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HomeMy WebLinkAboutMinutes 05/20/13 SPECIAL MEETING May 20, 2013 Present: Jon Stavney Chairman Sara Fisher Commissioner Jill Ryan Commissioner Keith Montag County Manager Beth Ayres-Oliver Assistant County Attorney Kathy Scriver Deputy Clerk to the Board This being a scheduled Public Hearing,the following items were presented to the Board of County Commissioners for their consideration: Planning File 1. PDP-3830,ZC-3881 Wolcott PUD Preliminary Plan Sean Hanagan and Bob Narracci,Planning Eva Wilson, Engineering Department Rick Hermes: Community Concepts, Inc.,Applicant Jeff Townsend: Community Concepts Colorado, Inc., Representative Rick Pylman: Pylman&Associates, Inc.,Representative Note: Tabled from 04/23/13,04/30/13,05/07/13 and 05/15/13 Action: The purpose of this Planned Unit Development Preliminary Plan and Zone Change is for a proposed development consisting of 577 residential units as well as 144,500 square feet of commercial space. Location: The Wolcott PUD consists of approximately 373-acres and is generally centered on the Interstate-70 Wolcott Interchange and the US highway 6 intersection with US Highway 131. The Wolcott PUD includes lands north and south of Interstate 70 and Highway 6 inclusive of the valley floor. Reference: Staff Report in April 23, 2013 meeting minutes 2. Wolcott PUD Water and Wastewater Facility Infrastructure Sean Hanagan and Bob Narracci,Planning Ray Merry,Environmental Health Eva Wilson,Engineering Jason Cowles: Eagle River Water and Sanitation District,Applicant Robert Weaver: Leonard Rice Engineers, Representative Note: Tabled from 04/23/13,04/30/13,05/07/13 and 05/15/13 Action: The purpose of this 1041 Permit approval is for a water and wastewater facility infrastructure, as well as, the efficient utilization of a municipal and industrial water project to serve a large scale mixed-use development including a variety of residential single-family, duplex,multi-family, commercial office/retail, institutional and community land uses in Wolcott Location: The Wolcott PUD encompasses 373-acres and is generally centered on the Interstate 70 Wolcott Interchange and the US Highway 6 intersection with US Highway 131. The Wolcott PUD includes lands north and south of Interstate 70 and Highway 6 inclusive of the valley floor. Sean Hanagan and Bob Narracci,Planning Eva Wilson, Engineering Department Rick Hermes: Community Concepts,Inc.,Applicant 1 05/20/2013 Jeff Townsend: Community Concepts Colorado,Inc.,Representative Rick Pylman: Pylman&Associates,Inc.,Representative Reference: Staff Report in April 23,2013 meeting minutes DISCUSSION: Jason Cowles, Eagle River Water and Sanitation District stated that they were considering a two-part system; the system exceeded Colorado standards and was effective at treating odors. There would be a holding tank that would hold sludge and solids for up to 10 days. The solids would be trucked out on a daily basis. The total costs for phases 1 &2 were anticipated to be$14.71 million and the costs for phases 3 &4 were estimated at $8.70 million. The water and wastewater financing would be paid for with tap fees, a mill levy dependent upon development and backed by a letter of credit to secure the bonds. User rates were currently estimated at$40 each per month for water and sewer service. TAP fees and the mill levy would be dependent upon development. They would issue bonds when they were ready to build. He summarized the 1041 approval criteria and believed that the criteria had been satisfied. The plan would provide central water and wastewater treatment facility that would serve the PUD and surrounding area and the Wolcott valley floor. They were in discussion with the Holland Creek Metro District to expand their plant. The application complied with Policy-4 of the Regional Water Quality Management Plan. Ray Merry stated that there were no negative findings. Rick Pylman explained the proposed transit system. They committed additional spaces to the existing Park &Ride as well as a heated shelter. The gas station would offer restrooms and vending. Chairman Stavney stated that the current Park&Rides was in need of additional spaces. He wondered if 25 spots were sufficient when 600 units were being proposed. Rick Hermes stated that the metro district would have a community ski shuttle. Mr. Pylman stated that they would work with the county. He spoke about the conformance with the comprehensive plan. The primary topic under this heading related to affordable housing. Mr. Hermes stated that they had met with staff regarding affordable housing and the link between public benefit. Mr. Pylman stated that proposal would add positive revenue to Eagle County and was an appropriate scale community. They would be creating 140 acres of conservation zone, designated river access, and local job creation. Mr.Hermes stated that they were a local company and intended to hire local people first. Mr. Pylman stated there would be 1 mile of Eagle River access. The applicant would contribute$200,000 to the Eagle County comprehensive Eagle-to-Edwards access control plan along Highway 6 and Highway 131. Eva Wilson stated that they applicant was required by CDOT to have an access control plan. The contribution was about$100,000-$120,000. Mr.Pylman stated that they would donate funds to construct a fire station. The facility would be constructed at no expense to the Eagle County taxpayers. There would create a public park amenity. The creation of the river-side park would cleanup an existing riverside dump site. Commissioner Fisher suggested that the applicant be mindful of the dog park management. Mr. Pylman stated that they would provide more detail at a later date. Another public benefit was the relocation of Highway 6. Chairman Stavney wanted to make it clear that the proposed public benefits had not satisfied the affordable housing requirement. Mr. Hermes presented a map and spoke about the proposed number of units that would be designated affordable units. The idea was to create triggers in various areas throughout the PUD. The idea was to get more rental units into the market. Jill Klosterman explained that there had been some revision to the housing guidelines that provided incentives for rental properties and fewer credits for owner occupied units. Mr.Hermes stated that in general they proposed 144 affordable units; 25%of the total Wolcott PUD units. Commissioner Fisher spoke about Habitat for Humanity and wondered whether the applicant was willing to work with such organizations. Mr. Hermes stated that he supported the program. 2 05/20/2013 Ms.Klosterman spoke about the existing guidelines. The current guiding lines required 35%of the total square footage. She believed with this development it was difficult. There still needed to be additional conversations about triggers. Commissioner Ryan asked Ms.Klosterman if she was comfortable with the current guidelines and asked about the workforce housing component. Ms.Klosterman believed the requirements were being satisfied. Mr. Hanagan spoke about the compatibility standard with the surround land uses. Mr.Narracci stated that staff believed the standard had been satisfied. Mr.Hermes spoke about the number of developments in the area and the different entities,and zoning. Commissioner Fisher spoke about preserving the valley floor. She believed the Wolcott area was unique. She was torn with the development of the area but she knew the builder and the family would continue to live there. Mike Steiger from Eagle Springs stated that he would reserve any comments until the end. He would remain a part of the process but wanted to see how the applicant would be addressing their concerns. He believed the plan had improved over time and the applicant had worked with his group. Mr.Narracci spoke about the PUD standard related to the comprehensive plan. This standard overlapped with the zone change standard as well as the 1041 permit criterion. The affordable housing component was the biggest gap for Comprehensive Plan conformance. Chairman Stavney spoke about the conformance with the Wolcott Community Plan. Mr.Pylman believed that overall they were in conformance with the Wolcott Community Plan. The staff report concluded that the proposed PUD met the majority of minimum standards of consistency. The PUD received Sketch Plan approval from the Planning Commission. They were still working to satisfy the affordable housing component. Commissioner Ryan clarified that the Comprehensive Plan for Wolcott had 5 character areas and the development only included the valley floor and southern hillside. She complimented the applicant on the walkability and having a system of trails. She believed the plan envisioned a walkable community. She supported the applicant's desire to provide an area for seniors, recreational areas,protect sensitive areas, and create a community garden. The plan emphasized energy and resource sustainability. She wondered about solar. Mr.Townsend explained the proposed concept for solar usage. He believed the roof structures would support solar and they were considering their options. Commissioner Ryan wondered if the applicant had considered low water landscaping. Mr. Townsend stated that they would be working with the EVWSD regarding landscaping. Sprinklers would utilize flood irrigation. They would be using spring irrigation and drip systems. Chairman Stavney stated that the Community Plan was available on the county website. He complimented Cliff Simonton for his work. Commissioner Ryan asked about the financial issues regarding mixed use structures. Mr. Pylman stated that the mixed used structure was in an isolated area. Commissioner Ryan asked about the dark sky requirements and air quality. Mr. Townsend stated that they agreed to design the convenience store in a way that it would deter trucks from parking on the interstate ramps and with regards to air quality. Mr. Steiner wondered about the enforceability of the conservation easement and how it would affect access to Eagle Springs. Mr.Narracci introduced the PUD Standard no. 11, `Phasing'. The board needed to determine what would be a part of phase I. Mr. Pylman stated that the PUD plan consisted of 6 overlapping infrastructure and public improvement phases. Phase I included the relocation of Hwy 6 and developing roundabouts. Chairman Stavney made it clear that there needed to be more detail provide in a PUD agreement. Mr. Hermes stated that they would keep the phasing tight because they needed to secure financing as they moved forward. Ms. Wilson spoke about the timing of the phasing. There would be a final plat review for each phase. The timing had not been finalized. Mr.Hermes anticipated many final plats. They want to start small and prove the demand before expanding. Mr.Narracci stated that once 50%of Phase 1 infrastructure was in place the entire PUD would be vested. Mr. Hermes spoke about the unique nature of the project due to the cost of moving Hwy 6. 3 05/20/2013 Commissioner Fisher wondered about the river parcel still owned by the Jouflas family and whether it would remain open space. James Jouflas stated that he would put horses on it now. Mr.Hermes stated that there was a 75 foot set back from the river and nothing could be built on the property. Mr.Narracci spoke about Common Recreation and Open Space. This was the area in which the board had to consider the conservation easements. Mr. Pylman stated that they proposed to hold 125 acres in open space rather than the required 93. There would be many parks, which would probably be owned by the Metro District, some smaller parks possibly owned by the HOA with a revenue stream structured to support the maintenance. Mr. Hermes spoke about multiple pocket parks. Mr. Pylman stated that there would be dog parks in the development footprint. There would be a leash law within the conservation easement. Mr.Hermes spoke about a"Farm to Table"possibility within the neighborhood. Chairman Stavney suggested a community garden in the more dense neighborhoods. Commissioner Fisher encouraged the concept of providing educational opportunities related to farming and gardening,possibly 4-H type activities. Mr. Pylman spoke about open space. There would be two areas and three eco-systems. The Metro District would own and manage these areas. Chairman Stavney spoke about the ECO Trail program and asked about the enforcement and maintenance of the trail. Mr. Hermes believed there would need to be an intergovernmental agreement between the Metro District and the county to maintain the trails. He indicated that some of the conservation easements would be dedicated to Eagle County. The Eagle Valley Land Trust would also be involved. Commissioner Fisher spoke about having an oversight group within the development. She encouraged a proactive approach and that the conservation group include a representative from the county and adjacent property owners. Mr. Hermes stated that there would be a group of conservation commission that would receive funding from the transfer assessment. They would be responsible for enforcement and enhance the riparian zone. Mr. Pylman stated that spoke about conversation easements. Ms. Ayres—Oliver stated that she had spoken Rick Travers about the conservation easement for the south side. She suggested detailing allowable uses for the areas and wondered whether there would be public access. Chairman Stavney stated that he was big on the trails being public. The trails should be a public amenity. Mr.Pylman stated that the south side would be irrigated and there would possibly be some unpaved trails. There would be no structures. Commissioner Fisher asked about a dialog with the Eagle Valley Soil Conservation District. Chairman Stavney wondered about horses. Mr. Hermes stated that horses would be allowed. The area would be fenced. The vision was for animals. Commissioner Fisher asked about the fencing. Mr. Hermes stated that there would be specific access points. They were sensitive to preserving the bridge location. Mr. Pylman indicated that there would be a river management plan and limited usage along the river. Chairman Stavney believed it was important to manage the three-mile stretch of river carefully to avoid over-use. Mr. Hermes stated that they were working to create a comprehensive plan to protect the river. Commissioner Stavney opened public comment. Bob Howe spoke to the board as a resident of Homestead. He spoke about economic development and business. The Wolcott area was an area of commerce in the past. He felt the developer had been thoughtful and thorough. They had the capital and the project could create jobs in the valley. The project was unique for mountain communities. He urged approval for the project and in so doing it would act as a springboard for the economy. Ben Kleimer spoke. He was struck by the overall quality of the plan and thought about the quality of life for those who would be living in the area and those visiting the amenities. With the entire community within 4 05/20/2013 walking distance of the commercial areas,he felt it was a positive plan. The development would be a unique community. Scott Bandoni spoke to the board. He believed the project nailed the Vail Valley vibe. There was a constant discussion about up and down valley. He thought the development bridged the gap between up and down valley and brought the valley together. Having a village between Edwards and Eagle filled the gap physically and spiritually. It would make the valley smaller. From his perspective,there were missed opportunities due to lack of attractive inventory being available. This community could provide people housing that they could find elsewhere in the county. There are many people who want to spend time in the area without being close to the ski areas. He supported the development. Josh Lautenberg spoke. He agreed with all of the previous speakers in support of the project. The developers wanted to build a high quality product. The alternative was that it would be sold to another developer who might conduct piece-meal development in the long run. He hoped the board would move forward quickly and decisively. He hoped the board would not listen to those who did not want the area developed at all. Chad Brasington spoke to the group. He had seen many projects in his 20 years in the area. He liked what the developer was trying to do. He believed it was smart growth. Commissioner Fisher spoke about an email received earlier in the day. She urged the board to ask how many of the estimated 1600 jobs created would be low skilled,temporary and how many would be professional jobs. She disagreed that there could not be too much building. She urged continuing conscientiousness about over- building. Her husband was in the construction business`4x r.she ielieved that a benchmark had been met with the recent downturn. Many have had to change careers Otteven com tnunities. She was concerned with outside construction firms coming in,making their money*rtti Oki . `'This was beyond the board's control,but the developer and applicant could control this It was d veryimportant issue. These issues must be addressed as part of the plan. Mr.Hermes spoke about the information in the yea ,iil'.`'He had financed many people in business ventures. 92% of the subcontractor market he had used in previous developments had been from local subcontractors. They had no intention of changing this mix,unless the skill was not available locally. His office was professional but many of the laborers were still Eagle County citizens. He believed that 800 were long-term jobs, some professional and some blue collar. The development of the valley showed that some projects were well done and some were not. Commissioner Fisher stated that she believed everyone was a vital component to the community,but she did want to be sensitive to immigration issues and one of the negatives of the construction industry was that we have opened our arms to hard-working individuals. She wanted to be sure that the subcontractors used legal labor and believed in having some double check of the wages being paid. She hoped the hourly rate could be fairer in order to allow workers to stay here. Josh Lautenberg clarified that he was not saying that every inch of the county should be developed, he was saying that this area; Wolcott,would inevitably be developed and this project was well planned. Mr.Narracci spoke about the standards for the Natural Resource Protection. Ray Merry spoke about the definition of water and sewer infrastructure. He spoke about the review process. He believed there were specific standards in a 1041 process that were different from a PUD review. He tried to structure the 1041 approval criteria by assigning responsibility for the control to Eagle River Water and Sanitation District or the developer. He spoke about the different standards. Urban development was causing problems to streams and rivers. The county needed to do its best to make sure the project did not have detrimental impacts to the surface water. Chairman Stavney asked if staff would spend the limited time remaining responding to each criterion. Mr.Narracci spoke about air quality,visual quality, surface water quality, ground water quality,wetlands and riparian areas,terrestrial or aquatic animal life,plant habitat, soils and geologic conditions and urban development. These were the(9) 1041 criteria geared towards natural resource protection. Chairman Stavney spoke about the 1041 cleanup remaining to be discussed. Mr.Narracci stated that there were also(15) 1041 criteria to be considered. Chairman Stavney added that traffic still needed to be understood. He asked to review conditions for approval at future meetings. 5 05/20/2013 Commissioner Fisher moved to table files PDP 3830/ZC-3881; PUD Preliminary Plan and Zone Change to June 26,2013 at 8:30 a.m. Commissioner Ryan seconded the motion. The vote was declared unanimous. There being no further business before the - meeting was adjourned until May 21, 2013. Attest• C /' r z erk to the Boa c� O* Chairman 6 05/20/2013