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
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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.
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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.
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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
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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.
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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
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