-acre minimum single-family residential lots, and
subdivide it into three ½-acre lots.
Access
All three of the new single-family lots access onto a private road in a 45 foot-wide access
easement. This private road, which will be built to public road standards with curb &
gutter and a five-foot wide sidewalk, provides access onto Peak View Drive across from
Longs Drive. A preliminary traffic analysis, as required by the Town Engineer, is included
with this application.
Drainage
A Drainage Plan for the proposed subdivision is included with this application.
Utilities
Underground electric and water mains will be extended to the new subdivision from
locations near the intersection of Devon Drive and Darcy to the subject property. The
water main will loop to a connection across Peak View on Longs Drive. A new fire hydrant
will be installed on the new private road. A sewer main will extended along Peak View
Drive from the west to the subject property.
Phasing Schedule
The construction of infrastructure (road & utilities) for the subdivision will begin
immediately upon Final Plat filing. The construction of houses will begin as soon as
building permits can be issued.
Standards For Review
This Preliminary Plat meets all the requirements outlined in the Estes Park Development
Code Chapters 3 and 10.
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PRELIMINARY DRAINAGE REPORT
COYOTE RIDGE SUBDIVISION
ESTES PARK, CO
Prepared by:
Van Horn Engineering and Surveying, Inc.
1043 Fish Creek Road
Estes Park, CO 80517
July 31, 2023
VAN HORN ENGINEERING AND SURVEYING
LAND SURVEYS
SUBDIVISIONS
DEVELOPMENT PLANNING
IMPROVEMENT PLATS
STRUCTURAL ENGINEERING
SANITARY ENGINEERING
MUNICIPAL ENGINEERING
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The intent of this report is to follow the Preliminary Drainage Report requirements of the
Larimer County Stormwater Design Standards. While Larimer County is in the process of
updating the Stormwater Design Standards (2023), this historic (2005) format is used here.
1. Existing Conditions, on and off site:
This preliminary drainage narrative of storm-water drainage on, over and across Lot 1 of the
Dannels Addition to the Town of Estes Park, aka 685 Peak View Drive includes a description of
both existing and proposed drainage for the proposed 4 lot Subdivision being submitted on 6-21-
23, and follow up submittal on 7-31-2023 for one less lot. This preliminary drainage
narrative/report is intended to estimate existing and potential storm run-off considerations and is
not a final drainage narrative/report. It is to identify potential run-off issues that might be
associated with future development in the proposed subdivision. Only the western portion of the
parcel is proposed for division, so it is the only area with drainage impacts addressed here.
Included within the narrative is a Basin Map and an overall qualitative drainage analysis
including a description and map of the existing site with existing drainage and the proposed
development’s impact on on-site drainage.
2. Nearby Irrigation or Stormwater Facilities:
There are no irrigation facilities, nor man-made stormwater facilities near the subject site. The
proposed development will have no effect on the hazard rating of any reservoirs in the area.
3. Peak flows entering and leaving the development:
The attached Basin Map shows that the origin of site generated flows is adjacent to or within the
subject parcel. Devin Drive cuts off the upstream basin and water is directed down the north side
of Devin Drive. There are eroded paths along that route, however, this proposed development
does not impact or have any influence on that area of Devin Drive or above it in grade. There
are no offsite concentrated flows through the proposed subdivision. Calculations are included for
minor and major, undeveloped and developed out flow from the basin. The evaluation point of
these calculated flows is the culvert inlet on the northern side of Peak View and west side of
Twin Drive. There is an 18” culvert there that passes water under Peak View. Given the inlet of
said culvert is silted in, for this analysis, a length of 40’ was assumed and a slope of 2% was also
assumed. The Town has cleared the inlet of this culvert recently, however at present, it is silted
in and not identifiable in the field. Although outflow from this area eventually makes it to Fish
Creek, the flow path all the way down to Fish Creek was not traced out completely for this
preliminary report.
4. Drainage Plan
The attached Grading and Drainage Plan shows a road in the south western area of the subject
property. This road will bisect and change the sheet flow regime (NW to SE) that exists across
the property. Outfall from the road and curb-gutter will be directed to a beaver slide and/or catch
basin that will outlet to the existing ditch on the northern side of Peak View Avenue (the historic
flow path). Contouring shown is from field surveying. Curb and gutter is proposed on both
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sides of the proposed road. Finish floor elevations for the proposed structures will be determined
at building permit and will be based on site specific considerations and structure locations. The
site is currently developed with one building and some impervious surfaces around that building
(single family home) and it also includes a gravel driveway off of Peak View Avenue.
According to County records, the home was constructed in 1965. The existing structure and
driveway is not proposed to be changed with this subdivision. As shown, three additional lots
are proposed along the west edge of the existing 7 Acre parcel. The proposed lots meet the
minimum lot size for E Estate zoning with 15% open space (at least 18,731 s.f. or 0.43 Acres
each). Each of the three lots are assumed to contain approximately 3,000 s.f. of impervious area
and the proposed access road to serve the lots contains approximately 8,000 s.f. of asphalt or
concrete area. The overland drainage down to the proposed road will not change, and the
proposed road will collect the drainage and direct it to the intersection of Peak View Drive which
will outfall the collected drainage to the existing shallow road-side ditch along Peak View which
serves as a water quality feature described later in a final report with capacities.
Two important resultant calculation parameters are included in this report as follows:
Historic outfall at above mentioned culvert entrance:
10 Year undeveloped Q = 1.67 c.f.s.,
50 Year undeveloped Q = 7.22 c.f.s.,
100 Year undeveloped Q = 10.87 c.f.s.
and,
10 Year developed Q = 2.48 c.f.s.,
50 Year developed Q = 9.02 c.f.s.,
100 Year developed Q = 13.24 c.f.s.
Downstream of the project are two outfall ditches. One west of Longs Avenue and one
near/adjacent to Twin Avenue. Both outfall ditches carry water from the site and are believed to
have adequate capacity for the increased flows generated from the four new lots and access road
as described here. The western pipe is semi silted in and is not anticipated to see an increase in
flow from development, however the eastern pipe will see 1.03 c.f.s. increase in the 10 year
storm and 2.67 c.f.s. of increase in the 100 year storm. The capacity of the eastern pipe (11.21
c.f.s.) is well above the 10 and the 50 year storm flow capacity predictions. See spreadsheet
calculations at the end of this report. Further development of Lot 5 (likely in the future) is
anticipated to require detention and water quality features to be designed.
5. Preliminary Calculations
The attached calculations are for only one sub-basin, as shown on the Basin Map included.
These calculations are provided relative to the impact of construction of the proposed road and
four residences. This Basin outfall is anticipated to increase about 20% in the 100 year storm
given the proposed impervious coverage and outfall route/regime changes. Capacities will be
provided for curb, gutter, inlet(s) and ditches with the Final Drainage Report. The preliminary
calculations included show that the site (past and future) is able to adequately handle flows
between the 50 and 100 year storm frequency over the upstream basin.
6. Soil Reports
NRCS soil type D has been used for this analysis, no specific soils testing has been undertaken.
Based on work in the area, there are no anticipated complications due to subsurface drainage.
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Designer:
Company:2-yr 5-yr 10-yr 25-yr 50-yr 100-yr 500-yr
Date:1-hour rainfall depth, P1 (in) =0.60 0.76 0.96 1.30 1.63 2.02 3.15
Project:a b c
Location:Rainfall Intensity Equation Coefficients =28.50 10.00 0.786
2-yr 5-yr 10-yr 25-yr 50-yr 100-yr 500-yr
Overland
Flow Length
Li (ft)
U/S
Elevation
(ft)
(Optional)
D/S
Elevation
(ft)
(Optional)
Overland
Flow Slope
Si (ft/ft)
Overland
Flow Time
ti (min)
Channelized
Flow Length
Lt (ft)
U/S
Elevation
(ft)
(Optional)
D/S
Elevation
(ft)
(Optional)
Channelized
Flow Slope
St (ft/ft)
NRCS
Conveyance
Factor K
Channelized
Flow
Velocity
Vt (ft/sec)
Channelized
Flow Time
tt (min)
Computed
tc (min)
Regional
tc (min)
Selected
tc (min)2-yr 5-yr 10-yr 25-yr 50-yr 100-yr 500-yr 2-yr 5-yr 10-yr 25-yr 50-yr 100-yr 500-yr
0.02 0.06 0.16 0.34 0.41 0.50 0.60 18.43 24.89 24.89 1.04 1.33 1.67 2.27 2.85 3.53 5.50 0.13 0.52 1.63 4.75 7.22 10.87 20.37
0.07 0.12 0.21 0.38 0.44 0.53 0.62 15.26 19.10 19.10 1.20 1.54 1.93 2.62 3.28 4.07 6.35 0.49 1.14 2.48 6.11 9.02 13.24 24.35D10.4
0.120500.00
Rainfall Intensity, I (in/hr)
0.99 6.46 30.1770.020384.00
Peak Flow, Q (cfs)
Calculation of Peak Runoff using Rational Method
Overland (Initial) Flow Time Channelized (Travel) Flow Time Time of ConcentrationRunoff Coefficient, C
Subcatchment
Name
Area
(ac)
NRCS
Hydrologic
Soil Group
Percent
Imperviousnes
s
A undev 6.18 D 3.5
Select UDFCD location for NOAA Atlas 14 Rainfall Depths from the pulldown list OR enter your own depths obtained from the NOAA website (click this link)
Cells of this color are for required user-input
Cells of this color are for optional override values
Cells of this color are for calculated results based on overrides
LAS
VHE
8/9/2023
Coyote Ridge Sub
Peak View
Version 2.00 released May 2017
30.460.048 17 3.71 3.83362.00 0.110 853.00B developed 6.18
I 𝑖𝑖𝑖𝑖/ℎ𝑟𝑟=a ∗P1b + tc c
ti =0.395 1.1 −C5 LiSi0.33tt=Lt60K St =Lt60Vt
Computed tc = ti + ttRegional tc =26 −17i +Lt6014i+ 9 St Selected tc =max tminimum ,min Computed tc ,Regional tc
tminimum= 5 (urban) tminimum= 10 (non-urban)Q 𝑐𝑐𝑐𝑐𝑐𝑐=CIA
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