SAN MIGUEL COUNTY PLANNING COMMISSION MINUTES-REGULAR MEETING September148h,2023  1120 Summit St. Norwopd/Online Meeting Lee Taylor, Chair Josselin Lifton-Zoline, Vice-Chair Ian Bald, Member Matthew Bayma, Member Galena Gleason, Alternate M.J. Schillaci, Secretary Tobin Brown, Senior Alternate Kaye Simonson, Planning Director John Huebner, Senior Planner Nicola Kerr, Planning Technician  Present:  Absent:  Planning Staff Present:  A Site Visit was held at 10:15 a.m. at Lot 1 Herndon Subdivision Exemption, 2221 CR Y43  11:00a a.m. Chair called the meeting to order. PUBLICI HEARING: LAND USE APPLICATION Location: Lot 1 Herndon Subdivision Exemption, 2221CRY43  Applicant: Town ofTelluride Parcel size: 2.25-acre parcel Zone District: Wrights Mesa (WM)  Proposal: Special Use Permit for a Construction/ Contractor Staging Area John Huebner, Senior Planner presented the application for the Special Use Permit proposal. Special Use Permits require a one-step Planning Commission review process. 11:19 am the Chair opened the floor to commissionet questions.  Mathew Bayma asked about the timeline and why this application was coming now instead of three years ago when the Town ofTelluride originally purchased the lot from Herdon. John Huebner responded that the original intended use for the parcel as a staging area for the Waste Water Treatment Facility expansion did not come to fruition, and they now need a Mathew Bayma pointed out that previously this building was used as a wood working shop which is more disruptive than a equipment storage, so why do they need a special use permit?  different use for the building.  1/Page    John Hubener responded that the Special Use Permit does not run with the land but with the Galena Gleason commented ini recognition oft the Snyder comment letter asking what would be the change in traffic flow and noted that there was a'request not to utilize County Road 43ZS. Kaye Simonson responded that this is not al high traffic project and will not create daily or Josselin Lifton Zoline asked if Planning Staff are redommending an annual review. Lee Taylor asked ift the property is included in an HOA or a Subdivision.  owners.  weekly traffic, potentially not even much monthly.  Kaye Simonson responded that iti isr not.  Lee Taylor requested that we provide al less confusing title for the Special Use Permit than a Kaye Simonson responded that the title Construction office and Staging area is al big umbrella  Staging area which conveys an inaccurate picture.  covering al lot of uses and activities.  MJ Schillaci asked ift there will be any sustained noise from the site.  John Huebner responded no- other than potentially during the dropping offo ofequipment which  would not be sustained.  Lee Taylor asked the size of the existing Norwood Shop property. John Hubener responded that it is roughly 2-7 acres. Karen Guglielmone spoke on behalf oft the town.  Karen acknowledged and appreciated the confusion daused by the Staging Area language and clarified that there will not be construction trucks passing all the time, and that this process is meant to detail use constraints. She stated that the Town ofTelluride will not bring materials other than those listed, there will be no dirt piles, grayel, or anything hazardous. Things such as snow tires and picnic tables may be stored inside. Conex containers are planned to be brought in for construction and removed in a year or two. Office space inside may be established to give Josselin Lifton Zoline asked what the time frame is for finishing town hall construction. Karen Guglielmone responded that there are many factors and other projects atj play- maybe in  Norwood based employees an alternative working location as needed.  2025.  Lee Taylor asked what the time frame is for seasonal equipment changes.  2IPage    Karen responded that there will likely be two transition times in early June and October.  Lee Taylor asked ift there are any plans for landscaping.  Karen Guglielmone responded that they don'thave the personnel or funding for landscaping and  that it would require an irrigation system.  11:45 am Lee Taylor opened the floor to public comment  Rod McCallen, the closest neighbor to the west commented that there needs to be a limit on1 the number of offices, as well as a limit on1 the number dfs storage containers, location ofthe Conex containers should be limited to the location displayed on thei map to not impede the view of neighbors to the West - possibly aj privacy fence- -n no landscaping necessary. He expressed concerns ofexpansion and what would stop a future owner from using it as a staging areai ift that John Huebner responded that the Permit would not run with the land but with the current owner.  ist the language on the permit.  Rod asked what would happen after an annual review.  John Huebner responded that the commission woulddecide whether to continue doing annual Julie McCallen asked ift the rusted truck in front of the building could be removed.  reviews or deem them unnecessary.  Karen responded that she will ask the Town ofTelluride.  Jim Wells commented that when the County approved the Special Use Permit for S andJ construction they opposed it, you could smell the diesel fumes. The town ofNorwood taking over made it better and less industrial. He stated his fears include noise, ground pollution and traffic. He continued that the bigger issue at play is that every time Telluride has an issue to solve it they look towards Norwood, at some point they don't want them using Norwood to solve Gretchen Wells commented that they have 15 acres backing up to the property and requested that Conex containers not be SO ugly, and pointed out thateverything related to Spydors workshop Michael Keenan offered support for Jim's comments and stated that he had moved from Aspen because they ruined everything down valley and created a carbon problem from highway Rod McCallen asked how the neighbors will know what is the final decision. Lee Talyor responded that the final decision was about to be made in front oft them.  their problems.  was kept inside.  backups.  3IPage    John Huebner replied that he will personally send the resolution to them.  12:00pm Lee Taylor closed public comment. on the duration oft the Conex containers of 5 years.  Josselin Lifton Zoline re-asserted that she would like to add an annual review. She also suggested a limit Kaye Simonson responded that we want to avoid limiting their construction activities and that it would be very hard to define a limited time period. Storage containers are allowed as an accessory structure. Ian Bald commented that there are Conex containers all over the county, no one has raised a problem, why would we limit them. He stated that relative to what the space lends itself to the community is Lee Taylor suggested a condition constraining the placement of the containers to make them as Matthew Bayma agreed that their placement should be defined as a condition especially since Kaye Simonson stated that aj privacy fence would not be useful since Conex containers are taller than fences, the number of containers will vary whereas a fence would be permanent. Fencing should be limited in the interest of wildlife movement, and only implemented if absolutely Galena Gleason stated that she believed the number bfoffice spaces should be limited and that it  getting a good neighbor, there will not be noise and everything is indoors.  unobtrusive as possible  they are likely to be permanent.  necessary.  is not a great solution for Telluride commuters. Lee Taylor asked what number she had ini mind.  Karen Guglielmone responded that there are only three rooms and they have no plans for expansion, they will need a Development Permit for the office space before they can consider it. John Huebner suggested language prohibiting hazardous soils and materials be included.  Kaye added on that no materials should be stored outside.  Mathew Bayma agreed and included that no vehicles/should be stored outside. Karen countered that old vehicles heading to auction may be temporarily store outside. It was decided that vehicles would be limited to a specified storage areas on the Site Plan. MOTION by Josselin Lifton. Zoline to adopt Planning Commission resolution 2023-07 to approve the Town ofTellurides Special Use Permit for a Contractor/ Staging area with Conditions 1-10 as  presented.  4IPage    1. The Special Use Permit is issued to the Appliçant, Town ofTelluride, and does not run  with the Land.  2. 3. 4. 5.  All written representations oft the applicant, in the original submittal and all supplements, are deemed to be conditions ofapproval except to the extent modified by this approval. All lighting shall be shielded and directed down and meet the requirements ofLUC  Section 5-319.K.VIII.  The. Applicant shall apply for and obtain al Development Permit and al Building Permit prior The use ofthe site shall be limited to the areas shown on the site plan. There shall no further removal oftrees, expansion ofparkingand storage areas, or additional storage No hazardous materials or soils that may be used by the Town will be transported, stored  tor making any site improvements  containers without County Planning approval  6.  or used onsite.  7. The applicant will minimize new or additional noise disturbance to the nesting birds located on neighbor's property during the December 1toJ July 31 time period while the  eagle's nest is active. impacts.  8. The storage containers shall be painted a muted natural color to reduce visual  9.  An Annual Review shall be scheduled in October 2024.  10. Placement of Conex Containers shall be limited to the location on the site plan.  SECONDED by Mathew Bayma VOTE PASSED 5-0.  Lee' Taylor Ianl Bald M.J. Schillaci Josselin Lifton-Zoline Matthew Bayma Tobin Brown Galena Gleason  Ave Nay Abstain Absent Aye Nay Abstain Absent Ave Nay Abstain Absent Aye Nay Abstain Absent Ave Nay Abstain Absent Aye Nay Abstain Absent Aye Nay Abstain, Absent  MOTION by Galena Gleason to continue Andre'sl Michelich's Wedding Venue Application to  October 12th.  SECONDED by MJ Schillaci VOTE PASSED 5-0.  Lee Taylor Ianl Bald M.J. Schillaci Josselinl Lifton-Zoline Matthew Bayma  Aye Nay Abstain Absent Ave Nay Abstain Absent Aye Nay Abstain Absent Ave Nay Abstain Absent Aye Nay Abstain Absent  5Page    Tobin Brown Galena Gleason  Aye Nay Abstain Absent Aye Nay Abstain Absent  APPROVALOF MINUTES  MOTION by MJ Schillaci to approve the July 27hand August 10th minutes as presented.  SECONDED by Mathew Bayma VOTE PASSED/5-0.  Lee' Taylor Ian Bald M.J.Schillaci Josselin Lifton-Zoline Matthew Bayma Tobin Brown Galena Gleason  Aye Nay Abstain Absent Ave Nay Abstain Absent Aye Nay Abstain Absent Ave Nay Abstain Absent Aye Nay Abstain Absent Aye Nay Abstain Absent Aye Nay Abstain Absent  STAFF UPDATES  Kaye Simonson updated the commission that Solar and Natural resource updates are moving  along and the consultants are hard at work. Tobin Brown joined the meeting online at 12:30pm.  Kaye Simonson continued that there will be a small LUC amendment to the air quality section of our Land Use Code. There will be a map added defining the Telluride region boundary where wood burning devices are not allowed. Additionally there will be some in-house code amendments brought forwards this year. There was à meeting at the Placerville school house where drainage and traffici issues where discussed. Itis foreseen that a Down Valley master plan will begin mid-2024. Finally, Society Turn is expected to submit with its final plat in the next Josselin Lifton Zoline asked if we forsee consultants'working on the Down Valley Master Plan. Kaye updated the commission that County Staff are working to set up a community open house on October 3rd at the Wilkinson Library with the operating hours of llam-2pm and 4pm-6:45pm. A Planning Commission work session will be held in late October that will also allow for  few months.  Kaye responded yes.  community input.  Lee Taylor asked how the sections for public comment will be structured.  Kaye Simonson responded that the future land use map will have the biggest section for public Tobin Brown asked ift that would be a forum for people to continue to air their concerns about  comment.  the Community Housing Zone  6Page    Kaye Simonson responded that Zoning and LUC amendments are separate from the Master Plan Lee Taylor responded that we should at least obserye how the Community Housing zone districts pans out with one rezone before we over-examine it. He continued that we would like to have all municipalities at the table in a way that hasn'toccutred since TREPAC and include Mountain Kaye Simonson responded that there aren'tnecessarily Planning Commission equivalent counterparts at Mountain Village and they are on a different long range planning schedule.  Village and Town of Telluride's! Planning Commissions.  Tobin brown asked if other leaders in town have been receiving drafts.  Kaye Simonson responded that anything sent out the public, has been emailed out every step of Tobin Brown responded it is certainly time to have $ome more input and eyes on the plan. The Commission discussed holding a work session to review the Master Plan. October 19th was Steve Johnson - resident of region for 37 years county = commented that he will not be available October 19th and will be hunting. Regarding the CH: zone he believe the county has a duty to plan and identify locations for affordable housing, the BOCC can not be trusted. He believes the Planning Commission is delegating their duties to plan to the BOCC by allowing the CH zone as an overlay. He also asked why there is not senior and affordable housing being planned in west end and or east end. Lots of the seniors can no longer survive here are forced to move to Montrose and Cortez. He finished by stating that the Community Housing zone should never Scott Bennet commented that he reviewed the EEMP and is concerned that an out oft town developer is using land to their benefit with back door deals with the town for water and sewage, and believes Mill Creek residents where never consulted. He continued that everyone in the Aldasoro PUD wanted to buy property with the restraints ofPUD in place and it should be Shelly Duplan, director of operations for the Aldasoro HOA says she will defer her comments to Charles Price, a resident on the East Wilson Mesa, stated that the LUC mentions environmental capacity, but does not address carrying capacity. Housing is mentioned 173 times, growth 50, conservation is mentioned 3 times. He said that we càn not support much more growth  the way to all stakeholders including the Towns.  suggested as a possible date subject to verification.  be located in critical winter big game habitat.  respected.  the Open House but that the Aldasoro HOC is seriously concerned.  Steve Johnson suggested limiting the ski resort capacity  Charles Price commented that business's here need to pay their employees a livable wage and  not rely on government subsidies.  7/Page    Shelly Duplan stated that it is good to see that there will be an intergovernmental housing needs  assessment.  Pam Bennet asked what information has been sent to the public since. July 27th.  Kaye Simonson responded that since the 70% draft, everything has been internal. Next week we will have a 90% draft circulated to the public ahead of the October 3rd open house. Currently we are working to find another date for the next work session, tentatively around October 19th.  Pam Bennett asked when there will be an intergovermmental meeting. Kaye responded that County Staff will reach out to the appropriate agencies.  Nick Farkouh commented that he has written letters about intergovernmental determinations of carrying capacity. He continues that the CH zone has not been tested and the Master Plan relies Kaye responded that there is a lot in the 120 page Master Plan and everyone is looking only at  heavily oni it. the CH zone.  Lee Taylor asserted that the Community Housing Zone District is not an overlay  Nick Farkouh replied that community Open Houses are a sham. A unified conversation/debate is  needed rather than individual input.  Lee Taylor raised the possibility ofa a town hall meeting.  2:00 p.m. Adjourned.  Respectfully Submitted, Tatl Nicola Kerr, Planning Technician  Approved on 10/11/2023.  SAN MIGUEL COUNTY PLANNING COMMISSION  pbricai  Schillaci, Secretary  hays  8IPage