HomeMy Public PortalAboutPlanning Commission Minutes 09-27-2023Minturn Planning Commission
September 27, 2023
Page I of
Planning Commission Official Minutes
Wednesday September 27, 2023 — 6:30 PM
Minturn Town Ball / Council Chambers
302 Pine St Minturn, CO
The agenda is subject to change, including the addition of items 24 hours in advance or the
deletion of items at any time. The order and times of agenda items listed are approximate. This
agenda and meetings can be viewed at www.mintum.org.
MEETING ACCESS INFORMATION AND PUBLIC PARTICIPATION
This will be an in -person meeting with access for the public to attend in person or via the
Zoom link included. Zoom Link: https://us02web.zoom.us/i/81868106511
Zoom Call -In Information: 1 651 372 8299 or 1 301 715 8592 Webinar ID: 818 6810 6511
Please note: all virtual participants are muted. In order to be called upon and be unmuted, you
will need to use the "raise hand" feature in the Zoom platform. When it's your turn to speak,
the moderator will unmute your line and you will have five (5) minutes for public comment.
PUBLIC COMMENTS: If you are unable to attend, public comments regarding any items on
the agenda can be submitted to Madison Harris, Planner I, prior to the meeting and will be
included as part of the record.
1. CALL TO ORDER — 6:30 PM
Lynn Teach called the meeting to order at 6:30 p.m.
2. ROLL CALL & PLEDGE OF ALLEGIANCE
Those present at roll call: Planning Commission Chair Lynn Teach and Planning
Commission Members Amanda Mire, Michael Boyd, Tom Priest, and Sage Pierson. Jeff
Armistead joined the meeting at approximately 6:40 p.m.
Staff Member Present: Planning Director Scot Hunn.
3. APPROVAL OF MINUTES
3.1 September 13, 2023
Motion by Amanda M., second by Tom P., to approve the minutes of September 13, 2023
as presented. Motion passed 5-0.
attend, nable ate.
4. APPROVAL OF AGENDA Opportunity for amendment or deletions to the agenda.
Motion by Tom P., second by Michael B., to approve the agenda as presented. Motion passed
5-0.
Note: Sage P. is attending in her status as an alternate.
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5. DECLARATION OF CONFLICTS OF INTEREST
No conflicts of interest.
6. PUBLIC COMMENT Citizens are invited to comment on any item not on the regular
Agenda subject to a public hearing. Please limit your comments to five (5) minutes per
person unless arrangements have been made for a presentation with the Town Planner.
Those who are speaking are requested to state their name and address for the record.
No public comment.
7. SPECIAL PRESENTATIONS
8. DESIGN REVIEW AND LAND USE PUBLIC HEARINGS
9. DISCUSSION / DIRECTION
9.1 Chapter 16 Update: Minturn Forward
Scot H. introduced the discussion by stating that staff had presented a timeline for the
Minturn Forward Code Update project which contemplated kick-off and stakeholder
engagement events during June 2023; he clarified that those events — and the kickoff to
the project had not occurred as planned and that the schedule for starting the Minturn
Forward project had been delayed approximately 2 months due to staff capacity issues.
Scot H. introduced Matt Farrar, Western Slope Consulting, who will be assisting and
supporting staff through the project. Matt F. introduced himself further; the commission
members also introduced themselves and provided Matt F. with their level of
understanding of the code.
The commission members expressed interest and support in moving forward with the
project, particular sections of the code that need more attention prior to the next
building/development season, as a priority. Matt F. explained that there are potential
pitfalls for addressing sections of code piecemeal rather than comprehensively; but that
he and Scot H. would discuss as the project moves forward.
Michael B. reiterated his concerns related to future land use and potential zone districts.
Matt then presented a short powerpoint with an overview of the next steps of the Minturn
Forward project.
The first step will be to examine the 2023 Minturn Community Plan — as the Town's
Quidina document — and to pull out or focus on key policy goals and objectives related to
the Town's land use and subdivision regulations. This examination and focusing on the
key recommendations, goals and objectives will inform the remainder of the project.
Stakeholder interviews and other public engagement will also provide context for what
staff and Matt F. as things to focus on during the code assessment.
Matt F. explained that the code assessment will provide the framework,
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recommendations, and context for what staff and Matt F. will focus on when starting the
code update process. This process (code assessment and then addressing and updating the
code in sections or in digestible chunks) will also involve public meetings and
involvement.
Amanda M. asked how long the code update will take; how long before new code is
adopted. Matt F. estimated one year. Scot H. reiterated that the original timeline included
code assessment in August, drafting in fall/winter, and then adoption of new sections of
the code in early 2024.
Amanda M. asked if the commission would be given updates during the process. Scot H.
indicated that staff would provide updates at each planning commission meeting if
desired by the commission.
Matt F. reviewed overall themes and discussion topics that will guide the project and the
code assessment.
Matt F. highlighted the areas of focus, with organization of the code as a primary focus
(most codes that have been adopted and amended over time are disjointed in nature). He
explained that Minturn's code does have several instances where certain sections of the
code are placed haphazardly and/or contain contradictory language in different sections
addressing similar topics.
The second element of the code update project will focus on adopting and consolidating
new zone districts in general accordance with the 2023 Community Plan. The goal will
be to align the zoning regulations to implement the Community Plan.
Scot H. and the commission discussed the fact that previous planning commissions had
spent considerable time reviewing Chapter 16 and making recommendations for updates
to zone districts, definitions, dimensional limitations; Jeff A. reiterated that he hopes that
the previous efforts are relevant to this effort and will carry forward.
Matt F. described the next area of focus will be on the sign code to ensure that this
section of the land use regulations (Ch. 16) complies with recent Supreme Court rulings.
Matt F. and Scot H. introduced stakeholder questions that they will be asking a select
group of stakeholders who currently use the code for recent or current building and land
development projects in the Town. The commissioners were asked to discuss and respond
to the following questions:
(i.e., Chapter 16 & 17 of the Municipal Code)?
Jeff A. stated that he hoped for a reduction of redundancy and contradictions in the
code (referencing previous work completed by the commission); making the code
more user friendly for developers and lay persons to be able to understand more
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easily — the steps involved and the differences between processes, different
application types, and different requirements.
Amanda M. stated that she hopes that the updated code includes an iterative process
to update the code so the Town does not have to undertake major overhaul of code
in the future.
Lynn T. stated that she first and foremost would like to see some of the "holes" or
gaps (inconsistencies/contradictions) closed in the new code and agreed with
several of the points made by Jeff A.
Michael B. stated that he also wants inconsistencies, redundancies and loopholes
addressed and resolved; he highlighted the need to clarify aspects such as building
height calculations and mid -point interpretation.
Tom P. stated that he feels that the code re -write should be consistent with and
respond to the 2023 Community Plan; that the code re -write not just dust off old
work. Scot H. clarified how any previous work by the commission will be
incorporated.
2. What concerns do you have about the update to the Land Use Code?
Tom P. stated he does not want the code re -write to veer off course from the
direction of the Community Plan.
Michael B. stated he is concerned stakeholders (identified by staff) should include
more citizen input, not just architects who may not live in town. Regarding the
Community Plan, he stated the comments from the commission's review of each
chapter should inform staff s efforts during the code update process.
Lynn T. reiterated the vision of the Town's master plans — to keep Minturn,
Minturn — should be reflected in the code.
Amanda M. stated she is most concerned with timeline; that the project should be
prioritized. She also is concerned with the stakeholder list and who may be
perceived as having conflicts (pending applications. There needs to be transparency.
Michael B. expressed concern about where the meetings will be held and suggested
they can be recorded.
3. What ideas do you have for
Minturn's Land Use Code and/or
more "user-friendly"? These can be general or
Jeff A. stated that he would like to see better graphics, descriptions and definitions;
suggested that there could be better application guides or examples that show
applicants how to submit applications. Code needs to be simplified so people can
understand what is required, from A to Z.
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Amanda M. agrees with Jeff A.
Lynn T. agrees with Jeff A. and added that language used should be simplified to be
understandable to people who are not necessarily used to reading code. Better
illustrations and clear terms (using acronyms properly, for example).
Michael B. agrees, needs to be user friendly with clear definitions and processes.
Tom P. stated that the code needs to be clear and comprehensive so it doesn't need
to be updated again to align with other documents. Agree with Jeff A. that process
for end user needs to be simplified; not a lot of fluff or unnecessary language but
just clear references and/or links to other sections of the code. Easy navigation/road
map provided to end user.
Sage P. stated that applicants should be given the right information from the start to
ensure that once they have information, the applicant can proceed more easily
(efficiently) through the rest of the process.
4. What ideas do you have for creating more opportunities for "resident -occupied
housing" in Minturn? These can be general or specific ideas.
Sage P. feels that there are places in the town where employee housing (above or
attached to shops, for example) should be easier or more clear in the code as to
where and how those units are allowed.
Michael B. stated that he still has hesitancy about incentivizing additional
development now or until water issues are resolved and there is clarity about
available water. There are parcels in town where housing could be appropriate, but
need to focus on water issues.
Lynn T. stated that because Minturn is land -locked, need to be cautious about
adding more density. Ideas may include allowance for lock -off apartments as a
means to incentivize units within existing structures rather than adding more
development (mass or "visual density") to a lot. Concerned that spacing between
buildings needs to be considered with each project to ensure things like
wildfire/defensible space are addressed.
Jeff A. agree with Lynn T.; feels that Minturn is challenging to develop because
there is not much available land and the parcels are typically small/tight. Need to
conservation while also lower the cost for a tap.
Amanda M. stated that the Town needs to be aware of and potentially regulate
abuses in the short term rental market (as well as properties being rented long term
but not used by actual full-time residents.
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5. Any other comments you'd like to offer regarding the update to the Land Use
Code?
Amanda M. stated that she feels that the code needs to keep safety and protection of
life and property at the forefront in any new code. Wildlife needs more attention
(add recommendations from CPW and also include Devin D. to list of
stakeholders).
Lynn T. requested that once code is updated and adopted, that commission
members who want one receive a hard copy of the new code for their use.
Michael B. suggested that town may need better process to ensure that what gets
approved (at building permit) is what gets built to ensure that water usage/SFEs are
accounted for.
Tom P. reiterated support to keep project moving; need to get code update
completed in time for more development applications that are bound to come.
Matt F. discussed form based codes vs. a more traditional approach to zoning and asked
the commission if staff and he should provide more information on the differences, pros
and cons.
Commission members agreed that the staff should bring back the topic for further
discussion.
9.2 Planning Commission Dates
Lynn T. introduced the discussion topic of future meeting dates for the November 22,
2023, regular meeting, and the December 27, 2023, regular meeting. She asked the
commission members and staff if there were potential conflicts or challenges with
attendance at either of these meetings due to the holidays (Thanksgiving and Christmas).
Lynn T. stated that unless there are land use applications to be reviewed on the November
22, 2023 regular meeting, there will be no November 22nd meeting.
The majority of the commission could be present at the December 27, 2023 regular
meeting. Commission members expressed interest in ensuring that future meetings were
not cancelled unless there were no applications to review or business matters to attend to;
they reiterated their commitment to the workload (Minturn Forward Code Update project
The commission discussed the October 11, 2023, regular meeting; Sage will not be in
attendance; Michael will not be in attendance; Jeff will be on zoom but will likely recuse;
Amanda will be on zoom; Lynn will be there; Tom will be in attendance.
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10. STAFF REPORTS
10.1 Manager's Report
11. PLANNING COMMISSION COMMENTS
12. FUTURE MEETINGS
12.1 October 11, 2023
12.2 October 25, 2023
13. ADJOURN
Motion by Tom P., second by Amanda M., to adjourn the regular meeting of September 27,
2023 at 8:30 p.m. Motion passed 5-0.
Note: Sage P. is attending in her status as an alternate.
iA
Lynn Te c , Commission Chair
ATTEST:
Scot Hunn, Planning Director