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HomeMy WebLinkAboutPACKET Estes Valley Planning Commission 2016-04-19Prepared: April 8, 2016 * Revised: STUDY SESSION AGENDA ESTES VALLEY PLANNING COMMISSION Tuesday, April 19, 2016 12:00 p.m. Estes Park Town Hall, Room 202 12:00 Lunch Chair Hull 12:10 Review of Minutes (5) Chair Hull 12:15 Voeks Rezoning & Boundary Line Adjustment (10) Planner Gonzales 12:25 Rezoning of 475 Fall River Lane (10) Planner McCool 12:35 Sunny Acres Addition Rezoning & Amended Plat (10) Planner Gonzales 12:45 Lazy B Ranch & Wranglers Special Review (35) Planner Gonzales 1:20 Adjourn to meeting Chair Hull Informal discussion among Commissioners concerning agenda items or other Town matters may occur before this meeting at approximately 11:45. The public is welcome to attend study sessions; however, public comment will not be accepted. Times are approximate. Prepared: April 8, 2016 * Revised: AGENDA ESTES VALLEY PLANNING COMMISSION April 19, 2016 1:30 p.m. Board Room, Town Hall 1. OPEN MEETING Planning Commissioner Introductions 2. PUBLIC COMMENT The EVPC will accept public comments regarding items not on the agenda. Comments should not exceed three minutes. 3. CONSENT AGENDA A. Approval of minutes of March 15, 2016 4. REZONING & BOUNDARY LINE ADJUSTMENT, TBD LITTLE PROSPECT ROAD Owner: George H Voeks Trust Applicant: Stephanie Rauk, Trustee Request: Request to rezone one lot from E-1—Estate to E-Estate to create consistent zoning prior to adjusting the boundary line between two lots. Adjust boundary line to create two legal lots of record. Staff: Audem Gonzales 5. REZONING OF 475 FALL RIVER LANE FROM CO—COMMERCIAL OUTLYING TO R-2—TWO- FAMILY RESIDENTIAL Owner: Dennis & Donna Lovell Applicant: Dennis & Donna Lovell Request: Request to rezone from CO—Commercial Outlying to R-2—Two-Family Residential. Per current owner, commercial use of property was discontinued prior to February 2, 2000, unknown to staff. Applicant requests this be a "corrective rezoning." Staff Carrie McCool 6. REZONING & AMENDED PLAT, LOT 5, SUNNY ACRES ADDITION AND A METES & BOUNDS PARCEL, 260 & 265 SUNNY ACRES COURT Owner: Fall River Village, LLC Applicant: Fall River Village, LLC (Paul Pewterbaugh) Request: Request to rezone two separately zoned adjacent lots (R-2 & E-1) to RM— Multi-Family Residential to accurately reflect the land use and allow for additional future development. Staff: Audem Gonzales 7. SPECIAL REVIEW 2016-02, LAZY B RANCH & WRANGLERS, 1665 HIGHWAY 66 Owner: Randy Jackson & Michael Andrejek Applicant: Michelle Oliver Request: Development of a Chuck Wagon Supper and Show venue consisting of an approximately 17,900 square foot building and a 192-space parking lot. Project to be completed in three phases. Staff: Audem Gonzales Continued on next page The Estes Valley Planning Commission reserves the right to consider other appropriate items not available at the time the agenda was prepared. 6. REPORTS A. Estes Valley Board of Adjustment — 1. Verizon Wireless/Town of Estes Park Variance — Approved April 5, 2016 B. Estes Park Town Board 1. The 2015 International Building Codes were heard by the Town Board on March 22, 2016. There were some specific revisions related to vacation home rentals and automatic fire sprinkler systems that will be made and taken back to the Board on April 12, 2016 for possible adoption. C. Larimer County Board of County Commissioners — Nothing to report E. Flood Recovery/Mitigation 1. Silver Jackets team to be in Estes Park in early May to study downtown area floodproofing options 2. Hydrology Study Public Meeting, April 19, 2016, 8:30-10 a.m. F. Other 7. ADJOURN The Estes Valley Planning Commission reserves the right to consider other appropriate items not available at the time the agenda was prepared. RECORD OF PROCEEDINGS Estes Valley Planning Commission 1 March 15, 2016 Board Room, Estes Park Town Hall Commission: Chair Betty Hull, Commissioners Doug Klink, Nancy Hills, Steve Murphree, Sharry White, Russ Schneider, Michael Moon Attending: Chair Hull, Commissioners Murphree, Moon, White, Schneider, and Hills Also Attending: Director Allison Chilcott, Planner Phil Kleisler, Town Board Liaison John Phipps, Larimer County Liaison Michael Whitley, Environmental Planner Tina Kurtz, Town Attorney Greg White and Recording Secretary Victoria Webb Absent: Commissioner Klink Chair Hull called the meeting to order at 1:30 p.m. There were approximately 23 people in attendance. Each Commissioner was introduced. Chair Hull explained the process for accepting public comment at today's meeting. The following minutes reflect the order of the agenda and not necessarily the chronological sequence. 1. PUBLIC COMMENT Johanna Darden/town resident: She wanted to comment on the makeup of the task force for vacation rentals. Chair Hull stated that task force is not under this Commission's purview. Mr. Terry Gilbert is in charge of the Larimer County Task force on vacation rentals. 2. CONSENT AGENDA A. Approval of minutes, February 16, 2016 Planning Commission meeting. It was moved and seconded (Hills/Murphree) to approve the consent agenda as presented and the motion passed unanimously with one absent. 3. BLACK CANYON INN TOWNHOMES, AMENDED DEVELOPMENT PLAN 09-036, MINOR SUBDIVISION PLAT, & PRELIMINARY TOWNHOMES SUBDIVISION PLAT Planner Kleisler reviewed the staff report. The request is to amend development plan 09-03B to convert 19 condominium units not yet built to 17 townhome units, keeping most of the site unchanged with minor changes. The project will also require a variance, which will be heard by the Board of Adjustment. Planner Kleisler summarized the project. Site is accessed roughly 2,000 feet north of Wonderview Ave off Macgregor Avenue. It is roughly halfway developed to this point. It has been initially approved to be mix of office, condos, restaurants, etc. It is located in the A—Accommodation zone district. The density and impact of the site is relatively low given the request to decrease density from 19 to 17 units. The existing access drive will be brought to Town standards with pedestrian access. The drives will largely follow the path approved in the original development plan for the site. The major changes are the type of unit layout and access to such units. For example what was an attached triplex unit accessed via pedestrian walkways to a common parking lot will be RECORD OF PROCEEDINGS Estes Valley Planning Commission 2 March 15, 2016 Board Room, Estes Park Town Hall switched to an attached duplex unit with a garage and drive to one unit and the common parking lot. A second example was to two former triplexes being converted to duplexes. The major changes that would be made to the site are to provide more of a residential feel with driveways to the units allowing for a car in the drive as well as in the attached garage. These will be primarily accommodation units, although zoning allows for long-term residential use. Planner Kleisler stated the approved plan is for condominiums, and the applicant desires to change the plan to be a townhome subdivision. A condominium owner owns the air within the walls of the unit, while a townhome owner owns the structure and the land underneath. Per the EVDC, one lot cannot have a mix of condominiums and townhomes, so the minor subdivision is required to put the condos and townhomes on separate lots. Staff reviewed for compliances with the Estes Valley Comprehensive Plan and the Estes Valley Development Code. Portions will be Planning Commission recommendations to the Town Board and portions will require a motion by the Town Board. Planner Kleisler stated the key issues. The vehicle and pedestrian use will remain the same as the initial approved development plan for the site. Additional efforts are being made to avoid rock outcroppings and tree clusters by the developer. Staff relied on the existing drainage studies, and wildlife habitat studies for review. Some recommendations in the wildlife report include timing restrictions of certain development activities to reduce impact to elk and deer calving, fence removal and modifications to facilitate wildlife movement, and the installation of bear proof enclosures and/or dumpsters. The town's new wildlife ordinance will apply. Planner Kleisler stated that the other key issue is in the south portion of the site dealing with a parking modification. The number of parking spaces has not changed, but the unit mix associated with the lot is a little more compact. Staff recommends approval of a minor modification to parking. There are four separate applications and recommended motions in the staff report. 1. Amended Development Plan (DP09-03B). The Estes Valley Planning Commission is the decision-making body for the development plan. The amended development plan keeps the same circulating patterns, but decreases the available units. There are several improvements: a public sidewalk along MacGregor Avenue and a connection from that sidewalk to the public sidewalk in the Black Canyon Inn; and an emergency access road with a locked gate going in and out of the Overlook. 2. Preliminary Townhome Subdivision Plat. The EVPC is the recommending body for this application and the Town Board is the decision-making body. It changes the ownership RECORD OF PROCEEDINGS Estes Valley Planning Commission 3 March 15, 2016 Board Room, Estes Park Town Hall patterns from condominium rights to a townhome subdivision. The final townhome subdivision plat would go to the Town Board. 3. Minor Subdivision. This allows the townhome lot to be created. 4. Related to the EVPC review, but outside of their purview is a variance request going before Board of Adjustment in May. An undeveloped area in the river setback area is being proposed to be used as an overflow parking lot for employees. This will be reviewed after the Town Board hearings. Planner Kleisler stated that there are adequate services and facilities to serve the development with a few minor revisions. The Town engineer did review two engineering wavers, appendix D, and found they relieve practical difficulties in developing the site. The requested minor modifications to parking standards would result in less visual impact. The applicant states they do not need the extra space in parking and staff recommends approval to avoid additional disturbance of the site. The application with recommended conditions would comply with the applicable sections of the Estes Valley Development Code. A revised application satisfying all conditions of approval must be submitted prior to April 15 to be added to the agenda of the Town Board meeting on April 26. Staff recommends approval subject to the conditions of approval listed below as well as continued compliance to the original reports. Staff and Commission Discussion Regarding the emergency access road proposed, Planner Kleisler stated the Town would possibly be responsible for the maintenance of the emergency access road if it were open to the public; the Overlook is part of the Stanley Historic District, which would have its own separate issues if a public road was created. Attorney White stated it is on private property, and issues would need to be worked out if it was to be made a through road. Public Comment Jess Reetz/applicant representative: He took an existing already approved development plan and made revisions. Previously approved proposed units near Black Canyon Creek were eliminated. Parking is very limited by restaurant, and the proposed parking by the creek would be for staff. The lock on the emergency access gate would be approved by the Fire District. Johanna Darden/town resident. She is concerned about amended development for Black Canyon Inn townhomes subdivision plat. In 2009, the EVPC and the Town Board approved of the development plan of the property with conditions. What she recalls, there was not to be a supplementary paved drive off MacGregor Ave, and no construction by Black Canyon Creek. Trees were to be replanted when removed by construction, two to one for every tree removed. She asked if employee housing was part of the plan. She was concerned about additional traffic in the area, as well as wildlife protection. RECORD OF PROCEEDINGS Estes Valley Planning Commission 4 March 15, 2016 Board Room, Estes Park Town Hall Public comment closed. Staff and Commission Discussion None. Conditions of Approval 1. Compliance with the following affected agency comments: a. Estes Park Sanitation District email dated January 28, 2016 b. Estes Valley Fire Protection District memo dated February 15, 2016 c. Town of Estes Park Utilities Department memo dated February 19, 2016 d. Town of Estes Park Community Development memos dated February 19, 2016 (three memos); and e. Town of Estes Park Public Works Department memo dated February 19, 2016. 2. Continued compliance with original reports, including but not limited to: a. Wildlife Impact Assessment dated March 24, 2008 (updated April 20, 2009)' b. Drainage Report dated March 25, 2009; and c. Traffic Impact Study dated March 25, 2009. It was moved and seconded (Murphree/Schneider) to recommend approval of the Black Canyon Inn Preliminary Townhome Plat and Minor Subdivision to the Town Board with the findings and conditions recommended by staff, and the motion passed unanimously with one absent. It was moved and seconded (Hills/White) to approve the Black Canyon Inn Amended Development Plan 09-03B and the motion passed unanimously with one absent. 4. PROPOSED AMENDMENT TO THE ESTES VALLEY DEVELOPMENT CODE RELATING TO DENSITY REGULATIONS FOR RESIDENTIAL AND ACOMMODATION UNITS. Director Chilcott stated that this is an amendment to the Estes Valley Development Code that controls how density is calculated. Currently density is always rounded down. If your density calculation on your property says you can get 4.99 units on that property, you are only allowed to have 4 units. She recently has had conversations with property owners and developers regarding this rounding, and it has effected the number of units allowed. In turn, this has discouraged developers because of the reduced number of units allowed. Staff drafted the proposed amendment to allow rounding to occur in a more mathematical way; any fraction of .49 or less is rounded down, any fraction of .5 or more is rounded up. This would amend the EVDC section 1.9.C.3. "When applying a density standard to a parcel's net land area, any fraction of less than one-half (1/2) shall be rounded down to the next lower whole number and any fraction of one- half (1/2) or more shall be rounded up to the next higher whole number." Any proposed code amendment is reviewed to be compliance with the standards in the EVDC section 3.3.D. Staff found this is a necessary code amendment. While the amendment applies to both new and redevelopment, it is particularly necessary for redevelopment, which is where most RECORD OF PROCEEDINGS Estes Valley Planning Commission 5 March 15, 2016 Board Room, Estes Park Town Hall of our development will occur in the future. Director Chilcott stated the proposed code amendment is in line with the policies and intent of Estes Valley Comprehensive Plan, and would encourage redevelopment in the Estes Valley. Director Chilcott stated staff did not see any disadvantages with this code amendment. Public Comment None. Staff and Commission Discussion None. It was moved and seconded (Hills/Murphree) to recommend approval of the proposed amendment to the Estes Valley Development Code relating to density regulations for residential and accommodation units to the Town Board and County Commissioners and the motion passed unanimously with one absent. 5. PROPOSED AMENDMENT TO THE ESTES VALLEY DEVELOPMENT CODE & ESTES PARK MUNICIPAL CODE RELATING TO VACATION HOME RENTALS Chair Hull stated the Board would only be dealing with rentals of eight persons or less, and rentals for nine or more would be addressed after Larimer County task force has made recommendations. Planner Kleisler stated that the Planning Commission, Town Board, and Larimer County have had a long conversation about this topic over the last year, including four public forums. This is the third Planning Commission hearing on this issue. The Town Board and County Commission requested the Planning Commission look at the ordinance suggested at the February meeting recommend approval or denial of such an ordinance. This is a continuation of the February hearing. It would apply to the entire Estes Valley. Section 5.1.B of EVDC regulates bed & breakfast inns and vacation home rentals within the Estes Valley. It begins with general applicable standards which apply to both bed & breakfast inns and vacation home rentals. Some of the proposed changes clean up wordage to give each ordinance a title. The Planning Commission did not opt to not expand the area of where a local contact can reside; they need to be within the Estes Valley within 30 minutes of the rental property. Violations is a new section which points to existing remedies provided within the code. One clear feedback received is the need for more enforcement, particularly of current regulations. There has been discussion of some type of review or hold on a license on an annual basis during renewal, if violations are attached to that property. The Planning Commission also expressed a desire to not have to wait to the end of the year to resolve some of the issues in regards to licenses. At any particular time, with the assistance of the Town attorney, the code compliance officer can site a property into court for violations allowing for revocation of the license. At any time, the decision-making body may revoke the Annual RECORD OF PROCEEDINGS Estes Valley Planning Commission March 15, 2016 Board Room, Estes Park Town Hall Operating Permit for twelve months in accordance with section 12.4.A.2 of the EVDC. In this case, the decision-making body would be staff. If these changes are approved, a appeals process (to the Planning Commission) needs to be added. As is currently written, appeals go to the Board of Adjustment. Staff is not limited to the two revisions so far described in dealing with violations. They can use any of the remedies in chapter 12 of the EVDC. There was some discussion by staff and the Commission about term of revocation of the license. Section 5.1.B.1.c discusses some operational restrictions in regards to residential character. The proposed amendment adds implementing quiet hours for outdoor hot tub use. Director Chilcott commented on residential character. She is concerned about enforceability. A general rule is that if it is something extremely objective it is enforceable. It is important to recognize there are some sections of proposed code regulations that are more subjective and they will be more difficult to enforce. For example, the statement on residential character is subjective and could be difficult to determine if a violation has occurred. Attorney White clarified that you are allowing the vacation home rental use in residential zone areas. The vacation home rental use is allowed in one section, and this section states it must fall in line with residential use. It makes it difficult to enforce. This language is from the first attempt at regulating vacation home rentals and they are now doing a better job of categorizing the objectionable aspects that hadn't been done at the start. Planner Kleisler described the proposed section 5.1.B.1.d requiring a notice posted on site listing specific requirements/restrictions for renters including but not limited to; property line boundaries so they don't trespass on adjacent properties; address for emergency responders; name and number of the local contact; the max number of occupants and vehicles allowed at the site; safety information such as gas/water shutoff; etc. Staff is working to craft a template that can be adjusted to a specific rental in plain language. Director Chilcott had a question for Attorney White. If additional items are identified that should be added to the notice, would it be better to have this list as part of staff policy or to require additional code amendments? Attorney White stated that they can be added either way. Commissioner Moon stated he doesn't understand why a requirement on exterior lighting is present. It is a code compliance issue for property owners and not the renters. Discussion occurred about guests not understanding the dark sky standards in the Estes Valley and the need to inform them. Planner Kleisler would provide user friendly language to remind guests to shut off exterior lights. In close quarters, some exterior lighting illuminates adjacent properties. Even if it is an older cabin whose lights do not comply with current code, they still need to turn off the lights. This would not force property owners to change their lighting to comply with current standards, only to encourage compliance with the dark sky ordinance. RECORD OF PROCEEDINGS Estes Valley Planning Commission March 15, 2016 Board Room, Estes Park Town Hall Commissioner Schneider asked about including the location of other safety equipment with the location of fire extinguishers, defibrillators, first aid kits, etc. Director Chilcott explained it may be easier to make the code simpler and easier to understand by writing policy that spells out the requirements of the list. The Commission could consider that option. The code could just state that information shall be provided that contains property owner information, development code requirements, etc. It would be more general. Discussion included but was not limited to: • Concern over how that would relate to the violation process. • Concern over whether Town and Larimer County would be held to the same standard if part of the requirements are Town policy, not Estes Valley Development Code. • If these requirements are listed in the EVDC as it is currently proposed, if the notice misses an item it would be considered a code violation. • The Commission wants the items listed in the code and as specific as can be made to lessen confusion by the guests. • Fire extinguishers are not required in residential dwellings. A posting stating "Fire Extinguishers: None" would be in compliance. • Discussion of where fire extinguishers are required. • The Larimer County task force may provide more direction on this. • Including fire extinguishers on the list may remind property owners it would be a good idea to have one. • Where fire extinguishers appear on the list, perhaps with the gas/water shutoff. Planner Kleisler stated local contact information will include license and permit number to ease the code compliance process. Neighbor notification would be required for all existing and new vacation home rentals. Either at the time of the initial permit or sometime this year for existing vacation rentals there needs to be a courtesy mailing to neighbors within 100 feet stating the name of the local contact person. This is not opening up the opportunity to question the property owners. It is meant to make it easier for neighbors to know who to call if there are issues with the vacation rental property. The contact information for a property is public information; however, providing a courtesy mailing will make it easier to access the information. Planner Kleisler stated they've been attempting to address number of bedrooms listed versus number of bedrooms advertised during the annual licensing process. Staff checks the Larimer County records to determine if the number of bedrooms stated in the license match the number of bedrooms in the County Assessor's records. No on-site bedroom inspections are taking place at this time. The Town Board could decide to adopt the dwelling life safety survey allowing for building code inspection of vacation rentals. It is his understanding the Board of Appeals is recommending that the Town Board postpone the adoption of that local amendment to the International Property Maintenance Code. RECORD OF PROCEEDINGS Estes Valley Planning Commission March 15, 2016 Board Room, Estes Park Town Hall Planning Kleisler stated that the changes to licensing fees is allowing them to hire additional staff to allow for additional customer service. If this ordinance passes, staff will provide a welcome packet to new vacation rental properties. The packet will include the list of notices and other information specific for that rental, e.g. courtesy mailing materials, etc. Commissioner Moon wanted clarity about the Town heading in the direction of no inspections for vacation rental homes. There are lot of safety requirements that would be expected in an accommodations property (smoke detectors), and currently there is no way in the code to ensure that these things are present in a vacation rental. He feels that a compliance inspection would not force the property to upgrade to code on most issues, and there is no way to enforce that. The exceptions being the items required by state law (CO detectors, smoke detectors, etc.). Planner Kleisler stated there was discussion from last month's meeting regarding parking standards. Public comment indicated they wanted to create a new, more viable standard. Currently vacation rentals are allowed no more than three vehicles at the site. Current vacation home owners requested that the same parking standards that apply to all residential zone districts apply to vacation homes in those zone districts. One exception would be the prohibition of on-street parking. Staff recommends that the on-street parking prohibition remain in place. Planner Kleisler stated he spoke with the Town Attorney and other parties regarding resort cabins. There is confusion over this issue. For example the Black Canyon Inn properties being constructed may have full-time owners or short-term renters. Code does not allow that in the A zone district. There is confusion over why this is allowed in A-1 and not the A zone districts. The initial intent was to encourage vacation home rentals in the A-1 zone district and promote only high intensity use in the A zone district. Market demand is increasing toward the low intensity vacation home. Staff recommends allowing short-term rentals in the A— Accommodation zone district to remove the confusion. Planner Kleisler stated that some of the proposed amendments are to clean up the language. Staff is deleting reference to a vacation rental being allowed as an accessory use in residential zones. They are currently allowed as a principal use. If it is allowed as a principal use, it is allowed as an accessory use. This does not impact any of the standards. Planner Kleisler stated that section 12.7 deals with enforcement procedures. Town Attorney White recommended that language be added to allow the local contact to receive the written notice of violation. Currently the code requires code compliance officers to give property owners 15 days to correct the violation unless it is an emergency matter. That makes it difficult to address an issue when the renters are in and out in less than that time. Staff recommends changing the existing 15-day notice from a requirement to an option, by changing the wording from shall to may. RECORD OF PROCEEDINGS Estes Valley Planning Commission March 15, 2016 Board Room, Estes Park Town Hall Planner Kleisler stated at today's study session, the Planning Commission discussed at length about placing a potential cap on the annual permits in the Estes Valley. They recommend adopting a cap of 10% of housing units, which is 749 housing units in the Estes Valley. If the cap is reached, there are two options: (1) Staff could begin a waitlist or, (2) Town Board could increase that cap, probably at the recommendation of the Planning Commission. There are an estimated 500 or so vacation rentals in the Estes Valley, both licensed and unlicensed. Staff and Commission Discussion Discussion included but was not limited to: • The Board believed that the 10% cap was to be reviewed annually, not just when we've reached the limit. • As a percentage, the number of the cap will change continually as the number of homes in Estes Valley changes as development occurs. • Attorney White felt that the Board needs to set a number representing the cap in the number of vacation rental licenses. It can be difficult to define a "housing unit" and a percentage changes the actual number of allowed licenses all the time. There needs to be an actual number that staff can act upon. He suggested picking a number based on the data provided and add language about reviewing that every year to see if that 10% remains appropriate. • Looking at the data they could just say 750 vacation rentals for now and reexamine it next year. • Census data gets updated every few years and occurs on a regular basis. • Commissioner Moon suggested using the electric meter count as a means of tracking the number of homes in Estes Valley. The utilities department would know which meters are being charged commercial vs residential rates. He hoped that when they come back to this they can have a better, crisper definition of the numbers involved. Public Comment Chair Hull opened the floor to public comment. She reminded the public that they currently only accepting comments on vacation rentals of parties of eight persons or less. She stated that over the last month, people approached her to state that they feel criminalized by the establishment of all of these rules. Chair Hull clarified that rules criminalize you only when you break them and that they exist for a reason. Johanna Darden/local resident: She urges a cap be placed on the number of vacation rentals, and it be a specific number (i.e. her hope would be 600 total), not a percentage. Her concern is a change in neighborhoods and their character and quality of life for permanent residents and long-term renters. Short-term renters do not come with a sense of community. People who have applied for licenses under the law should be included under the cap. Those who have disobeyed the law and are currently operating illegally should not be brought under the cap. If there are licenses remaining under the cap other vacation rental property owners RECORD OF PROCEEDINGS Estes Valley Planning Commission 10 March 15, 2016 Board Room, Estes Park Town Hall should be considered under a first come, first served basis. Enforcement should be taken seriously. Eric Blackhurst/local resident: He does not have or manage any vacation rental properties, but it is an economic fact of our community. He believes the Board has been placed in a difficult situation. It is a diverse, unique industry. It is an industry unique to the destination and it is almost impossible to regulate. There are two different sets of standards, long-term rentals versus short-term rentals. There are issues of legal protection. Property owners have a different standard versus vacation renters. It is an impossible task to regulate, particularly when authorized by covenants or when property is purchased specifically in areas allowed for vacation rental properties. Where do long-term renters and second homeowners fit into this? Are they going to be regulated to the same standards as vacation rentals? When does it make sense to regulate this industry that varies so much even from subdivision to subdivision? How do you know if a violation has been responded to within 30 minutes? It could be dealt with over the phone in which case the local contact doesn't really need to be within that 30-minute drive time. How do we know what the violation is? Is it a violation or a complaint? Can the authority in charge revoke a license on a compliant versus an actual violation? Twelve months on a violation is a long time. The penalty for selling liquor to a minor is a 15-day suspension of the liquor license. Registered sex offenders are not required to notify neighbors. These proposed regulations make vacation rentals more onerous than a pedophile. He urged the Commission to be cautious in what you recommend to the governing bodies because you are placed in a very untenable position on an industry that is extremely difficult to regulate and has had very few complaints. Holly Moore/local resident: She shared some of Eric's concerns and those in the community. She was concerned about the balance between vacation homes and residential properties. Her primary concerns are with enforcement. This is a difficult situation and very complicated. The Board needs to look at different ways of regulation than what has been suggested so far. What are the consequences on a property owner that has a vacation rental without a license and how to we identify that person? The proposed amendment says that staff can withhold a license until the violation is corrected, but some things can be corrected almost immediately. In regards to withholding the license for 12 months, what constitutes a violation? She is concerned that it would be enforced on one complaint versus a pattern of complaints. A pattern implies the owner needs correction. Her biggest concern is how do we know who is doing this and who is not doing this and how do we control that? Chair Hull stated that during the study session they brought up the issues raised by the last speaker. They'd talked about the possibility of a point system attached to the severity of the violation. They discussed the potential of a website where violations could be recorded. The Commission is trying to determine a process to track violations. RECORD OF PROCEEDINGS Estes Valley Planning Commission 11 March 15, 2016 Board Room, Estes Park Town Hall Ed Peterson/representing Estes Park Vacation Rental Owner's Association: They want to be solution oriented. They understand there can be issues and want to solve those issues in an amicable way. He does not believe there are as many issues as have been addressed but understands the need for planning for problems that may occur. Posting a violation is an option, but if you are not at your rental for a couple of weeks you might not be aware. He stated the issues are being made out to be bigger than they really are. His group shared vacation home rental information from Salt Lake City and Lake Tahoe, who have mastered this over the years. These cities are larger but have similar demographics. Staff has not referred to these recommendations. Staff has spent thousands of dollars researching and hiring people to come in to run meetings. It is unconscionable. It is time to slow down and figure out a plan that makes sense for everybody. Rebecca Urquhart/town resident: Everyone has said that we need more enforcement. She does not believe that full-time and short-term residents should be treated the same way. A resident can be talked to and is unlikely to engage in undesirable behavior night after night. If they do there are methods to address that under the law. That happens with short-term renters. She is concerned that the code offers only one remedy if there is a confirmed and proven violation. She has lived in two different neighborhoods. She or her neighbors have filed 20-25 complaints, but not one violation has been found. The Town has never found a violation since this code was adopted, outside of not having a license. A violation will never be proven and end up resulting in enforcement. She has collected recordings and data about vacation rental violations. She believes the police do not even put it into the record that they have been called. She was told that what she has collected is not evidence. The owners are almost never informed that there were issues. She filed 17 complaints about the property adjacent to her and the owners were informed only twice. We need something with teeth to it. Someone who calls multiple times should not be ignored. A point system might work. She's called the property manager without success. How do you prove that you've taken the necessary steps if the other side claims innocence? We need something more than a verified complaint that has a remedy. We need a way to actually take action; otherwise, it is business as usual for the people with vacation rentals. She would suggest having a standard, such as excessive undisputed complaints instead of proven violation. She is concerned over the discretionary language that is in the code. Ed Peterson: He agreed with Ms. Urquhart about fines and revocation of licenses. He was supportive of issuing enforcement tickets on the spot to the violators causing the problems, similar to getting a ticket for a traffic violation. If the violations continue, the owner should be fined as well. Something needs to be done to address the issue beyond revoking the license. He thinks we need something that addresses the issue directly. Bill Urquhart/town resident: He thought the study session was amazing today. He thought Commissioner Moon's idea of using the internet to handle communication was great. We can generate data out of it. When he was first involved with this issue he was head of an HOA with RECORD OF PROCEEDINGS Estes Valley Planning Commission 12 March 15, 2016 Board Room, Estes Park Town Hall covenants against rentals of less than two weeks. Procedurally, it became really difficult to enforce and he reached out to the Town for help. One particular owner was telling neighbors that everybody was friends and family. He wonders if the staff will have a right to audit. As a neighbor, you have no idea who is in the property. What rules should apply to them? If you advertise that you are renting short-term should the presumption be that guests are short- term renters? He is trying to look at it from a resident's standpoint not as a theoretical exercise. He couldn't agree more with Mr. Peterson. Rolling in and revoking the license is a heavy move. If you can do fines or something smaller, then you avoid going to the top level of penalty out the gate. Revoking a license is a severe penalty and may create reluctance to use that penalty. At the study session it was mentioned licensed vacation rentals make up 4.7% of housing units in Estes Valley. Less then 10% of noise violations were out of vacation rentals. The conclusion was that noise was a low problem for vacation rentals. On a relative basis it could be twice as high. The data does not support the conclusion, in his opinion. It may make sense to specify when the 15-day period should be applied for code violations (weeds, etc.). Most renters will only be there for 2-3 nights. A website is a step in the right direction. The neighbor has only one right currently, to make a complaint and submit evidence. They have no right to follow-up on their complaint. They aren't even a party in a continuing dispute. There is no right to appeal or to a hearing (the neighbor doesn't have the right to attend or be notified even if the rental owner must attend a hearing due to the complaint). "In theory there is no difference between theory and practice. In practice there often is." The enforcement issue is very difficult. What is evidence? What is enforcement on a practical matter? What is a foundation we can expect? What happens here will be followed by the task force on larger homes. It is disheartening that no inspection for health and safety is being recommended. For the town to issue commercial licenses without taking any effort to physically inspect even for just carbon monoxide detectors is pretty risky. He provided the case where he filed a series of complaints (two years ago) with the Town. Unknown to them a hearing had taken place in late 2013. It was determined there was no violation and no evidence was officially made by the Town (March 2014). He was told by the Town attorney they had no right of standing, right of appeal (April 2014), and the Colorado administrative procedure act does not apply. Bob Leavitt/Carriage Hills: He looked through the database of permits and licenses and noticed that a lot of licenses do not have a local contact. How do we ensure that we do have a local contact? Many regulations depend on having a local contact. It is time to put this information online. Neighbors would be able to reach out to the owner even if the owner lives out of state. Many of the owners are oblivious that there is a problem. Most neighbors don't know who to call. When we have fire restrictions, it would be good to get that info out to everybody especially vacation renters, so they know open fires and fireworks are illegal. Not having any way to inspect homes for code compliance really will be a problem. He cncouraged the Commissioners to send something to Town Board saying that we really need it. RECORD OF PROCEEDINGS Estes Valley Planning Commission 13 March 15, 2016 Board Room, Estes Park Town Hall Johanna Darden: There are other violations that the sound ordinance does not take into consideration, e.g. bass vibrations. She hoped that something will be added to the suggestions to deal with those kinds of issues as well. Greg Perrotto/town resident: He is the owner of four vacation rentals. He has hosted family reunions for the past eight years. He is very involved with his rentals and is concerned about the thirty-minute response time. He is 45 minutes away, but when he gets a call he responds immediately. He has a great rapport with his neighbors. He thinks something else needs to be considered for the contact person. He prefers to be completely involved in his rentals. He is concerned that some vacation rental owners will be regulated out of business. Some of the regulations are completely overboard. He thinks spot fines are hitting the nail on the head. It deals directly with the problem. Follow-through should include notification of the violation to the property owner. Signage is good. He is strict on his policies. He has not rented to people if he was concerned there could be issues. He believes these notifications should be short and sweet and clearly show that they are requirements for the Town of Estes Park. The regulations will be ignored if they take too long to read. Seth Smith/Ponderosa Realty and Management: He is both a real estate and vacation rental manager. He talked about the GuestStream software used to manage multiple properties online that was brought up in the study session. One of the things that is lost is how adversely the cap would affect Town. We don't know how many rental properties we have now. The goal is to have compliance. He does not think the cap gets to that goal. It is arbitrary to limit something we don't have a full handle on. He doesn't believe the Planning Commission has enough information to set a cap. His business has an online database of every rental property and online marketing that shows when it is vacant. We open these properties up to crime by showing where these properties are and indicating when these properties are vacant. He is in the middle of every transaction that happens in his business (owner, guest, him). They send a four-page letter to the guests. Most don't read it. He stated the notices in the rentals should be brief, listing the most important items, making it clear that these are regulations put in place by the Town. Jane Livingstone/town resident: This is an incredible task before the Commission. Compliance is the main issue, and it needs to be addressed with the guests that are misbehaving. If they know they are going to get a ticket or pay a fine, it matters. This is different than threatening to withhold a deposit. Her vacation rental owner group has proposed a process for enforcement and the license that is similar to the liquor license in Town. The liquor license has layers for violations and increasing fines. It is something that warrants further discussion on all sides. It is important we get this right. We had been on a path of what we could agree on. Now we are back to going back and forth on this issue. She would like to see balance and harmony come to this process. Last September, she did a calculation on the financial impact of vacation rentals in Estes Park. She used an economic study from 2011 and did some extrapolation. She figured that guests conservatively spend $27 million in local small RECORD OF PROCEEDINGS Estes Valley Planning Commission 14 March 15, 2016 Board Room, Estes Park Town Hall businesses. That is not counting lodging, taxes or the people who are employed to service the guests. Over-regulating and decreasing their number will hurt those small businesses. It is painful to watch them lose their small business. Think about this on a broad spectrum and think about the broad impact of how it will affect the Town now and in the future. Holly Moore/town resident: She believes the 10% cap is not relevant to the regulation and the problems that occur in the community. It is more about creating a balance between residential and vacation accommodations. Right now that balance is beyond unhealthy. We rely heavily on the tourist dollar and are dangerously close to damaging it. Economy runs on people power. We can't attract the people who will support a year-round economy if we are expecting them to live out of a car. She is on the verge of losing her long-term rental because the owner is considering making it a vacation rental. She supported having a cap on the number of vacation home rentals. With careful and considered application of enforcement and regulation we can achieve that balance and prosper with both a year-round economy and be a prime and desirable vacation destination. We can't provide the services that people expect when they visit here if we don't have people who live here full-time. Mary Murphy/county resident: She is a local realtor in town. This is an issue of enforcement. If we had a compliance officer that worked weekends and evenings that would solve a lot of the problems that have been discussed. This Commission is dealing with enforcement and how we are dealing with vacation rentals going to the future. She stated her main concerns are that there is too much on the plate. She does not know if there is any other action where a business or person can be disqualified in their business based on someone else's actions. Selling to a minor is something the liquor store has control over, but a vacation rental owner doesn't have control over a renter. It is appropriate to deal with that renter, but it is not fair to punish the homeowner later on down the line. Punishing the property owner for the renter's actions are two separate things. Fred Mares/town resident: He thanked the Commissioners for their hard work on this topic. Enforcement is a big deal. If current enforcement was effective we wouldn't be talking this. A lot of issues being discussed are outside this Board's purview. At the study session, Commissioner Moon presented a website data collection and distribution system that would provide a database for everyone concerned (neighbors, owners, managers). People have been sharing what they feel is happening or their fears about what may happen. The Town doesn't have firm numbers. We are governing based on what it feels like, not to the data. Along with recommendations on code changes, he requests the Commissioners send a list of the ancillary issues to the County Commissioners and the Town Board, so everybody can understand how the pieces fit together. It can be difficult to get everybody to sit down and talk about their piece of the issue. There have been pros and cons on the cap on the number of licenses. There needs to be a defensible rational for having a limit. He's heard reasons to have and not have a limit. He believes the reason we need some kind of cap is because we don't know what is going on. Vacation rentals is an industry that is growing nationwide in double digits. Because RECORD OF PROCEEDINGS Estes Valley Planning Commission 15 March 15, 2016 Board Room, Estes Park Town Hall the Town and County have chosen to not enforce anything on the books, we have no idea of what has been going on in the past. We need some kind of limit until we know what we are really dealing with. Mr. Mares recommended a time period of more than a year to reevaluate the cap, if one is put into place. All of what is being proposed is not in place yet. We do not know in a year where that number should be moved to. We need to collect data and start assessing where we are and where we want to be. He suggested moving it to two or three years between assessments. He agreed with Attorney White's comments. He is concerned with attaching a percentage to the number of dwellings in town, and would recommend using a hard number. He thought using 500 for the cap is a good place to start, but may be too low. If there is a limit, it creates an incentive to be license and stayed licensed. This industry will start to have a reason to be self-policing when they haven't been. He questioned how effective the new enforcement process would be, and what impacts there would be to workforce housing. What do you say to a family looking for a nice neighborhood for raising kids that doesn't compete with tourism? We have no control over what goes on in our neighborhoods. We are having to build more housing for workforce. We shouldn't be taking residences away on one hand and paying to replace them on the other. Kenneth Arnold/town resident: He is on the Estes Area Lodging Association board. They are very inclusive with all businesses including vacation rentals. As we grow this is an important issue. He believes communication with his guests coming in is so important. He is his own code enforcement officer. It is important that we educate these people about the rules and enforce those rules. If you don't enforce the rules, it creates upset guests who don't understand why someone is being allowed to break those rules. We need code enforcement & fines with teeth. His main concern is noise. If one of the neighboring properties is noisy he has numbers to call and they would respond because they also don't want a noisy party disturbing the rest of their guests. He wants to have important rules and have them enforced. Loosen up on the rules that aren't so important. Jenny Hutchinson/county resident: She was forced into long-term rental after losing her home in 2008. She used to live in a historic neighborhood near Spruce and Lawn Lane with 10 properties that have all become vacation rentals now. It is a form of abuse when you have vacation rentals next door to you that aren't in compliance. You don't know how it feels until it happens to you. She read a list of posts on the Estes Park Housing Facebook page. The posts were from a span of less than a week. The posts are all listings of people that are looking for homes/rentals in Estes Park and their difficulty in finding such. Public comment closed. Chair Hull called for a five-minute recess. Staff and Commission Discussion None. RECORD OF PROCEEDINGS Estes Valley Planning Commission 16 March 15, 2016 Board Room, Estes Park Town Hall It was moved and seconded (Hills/White) to recommend approval of the code amendments as presented to the Estes Park Town Board of Trustees and the Larimer County Board of County Commissioners with the findings that the amendments comply with the EVDC standard for review for text amendments, and the motion passed unanimously with one a bsent. There was discussion by the Commissioners on whether we have the necessary data to impose a fixed number as a cap. The argument was that we needed to set the precedent today that there will be a cap. The current suggestion is far enough ahead that it does not impose on business opportunities while we gather data for a more accurate number. It was moved and seconded (Moon/Hills) to recommend approval to the Estes Park Town Board of Trustees and the Larimer County Board of County Commissioners to establish a maximum limit of 700 on the annual operating license/permits issued for vacation rentals in the Estes Valley, and to recommend that the Planning Commission revisit the issue in a year to recommend changes to the cap, and the motion passed 5-1 with one absent. Commissioner Murphree voted against the motion. There was discussion by the Commission on the issue of compliance inspections. They could recommend the Town Board seriously consider compliance inspections (for safety, fire extinguishers, carbon monoxide detectors, smoke detectors, bedrooms). Attorney White stated the current proposal for inspections is a local amendment to the International Property Maintenance Code, created at the direction of the Town Board. It was stated that the Board of Appeals is recommending not to include the vacation rental provisions. It would be appropriate that this Commission convey their desire through their chair that it be included in the adoption of the International Building Codes before the March 22n d meeting, as adoption of the building codes is on the agenda at that time. It was moved and seconded (Moon/White) to authorize the chairperson of the Planning Commission to convey to the Town Board the recommendation of the Planning Commission that the inspection language in the International Property Maintenance Code be included as a local amendment to ensure the inspection of vacation rentals for basic life safety requirements, and the motion passed unanimously with one absent. Commissioner Schneider stated that public comment indicated that we needed something to punish the renter. We can't just punish the owners for what occurs on a nightly basis. Attorney White stated that was already present in the code through noise and trespassing ordinances. The thing to remember is that enforcement is not easy. When you have enforcement you have to be willing to go to court. Everybody has the right to contest the enforcement action. You have the right to go all the way through the system before you are required to pay the fine. The trespass ordinance is the easy one. The noise ordinance has RECORD OF PROCEEDINGS Estes Valley Planning Commission 17 March 15, 2016 Board Room, Estes Park Town Hall some problems and is being redrafted right now. He reminded the Commission that with the Town there is limited jurisdiction with the Town Municipal Court. If they live out of state, they don't have to do anything with the ticket. If it is a local person we have some ability, but what can actually be done is limited. Larimer County is even more limited, as it doesn't have any powers with a court. Enforcement is a complex issue. He hopes staff for both the County and the Town can focus on enforcement and have a positive impact. Discussion included but was not limited to: • Commissioner White stated that some property owners are already addressing the issue of enforcement on the renters by including their own punishments for violations within the rental agreements providing their own self-policing. • Commissioner Murphree recommended that a list be created of individuals who have violated rental agreements in the past that all vacation rental owners can refer to and prevent those problem renters from renting again in Estes Park. • Comment from the audience was that vacation rental owners need help from the police. If they receive a ticket from the police, most renters will pay the fine and alter their behavior. They don't have to be told that they don't have to pay the fine if they live out of state. Planner Kleisler stated that there was one request that had not be discussed by the Commission today. It is more of an administrative item. Some individuals have requested that there be an online map with contact information for rentals and license number. It has been requested numerous times. There have also been concerns for safety in having that information be available, even though there are websites out there that do that now. The Commissioners could recommend the Town Board direct the staff to create such an item. It is not something that staff would do without such direction given the concerns expressed. Discussion included but was not limited to: We don't yet know the issues with releasing information online. There are a lot of privacy concerns. This goes back to the comments that this is more criminal than what we expect from a sex offender. Our intent is not to punish vacation home owners. There is no way the Commissioners can address every issue related to vacation rentals. We need to first focus on the basics. If we do this correctly, Estes Park could be the flagship of how to handle vacation rentals for Colorado. The Commissioners feel their hands are somewhat tied until recommendations come back from the Larimer County task force. The Board hopes that the public expresses their concerns and participates with the Larimer County task force. April 4th is the application deadline to apply to be on the task force. 6. REPORTS RECORD OF PROCEEDINGS Estes Valley Planning Commission 18 March 15, 2016 Board Room, Estes Park Town Hall A. Director Chilcott reported that the Estes Valley Board of Adjustment approved the height, river setback, and exterior lighting variance requests for the Rocky Mountain Performing Arts Center on February 22 nd, 2016. B. Director Chilcott reported that CBO Birchfield gave an update to the Town Board of Trustees regarding the 2015 International Building Codes with local amendments. C. Director Chilcott reported that the Larimer County Board of County Commissioners are in the process of creating a vacation home rental task force. They will be conducting a joint teleconference call in mid-April to appoint that task force. D. Director Chilcott reported on the following flood recovery and mitigation updates: a. Environmental Planner Kurtz reported that a public meeting was held on March 4th, which was well attended and is available for viewing online at www.estes.org/flood recovery. More outreach meetings and materials are planned. b. Environmental Planner Kurtz reported that the Hydroplant Bank Stabilization project has completed phase I with a focus on fish habitat, healthy stream and bank stabilization. c. Environmental Planner Kurtz reported the Town is starting a hydrology study of the Big Thompson River, Fall River, Black Canyon Creek and Dry Gulch and hoping for results in June. d. Environmental Planner Kurtz reported the United States Army Corps of Engineers/Silver Jackets program will be conducting a study relating to flood proofing in the downtown area. This is at no cost to the Town. e. Director Chilcott reported this is Planner Kleisler's last Planning Commission meeting. He is leaving his position here to work as a Planner for the City of Loveland. His last day is March 31st. We will miss him very much, and wish him well. There being no further business, Chair Hull adjourned the meeting at 4:37 p.m. Betty Hull, Chair Victoria Webb, Recording Secretary ESTES VALLEY PLANNING COMMISSION MEETING DATE & LOCATION: April 19, 2016, 1:30 PM; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST: This is a Boundary Line Adjustment application and Re- zoning request for two parcels located north of Mary’s Lake Road. This request would adjust the common property line between two parcels as well as re-zone both properties to E-Estate. STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC) and Estes Valley Comprehensive Plan; and 2. Provide a recommendation to the Planning Commission LOCATION: Located at the northwest intersection of Mary’s Lake Road and Peak View Drive, within the unincorporated Estes Valley OWNER/APPLICANT: George H Voeks Trust, Stephanie Rauk, Trustree CONSULTANT/ENGINEER: Primary Contact: Joe Coop, Van Horn Engineering STAFF CONTACT: Audem Gonzales, Planner I PROJECT DESCRIPTION/BACKGROUND: This report describes a request to adjust a boundary line between two parcels and re-zone both to E-Estate. The end result will be two legal lots both entirely zoned E-Estate. In August 2010, a Separate Lot Determination was made by Community Development Staff concluding that the north parcel was not considered a legal lot for the purposes of development. In August of 2015, a second determination request was made by the applicant and again staff concluded the north parcel was not a legal lot. The applicant appealed this determination. The appeal was heard at the December 21, 2015 Board of County Commissioners meeting. The Board asked the applicant to come forward with the appropriate applications to accomplish their goal of creating two equally sized lots. It was implied if they did so, then the commission would be inclined to uphold the appeal which would make the north parcel a legal lot and eligible for a Boundary Line Adjustment. If the appeal is not upheld on May 16, 2016, the parcels will not be eligible for a Boundary Line Adjustment. Subdivision Review (§3.9): The purpose of the subdivision review process is to ensure compliance with the subdivision standards and provisions of this Code, Voeks Boundary Line Adjustment and Re-zoning Estes Park Community Development Department, Planning Division Room 230, Town Hall, 170 MacGregor Avenue PO Box 1200, Estes Park, CO 80517 Phone: 970-577-3721 Fax: 970-586-0249 www.estes.org Estes Valley Planning Commission, April 19, 2016 Page 2 of 7 Voeks Boundary Line Adjustment and Re-zoning while encouraging quality development in the Estes Valley reflective of the goals, policies and objectives found in the Comprehensive Plan. 1. Boundary Line Adjustment applications are considered a Minor Subdivision for review purposes. Decision Making Body: Board of County Commissioners 2. Code Amendment (Re-zoning) Decision Making Body: Board of County Commissioners Minor Modification (§3.7): The EVPC may grant a Minor Modification up to a maximum of 25% from certain zone district standards, provided that the Commission finds that such a modification advances the goals and purposes of the EVDC, and either results in less visual impact or more effective environmental or open space preservation, or relieves practical difficulties in developing a site. 1. Decision Making Body: Estes Valley Planning Commission SITE DATEA TABLE: Surveyor: Van Horn Engineering (Lonnie Sheldon) Parcel Number: 34022-00-053 & 34022- 00-066 Development Area: Approx. 0.875 acres Existing Land Use: Undeveloped Proposed Land Use: Single-family lots Zoning Designation: E Estate, 0.5-acre minimum lot size) and E-1, 1-acre minimum Proposed Zoning: E Estate, 0.437 acres for each new lot Adjacent Zoning: East: E Estate North: E Estate West: RE Rural Estate South: A Accommodations Adjacent Land Uses: East: Single-family residential North: Single-family residential West: Single-family residential South: Undeveloped Services: Water: None, proposed well Sewer: None, proposed UTSD PUBLIC COMMENTS: In accordance with the notice requirements in the Estes Valley Development Code, legal notices were published in the Estes Park Trail- Gazette. Typical mailings include a 500-foot radius. As of April 5, 2016, no formal written comments have been received for this application package. Written comments will be posted to www.estes.org/currentapplications if received after April 5th and summarized in the staff presentation. REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. No significant issues or Estes Valley Planning Commission, April 19, 2016 Page 3 of 7 Voeks Boundary Line Adjustment and Re-zoning concerns have been expressed by reviewing agencies. Memos and emails are included as part of this staff report. x Estes Valley Fire Protection District memo dated March 1, 2016 x Upper Thompson Sanitation District memo dated March 2, 2016 STAFF REVIEW: Present Situation: The subject properties are currently not developed. The north parcel is not designated as a legal lot currently and cannot be developed. The applicant owns both parcels. The north parcel is zoned E-Estate and the south parcel is zoned E-1 Estate. There is an existing private drive, Little Prospect Drive, at the north end of the subject area. A Town of Estes Park transmission line and cable line run north of the subject parcels. There is an existing designated right of way easement for light and power across the properties. There is an existing 15’ sewer easement on the south parcel. The private water system for Little Prospect Estates is currently over capacity and not available to connect into due to outdated pipes. Proposal: Adjust the boundary lines between the two parcels to create two new legal lots, each at 0.437 acres in size. Re-zone both newly configured lots to E- Estate. The proposal includes granting direct access to the two new lots via Little Prospect Drive. This driveway is accessed from Peak View Drive. Since the private water system is unavailable to connect into, the options would be to tie into the Town of Estes Park water system, which would involve extending water mains and procuring easements. The other option would be to drill wells, which staff would be in support of since the lots cannot tie into the system they are currently part of. Subdivision: §3.9.E: All subdivisions must demonstrate compliance with the standards and criteria set forth in Chapter 10 “Subdivision Standards,” and all other applicable provisions of this Code. Section 10.5.B.1 Compliance with Zoning Requirements requires subdivisions comply with Zoning Development Standards outlined in Chapter 4. Residential Zoning Districts: Section 4.3.C.4 Table 4-2 Base Densities and Dimensional Standards Residential Zoning Districts requires certain minimum lot standards for any lot within a specific district. Specific standards for the E district include: ¾ Minimum lot area of .5 acres. Estes Valley Planning Commission, April 19, 2016 Page 4 of 7 Voeks Boundary Line Adjustment and Re-zoning ¾ Minimum front setback 15 feet, side 10 feet, rear 15 feet. Currently, the two separate parcels do not meet EVDC requirements for .5 acres and 1 acre per their current zoning. With the re-zoning request, the resulting lots would not be in conformance with lot area requirements for the E Estate district. Both lots would be 0.437 acres in size. Although not Code compliant, the lots would move further into conformance with the various codes. Grading and Site Disturbance Standards: The applicant asked for a waiver from establishing limits of disturbance and vegetation protection standards. Staff agrees with this request. Creating a limit of disturbance on the Preliminary Plat would greatly limit the developable area of proposed Lot 2. Utility Easements: The existing sewer easement on proposed Lot 2 shall remain to be dedicated on the Final Plat. The existing general easement for light and power shall also remain with the Final Plat. Although it is not graphically depicted, it is included as a general note on the plat. New public utility easements are dedicated with the Final Plat. Access: The existing 15’ access easement for Little Prospect Road shall remain on the Final Plat. Driveway Agreements: Staff is requiring a note to be placed on the plat map that the owner of either lot shall abide by any local road association or homeowner association for maintenance of Little Prospect Drive. Re-zoning: This is essentially a corrective re-zoning request. The south parcel was zoned as E-1 Estate during the 2000 valley-wide re-zoning, which is not consistent with the remainder of the subdivision. It was zoned to be a non- conforming lot in regards to size. This re-zoning request would also avoid split zoning the two lots if the Boundary Line Adjustment is approved. E Estate zoning is more in line with the proposed lot sizes vs. an E-1 (1-acre minimum) zoning. Comprehensive Plan: The site is located within the Beaver Point planning area, which includes a mix of single-family development, accommodation designations and commercial land uses. The Future Land Use Plan designates this area as E-1 Estate which has a 1-acre minimum. Staff has evaluated the proposed development for compliance with Community-Wide Policies set forth in Chapter Six of the comprehensive plan and has found no issues or conflict with this proposal. Minor Modification. The applicant has requested the following Minor Modification: Standard EVDC Section Decision-Making Body Reduced minimum lot size for the E-Estate Zone District (.5-acre minimum, proposed .437-acres) 4.3.4, Table 4-2 Planning Commission EVDC Section 4.3.4, Table 4-2 requires the following: Minimum Lot Area: E-Estate Zone District requires .5-acres Estes Valley Planning Commission, April 19, 2016 Page 5 of 7 Voeks Boundary Line Adjustment and Re-zoning The intent of the E zone district standards are to establish moderately dense single-family residential uses in areas that are convenient to services and the key highway corridors. District regulations permit single-family residential uses at densities of 2 dwelling units per acre, with a minimum lot area of one-half acre. The proposed Boundary Line Adjustment adjusts the boundary between two parcels with the result being two lots, each of .437-acres in size. Currently one parcel is 0.62-acres and the other is 0.255-acres. Both parcels do not meet the minimum lot size requirement for their zone districts. This Boundary Line Adjustment, Re-zoning request and Minor Modification would result in two lots zoned E-Estate with both parcels equaling 0.437-acres in size. Planning Commission may grant Minor Modifications up to 25% from general development and zone district standards, provided that the EVPC finds that such modification advances the goals and purposes of this Code and either results in less visual impact or more effective environmental or open space preservation, or relieves practical difficulties in developing a site. Staff finds that the intent in adjusting the boundary line would result in the smaller parcel coming closer into conformance with the zone district standards. This modification request would result in two legal non-conforming lots as both would not meet the minimum lot area standards. The level of non-conformity for the proposed lots is far less of a deviation from lot dimension standards than the current situation. STAFF FINDINGS: Based on the foregoing, staff finds: 1. This Boundary Line Adjustment application and Re-zoning request do not fall within the parameters of staff level review, and will be reviewed by the Estes Valley Planning Commission. The Planning Commission is the Recommending Body, the Board of County Commissioners is the Decision-Making Body. 2. The Minor Modification request does not fall within the parameters or staff level review, and will be reviewed by the Planning Commission. The Planning Commission is the Decision-Making Body. 3. This request has been submitted to all applicable reviewing agency staff for consideration and comment. All letters and memos submitted by reviewing staff, referred to in this staff report, are incorporated as staff findings. 4. Adjusting the boundary line and changing the configuration of the parcels would not compromise the intent of the original subdivision. It would bring the two parcels into further conformance in regards to lot area dimensions. 5. The re-zoning would reflect the new lot configuration. 6. Utility easements on the newly created lots will be recorded with the final plat. 7. Existing easements will remain to be dedicated on the final plat. Estes Valley Planning Commission, April 19, 2016 Page 6 of 7 Voeks Boundary Line Adjustment and Re-zoning RECOMMENDATION 1: Staff recommends APPROVAL of the proposed Re-zoning. No conditions of approval. SAMPLE MOTIONS: I move to recommend APPROVAL (or denial) of the Voeks Re-zoning, as described in the staff report, with the findings and conditions recommended by staff. (This is a Planning Commission recommendation to the Board of County Commissioners). RECOMMENDATION 2: Staff recommends APPROVAL of the proposed Minor Modification CONDITIONAL TO: 1. Board of County Commissioners granting the Separate Lot Determination Appeal, therefore designating the north parcel a legal lot making it eligible for a Boundary Line Adjustment 2. Approval of Boundary Line Adjustment SAMPLE MOTIONS: I move to APPROVE (or deny) the Voeks Minor Modification, as described in the staff report, with the findings and conditions recommended by staff. (This is a Planning Commission action) RECOMMENDATION 3: Staff recommends APPROVAL of the proposed Boundary Line Adjustment CONDITIONAL TO: 1. Board of County Commissioners granting the Separate Lot Determination Appeal, therefore designating the north parcel a legal lot making it eligible for a Boundary Line Adjustment 2. Approval of the Re-zoning request from E-1 to E-Estate 3. Label setbacks on Preliminary Plat 4. Add note to plat map that owner of Lot 1 or Lot 2 shall abide by any local road association or homeowners association maintenance regulations for Little Prospect Drive. SAMPLE MOTIONS: I move to recommend APPROVAL (or denial) of the Voeks Boundary Line Adjustment, as described in the staff report, with the findings and conditions recommended by staff. (This is a Planning Commission recommendation to the Board of County Commissioners). Estes Valley Planning Commission, April 19, 2016 Page 7 of 7 Voeks Boundary Line Adjustment and Re-zoning NOTICE: Within sixty (60) days of the Board’s approval of the plat application, the developer shall submit the plat for recording. If the plat is not submitted for recording within this sixty-day time period, the approval shall automatically lapse and be null and void. Attachments: 1. Vicinity Map 2. Zoning Map 3. Reviewing Agency Comments 4. Statement of Intent 5. Application 6. Preliminary Plat • ;ft) -11174:1:' I #- E OOP ":125 SHAD CT vsec• • \MARYS LAK Site Vicinity Map Pro'ect Name: Voeks Boundary Line Adjustment and Re-zoning Project Description: Adjust the boundary line between two parcels Geoge H Voeks Trust. Stephanie Pet itionerfs}' Rauk Trustee ESTES PARK COLORADO Town of Estes Park Community Development Vicinity Map in = 83 f MCI 0 40 80 Feet Printed: 4/5/2016 Created By: Audem Gonzales R ,* Voeks properties Parcels-L anmer A Town Boundary Voeks Boundary Line Adjustment and Re-zoning 1 in = 83 f Printed: 4/6/2016 Created By: Audem Gonzales Adjust the boundary line between two parcels 0 40 80 Geoge H Voeks Trust. Stephanie A N Voeks properties Rauk Trustee Feet Parcels-Larimer a. ESTES PARK COLORADO Town of Estes Park Community Development Zoning Map Project Name: Project Description: Eta ESTES VALLEY FIRE PROTECTION DISTRICT 1907 Set74 Oh-Residents and egmos qf the E.sles with Superio Fire and Safety Serviees PLAN REVIEW COMMENTS Date: March 1, 2016 Project Identification: Voeks Rezoning & Boundary Location: TBD Little Prospect Rd. Referral: Voeks Rezoning & Boundary The Estes Valley Fire Protection District has reviewed the submitted material describing the proposed project referenced above, and has no comments or concerns regarding those plans. However, when future developments and / or changes are made to this area, the Fire District shall require new plans for review. All construction and processes shall be in accordance with the provisions of the International Fire Code (2009 Edition), the International Building Code (2009 Edition) and the Town of Estes Park Codes and Standards. Nothing in this review is intended to authorize or approve any aspect of this project that does not strictly comply with all applicable codes and standards. Any change made to the plans will require additional review and comments by the Estes Valley Fire Protection District. If you have any questions please feel free to contact me. Sincerely, Marc W. Robinson Fire Marshal 970-577-3689 mrobinsonestesvallevfire.orq 901 N. Saint Vrain Avenue Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 IC-bilk,-I _ I illl ilk,- ITI---"-----) ....,..... tee H, 4- 1 0 il FriC -L. 2 4 ?Os -,,I, , -....,L._,.:::-/,71, L/ Boundary Line Adjustment and Rezoning Request for Parcels #34022-00-053(N0iit itAqOp4,:tio. and #34022-00-066 (South Lot) Located in Lot 3 of Section 2, Township 4 North, Range 73 West of the 6th P.M., County of Larimer, State of Colorado The George H. Voeks Trust owns the two properties listed above which are more particularly described on the accompanying preliminary and final plats. The two lots are part of an unrecorded subdivision by the name of Little Prospect Estates. The total existing area is 0.875 acres. The existing zoning is E-Estate for the northern lot and El - Estate for the southern lot, thus the need for a rezoning request. By moving the lot line it would otherwise create a split zoning on both lots. The lots are vacant and are proposed to be single family residential lots. The purpose of this plat is to adjust the boundary line between the two properties such that the new lots will be of equal size (0.437 acres). The smaller northern lot is not consistent with the neighborhood, however by adjusting the line with the southern lot, they will both be of similar size to the rest of the lots in the Little Prospect Estates neighborhood and therefore more buildable. The smaller northern lot is currently in an appeal to the Estes Valley Planning Department for a Legal Lot Determination. The Estes Valley Planning Department determined the northern lot was not a legal buildable lot, however in an appeal to the Board of County Commissioners, the Commissioners suggested to the Trust that they would determine it a legal buildable lot if the Trust adjusted the two lots to be of equal size. The Board recommended filing a Boundary Line Adjustment and the applicant agreed to pursue the BLA in order to get before the Board with a BLA at the same time as the Legal Lot Appeal so they could be voted on concurrently. This BLA was initially proposed by the Voeks Trust at the onset of this project as the best solution to clean up the lots. Regarding the rezoning request, the southern lot needs to be rezoned to E-Estate to avoid a split zoning on both lots. The lots should both have been zoned E-Estate in the Estes Valley Region's 2000 rezoning effort, however the larger lot (at 0.62 acres) was zoned to be non-conforming when it was zoned E-1 (1 acre). It should have been zoned E-Estate (0.5 acre) to be consistent with the rest of the lots in Little Prospect Estates. Essentially this is a corrective zoning. The zoning fee is $4,000 and the Trust would like to request a waiver or a reduction in the fee because this is really a correction in the zoning. The existing utilities and access for the properties are as follows: • A private water system for Little Prospect Estates is currently over capacity and is not available to connect to due to outdated pipes. They are connected to Prospect Mountain Water Association which is currently in bankruptcy. This water district is currently trying to assess an upgrade to the entire system including Little Prospect Estates because the system is outdated, leaking and in need of STATEMENT OF INTENT VOEKS BOUNDARY LINE ADJUSTMENT February 24, 2016 replacment. It is the intent to be a part of this effort, however if the timeframe for the upgrade is too far out, the owners would not want to wait. It is possible to connect to Town of Estes Park Water via two possible routes, one to the east and one to the west. Both of them require easements from neighboring properties and that isn't a certainty. If the easements cannot be procured, then these lots, being created pre-Senate Bill 35 in 1972, have rights to drill a well. • There is a sewer line passing through the eastern property that will be connected to for both future lots through easements dedicated on this plat. • A Town of Estes Park transmission line and cable line cross north of the properties. There is a general easement to access the utility lines in Book 1148 Page 353. • A shared private road (Little Prospect Rd.) from Mary's Lake Rd to Peak View Dr. forks to provide access to both properties. Each lot will have direct access to this shared private road. Neither of the properties lay within a Mapped Estes Valley hazard area. The proposed property configuration follows the intent of the code by making the lots more uniform in size, therefore more buildable, each with frontage to an existing private drive. Because building permit site plan review is very comprehensive in the Estes Valley, no building envelopes are being designated. The standard zoning setbacks for E- Estate are proposed Due to the relatively slight change this project proposes, i.e. no additional lots, no additional dwelling units, and no driveway re-alignment, etc., therefore no increase in the intensity of use, we are asking that the following Estes Valley Development Code submittal requirements be waived: • Geologic Hazard Mitigation Plan (no development is proposed within the designated steep areas) • Wildlife Conservation Plan (no development is planned within the riparian areas) • Establishment of limits of disturbance and vegetation protection • Paving roads, creating sidewalks, pedestrian connections and trails • Transportation impact analysis Yee_ 0. hitcZod /EA Site staking must be completed at the time application is submitted. Complete? r Yes V No Primary Contact Information Are there wetlands on the site? Site Access (if not on public street) Existing Zoning exvtrl E Proposed Zoning a So 4 k -f c cal 4.,,f-fie Pv,sepcpt 1244. r Yes 15r. No r Owner r Applicant La go-7 Consultant/En neer ESTES VALLEY DEVELOPMENT REVIEW APPLICATION Submittal Date: Type of Application I- Development Plan • Special Review X Rezoning Petition 3 Preliminary Subdivision Plat I- Final Subdivision Plat • Minor Subdivision Plat r Amended Plat l Boundary Line Adjustment 1- ROW or Easement Vacation I " Street Name Change r Time Extension r Other: Please specify Condomintu P nr---- % r Final // r SuppiernenFartRaP 4 4E: .n16 I " Project Name Project Description Project Address Legal Description Parcel ID # Vo.....k.< Z?O4 rid* e LL j,'" 401U b l 1-$44, irk, • I . _ e. G8, i u c- 4- a inn I reke_ (.1 e- IWr tik3a 111)11 70 17 to.11/k- Pre cpre. t 24. /1.4.4.1 rt a c.tittir ' - Sec c1efac4ed p 1,771 -5 07.7- -6, o ......42) - 31102.2.- 0-0(cr Site Information Lot Size . 0 c re -S Area of Disturbance in Acres Existing Land Use Proposed Land Use Existing Water Service Fet wit t /2e_f 3 Well Vf None r Other (specify) Proposed Water Service rti&own Existing Sanitary Sewer Service Proposed Sanitary Sewer Service Is a sewer lift station required? Existing Gas Service r Xcel 3 Well 1 None r Other (specify) • EPSD r UTSD ▪ EPSD X UTSD 1 Yes 1,c No 3 Other r% None Fe F Septic None ▪ Septic Name of Primary Contact Person Complete Mailing Address Prima Contact Person is Attachments Fe Application fee 15' Digital Copies of plats/plans in TIFF or PDF format emailed to 1K- Statement of intent planning@estes.org PC 3 copies (folded) of plat or plan rx 11" X 17" reduced copy of plat or plan Please review the Estes Valley Development Code Appendix B for additional submittal requirements, which may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report, wildfire hazard mitigation report, wetlands report, and/or other additional information. Town of Estes Park P.O. Box 1200 170 MacGregor Avenue ¢Estes Park. CO 80517 Community Developmenl Department Phone: (9701 577-3721 Fox: 19701 586-0249 www.estes.org/CommunityDeve1opment Revised 2013.08.27 KT MINERAL RIGHT CERTIFICATION Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans, Special Reviews, Rezoning, Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, and Preliminary and Final Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface estate and the mineral estate have been severed. This notice must be given 30 days prior to the first hearing on an application for development and meet the statutory requirements. I hereby certify that the provisions of Section 24-65.5-103 CRS have been met. Names: 5Th-1-,(LaL. Record Owner PLEASE PRINT . Applicant PLEASE PRINT Signatures: Record Owner Applicant 4,40._„6 Date 2.-/Q %-(//4 Date Cell Phone Geor q e. H. ii ter Trti s 7L .5-41 51k01 e eh, Z 1 7:iv c7 P Po•r?". L1233 SIF-T4 -S-013 Contact Information Record Owner(s) Mailing Address Phone a, k Fax Email Applicant 54 .-e CA.) rtes Mailing Address Phone Cell Phone Fax Email %Consultant/Engineer Va r., HO riot_ rj,A.q e Mailing Address /0 Lef re,c c vk, c 7 Phone 9 --9 3-57 Cell Phone 9 7.-6 — y k 3 - z io Fax Email jeiev° A 411- la) 14C APPLICATION FEES For development within the Estes Valley Planning Area, both inside and outside Town limits See the fee schedule included in your application packet or view the fee schedule online at: www,esles oro/ComDev/Schedules&Fees/PlanninqApplicationFeeSchedule.pdf All requests for refunds must be made in writing. All fees are due at the time of submittal. Revised 2013.08.27 KT APPLICANT CERTIFICATION ► I hereby certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application I am acting with the knowledge and consent of the owners of the property. 110 In submitting the application materials and signing this application agreement, I acknowledge and agree that the application is subject to the applicable processing and public hearing requirements set forth in the Estes Valley Development Code (EVDC). II. I acknowledge that I have obtained or have access to the EVDC, and that, prior to filing this application, I have had the opportunity to consult the relevant provisions governing the processing of and decision on the application. The Estes Valley Development Code is available online at: http://www.estes.orq/ComDev/DevCode Po I understand that acceptance of this application by the Town of Estes Park for filing and receipt of the application fee by the Town does not necessarily mean that the application is complete under the applicable requirements of the EVDC. 10. I understand that this proposal may be delayed in processing by a month or more if the information provided is incomplete, inaccurate, or submitted after the deadline date. 10. I understand that a resubmittal fee will be charged if my application is incomplete. P. The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete. I* I grant permission for Town of Estes Park Employees and Planning Commissioners with proper identification access to my property during the review of this application. to- I acknowledge that I have received the Estes Valley Development Review Application Schedule and that failure to meet the deadlines shown on said schedule may result in my application or the approval of my application becoming null and void. I understand that full fees will be charged for the resubmittal of an application that has become null and void. Names: Record Owner PLEASE PRINT: Applicant PLEASE PRINT: 5+6, p‘-\ir-.7t c--e rt-srane_ R1- Signatures: Record Owner S7.4- Date 2 (2V(14 Applicant S 4 Date t ( Revised 20)3.08.27 KT P.O. Box 568 • Estes Park, CO 80517 Ph: 970-586.4544 • Fax: 970-586-1049 tioww.titstorg March 2,2016 Audem Gonzales Planner 1 Town of Estes Park P.O. Box 1200 Estes Park, CO 80517 Re: Preliminary Amended Plat Parcel 3402200066 Voeks Property Dear Audem: The Upper Thompson Sanitation District submits the following comments for the above referenced property: 1. The District has an existing dedicated 15 foot easement on the southeast pcirtion of proposed Lot 2. If you have any questions or need further assistance, please do not hesitate to contact me. Respectfully, Todd Krula Lines Superintendent Environmental Protection Through Wastewater Collection and Treatment Voeks Rezoning&BLA.xls Owner Owner II Address City ST Zip LEON & MARY KEMPER 658 LITTLE PROSPECT RD ESTES PARK CO 80517 JANE FOX 654 LITTLE PROSPECT RD ESTES PARK CO 80517 GEORGE VOEKS PO BOX 4233 ESTES PARK CO 80517 MICHAEL & CHARLEE SCHAFMAN 670 LITTLE PROSPECT RD ESTES PARK CO 80517 JODI & JOHN DINSMOOR 9057 E MISSISSIPPI AVE #2-103 DENVER CO 80247 THOMAS FRIEHE 4957 S 174TH AVE OMAHA NE 68135 CHERYL CARTER 662 LITTLE PROSPECT RD ESTES PARK CO 80517 WILLIAM & VICTORIA HOULEHAN 330 W 47TH ST #203 KANSAS CITY MO 64112 IVAN & VIRGINIA WILKINSON 667 LITTLE PROSPECT RD ESTES PARK CO 80517 ALBERT & JULENE ZANDER 1895 CHEROKEE DR ESTES PARK CO 80517 VINCENT & CYNTHIA TRADY 7324 KINGSRIDGE RD OKLAHOMA CITY OK 73132 MARY WALLS 631 LITTLE PROSPECT RD ESTES PARK CO 80517 KYLE & AMANDA ROCKERS 435 N ROOSEVELT ST WICHITA KS 67208 MICHELLE & BRIAN HOLAWAY 647 LITTLE PROSPECT RD ESTES PARK CO 80517 Voeks Rezoning&BLA.xIs ff:\ 90 UNPLATT CYNTHIA D LARIMER COUNTY VINCENT BRADY ZONED E mi634'27E 555.49' Nersot 168.721 UNPLATTED LARIMER COUNTY JANE MARIE FOX ZONED E TOE OF ROCK 110113SCAPING s[7,:gr` POIND SE 25911 BRASS CAA OM A 07 PPE STARRED 1/4. S7 CAME MISR TM CORNEA LOT 3 FERJAD 34," REM. BRASS CAP 001 A 44' PRE STAMPED 'w II. 27 0.7E3 19I7 RR CORNER LOT 3 Eau. 14 RERAN NJ I PLASTIC CAP 15 1532 REIP PAM UTILITY EASEMENT "1,1,4;g ;050 FORMER PROPERTY LINE 10 BE VACATED BY PLO N E R CEORCC H vOEPS STENMPOE RALLK. TRUSTEE PO BOX 4233 ESTES PARK. CO 60511 _ - 5E'REP 117:,3°,24, og,,1,121Fc96 to-1 QAT FOUND /4 14 REELAR ftASNE CoP LS 1532 S FOUND 37 DSBLIA BRASS CAP ON A7o PIPE STANPED -\ "AR 11' SATED 5012 1',, AP 00.00 (00.00) DEICED DILIENSPRIS (00.05) REASUPED OR CALCULATED ORNAMENT 1101581 R5 Flo011 LISDOT BUJ PLAT DATED MAY 13. T454 DOUNDARY LINE ADJUSTMENT STATEMENT,' wow,' ONES 170104150 ON 105 MAP ARE N)JuSTMENTS OF FORMER BOLTNELAPE m[5 OF THE PROPERM OIENOTED HEREON such NESLISTINDOS Bo NOE cREATE ADDBIONAL LOTS FOR ANY PURPOSES 1HE AREA ADDED ID EACH LOT $NOWI. RENEON NT 51.CH1 APJUSTAIENT E. TO RE ODNSTDERED AI ADDEO. TO. WALL DECOATE A PART OF. AND 5.4.41., BE 001550E0 TWEINEN wow EACH LoT A5 sHoww, LEGEND CERTIFICATION OF OWNERSHIP AND DEDICATION INC. AU. YEN EN 'NESE PRESENTS NW ERE UNDERSIGNED. BEING THE OWNER OF TKO PART Of LOT 1 OF SECTION 2. PONISHP A NORM. RANGE 73 WEST OF THE 6TH Pa,.. CONON OF wad. MAW OF ottroloOD. BONE MORE PARTE...47 DES1744110 015 FOLLOPS, To 577, PARCEL BEMIRING AT A PONT ON THE EAST Toff of LCI. 3. sECTION 7, 1Lv1SwP 4 005TH. RANGE /3 NEST OF 1.111 elm ) FROM PIERCE TIM TIORITTETTST CORNER OF 5110 LOT 3 BEARS NORTH DOW' UST, A DISTANCE Of 007.0 FELT; THENCE SOLITI 3750' WEST 160.73 FEET TO 111E TRUE POINT OF ECONSING. THENCE sour. woo' WEST 16673 FEET; THENCE ROOM woe' 652 FEET: TIERCE NORTH arso' CAST 1.66.73 FEET: THENCE NORTIT WOE EAST 65.2 FEET TO THE 100E PONT OF WINNING FAROS. E. TRACT OF LARD ROOTED IN LOT 3, SECTION 2, TAH, 67.514 DE THE Sol Pm, EARNER cowry cospuno 00No 1.1040 RARDsuLmsy NESCTIMED AS COMMENCING AT THE 010704-/01 CORNER OF SAD LOT 3, NS 20.4.7470 By A B.L.M.BRASS cARAED poop DRAKE 5 070or TT A 07107.0 or ITT FEET. TIERCE 5 5057 TI AT DISTANCE OF T8372 FEET PARALLEL TO THE NORTH LNE OF SAED LOT 3, THENCE S ODA' A DTSEARCE OF 61.50 EEC( To THE hoRTNEAsT coRNER 00 A TRACT OF LARD DESORNED IN A MET) RECORDED AT BOSE IRON AI PATE RJR OF DIE LuDADIE MUNN REAL ESIVE 0EO0003 ATO TRE TRUE MK OF BEGRNING.- THENCE S aErscr W A DISTANCE OF 16574 FEU PARALLEL TO THE NORTH Lird OF 5440 LOT 3 Are ALONG THE NORTH LW OF Sup MACS THENCE 00611' Of A MSTANCE OF 180,66 FEET ALONG OR WEST LINE OF 5010 TRACE 10 PM 500101R51 CORNER OF SAID TRACTT, THENCE II 7721' E A ESEANCE Or 159,54 FEET ALONG THE SOWN LINE OF 500 EWE PIERCE N 7707 E A ONTNRCE OF 140.30 MT TO THE TRUE PORN OF BECRONITC. CONTANNG 0.875 ACRES MORE CR LESS, INANE ST THESE PRESENTS C0rS03 THE SALIE 10 RE suirvorro 100 TRYMEIT INTO LOTS 1 AND 2 TO BE NTORN AS THE PLAT OF THE VOCKS BOUNDMIY ENE 100451I107. AND DO HERESY DEMOTE PRIVATE ACCESS AND PLASM IFTLEIN EASEARDITS AS ARE LAID MR 1000 DELMTATED ON IRS PLAT, MASS ESN NAM AM SEALS 'NS DAY OF 2016. STENTATut RANK. 1RU51ET.. GEORGE N 50015 ENTST STATE OF COLORADO ) 155 =PDT Of LTRITIER j THE F01,500010 DISTRUMENT RAS ACKNOWLEDGED BEFORE Mt ENS DAY Of 2010 BY STEPHANIE ROOK. WITNESS TAT FLANS NO ornsiA SEAL MY COMMISSION EXPIRES MOTOR, PROEM LALNMER COUNTY COMMISSIONERS' APPROVAL. APPROVED RI SR EARNER CLARITY BEAM OF CORNET COMMSSIONERS DRS OAT OF 20__.. ALL °MUMMA ARE HEREIN ACCEP1E0 oN BERM, Or THE PLNUC. DRS APPRO.., DOES NOT CONSSILDT NECERTANCE Or RESPONSINLITS Pt THE COUNTY FOR CONSTRUCTION, REPAIR OR IMAINDIANCE OF ANT STAECEE TEMENES, mays. onoGOS, ON ORIEP IMPRINEAIENES. DEO.IIONATED ON THIS MENDED KV, CHNEMONTE ATTEST: CLERK OF TOE BOARD ApPROVIL OF SURVEY PLAT THIS Cwt PLAT PAS SEEN RENEWED 000 is PERENY APPsoAS As IT FURY PS 001.014050 WIN pu, c0 1111 SONNY REOVRENTERTS OF LATIMER COURTY *RD OF STATE LAW PERTAINING TO PLATTING AHD NONLIIIENIATION T125 APPROVAL CONSIDUITS NETIRR A TORRANTY BE LATIMER COLN, CONCERNING 51.1(11 COMPLIANCE, NOR RF105.0 DR MENAI, OF THE SLEOMOER ANO q5 SUNEYOR CONCERNING AM" NONCOMPLANCE Of 71115 PLAT WITH CURRENT SURVEY REQUIREMENTS. DATE COLORADO PIS Am ENTREE MINTY CTIGNEERING 0E0001L5EN1 {SIGNATURE) (NAME) LARIMER COUNTY HEALTH AUTHORITY APPROVAL APNTORD BY THE LONER OCANTE REALER ALTHOLUTY PIS DAY OF 2016. All 1.unTHOCTTN 00 165 SURTIONSION, OR 1111 LOT MERTON. INOLUDNO THE DEVELEIPMDfl OF DOMESTIC WATER. AIAD THE PROMISOR OF SAME TREATMENT, STULL 8E DONE do A 14814NER OTNOTT 4110 MEEI 061 OE THE REOUNERENTS OF TR COLORADO DEPARTMENT OF HEALTH, AND THE TANNER COLTNIT PuBiR RFALTH COPAREATENT, ARO THE OFFICEIS 01110006TS0 TO DROVE 4407 RECRIMENENTS. lARTRER COUNTY NEAATN AUTHORITY .FR MR' NOT4S.1 I BEARINGS An BASES OR THE 450087400 INAE EASE UNE OF LOT 1. SECTION 2-4-73 CP THE EDT P.M.. BEARS NOTOSCOTC. ems MONUMENT-CO ON TOE NORTH UDE BY A WC DLTA RRASS CAP ON A 217 PIPE STATAPED 'A 5 7' AND 084 1140 SOUTH 90,E FIT A 30' Om BRASS CAP oN A 217 PIPE stALTRETT "AP IR' 2 THESE PARCELS ARE PAM OF AEI UNRECORDED SUBTONSION ET OE NAME OF LITRE PROSPECT ESTATES. 3 NE URPER THOWSON SANDATOH DISEINCE EASEMENT RECORDED 07 RECEPTION 180052230 TITTS BEEN ROTATED 2-38' CLOCINTSE 10 MATCH THE INSIS Of HEARINGS ON THIS PLAT. A. THE (TEAMETMERE OF PRENOR BURETS OF LAND LTARAGELTEND PUT DATED RAY 13, 0954 HAS BEER ROTATED 090' CLCCONSE TO WATCH THE MASS OF BENINDS 05 015 5. THERE TS L PRINTS HOW EASEMENT. 15' WIDE. TWO,. THE PRGAEHRES MOWN AS LIME 11OS1501 ESTATES PER DELO Al BOOK 1118 POLE 153 6. THERE 5 A 'MR OF WAY FOR FORA MIT 0120 POWER LNE AS SIR aoKr AND POLPER MANNY MAY MIGRATE' PER DEED AT ROOK 1148 PAGE ASA. T. THE DEED OF RECORD FOR THE NOROTENo !PARCEL DER1ETE5 THE PROPERTY AS *000 IN A Nownl-sourx DINELSOR WHEREAS OR SCAR. P.M DESCRIBEs THE NoRTH PARCEL TO BE 1457 FOR EN5 SAAR MENACE FOR THE PO 15E5 1114 BOUNDARY LAE ADJUSTMENT. r WAS ASSUMED TSAI ER WENDED 04014106 WAS 65.5'. SRICE Dam ROLM) EC HALF OF THE INSTANCE 1137 5') AS DESCRMED FOR MOST OF THE PARCELS IN THE LERECORIE0 SUMMON OF LTITLE PROSPECT ESTATES. ALSO. THE CALL TO WYE TRUE POINT Or ECGOBING ARO THE FIRST CALL AFTER THAT SAYS A DISTANCE OF 166.73'. THS IS 55DRED 10 DE AN VISOR AS WELL SORE ALL OTHER DEEDS N Trii AREA LIENTION A DiSTATME OF 156.72'. B. TIE PURPOSE OF 005 NAT TS TO MX4151 THE COMMON PROPERTY LINE BETWEEN THE TWO PROPERTY PARCELS, R. THE LIMN USED TOR THIS SURVEY • TNE 0.5. 506411 roar. 10. ACCORDING TO COLORADO LAW YOU 111.151 LETANETILE An 1.15.41 ACTION BASCO UPON ANY DEFPC1 IN OPP SURVEY Noma THREE YEARS OF THE 5810 YOu TERSE OTSCOVER SUCH 26001. IN NO 051311 MAY ANY ACTON USED UPON ANY DEFECT IN MS SURVEY DE 00010ENCED MORE OWN TEN YDRS FROM THE CEREPOATTON DATE SHOWN HERON SURVEYOR'S CERTIFICATE. LORNE A SNELDON, A DULY REMSTESED. LAND SURVEYOR N THE STATE OF COLORADO. DO HEREBY CERTIFY THAT 1115 POCKS BOUNDARY UNE ADJUSTMENT FIAT TRUST AND CORRECT," REPRORENIS THE RESuLTIS OF A 5U05EY MADE ET RE EN UNDER MY DTRECE SuTTERLTSON LORNE A. SPEIDCW PEG TARO SENNToR 126914 NOTIC.F,i2E_AePROVAI APPROVAL Of 1741 MAN CREATES A vESTED PROPERTY RIGTIT Psresuvrt TO ARTICLE 68 OF IDLE DI. C.A.S. AS AMENDED C :FR 'I > ,. ...., UNPLATTED LARIMER COUNTY 1,... LEON AND MARY KEMPER ZONED RE ., 00_3.r 1411 .,' 1600 ,._....---' FOUND YE 05130.1 BRASS CAP 72 ....____- i 9A',,' il23.11,eZ STAMPED wAT ,___•__45 ---'7-1•39'. -- __.__-5------ -------TID"LP 4-. ____-5 fkr- -\\- Vf.‘-- - ,____.$ s-----' CIA/ 1 1281 cosntro ORP/E AND 15' WOE ACCESS EASEMENT SEE SURVEYOR NOTE 05 -5847 5A 00.3E 002 _2.66,711 -W77 07 UNITED STATES DEPARTMENT OF INTERIOR ZONED A /1 0a511NO 55' SEWER EASEMENT / RECEPTION 130052250 VOEKS PRELIMINARY BOUNDARY LINE ADJUSTMENT A PORTION OF LOT 3, SECTION 2, TOWNSHIP 4 NORTH, RANGE 73 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO F E 0' PONE UNPLATTED LARIMER COUNTY KYLE AND AMANDA ROCKERS ZONED E ST3r3f.5454 146.77' (58757* 166.72')/ SEE ROTE 07/. Np O PRELIMINARY AMENDED PLAT PROPERTY UNE BUILDING SCRAM LASELIEN0 115 110100/ - - CENTERLIELE CASEATES-I O.- SEDER UNE Niu OVERREAD ELECTRIC ARO CABLE • FOUND MONUMENT AS NOTED sEL 14 PENN NTH • PLASTIC CAP LS 126974 (1) FOUND ALICAJOT MONUMENT UTILITY POLE 17/ GLY WORE (E/ rscr.c. PEDESTAL 1)C5 ELECTRIC TRANSFORMER VICINITY MAP SCALE 2000' a GMT 734'5401 75.00' LOT 2 0.411 r.--RES N8754'I I 'E 96.53' 1587501 90731 FOUND µ RESIN ENGINEER/SURVEYOR . PM HORN ENC4NEENNG TO43 FISH CREEK RD isms PARK co 7,01/ SCALE: I' - 20' 0 20 40 60 r'..No 1. THAsYlo cm Is 15.36 DRAWN ay, JVC CHEEPED BT. LAS SCALE C.20' DATE: 02 - 22- 2008 SHEET 1 OF 1 PROJ. No. 2010-0S-28 OAT OF 20TE ST STEPNANIE RALIFI 51E075411E Ras, RiusrEE. GeoRGE N 5E15 5155 STATE OF OCADTRADO 1 155 COUNTY OF LARINFP RE FOREDO.* risaquigm WAS ACKINNPLEDDED BEFORE ME 71115 WITNESS MT NAND AND OFRCIAL SEAL MY C01,0855044 DIMES CERTIFICATION OF OWNERSHIP AND DEDICATIDA 100w ALL MEN pr THESE PRESENTS TRAT THE 5559310MED, BEING THE 01.4112 OF 1531 PART OF LOT 3 OF SECTION 2, fOwNsylip 4 Noel, Nocs 13 ErEs) or THE 110 PR., couctly OF 030011. sae 01 coLoRADo. BEING TERE PARTELILARLT DESCRIBED AS FOLLOWS. TO VAT PARCEL 4; BEONTANG Al A POPE ON THE CAM- L211 ar Loy 3, SECTION 2. 1055H AP 4 BEBTB. RANGE 73 WEST Or THE 6TH TM., FROM WHENCE THE NORTHEAST CORNER 07 5240 LOT 3 SEARS NORTH 0700' EAST. A DISTANCE CF 011.0 FEET, THENCE SOUTH /3750' REST 46673 FUT To 141E TRITE PONT OF BEGINNING: 'HENCE SOUTH 0750 5E5T '6673 TEE, TIERCE sour. 0707 WEST 65.2 FEET, THENCE NORD, 11750' EAST 166.73 FEET, THENCE MORN 01753 *144 24.2 EEL* To THE TRUE POINT OF BEGINNING. PARCEL 2' TRACT OF TARO LOCATED IN 701 3, 00711014 7, 140. 0735 of THE TETH PTA LARDER COUNT, COLORADO BEING MORE PARTICULARLY MSC.= AS EWNEHONG AT THE 50RTHEAST CORNER OF 5010 LOT 3, As 55.3.5111/7 41 A BLIA 80205 CAPPED PIE, THENCE S 0008 W A DISTANCE OF 017 MET. THENCE 5 8950 Ai A DISTANCE Of 166.73 FEET PARALLEL TO THE NORTH LINE OF SAID LOT 3; REEDS- s wow ve A DISTANCE OF 6550 FEET TO ITC NORTE/SI WIRER OF A TRACT OF LAND DESCRIBED TN A /ED) /555051 AT BOX MO AT PACE ADS DF 85 100550 MINTY REAL ESTATE RECORDS 150 115 IRA POINT OF BEGINNING, THENCE S W A INSTANCE OF 46674 FEET PARTUAEL TO THE NORTH 01.1 OF SATO LOT 2 ANS NASD RE NCR. UNE OF SAD TIVAMTHESEE 5 DOW w • DISTANCE OF 180110 FEET ALONG THE NESE UNE OF 5A5 TRACT TO TOE SOTATIREST CORNER Of SRO TRACT. 'DOGE TT 7421' E • °WAKE OF 10151 FEET ALONG 1420 MOH LINE OF SAID TRACT. THENCE N 001021" E A INSTANCE OF 119,30 FEET TO THE IITE FONT OF BE00•010. 0011TARO/0 0.075 ACRES TANK 00 LESS NATE TAT ITIESS PRESENTS CauSED TIEE SAME TO BE 51155ETE0 AND REVISED INTO 175 1 AND 2 TD BE MO. A5 1440 PUT 01 115 159.15 WARM UNE ADAISTLIENt. AND CO HOMY DEPUTE Meet ACCEDE AND PAN.5 4114114 55(41156 AS 910 LAD 014 AND EIESNNATED Dx THIS PLAT. *GNEISS OUR YARDS 097 SENS OM GAY OF 2015. NOTARY PUBLIC 1.1.0111FR COM," COMM1N1IONRA4' APPROYAV APPROVER EN THE WRYER COWIT GCMG Of WWI, CINANAMONERS 1165 Oa OF ALL DEINCANONS ARE HEREBY ACCEPEM LAO 5 OF THE PEASuG. THE AAINE574. DOES NOT ON ACCEPTANCE OF PESPONSEITUPE 07 1PC COUNTY fOR COASTRLICE54, REPALR OR wernomArE OF Ant STREETS, H1GHwAr5. ALL5s, -901ocm, H558-17F-wa 01, oTHER ramonAIENTS OESAMATE0 O. 7.5 AY PIAT. 0.10515134 0111751 CLERK OF THE BOARD A0.0.00014 sHRVFY PI AT 155 FRAM. FLAT 55 efER Maw. Aso 0 111001 1PPRENEO AB 10 FORM AS COMALTIN6 14001 AD. CURRENT SANKT PCOUIRELIENGS Or EARNER MATT MO OF MEE LYN PERTAANTNG TO PLATTING ASO 410506N121ION. THIS APPROVAL CONSTeuTES MENGE A yeARMAry to LA41180 0007111 004NCE555 SUCH COMPLIANCE. NOR A ATEA. NE DOWNEY OF THS SolIDTADER AwD HIS SuATETOR oONCERNING At, NONCOMPLIANCE OF INIS PLAT wITH CuRRENT SURVEY REOLEREAKNIS, 041751 CAN.0535 P LS AO LARIMER 00545 E.03827PAG DEPARTMENT (9500151) (NAME) i ANWAR COUNTY .111.41.115 AUTFORRITY 9P3200111 0.158050 00 THE LaNER 00.501 HEALTH AIPHORITT THIS OAT OF 305, ALL CON2118.5001 ON 345 51505510N, OR ANY Lot THu335, INCLLONG T/11 SEELOPRENT Of wursin WATER. AND ME PROVISION OF SEWAGE TREATIAENT, SNALL BE ONE IN A ANAINER wmicH Ina MEET ALL OF THE REOUNIEMENTS OF TIC COLORADD DEPARTMENT Of 11EA1.134 AND THE UMBER ONATT PLO9.5 HEALTH DEPAINMENT. AHD THE OFFICERS 4L8155219 70 ENFORCE 51.53I PEOLWEVEHTS LAMER MONTY 15093). SURVEYOR'S NOTES. I BEARINGS ARE BASSO ON 15 ASSUMPIION 11461 FAS', •115 or LOT 3, SECTION 2-0-71 OF IPIE 61144 Pa, BEARS 18)0151001. BEING LIONLIMENTED ON TIE NORD. SEE ST A 347' BIN 15565 CAP ON • 2}4' Put STANFIEZ 74 5 2' AND OR THE SOUTH 3105 BY A 3,5" MN BRASS CAP ON A 219" PPE SURFED 'AP In 2. 114ESL PARCO-5 ARE PART Or AN upaRECOMED 55005555 er iM NAME OF irrnx PR05OE62 ESTATES 3. THE UPPER THOMPSON SAWATION 0511251 EASEDADO RECORDED AT RECEPPON 15063250 0041 6135 ROTATED 338' CLOCKWISE TO NATCH TIN BASIS Of SEIONCS ON HAS PLAT. 4. THE U.S. DEPARTAIEHT OF INTERIOR NOMAD OF LANE LIANALGENENT PLAT DATED 1AAT 13, 1951 HAS SEEN 0710110 717 CAOCKTAIst 10 0.1101 THE BASS Or MONDE ON WS PLAT, 5. THERE IS A PetrATE ROAD 13003 47, 15.1 We, THRoucH Ea PROPERTIES AHD. AS LITTLE PROSPECT ESTATES PER DEED AT WON 4141 PAGE 353. 6. THERE E A INONT OF wAy Fce A UGH' ANO POYER uNE AS THE uCHT AND POWER COMPANY MAT OESIGNATIE• PER DEED AT SOCK 11413 PAGE 353. 7. TI[ TEED or RECORD FOR THE NORTHERN PARCEL DESCRIBES. TEE PROPER!' M PERTS 40.7 14 A NORTH-SOLISH DIRECTION ITNERSAS THE SOLOR PARCEL oFsCREW THE NORTH PARCEL TO BE 85.4' Fre 155 534E DISTANCE. 700 inE PURPOSES OF THE 105010AR-1 LATE ADA/gm/ENT. a TEAS &SEANCE, THAT RE MERCED DISTANCE WAS SOS. Sivas BEAT MUSD BE HALF OF THE DISTANCE (131 0') AS 'DESCRIBED FOR NNIST of THE mous 5 THE IF/AEU:56LO 100E5505 OF LEINE PROSPECT ESTATES. A-W. mc CALL 10 'NE TRUE War or 8E0394105 Amp THE NAM cALL AFTER THAT sATS A DISTANCE Or /6673', THE 15 ASSUMES. 10 BE AN ERROR AS BELL SeNCE AAA OTHER /TETTE I. THE ANEW KNOW A CISEANCE Of T55,52', CA RE PURPOSE Or 100 ALAI as 10 ADAusl THE c050ACR PROPERTY ENE BETWEEN THE TWO PROPERTY PARCELS. NO AMITKINAL PARCELS ARC CREATED 0141 000 PIA, 9. ROOKY MOLWAH 1508031A/10 TITLE COMPANY. PRE COMIArTMENT RAS 45E0 FOR OwNERSHP AND EaurEAS FEsEAREK 153311600INC DEEM a BODE 1172 PAGE 0342, SOON 1105 PAGE 0155. 0054 1301 PAGE 0174 AND RECEPTION /97037401 WERE ALSO USED FOR 820000RT REsTANGTA 111 THE LANE. LOD USED FOR INS SURVEY 5 THE U.S. WIVE, FOCA. 11. ACCOR0340 ID COLOVE5 Law TERI 46.01 DEPATTERGE ANY LOCAL ACTION 543E0 UPON ANY DEFECT IN TIM 50FAACY WEIN PIKE TOWS OF THE DATE VOu FIRST DISCOVER SUCH DEFECT. IN NO Deli MAT ANY ACTOR BASED UPON 9.13- rota IN THIS RINEY BF CCIARENCEO NONE THAN TEN YEARS FROM THE CERTFICATON DATE sHOWX HEREON, ,SURvErOR'S CERTIFICATE, LOAF A SAIELDOM, A DALT REGISTERED LAND SURVEYOR IN TiE STATE OF COLORADO, DO NEREID' CERTIFY THAT RAS WEIS MuNDARy LIlE 00130T0ENT PAT TRULY AND EOPRECTLy REPRESENTS THE REML23 CE A 5581 91•09 BY NE 09 ORDER WENRECT 504E/8140.. 157780 A SAILLOON REG. LAND SuRVETOR 06574 NOTICE OF APPROVAL APPROVAL OE 105 PAN CREATES A TESTED PROPERTY RIGHT PURSUANT TO ARTICLE SI or TELE 24, CRS. AS NADEL] BOUNDARY LINE ADJUSTMENT STATEMENT: BOLFINDART LINES 111/1CATE0 ON THAS 1793 307 ADJuSTEENTS OF FORMER BOANDART LINES OF THE PROPERTY OC7711T0 HEREON. SUCH &DAMPEN'S CO NOT CREATE ADEGIONAL LOTS FOR PURPOSES. THE AREA AODED 10 EACH LoY 50080 HEREON 61 5151 AL5ISIMENT IS TO BE CONSIDERED AN *00009 10. SHALL MOW A PART DI, Ate 538.1 ES CARTERET TOGETHER 011, EACH 101 AS SHOAT_ DosTwo rem air WOE ACCESS EASEMENT SEE SURIENTEE NOTE IT BLIT ICC PUBLIC MUTT EASENERT 8! FOUND 3,11 058124 BRASS LAP i WI 11. DATED .952 cm A sr PPE STRAPED 83 8). - - -Prs YV°:--w - CY- \r ---- !?(34'54324 55 BB NEW PRNATE ACCESS AND MSC UTLEY EA.AEPEr FORMER PROPER,/ LATE /TO BE VACATED FIT THIS PEAT Dairsot 180.72) SEE RFEFE LOT 2 0.437 ACRES 14 / / / DISTACC IS' 5CAER EASEITENT / A RECEPTION 190052250 x(44,172 1 LOT I 0A437 1400 NEW PUBLIC MITT EASEMENT nO PARCEL 6000 1196 PAGE 0455 RECEPTION 120060042120 569'34/rE I0..47 (1137501 155.72') 547.757`. 1.3.3107 1,98250V +33071 FOUND Si' AMR BRASS CAR ON • zir .60 STAMPED •I/4. 52' SEATED 1232 FOUND 32,• TISOLN BRASS CAP ISE COWER LOT 3 ON A sr PPE STAMPED TIM 16. ST DATED 1052 kW GOWER tor 3 .71'z1 3 ;1 IR! r- in • 0 0 YYG w Efl co . E 0 wa r4 0 cf, z E-. o • w O 6 S O JWC LAS 00AWI4 9Y: CHECKED OS: VICINITY MAP SCALE 1' - 2000' 02-22-2016 SCALE CATE. OF 27' 1 SHEET LEGEND PROPERTY UNE 17703040 SAS 501E0) - - - - - CENTEPUNE EASEENT - - - - - - VISI0e30 AIRCIFERTT LITE • FOUND LIONURENT A5 N0E17 • SEI fa ROMA na. I" PLASTIC CAP LS 126974 • FOUND ALICLOT 150534111 mEASI.ME0 30 CA1-0410100 ONENSIONS DEEDED ONENSIOW 1317051015 FROG LISOCA BIM PLAT DATED 107 13. 1254 01100 (00.00) [00.00] 1 PRO3, NO 2010-05-29 VOEKS BOUNDARY LINE ADJUSTMENT A PORTION OF LOT 3, SECTION 2, TOWNSHIP 4 NORTH, RANGE 73 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO I r.r8 OWNER' GEORGE H. 5E05 STEPNANE WAR, 1Rus100 Po Box 4733 EsTis PARK 00 60577 ENGINEER/SURVEYOR. kral 7054 ENCAMPING 1013 nsa CREEDS REA ESTES PARK. CO B0515 SCALE: I' 20' 0 20 40 60 FOUND 14 RES. PASTE COP LS /512 g b at 56734 GEVTS,S#7- (S775011-1/W72 SCrVICTIE fr • 1 SE'A `Z.10213,28 TalrOD'IrE 34.0.7 FOLAND II RESINR CHSTESITE 96.73') Foram it REHAB Nil PLASM CAP As 153 11 I PARCEL BON 1102 PAGE D556 a RECEPTION 120020/33710 55734'5410 140.72' LS5750.1. T6672') SEE NOTE /7 PARCEL 0 BOOK 1172 PAGE 0382 41 RECEPTION /07037421 RECEPTOR 1201170539676 Men /4 litILAR w/ RAMC CAP LS 1532 FOUND 3E' USPILAI BRASS CIA OR A 09• PAC STAMPED -\ "AP 12." DATED 1952 6751;°,.. sra") 03 Yy I FP 475 Fall River Lane, Zoning Map Amendment Request Corrective Rezoning Estes Park Community Development Department, Planning Division Room 230, Town Hall, 170 MacGregor Avenue PO Box 1200, Estes Park, CO 80517 Phone: 970-577-3721 Fax: 970-586-0249 www.estes.org ESTES VALLEY PLANNING COMMISSION MEETING DATE: April 19, 2016 REQUEST: This request is to rezone the parcel known as "Lot 9, Amended Plat of Lots 10 through 17 and Portions of Lots 1, 6, 8, and 9, Elkhorn Estates Subdivision" from CO (Commercial Outlying) to R-2 (Two-family Residential). STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC); and 2. Provide basis for Planning Commission recommendation to the Town Board of Trustees. PLANNING COMMISSION OBJECTIVE: 1 Review for compliance with the Estes Valley Development Code (EVDC); 2. Conduct a public hearing to consider applicant's testimony, public comment, and Town staffs findings and analysis; and 3. Provide a recommendation to the Estes Park Town Board of Trustees of approval or denial of the rezoning application. LOCATION: 475 Fall River Lane PROPERTY OWNERS/APPLICANTS: Lovell and Donna K. "Katie" Lovell PROJECT DESCRIPTION AND BACKGROUND: Prior to 2000, this property was used as both a residence and a business. According to a previous staff report, "the house was designed to house the Mountain Lady Quilt Shop in the lower level with a three-bedroom home on the upper level." After two years of operation, the business was relocated to a downtown location, and the former business space was converted to living quarters without a building permit. The areas to the north are developed with more intense commercial and hotel development to the west and higher-density residential to the north. The land to the south is steep and zoned for single-family residential development. The Estes Valley Development Code update in 2000 generated the original request for rezoning of the subject property as contemplated and supported by Town Planning Staff in 2004 when the previous owners applied for a "corrective rezoning." The public hearing never occurred due to a halt in the process by the owners because of personal reasons. The current owners intend to rectify this situation by bringing the property into compliance with the Building Code and complete the rezoning process to bring the zoning into conformity with the long-standing use of the property as two-family residential. SITE DATA TABLE: Parcel Number: 3523408009 Development Area: 1.03 acres Existing Land Use: Two-family residential Proposed Land Use: Two-family residential Current Zoning Designation: CO Commercial Outlying Proposed Zoning Designation: R-2 Two-family Residential Adjacent Zoning: East: E Estate North: RM Multi-family Residential West: A Accommodations Highway/Corridor South: RE Rural Estate Adjacent Land Uses: East: Single-family residential North: Multi-family residential West: Accommodations, high-intensity commercial South: Vacant land Services: Electric: Town of Estes Park Water: Town of Estes Park Sewer: Estes Park Sanitation District Gas: Xcel Energy Telephone: CenturyLink Fire Protection: Estes Valley Fire Protection District STAFF REVIEW: All applications for text or Official Zoning Map amendments shall be reviewed by the EVPC and Board(s) for compliance with the relevant standards and criteria set forth below and with other applicable provisions of this Code. In accordance with Section 3.3.D "Standards for Review" of the EVDC, all applications for rezoning shall demonstrate compliance with the applicable standards and criteria: 1. The amendment is necessary to address changes in conditions in the areas affected. Staff Finding: The previous rezoning request from 2004 was generated due to updates to the Estes Valley Development Code completed in 2000 which removed language permitting single-family and duplex uses within the "CO" zoning district as uses by right. Therefore, the 2000 Development Code updates created a non-conforming use of this property. This proposed Estes Valley Planning Commission, April 19, 2016 Page 2 of 4 475 Fall River Lane, Zoning Map Amendment amendment is necessary to address changes in conditions in the areas affected since the quilting business previously located within the residence was relocated many years ago, hence, the long-standing uses on the parcel have been primarily residential. The Building Department reviewed a building permit to bring the property into compliance with current Building Code since the conversion of the commercial space to residential use was never reviewed by the building officials at the time. A condition required by the Building Department is that a rezoning is approved prior to issuance of a building permit. Approval of the rezoning will bring the property into compliance with the existing uses on the property and improve the safety of the building through upgrades to the building with approval of the building permit. 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 Finding: The applicant has requested that the development plan requirement be waived for this rezoning per Section 3.3.6.3 of the Estes Valley Development Code: "Within one (1) year from the effective date of this Code, any property owner may apply for rezoning on the basis that an error in the original zoning was made. Staff may waive the development plan requirements based upon the nature of the proposed request. Applicant must submit a statement of request setting forth information, data and reasons why the error exists." Given the nature of the current land use and existing developed parcel, Staff has waived the requirement for a development plan since no new development is proposed in conjunction with this rezoning request. The configuration of the existing development has been evaluated by Staff and will conform to the proposed zoning designation of R-2 Two-Family residential. 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: The property is fully developed and already served by the entities as listed within the "Services" section of the "Site Data Table" above. The Estes Valley Fire Protection District has reviewed the submitted materials and has no comments or concerns regarding those plans. The District has provided their standard condition of approval that all construction and processes shall be in accordance with the provisions of the International Fire Code (2009 Edition), the International Building Code (2009) and the Town of Estes Park Codes and Standards. This condition has been included in the Potential Motions for the Commission's consideration on page four (4) of the staff report. Estes Valley Planning Commission, April 19, 2016 Page 3 of 4 475 Fall River Lane, Zoning Map Amendment Staff finds that the rezoning request for an Official Zoning Map amendment would comply with the applicable review criteria set forth in Section 3.3.D "Standards for Review" of the Estes Valley Development Code and advance goals, policies, and objectives adopted in the Estes Valley Comprehensive Plan. REFERRAL AND PUBLIC COMMENTS: The rezoning request was routed to reviewing agency staff and adjacent property owners for consideration and comment. All agency staff comments and concerns related to the rezoning request are included in this staff report. The public hearing for the rezoning request was publicly noticed in accordance with the applicable public notification requirements of the Estes Valley Development Code. No public comments have been submitted to the Community Development Department. POTENTIAL MOTIONS: Below are the Planning Commission options related to the rezoning request: 1. I find the application substantially meets the criteria above, and move to recommend APPROVAL of the rezoning request to the Town Board of Trustees with no conditions. 2. I find the application substantially meets the criteria above, and move to recommend APPROVAL of the rezoning request to the Town Board of Trustees with the following conditions of approval: a. All construction and processes shall be in accordance with the provisions of the International Fire Code (2009 Edition), the International Building Code (2009) and the Town of Estes Park Codes and Standards. b. Property owner will comply with all requirements of the Building Department to ensure the converted commercial space is safe for habitation as a second dwelling unit. 3. I find that the Applicant has not provided sufficient information to review the application per the criteria above and move to recommend CONTINUANCE of the rezoning request to the next regularly scheduled meeting. 4. I find that the application does not substantially meet the criteria above and move to recommend DENIAL of the rezoning request. ENCLOSURES: 1. Statement of Intent and Application 2. Site Plan Estes Valley Planning Commission, April 19, 2016 Page 4 of 4 475 Fall River Lane, Zoning Map Amendment ESTES VALLEY FIRE PROTECTION DISTRICT Serving the Residents and visitors of the Estes -Miley with Superior Fire and Safety Services PLAN REVIEW COMMENTS Date: March 1, 2016 Project Identification: Fall River Lane Rezoning Location: 475 Fall River Lane Referral: Fall River Lane Rezoning The Estes Valley Fire Protection District has reviewed the submitted material describing the proposed project referenced above, and has no comments or concerns regarding those plans. However, when future developments and / or changes are made to this area, the Fire District shall require new plans for review. All construction and processes shall be in accordance with the provisions of the International Fire Code (2009 Edition), the International Building Code (2009 Edition) and the Town of Estes Park Codes and Standards. Nothing in this review is intended to authorize or approve any aspect of this project that does not strictly comply with all applicable codes and standards. Any change made to the plans will require additional review and comments by the Estes Valley Fire Protection District. If you have any questions please feel free to contact me. Sincerely, Marc W. Robinson Fire Marshal 970-577-3689 mrobinson@estesvallevfire.orq 901 N. Saint Vrain Avenue • Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 February 24. 2016 Statement of Intent - Corrective Rezoning from CO to R-2 475 Fall River Lane .71 Estes Park. CO 80517 Owners. Dennis R. Lovell and Donna K. "Katie" Lovell. The intent of this request is the corrective rezoning of our property located 475 'all River Lane. Estes Park, CO. We believe the original zoning of "CO' (commercial outlying) was incorrect. "Per the Community Development Director the lot was not rezoned to a residential zonina district because staff believed the existing use was commercial." Previous owners commercial use was discontinued prior to February 1, 2000 but was unknown by the staff of the town of Estes Park, CO. At a meeting of the Community Development department or 4uaust 17. 2004. the staff supported the rezoning and concurs that residential use of the lot is a more appropriate use than commercial. The undersigned owners have been the record owners since June 23. 2006 almost eight years. As to the lower level, prior owners produced a spreadsheet o renters and rate of dollars generated from the lower level being rented. After the purchase we were made aware the previous owners never followed thrOuah with the rezoning, because of their noncompliance to Uniform Building Codes. not following through with a building permit #4966, issued June of 1992. We have gone to a great expense. effort. time and research to identify and correct all of the above mentioned items and we believe it is more beneficial tc the undersigned and the Town of Estes Park. Colorado to bring long term rentals to the Estes Valley. We are currently working with the building department in bringing our property up to code Please refer to Exhibit "A" on the followina page. ESTES VALLEY DEVELOPMENT REVIEW APPLICATION Ii i; • - `'I 9 206 cpAmmiTy IT __boo Type of Application eve** Submittal Date: 17: A- Site Information Lot Size I a c r es Area of Disturbance in Acres ' 3 o a o ftZTown Town Existing Land Use Proposed Land Use Existing Water Service Proposed Water Service Xcel Existing Gas Service Existing Zoning CO r- Well 5 None r- Well f None • EPSD • EPSD • Yes -- Other r Other (specify) Other (specify) • UTSD r UTSD K No 3 None Septic None Septic Yes 0( No Site Access (if not on public street) Are there wetlands on the site? r Yes r No Site stakin' must be completed at the time application is submitted. Complete? *IL &-r N s Name of Primary Contact Person n.o/y/wi- Owner tie Applicant F- Consultant/Engineer 73 Afryve R<_. 3 2 /vr,/vG, 7.15- /-4, 6 vier /A-/Ye 2 54°5 -PA- r'Kfr CCU g651 .‘„ ,4 A_ pie_ s Ye 5 --R4r-X 1 CO c/es-/ 7 ,/„,o q,MACP. P4A-+ 0 F 1,011 O-- / 7 1 r elidi-0 .7 r, 4 Pr ei-x_ Ho it/Y $ s 3 O' IOC Project Name Project Description Project Address Legal Description Parcel ID # Existing Sanitary Sewer Service Proposed Sanitary Sewer Service Is a sewer lift station required? _Poni;ly 2 FA,tri .e..)/ Re si ct e f#4,z, Primary Contact Information Complete Mailing Address FALL R r ver kmfe Sees T X r l Primary Contact Person is Attachments r Application fee 't Statement of intent Fic- 3 copies (folded) of plat or plan IF- 11- X 17" reduced copy of plat or plan Please review the Estes Valley Development Code Appendix B for additional submittal requirements, which may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report, wildfire hazard mitigation report, wetlands report, and/or other additional information. Proposed Zoning r Digital Copies of plats/plans in TIFF or PDF format emailed to planning@estes.org Development Plan Special Review Rezoning Petition Preliminary Subdivision Final Subdivision Plat Minor Subdivision Plat Amended Plat Plat Boundary Line Adjustment ROW or Easement Vacation Street Name Change Time Extension Other: Please specify Condominium Map Preliminary Map Final Map Supplemental Map General Information Town of Estes Pork 4, P.O. Box 1200 -6. 170 MacGregor Avenue -6 Estes Pork, CO 80517 Community Development Deportment Phone: (9701 577-3721 4. Fox: 19701 586-0249 4. www.estes.org/CommunityDevelopment Revised 2013.08.27 KT Record Owner(s) /VA, IS or —1) e /11 At A- j,c v e-44... Mailing Address A/7.5 - F1442 --KI ile_r- L4 Ate Phone q/ S-/0-9 - 0 1 7 z) e-11 ) 01- Cell Phone q IgJ -v6 --ei ,? 53 (c.9_02 ) Fax Es-&s Y1),5 ' Email (C CA ic_tc, .2..a_/ 6) y4 A c 111 e kilts lo t'e p ynict 17, Applicant Mailing Address Phone Cell Phone Fax Email Consultant/Engineer Mailing Address Phone Cell Phone Fax Email 5.4A MINERAL RIGHT CERTIFICATION Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans, Special Reviews, Rezoning, Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, and Preliminary and Final Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface estate and the mineral estate have been severed. This notice must be given 30 days prior to the first hearing on an application for development and meet the statutory requirements. I hereby certify that the provisions of Section 24-65.5-103 CRS have been met. Names: Record Owner PLEASE PRINT. omaY0.-/r de/r/i'A- ,4 0 die 4,4_ Applicant PLEASE PRINT: ./vvri s A(A- 0 t/e. Signatures: Record 0 x Date Date Applicant r — Contact Information APPLICATION FEES For development within the Estes Valley Planning Area, both inside and outside Town limits See the fee schedule included in your application packet or view the fee schedule online at: www.estes. oro/Corn Dev/Schedules&Fees/Planni noAcipli cation FeeSchedule.pdf All requests for refunds must be made in writing. All fees are due at the time of submittal. Revised 2013.08.27 KT Record Owner PLEASE PRINT: ni f Lo toil beA(A/A- cis tie Applicant PLEASE PRINT .bil-NM S , /4_6 tle Signatures: APPLICANT CERTIFICATION ► I hereby certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application I am acting with the knowledge and consent of the owners of the property. to. In submitting the application materials and signing this application agreement, I acknowledge and agree that the application is subject to the applicable processing and public hearing requirements set forth in the Estes Valley Development Code (EVDC). 111. I acknowledge that I have obtained or have access to the EVDC, and that, prior to filing this application, I have had the opportunity to consult the relevant provisions governing the processing of and decision on the application. The Estes Valley Development Code is available online at: http://www.estes.oro/ComDev/DevCode IP. I understand that acceptance of this application by the Town of Estes Park for filing and receipt of the application fee by the Town does not necessarily mean that the application is complete under the applicable requirements of the EVDC. ► I understand that this proposal may be delayed in processing by a month or more if the information provided is incomplete, inaccurate, or submitted after the deadline date. I* I understand that a resubmittal fee will be charged if my application is incomplete. 10. The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete. I. I grant permission for Town of Estes Park Employees and Planning Commissioners with proper identification access to my property during the review of this application. I. I acknowledge that I have received the Estes Valley Development Review Application Schedule and that failure to meet the deadlines shown on said schedule may result in my application or the approval of my application becoming null and void. I understand that full fees will be charged for the resubmittal of an application that has become null and void. Names: Revised 2013.08.27 KT Exhibit "A" Attached to and made a part of Letter of Intent dated February 24. 2016 1. As requested by Building Department we got a schematic of our gas line from Pro Tech (Seth Gilreath). 2. Contacted X-cel to increase our gas pressure & add regulators for all 5 gas appliances, both upstairs & downstairs. Seth will apply for permit for this. 3 Hired architect, Thomas Beck. to draw up plans to remodel downstairs to adhere to building codes for renting out the downstairs. 4. Hired contractor to remodel downstairs per architect drawing for 1 hour ceiling to be installed & 1 hour wall per plans up to code. 5. Contacted Estes Park Sanitation to inform them of impending two family residence. Rate would be raised when zoning changed. 6. Hired contractor to vent downstairs gas cook stove to the outside per codes. Purchased new hood for stove, to be installed. 7. Was told to purchase new 45 minute door but not to order yet until wall is finished so we would know the right size for sure. Two other doors leading into the garage the downstairs are up to code, closing within 20 minutes. Our intention is to provide much needed long-term rental to the Estes Park valley. Dennis R. Lovell and Donna K. "Katie" Lovell owner / applicant 2 P,11 R4e- T ;-A FR*11" 5GTivo. 1 38 B SIX EA5TrEhri LOTS OF AMENDED PLAT OF ELKHORN ESTATES SITE PLAN FOR JOHN 6, CONNE WESTLEY 475 FALL RIVER LANE PARCEL 435234-08-009 .1c,,0 °time), hy: b.._Affris 4 75 PA-A vex E-5s -PArk 'eo Town of Estes Park Community Development Zoning Districts Printed: 2/5/2016 1 in = 87 ft 11111=1•11=1 0 50 100 This draft document was prepared for Internal use by t Town of Estes Park. CO. The town makes no claim as the accuracy or completeness of the data contained here Due to security concerns, The Town requests that y do not oost this document on the Internet or otherw P55 1250 475 Fall River Lane 261 961 96 1 Town of Estes Park Community Development 1 in = 500 ft Zoning Districts This draft document was prepared for internal use by 1 Town of Estes Park. CO. The town makes no claim as the accuracy or completeness of the data contained here =MEMO 0 275 550 Printed: 2/5/2016 Due to security concerns, The Town requests that y do not post this document on the internee or otherw Fall River Lane Rezoning - 475 - Lovell.xls Owner Owner II Address City ST Zip BINNING C SCOTT/B KAYE 1028 WHISPERING HILLS RD CHEYENNE WY 82009 BOSWELL SALLY L 4454 APPLE WAY BOULDER CO 80301 BRAFF DENNIS A/MARCIA G RIVERWOOD 12A LLC 9751 ENCHANTED POINTE LN BOCA RATON FL 33496 BRYSON JON A/PAULA M 1152 W ELKHORN AVE ESTES PARK CO 80517 CARSON KEITH A/SHARON A 14115 S 234TH ST GRETNA NE 68028 DEAN EMILY 1050 S MONARC PKWY UNIT 621 DENVER CO 80224 DYKES B W REVOCABLE TRUST 5184 VALHALLA ST SPRINGDALE AR 72764 DYKES JAMES JOSEPH/TIFFANY RAE TRUSTEES DYKES FAMILY T 1816 WINDSOR AVE SPRINGDALE AR 72764 EDY JONATHAN M/JOSIANE C LIVING TRUST 20095 LOST ARROWHEAD DR MONUMENT CO 80132 FIXTER ROBERT/CAROLE NINE TWENTY LLC PO BOX 1633 ESTES PARK CO 80517 FORTNER RICHARD G/CONNIE M PO BOX 632 BYERS CO 80103 FRASER ROBERT N/SANDRA E 15541 E CORNELL AVE AURORA CO 80013 GEISLER KELLY J/LINDA S/LOIS M TRUST HENRICHSON ROGER L/KIN 1936 N CLARMAR AVE FREMONT NE 68025 GREENBERG PAUL J/PATRICIA A 415 FALL RIVER LN ESTES PARK CO 80517 HANICK LINDA E/VICTOR C 315 BIG HORN DR UNIT B ESTES PARK CO 80517 HOEDL MICHAEL SCHMITT DALYN PO BOX 7016 KANSAS CITY MO 64113 KIESLING MARY J 2406 12TH AVE GREELEY CO 80631 KROPP FREDERICK L/PAMELA PO BOX 4545 ESTES PARK CO 80517 LAYNE MARGARET A 1513 W DESERT JEWELL CT GREEN VALLEY AZ 85614 LECLERC MICHELLE PO BOX 2495 ESTES PARK CO 80517 LEVERING CHRISTOPHER TAYLOR LEVERING PAULA MICHELL 1130 W ELKHORN AVE ESTES PARK CO 80517 LICKFETT DONALD H GLORIA A 410 FALL RIVER LN ESTES PARK CO 80517 LIN JOHNSON W K/MARIA H Y TRUST PO BOX 1845 ESTES PARK CO 80517 LOVELL DENNIS R/DONNA K 475 FALL RIVER LN ESTES PARK CO 80517 MASSETT IRVIN C/MARIE C 507 FALL RIVER LN UNIT D ESTES PARK CO 80517 MESTER DIANE M/RICHARD F JR 6961 DUPRE RD CENTERVILLE MN 55038 NAUGHTON ELIZABETH R HECKEL CATHERINE M 2965 JUILLIARD ST BOULDER CO 80305 NIERSTHEIMER ESTER & KIM 2650 N PARKWAY DR PEKIN IL 61554 PENSCO TRUST COMPANY CUSTODIAN FBO MICHEL J MIDDLETON PO BOX 173859 DENVER CO 80217 PERRY MARK/R ANN TRUST 490 FALL RIVER LN ESTES PARK CO 80517 PRAKASH SAM IT AGARWAL RUBY 617 KING LOT LN LEWISVILLE TX 75056 RENNER DAVID R REVOCABLE TRUST 1260 FALL RIVER RD ESTES PARK CO 80517 RISSMANN PAUL H/PANDORA M 404 STONEWOOD CIR CAROL STREAM IL 60188 RIVERWOOD ON FALL RIVER ESTES PARK LLC 1888 FALL RIVER RD ESTES PARK CO 80517 RIVERWOOD ON FALL RIVER ESTES PARK LLC Fall nifis trotybRwo ri_R-- Lovell.xls LOVELAND CO 80537 Fall River Lane Rezoning - 475 - Lovell.xis RIVERWOOD ON FALL RIVER INC 525 FALL RIVER LN ESTES PARK CO 80517 ROBINSON CHRISTIANE E BRYANT L 10303 CEDAR SPRING LN CULPEPER VA 22701 ROBINSON TERRY A MARY KATHLEEN 33801 SIASCONSET RD WINDSOR CO 80550 ROSS BOYDYNE M 83 NOME WAY UNIT C AURORA CO 80012 TALSMA TIMOTHY DEAN/JANICE FAY 4851 QUINCY ST HUDSONVILLE MI 49426 UNIVERSITY OF NORTHERN COLORADOCAROL MARSTON CAMPUS BOX 31 GREELEY CO 80639 WAGNER EDWARD W/JENNIFER L 943 LEATRICE DR DALLAS TX 75203 WILLIAMS JEFFREY A/DENISE E 8633 S 98TH CIR LAV ISTA NE 68128 WUELLNER LARRY D/SUSAN E PO BOX 257 GROTON MA 01450 Fall River Lane Rezoning - 475 - Lovell.xls Lot 5, Sunny Acres Addition Amended Plat and Re-zoning Estes Park Community Development Department, Planning Division Room 230, Town Hall, 170 MacGregor Avenue PO Box 1200, Estes Park, CO 80517 Phone: 970-577-3721 Fax: 970-586-0249 www.estes.org ESTES VALLEY PLANNING COMMISSION MEETING DATE & LOCATION: April 19, 2016, 1:30 PM; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST: This is an Amended Plat application and Re-zoning request for Lot 5, Sunny Acres Addition. This request would remove the common property line between two lots as well as re-zone both properties to RM Multi- Family Residential. STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC) and Estes Valley Comprehensive Plan; and 2. Provide a recommendation to the Planning Commission LOCATION: The site is addressed 260, 265 and 267 Sunny Acres Court and is located within the Town of Estes Park. Sunny Acres Court is accessed via Sunny Acres Court. OWNER/APPLICANT: Fall River Village, LLC (Paul Pewterbaugh) CONSULTANT/ENGINEER: Primary Contact: Joe Coop, Van Horn Engineering STAFF CONTACT: Audem Gonzales, Planner I PROJECT DESCRIPTION/BACKGROUND: A prior owner illegally subdivided Lot 5, of the Sunny Acres Subdivision in the 1980's. The current owner has submitted an application to recombine the two illegally created parcels into proposed Lot 5A, a 1.17-acre lot. The applicant has submitted an application to re-zone proposed Lot 5A to RM Multi-Family Residential. The smaller of the two parcels is currently zoned R-2 Two-Family Residential and the larger is zoned E-1 Estate. Prior to the 2000 valley-wide rezoning, the entire parcel was zoned RM. In 2006, an Amended Plat and Re-zoning application were approved for the subject property. The owner failed to record the final plat, therefore nullifying the approved Amended Plat and Re-zoning. This application is essentially a duplicate of the 2006 requests. Subdivision Review (§3.9): The purpose of the subdivision review process is to ensure compliance with the subdivision standards and provisions of this Code, while encouraging quality development in the Estes Valley reflective of the goals, policies and objectives found in the Comprehensive Plan. 1. Amended Plat applications are considered a Minor Subdivision for review purposes. Decision Making Body: Town Board of Trustees 2. Code Amendment (Re-zoning). Decision Making Body: Town Board of Trustees SITE DATEA TABLE: Surveyor: Van Horn Engineering (Lonnie Sheldon) Parcel Number: 3525210005 & 3525210028 Development Area: Approx. 1.17 acres Existing Land Use: Multi-Family Residential (two duplexes) Proposed Land Use: Multi-Family Residential (two duplexes) Zoning Designation: R-2 Two-Family Residential and E-1 Estate Proposed Zoning: RM Multi-Family Residential Adjacent Zoning: East: E-1 Estate North: E-1 Estate West: CO Outlying Commercial (PUD) South: CO Outlying Commercial (PUD) Adjacent Land Uses: East: Single-family residential and undeveloped lot North: Single-family residential West: undeveloped South: Multi-family residential Services: Water: TOEP, proposed: no change Sewer: EPSD, proposed: no change PUBLIC COMMENTS: In accordance with the notice requirements in the Estes Valley Development Code, legal notices were published in the Estes Park Trail- Gazette. Typical mailings include a 500-foot radius. As of April 5, 2016, no formal written comments have been received for this application package. Written comments will be posted to www.estes.orq/currentapplications if received after April 5th and summarized in the staff presentation. REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. Memos and emails are included as part of this staff report. • Estes Valley Fire Protection District memo dated March 1, 2016 • Estes Park Sanitation District email dated March 7, 2016 STAFF REVIEW: Present Situation: Two duplexes exist on proposed Lot 5A. One duplex is located on the smaller parcel and one duplex is located on the larger parcel. Estes Valley Planning Commission, April 19, 2016 Page 2 of 5 Lot 5, Sunny Acres Addition Amended Plat and Re-zoning Proposal: The Amended Plat request would combine both parcels into one legal lot. Both duplexes will be entirely contained within the newly created lot. The RM Multi-Family Residential zoning would encompass all of Lot 5A. Subdivision: §3.9.E: All subdivisions must demonstrate compliance with the standards and criteria set forth in Chapter 10 "Subdivision Standards," and all other applicable provisions of this Code. Section 10.5.6.1 Compliance with Zoning Requirements requires subdivisions comply with Zoning Development Standards outlined in Chapter 4. Residential Zoning Districts: Section 4.3.C.4 Table 4-2 Base Densities and Dimensional Standards Residential Zoning Districts requires certain minimum lot standards for any lot within a specific district. Specific standards for the RM district include: Minimum lot area of 40,000 sq. ft. â Minimum front setback 15 feet, side 10 feet, rear 10 feet. Currently, the two separate parcels do not meet EVDC requirements for their current zone districts. The duplex buildings are built along property lines or well within setbacks. Re-zoning the property and amending the plat would move the current development into conformance with the various codes. Setback requirements would be met as well as permitted uses. Grading and Site Disturbance Standards: The site is currently developed with two duplexes and paved and gravel drives. Grading and Site Disturbance Standards are not applicable at this time. Adequate Public Facilities: Adequate public facility requirements are not triggered with this application. Utility Easements: Generally, ten-foot wide utility easements are required along all property lines. Ten-foot wide utility easements are proposed to be dedicated along all property lines of this plat. There is also a private 10' utility easement "for Lots 3, 4 and 5A Sunny Acres Subdivision" being dedicated with this plat. This application proposes a new public utility easement and private access easement through the center of the property. This easement will provide for utilities and access to properties to the east. Re-zoning: This is essentially a corrective re-zoning request. This property would have remained zoned for multi-family residential development with the 2000 valley-wide re-zoning if the Larimer County tax assessor map had shown this property as one lot containing four units. However, the Larimer County map reflected the 1982 illegal subdivision with one duplex on each of the two parcels. Staff was not aware of the illegal subdivision at the time of the 2000 re-zoning. Comprehensive Plan: The site is located within the east area of Fall River planning area, which includes a mix of single-family development and multi-family development. The Future Land Use Plan designates this area as R-2 Two Family Estate which has a 27,000 sq. ft. minimum. Estes Valley Planning Commission, April 19, 2016 Page 3 of 5 Lot 5, Sunny Acres Addition Amended Plat and Re-zoning Staff has evaluated the proposed development for compliance with Community-Wide Policies set forth in Chapter Six of the comprehensive plan and has found no issues or conflict with this proposal. Although the zone request is not aligned with the Comp Plan, it reflects what currently is built. STAFF FINDINGS: Based on the foregoing, staff finds: 1. This Amended Plat application and Re-zoning request do not fall within the parameters of staff level review, and will be reviewed by the Estes Valley Planning Commission. The Planning Commission is the Recommending Body, the Board of Trustees is the Decision-Making Body. 2. This request has been submitted to all applicable reviewing agency staff for consideration and comment. All letters and memos submitted by reviewing staff, referred to in this staff report, are incorporated as staff findings. 3. Adjusting the common property line and creating one legal lot does not affect the original intent of the subdivision. It would bring the existing property into conformance in regards to lot area dimensions and permitted uses. 4. The re-zoning would reflect how the subject area is developed. 5. New utility easements and private access easements on the newly created lot will be recorded with the final plat. RECOMMENDATION 1: Staff recommends APPROVAL of the proposed Re- zoning CONDITIONAL TO: 1. Approved Amended Plat shall be submitted for recording within 60 days of Town Board's approval of the application. SAMPLE MOTIONS: I move to recommend APPROVAL (or denial) of the Lot 5, Sunny Acres Addition Re-zoning, as described in the staff report, with the findings and conditions recommended by staff. (This is a Planning Commission recommendation to the Town Board. RECOMMENDATION 2: Staff recommends APPROVAL of the proposed Amended Plat CONDITIONAL TO: No conditions of approval. SAMPLE MOTIONS: I move to recommend APPROVAL (or denial) of the Lot 5, Sunny Acres Addition Amended Plat, as described in the staff report, with the findings and conditions recommended by staff. (This is a Planning Commission recommendation to the Town Board. Estes Valley Planning Commission, April 19, 2016 Page 4 of 5 Lot 5, Sunny Acres Addition Amended Plat and Re-zoning NOTICE: Within sixty (60) days of the Board's approval of the plat application, the developer shall submit the plat for recording. If the plat is not submitted for recording within this sixty-day time period, the approval shall automatically lapse and be null and void. Attachments: 1. Vicinity Map 2. Zoning Map 3. Reviewing Agency Comments 4. Statement of Intent 5. Application 6. Preliminary Plat o Estes Valley Planning Commission, April 19, 2016 Page 5 of 5 Lot 5, Sunny Acres Addition Amended Plat and Re-zoning Vicinity Map OG 00S SI Project Name Lot 5. Sunny Acres Addition Amended Plat Consolidate two parcels into one Project Description: EST S PARK COLORADO 1 in = 83 It Printed: 4/5/2016 cr,,Ated By: Audem Gonzales Parcels-Lanmer MMMIII=1 0 40 80 Feet Lot 5, Sunny Acres Addition L . .1 Town Boundary Town of Estes Park Community Development Vicinity Map Petitioner(s) Fall River Village, LLC 189 1 184 88 Vicinity Map ESTE5 PARK COLORADO UT4FTA 331 UNIT B 511 342 0-.. ..k- ....t (e) C./ V' -... IQ 1r 300 co o w .._ 2 63 UNIT C 315 ur4ri o E-1 UNIT E 315 270 R 3151.1417 c UNIT 315 UNIT UNIT K 315 183 187 182 181 180 186 185 CO 511 Town of Estes Park Community Development Vicinity Map Project Name: Lot 5, Sunny Acres Addition Amended Plat Project Description: Consolidate two parcels into one Petitioners}: Fall River Village, LLC 1 in = 8 3 ft 0 40 80 Fe et Printed: 4/7 /2 016 Created By: Auclem Gonzales Parcels-Larimer 1 Town Boundary D ESTES VALLEY FIRE PROTECTION DISTRICT See Rtsidents- and -triton of the Estes T Wiry nidi Superior Fire and Safety Services PLAN REVIEW COMMENTS Date: March 1, 2016 Project Identification: Sunny Acres Rezoning Location: 260 -265 Sunny Acres Ct. Referral: Sunny Acres Rezoning and Lot 5, Sunny Acres Addition The Estes Valley Fire Protection District has reviewed the submitted material describing the proposed project referenced above, and has no comments or concerns regarding those plans. However, when future developments and / or changes are made to this area, the Fire District shall require new plans for review. All construction and processes shall be in accordance with the provisions of the International Fire Code (2009 Edition), the International Building Code (2009 Edition) and the Town of Estes Park Codes and Standards. Nothing in this review is intended to authorize or approve any aspect of this project that does not strictly comply with all applicable codes and standards. Any change made to the plans will require additional review and comments by the Estes Valley Fire Protection District. If you have any questions please feel free to contact me. Sincerely, Marc W. Robinson Fire Marshal 970-577-3689 mrobinsonestesvalleyfire.orq 901 N. Saint Vrain Avenue • Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 4/5/2016 Town of Estes Park Mal - RE Sunny Acres Completeness Audem Gonzales <agonzales@estes.org> RE: Sunny Acres Completeness 1 message James Duell <jduell@estesparksanitation.org> Mon, Mar 7, 2016 at 4:24 PM To: Audem Gonzales <agonzales@estes.org> Cc: "Coop, Joe" <joevhe@airbits.com>, Paul Pewterbaugh <paulpewter@gmail.com >, "Thomas, Chris" <cthomas@estesparksanitation.org> Hello Audem — as per review of the plans provided for our completeness review of the Sunny Acres Rezoning and Amended Plat. Everything is fine with one exception. The line providing service to the units is titled a main line and actually it is a six inch PVC service line. The line is owned and maintained by the existing lots 3,4 & 5A Sunny Acres Subdivision. The line should be relabeled as Private Sewer Service Line. The proposed amended plat identifies the 10' private utility easement and it includes the language "Also, non- motorized trail easement for the benefit of Lots 3 & 4". The use of the easement for a trail wears down the surface of the easement and has exposed their service line. This will need to be addressed as part of their development plan as it goes forward. Thank you — Jim Duell James Duell, District Manager Estes Park Sanitation District (97 01 586-2866 https://rnai I.google.comlmail/u/o/7ui=2&i k=c0a7e0f533&view=pt&q=sunny%20acres&qs=true&search=quer y &th= 15353649c 33159658ns iml= 15353649c 3315965 1l1 STATEMENT OF INTENT AMENDED PLAT OF LOT 5, SUNNY ACRES ADDITION T.)hE-11;)VA 6 OF ESTES PARK .„,. The owner of the property is Fall River Village LLC, managed by Paul Pewterbaugh who has finished the neighboring Fall River Village and taken it out of bankruptcy. The subject property is currently split into two parcels. One parcel contains the northern duplex and the other contains the southern duplex. Both lots are currently non-conforming, thereby making any addition/expansion illegal. Additionally, the two lots are illegal because they were split by deed in 1982 without going through the proper subdivision process. An Amended Plat is being created in order to dissolve this internal lot line and to combine the two parcels to make them legal and whole again. A new public utility and private access easement will be dedicated with the Amended Plat through the center of the property. Because the majority of the utilities are located in the center of lot, the new utility easement is shown on the Amended Plat to be one in the same as the access easement. There is also a private 10 foot wide utility easement being dedicated on the southeast corner of the property for the existing sewer line that crosses the lot. There are also 10' utility easements being dedicated along all lot lines of the final Lot 5A. The smaller parcel is currently zoned R-2 and contains 4,609 square feet or 0.11 acres. The larger parcel is currently zoned E-], as part of the 2000 zoning map by the Estes Valley Development Region. An apparent mistake was made by the Town in appointing this zoning classification to this lot due to the existing duplex on the property. Prior to 2000, Lot 5 was zoned RM Multi-Family Residential and as part of the new zoning classifications after 2000 with the new code, this lot was given a new zoning of E-1. Therefore, with this development plan, it is our intent to rezone the entire property to RM multi family zoning as part of a corrective zoning effort. This property is located south of Highway 34 at the end of Far View Lane, just above Performance Park and northeast of the newly redeveloped Fall River P.U.D. project. The rezoning fee is $3,000 and Mr. Pewterbaugh would like to request a waiver of the fee because this is really a correction in the zoning. This Amended Plat and Rezoning was already performed once through the Estes Valley Planning Department in 2006-2007 and was approved with conditions at the January 23, 2007 Town Board meeting. There was a development plan included in the application, however at this point, Mr. Pewterbaugh has no concrete plans for the additional unit(s), therefore would like to just do the Amended Plat and Rezoning. Mr. Pewterbaugh does desire to add more units to the property in the future which would be allowed under the RM zone. He has made plans to remodel the existing units, but in order to do so he needs to correct the zoning of the lot and combine the lots to the original single Lot 5. Because a rezone requires a development plan, Mr. Pewterbaugh is requesting a waiver from the requirement to do a development plan. He would like to remodel the existing units and get them operational again prior to planning and constructing any new units on the property which would be the purpose for a development plan. Otherwise, this application is complete with the changes requested by Town Board in 2007 except for a dedicated right-of-way on the western part of this property. The right-of-way was requested as part of an emergency turn-around with the 2006-2007 development plan for an additional unit. Since no new units are being proposed, we would prefer to not dedicate this right-of-way and wait until any new units are proposed in order to determine what is desirable at that point in time. Due to the relatively slight change this project proposes, i.e. no additional lots, no additional dwelling units, and no driveway re-alignment, etc., therefore no increase in the intensity of use, we are asking that the following Estes Valley Development Code submittal requirements be waived: • Geologic Hazard Mitigation Plan (no development is proposed within the designated steep areas) • Wildlife Conservation Plan (no development is planned within the riparian areas) • Establishment of limits of disturbance and vegetation protection • Paving roads, creating sidewalks, pedestrian connections and trails Transportation impact analysis Access and Utilities for The Amended Plat of Lot 5, Sunny Acres Addition to the Town of Estes Park Access: Access for the property was redesigned as part of the Fall River P.U.D. development. A new road with curb and gutter was constructed just west and adjacent to the subject property that runs north to Far View Ln. Over the years, several access easements and rights of use have been established across the neighboring and subject property, however all of the easements have either been vacated or are not descriptive enough in nature to plat the easement on this lot. With the new Fall River Village P.U.D. Development, all rights of access and easement were relocated to the Sunny Acres Court Outlot. To clear up the access on this property, a new access easement across Lot 5A is proposed in order to serve the properties to the east. This easement has been shown on the Preliminary Plat and on the Amended Plat. The easement history showing books and pages and reception numbers has been included under the Survey Notes Section on the Amended Plat. Addressing: The existing addresses for the existing duplexes will be maintained. The Postal Service has been contacted and it has been determined that the existing postal cluster box at the intersection of Far View Drive and Sunny Acres Court (at the new gate) contains enough room, therefore, it is the developer's desire to have the mail delivered to this cluster box. Sanitary Sewer: The Estes Park Sanitation District has made it known that the existing sanitary sewer lines in the area are privately owned. When the southern duplex was built by Larry Heckel a few years back, the District explained that if an 8" main was installed across the property, the District would take over the line for maintenance. However, Larry decided to install a 6" main and therefore the District would not take over the line. This set up the private ownership for all properties that would use this system in the future. This existing 6" sewer main that cuts through the property in an east-west direction is currently not being used to service any properties to the north. There is one 4" line heading north from a sewer manhole shown on the west part of the property. It has been determined by the Estes Park Sanitation District that this line is not in use. This 6" main connects to a second manhole on the east half of the property below the road and makes a 90 degree turn heading south and southeast off the property. The east sewer manhole currently serves the existing two duplexes on the lot and the existing single family home to the east on Lot 4. There are currently four service lines extending from the manhole and one outlet line that heads south. The need for the western manhole was discussed for further development and the possibility of abandoning this manhole was brought up. It appears that the manhole does not currently service any units on the subject lot nor any of the proposed homes to the west on those lots of the Fall River Village P.U.D. The Estes Park Sanitation District would agree to abandon this manhole after further investigation. If the District agrees, this line would need to be terminated just outside of the eastern manhole and plugged properly. The possibility of abandoning this line must be reviewed by the Estes Park Sanitation District prior to any sewer line service construction on the site. The other option would be to leave this line in place as is, seeing that we are going to core into the eastern manhole for future services and the fact that the existing water main across the property will not be disturbed. Water: The Town of Estes Park owns and operates the waterlines in this area. An existing 8" water main runs down Sunny Acres Court and downsizes to a 4" main that crosses the subject property. An existing fire hydrant is located along the west property line and Sunny Acres Court. An existing service line was installed several years ago that was %" in size for Larry Heckel, the neighbor to the east. The south duplex is already served by a 1" service line stubbed out of the 4" water main at the west end of the property. The north duplex also is served by the 4" main with a 1" service line that runs from the centrally located water valves to the southeast corner of the unit. There are five fire hydrants located to the north, south, and west of the property that will be sufficient to meet fire flow requirements for the proposed units. Electricity: There are two existing electric transformers located on the property. The one to the west services the duplex on the south and the transfomer located just south of the north duplex currently provides service for the north duplex and Lot 4 to the east. ESTES VALLEY DEVELOPMENT REVIEW APPLICATION 7-11 3 Boundary Line Adjustment 1 - ROW or Easement Vacation 3 Street Name Change I- Time Extension 3 Other: Please specify Condominiu Prelim( 2r~rl~vtap Supplemental Map r - L 1 Genefal Information Project Name Project Description Project Address Legal Description Parcel ID # Site Information Lot Size Submittal Date: e,i4.te Type of Application I- Development Plan - Special Review Rezoning Petition r Preliminary Subdivision Plat r Final Subdivision Plat Minor Subdivision Plat Pr Amended Plat tvtemelP.pi riot t .5u Airtr re.s S 1 A 4- 0 W. tot le__ rl 6 pet Zeo z49.5",5ast,t ,4r,f_t t -Aps ede_r4. gociatdi - S Pfirt A-kA- ztoo4) o o WI 5 Area of Disturbance in Acres 3fif /. Existing Land Use e els cia f) - ges cierdied Proposed Land Use scirtke acre Existing Water Service IXTown Proposed Water Service r5efown Existing Sanitary Sewer Service Proposed Sanitary Sewer Service Is a sewer lift station required? Existing Gas Service Xcel 3 Well r None 3 Well r None EPSD EPSD I- Yes r Other r Other (specify) r Other (specify) 3 UTSD 3 UTSD No None Septic r None ▪ Septic Existing Zoning E - ag4_ 2 -7_ Proposed Zoning le Pi 260, ito.c.- 4.7__In -4-. St, ,4,,,t ictres Ct: r Yes 'Ye No See CLIfttJeci feller Site staking must be completed at the time application is submitted. Complete? r Yes IR No Pr mary Contact Information Name of Primary Contact Person 2„,( R. 44_3-t&...- 110 ,4. k_ Complete Mailing Address ? 3c73 hi Pi gf tk ihre 1 9-e /0(e, i SepootAWc CO Primary Contact Person is Vc Owner Applicant r Consultant/Engineer r Attachments tiC Application fee g Statement of intent 3 copies (folded) of plat or plan V11" X 17" reduced copy of plat or plan 15( Digital Copies of plats/plans in TIFF or PDF format emailed to planning@estes.org Please review the Estes Valley Development Code Appendix B for additional submittal requirements, which may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report, wildfire hazard mitigation report, wetlands report, and/or other additional information. Site Access (if not on public street) Are there wetlands on the site? oe`23 Town of Estes Park .6, P.O. Box 1200 170 MacGregor Avenue Estes Park. CO 80517 Community Development Deportment Phone: (970) 577-3721 Fax: (9701 586-0249 .6. www.estes.org/CommunityDevelopment Revised 2013.08.27 KT MINERAL RIGHT CERTIFICATION Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans, Special Reviews, Rezoning, Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, and Preliminary and Final Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface estate and the mineral estate have been severed. This notice must be given 30 days prior to the first hearing on an application for development and meet the statutory requirements. I hereby certify that the provisions of Section 24-65.5-103 CRS have been met. Names: Record Owner PLEASE PRINT: Date 2 z Date F- Applicant PLEASE !NT: Signatures: Record Owner Applicant Contact Information Record Owner(s) Mailing Address Phone Cell Phone Fax 1 (I Pi tti,e r V/ si(O& LL.c, &JAI iqtti7cr ha tA 1 3303 W. I 411141% A-ve f C14e /0 (0 id, CD &Do 3=03 - C- - Li 3 Email Pa Cdpeu...nter- & i+N ; C es-L. Applicant Mailing Address Phone Cell Phone Fax Email ,5-11 &ft.!' a c 64.) ner Consultant/Engineer !fix fk, gioicre loteeel l,101 27e)-e Mailing Address /ON ee'te.ie ArtZji Rep.c.--/ 7 Phone 7 7o - Pgro - TSB Cell Phone -70 Ore - Fax Email xlcae Vikei 84 er-13;+S . APPLICATION FEES For development within the Estes Valley Planning Area, both inside and outside Town limits See the fee schedule included in your application packet or view the fee schedule online at: www.estes.oro/ComDev/Schedules&Fees/PlanninoApplicationFeeSchedule.pdf All requests for refunds must be made in writing. All fees are due at the time of submittal. Revised 2013.08.27 KT Names: Record Owner PLEASE PRINT . Applicant PLEAS PRINT: Signatures: Record Owner Applicant APPLICANT CERTIFICATION ► I hereby certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application I am acting with the knowledge and consent of the owners of the property. ► In submitting the application materials and signing this application agreement, I acknowledge and agree that the application is subject to the applicable processing and public hearing requirements set forth in the Estes Valley Development Code (EVDC). ► I acknowledge that I have obtained or have access to the EVDC, and that, prior to filing this application, I have had the opportunity to consult the relevant provisions governing the processing of and decision on the application. The Estes Valley Development Code is available online at: http://www.estes.orq/Com Dev/DevCode ► I understand that acceptance of this application by the Town of Estes Park for filing and receipt of the application fee by the Town does not necessarily mean that the application is complete under the applicable requirements of the EVDC. ► I understand that this proposal may be delayed in processing by a month or more if the information provided is incomplete, inaccurate, or submitted after the deadline date. ► I understand that a resubmittal fee will be charged if my application is incomplete. ► The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete. ► I grant permission for Town of Estes Park Employees and Planning Commissioners with proper identification access to my property during the review of this application. ► I acknowledge that I have received the Estes Valley Development Review Application Schedule and that failure to meet the deadlines shown on said schedule may result in my application or the approval of my application becoming null and void. I understand that full fees will be charged for the resubmittal of an application that has become null and void. Date Date Revised 2013.08.27 KT Sunny Acres Rezoning & Amended Platids Page 1 Owner Owner II Address City ST Zip 341 FAR VIEW DRIVE LLC 341 FAR VIEW DR ESTES PARK CO 80517 ADAMS JACQUELINE 5 1985 CATHAY ST AURORA CO 80011 ADKINS MARILYN J & NATHAN 7211 W CANBERRA STREET DR GREELEY CO 80634 AIRBITS LLC 439 W ELKHORN AVE ESTES PARK CO 80517 BANISTER BRENT A/KAYLA J 121 OAKMONT PLAZA PAPILLION NE 68133 BARNETT GLENICE/KATHERINE CAMPBELOL KAY BARNETT ETAL 1629 MIDWESTERN PKWY WICHITA FALLS TX 76302 BARTLETT FRED/TINA 880 N PEAK VIEW WAY PRESCOTT AZ 86303 BATCHELDER LEE A/KRISTEN L/ERIN L 159 S 44TH ST DECATUR IL 62521 BELKNAP NANCY L PO BOX 4007 ESTES PARK CO 80517 BOLES JEFF/JULIE 300 FAR VIEW DR UNIT Dll ESTES PARK CO 80517 CAMPBELL HEIDI M 4249 S BISCAY CIR AURORA CO 80013 CLUELESS WINGNUTS LLC 6131 128TH AVE NE KIRKLAND WA 98033 COMANCHE FORKS LLC PO BOX 270223 FORT COLLINS CO 80527 COPE FOUR LLC 12124 ORCHARD VIEW RD GAITHERSBURG MD 20878 CREAGH DAVID P/CATHY F 6160 INDIAN TRAIL RD GURNEE IL 60031 DOUGHERTY REGINA E 826 LAFAYETTE ST UNIT D CAPE MAY NJ 08204 DYCK GORDON R BEECHY JUDITH A 2212 WAKEFIELD RD GOSHEN IN 46528 ECKERT JASON D/KARI M 8389 COLE ST ARVADA CO 80005 ESTES WEST END EEC 6307 DEVILS GULCH RD ESTES PARK CO 80517 FALL RIVER VILLAGE LLC 2205 W 136TH AVE STE 106 & 108 BROOMFIELD CO 80023 FINNEY PATRICIA 1 300 FAR VIEW DR UNIT 14 ESTES PARK CO 80517 FINNIGSMIER ROBERT 1 &JUDITH 5804 QUAIL RIDGE AVE HASTINGS NE 68901 FISHMAN PAUL 321 BIG HORN DR UNIT A7 ESTES PARK CO 80517 HAIGH ROBERT B/CATHY A 300 FAR VIEW DR UNIT 8 ESTES PARK CO 80517 HANICK LINDA E/VICTOR C 315 BIG HORN DR UNIT B ESTES PARK CO 80517 HARRIS CLARENCE E & MARY 9377 WOLFF ST LITTLETON CO 80129 HAYNIE CLAYBORN L/LORALEE A 20124 MITCHELL PL DENVER CO 80249 HAYS GEORGE WILLIAM 6401 PLATEAU DR ENGLEWOOD CO 80111 HAZLETT EMERSON L & ELIZABETH 341 WOODLAWN CIR LAWRENCE KS 66049 HMS F WILLIAM PO BOX 534 GRANBY CO 80446 HERLIHEY DANIEL C/VICKIE A 321 BIG HORN DR UNIT DD3 ESTES PARK CO 80517 HINKLE RONALD L & EDWINA 300 FAR VIEW DR UNIT 16 ESTES PARK CO 80517 HOLTGREWE VIRGIL H/CAROL 315 BIG HORN DR UNIT E ESTES PARK CO 80517 JACOBSON ERNEST E JR & MAE C 6105 E MEXICO AVE DENVER CO 80224 JAMES CHRISTOPHER N 321 FAR VIEW DR ESTES PARK CO 80517 JOHNSON S JOWAYNE, ARNOLD M/ROY EMIL JOHNSON ROBERT EDWARD PO BOX 2744 ESTES PARK CO 80517 JOHNSTON GERALD/LINDA LIVING TRUST 128 OLD CREEK DR MONUMENT CO 80132 KING FRANK I/CAROLYN S 321 BIG HORN DR UNIT DD1 ESTES PARK CO 80517 KRAHN OLIVER J/RENEE F 1217 RAND WAY SUPERIOR CO 80027 LEE MICHAEL/JULIE 311 FAR VIEW DR ESTES PARK CO 80517 LIN LI JIAN 9667 NEWLAND CT WESTMINSTER CO 80021 LINK JUDITH C 8474 THUNDERHEAD DR BOULDER CO 80302 LITTLE TERRY HAMMOND/MARCIA LYNN 1109 MONACO PKWY DENVER CO 80220 MANHOFF EDNA SUE 5033 HARRIER DR MESQUITE TX 75181 MANOLOV LUBOMIR/YANA 2216 HUMBOLDT AVE MINNEAPOLIS MN 55405 Sunny Acres Rezoning & Amended Plat.xls Page 2 MARK MAYO ENTERPRISES INC 457 E WONDERVIEW AVE ESTES PARK CO 80517 MARK MAYO ENTERPRISES INC 457 E WONDERVIEW AVE ESTES PARK CO 80517 MITCHELL GENE M/HALAH 315 BIG HORN DR UNIT K ESTES PARK CO 80517 MONGE ROLF H PH D PO BOX 6337 LONGMONT CO 80501 MURPHYS RIVER LODGE LLC 10047 ALLISON CT BROOMFIELD CO 80021 NEWSOM G WAYNE/PATRICIA FRYE PO BOX 2812 ESTES PARK CO 80517 PAIK LEO/LINDA E 9493 SAULSBURY CT WESTMINSTER CO 80021 PALLISSARD ROBERTJ & GALE 350 FAR VIEW DR ESTES PARK CO 80517 PLUGGE DALE L 1763 PERSHING RD COLUMBUS NE 68601 PRIES ROBERT/JILL 1107 MCINTOSH AVE BROOMFIELD CO 80020 PRINCE CAROL B PO BOX 3832 ESTES PARK CO 80517 PROFFITT JENNIFER L SCHMID STEFAN 418 STANLEY AVE 3 ESTES PARK CO 80517 RAUP OMER B/PHYLLIS H 1310 E HECLA DR NO 33 LOUISVILLE CO 80027 RAYMER GREGORY A PO BOX 49241 DENVER CO 80249 RENNER FREDRICK H & GERTRAUD 418 W 12TH ST LOVELAND CO 80537 RITZMAN LIVING TRUST 450 FAR VIEW LN ESTES PARK CO 80517 RIVAS-MARQUEZ MANUELA PO BOX 4216 ESTES PARK CO 80517 SCANLAN THOMAS 1/SHARON I-I 17254 ARROWHEAD SPRINGS TRL LITTLETON CO 80127 SCHWARK RENEE 13938 LEXINGTON DR WESTMINSTER CO 80023 SHAKYA MAHESH/RAMESH 321 BIG HORN DR UNIT B3 ESTES PARK CO 80517 SILVERMOON INN LLC 175 SPRUCE DR ESTES PARK CO 80517 SKAHAN ROBERT E/PATRICIA A 315 BIG HORN DR UNIT L ESTES PARK CO 80517 SWEET BARRY K/JOAN A 315 BIG HORN DR UNIT G ESTES PARK CO 80517 TESSLER JOHN A/SALLY S 3530 CHARLESTON LN BEAUMONT TX 77706 THOMSPON MELISSA D 300 FAR VIEW DR UNIT B5 ESTES PARK CO 80517 TOWN OF ESTES PARK PO BOX 1200 ESTES PARK CO 80517 WEHR JAMES L & LEEANN PO BOX 395 TUMACACORI AZ 85640 WHITE STEPHEN M/CATHY M 1805 N BROAD ST GALESBURG IL 61401 WILLIAMS LAURA LYNN PO BOX 7212 WACO TX 76714 WILLINGHAM RONALD J/SHERYLJ 905 CANDACE LN ALTUS OK 73521 WRENN VAN C/CYNTHIA L 15313 IOWA ST BENNINGTON NE 68007 YARGER CAROLYN JANE REVOCABLE TRUST 315 BIG HORN DR UNIT C ESTES PARK CO 80517 ZIEMKOWSKI MARK 0/LESLIE B 331 FAR VIEW DR ESTES PARK CO 80517 EXISTING: 5-2 (SMALL LOT) ANC E-1 ESTATE (LARGE LOT) PROPOSED: LI MULTI-FAMILY ZONING: FALL RDIER VILLAGE LLC PAUL KVITERENLIGH 3303 W. 144TH AVE. DIE 106 BROOMFIELD. CO 80023 eNCINEER /SURVEYOR, vAN 1105N ENGINEERING & SURVEYING 1043 FISH CREEK RD. ESTES RARE. CO 80517 (972) 306-4345 CONTACT PERSON JOE COOP DEVELOPER: FALL MUER VILLAGE 110 PAUL PEWTERBAUGH 3303 W 144TH AVE, STE 106 BROOMFIELD, CO 80023 0 PRELIMINARY AMENDED PLAT OF LOT 5, SUNNY ACRES ADDITION TO THE TOWN OF ESTES PARK, COUNTY OF LARIMER, STATE OF COLORADO rano NUL NMI 51IND1 rr ..-N CONCRETE PROIECT FIENCAMNIP - SEE NOTE BARRED VW FENCE LOT 2 4IIENRE42 PLAT SUNNY ACRES ZONED E-I -.501 13.& 5e7dt * 410,001. 5EIBACA 120 CO 10 0TUTY EASEMENT ON ALL 101 DIES PER AMENDED PEAT 0011ND I' EVE E 4 g N5702'1211 26.42 11611140 E FOR 4 ri 11 vw 16. NOG SETBACK AND PROPOSID 10' UWE( PASCAR,R ON AAL LOT L/NES PER PROPOSED AWOKE, RAI C4ISTINC T - SERVICE LOT TALL RIM POD ZONED CO 05 CHAIN LINK FENCE 20- on.o1 A 5E10' ACCESS EASEMENT AS SHOWN ON FALL RIMER STWOTI 1.109 ENTRY I I 12- TREE WILD K IN DM SETBAC PROPOSED 10. UTILITY fASUENT I PER PROPOSED NAEHOED PLAT I I RERAR MTN PCTST4 g-R-.4 FOUND w714055 OAP STAMPED 'LS 0405' P4 EXICENG 2' TALL WOOD TIMBER REALM. wN.L r14/' SLIDING UNA. AND LITUFI EASENr10 SEWER CLEANOLN FOUND U) PIPE WITH NO CAP ALSO FOUND BUT OID MDT ACCEPT A REDAR WITH PLASTIC CAP STAMPED TDS PLS 33203' LOCATED 58528'40"E 0.92' OF ACCEPTED MONUMENT 1 1S8r32.041 24.02' (585'12'E 24.0') LOT I AMENDED PLAT OP DIOCC 1. MST RIDE CENTER RE-SOB. EOM CO \rOur '49.41c \ 10 UTILITY EASEmENT (TIMCAL) SOT55'36-1. 21837' (51311580 216.81 LOT 8 RAU RIVER VILLAGE P.U.D. ZONED CO COSTING 3.5'-4' TAU. 0000 TIMBER RETANNG WALL MONO IA REDA WITH _///f M.A.511C CAP PAWED 5715 PARE AEU *CVO •• 1.06 CLOT 3 WALL RIVER PUB ZONED CO Cuss OlIT FOR OVALINROE a i l x C g SCALE. 1" 20. 0 20 40 no 6iIITGL!91 LEGEND 00.00 MEASURED DIMENSIONS (00.00) PLATTED OR DEEDED DMENSIOMS 0 FOUND MONUMENTATION EXISTING TREES PRIMARY GARNET • ELECTRIC TRANSFORMER 111 ELECTRIC PEDESTAL 1T 'TELEPHONE PEDESTAL tr FIRE Hypn.sni • MANHOLE 10' CONTOUR INTERVAL Z' CONTOUR INTERVAL SEWER MAN/SERVICE (AS NOTED) WATER MAN/SERVICE (AS NOTED) GAS LIAIN/SEROCE (AS 7101100) EXISTING PRIMARY ELECTRIC EXISTING SECONDARY ELECTRIC SERVICE EXIST NG ELECTRIC-TELEPHONE-CABLE WATER VALVE LOT AREA INFORMATION EXISTING. LOT 5. LESS NEWS MO BOUNOS PARCEL. 411.113 Sr.. 1.06 ACRES i/E1E5 & ROUNDS PARCEL - 4,609 SE - OTT ACRES MIMED- LOT 5 - 50.822 al. - 717 ACRES LEGAL DESCRIPTION: Al LOT 5. SUNNY ACRES Cr TO ENE WAN Cr ESTES PARK. ACCORDING TO ME PLAT RECORDED APRIL. 1058 T RECEPTICAO E742479. COUNTY Cr EARNER. STATE Or cOLORADO. EXCEPT THAT PORTIONS AS CO5vE,11) II 201(0 PLC .:NEED NOVENBER 22. 1902 IN BOOR 2194 AT PAGE 13584 AND WEINER WITH THAI PORTIONOF VACATED 0000 AS DUDEO IN yACA11044 ORDINANCE NO 11-77 RECORDED *ARCH 3T, 1277 IN ROM 1759 Al PAGE (Al, MATT Cr EARNER. STATE OF COLORADO BOOK 2194 PAGE 1358. A PORTION OF LOT 5. SUNNY MMES A00:11011 TO THE Tom Of ESTEs PARK ACCORDING TO IME PLAT RECORDED APRIL II, 1955 AT RECEPTION NG. 741479, BEING ALSO A PORTEN Or NE NW S Or 1/10 /NT 1/4 Or SECO:A.25. 1572. 6150. OF THE 61N F.A. MORE PORTicuLARLT DESCRIBED AS CONLIF143. AT WE MORDnvESI MINER Or SRO sECTION 25. AND RIM PM 0121:025 RELATIVE TO NOR11 UNE or THE NW I/A CO HE my I/4 OF SAID SECTION 78 CONSIECRED AS EIEFFENG N 149.5753' EI THENCE S 75.40,3' E A DISTANICE OF 99611 FEET TO THE NORTNNEST CORNER OF LOT 2. suANT ACRES SUEIONTSIOLT THENCE 5170'00 W A MT...NEE 0, 225.03 FEET ALONG NE MCP ONE Of 500 LOT 2 TO rYE SOUMNEST CORNER OF SND LOT 2 AND THE 50803051 CORNER OF SAID 107 5; THENCE N 735800. E A BOUNCE OF 52.01 FEET ALONG TOE LOT LINE BETTFED. SAID LOTS 2 ARO 5 10 TINE TRUE PONT Cr BEGiwoNG, BENG A PONT ON 100 NORTNERLY EXTENSION OF THE WEST WALL UNE Or A 2 STORY FRAME BUILDING: THENCE N 755800* C A OTSTANCE OF 58.73 FEET ALoND lot LOT LANE BETWEEN SOLO LOTS 2 AND 5 70 0 PONT ON 7. NORDIERLY EXTENSION OP THE EAST HALL 1010 Or SAO TRAUX7M, MICI POINT DEN75 5 73.56'00" W A MINCE Of 11.17 FEET FROM ITS NORTHEAST coRNER SAID LOT 5, THENCE S 1046'15' E A 015IANCE CF 70.00 FEU ALONG ME EAST WALL UNE Or TNT WALD. ARO ITS EXTENSORS NORTHERLY AR0 SOUTHERLY, 10 A PONT ON TM NORTHERLY F5GHT-0,-WAY USE OF A PROPOSED STREET: MENGE 5 755800' 104 A OISTANGE OF 58.50 FEET PARALLEL TO ME NORTH LINE DE SAIII LO1 5 MO 0000 SAID NORTHERLY INCINT-OF-WAY LNE 10 A POINT ON THE SOUTHER" E410441014 OF THE WEST RAIL LINE OF SALO FEUDING: THENCE N 16.35.75. w A DESTN.C£ OF 78.00 FEET ALONG THE WEST WALL UTE OF SAD BULLING. 010 ns UTENSIONS 00FETHERLT AND SOUTHERLY. TO THE TIES PONT 00 ERGPROC TOGETHER WITH THAT PORTION OF ENE ROAD AS 5897114 ON /EXUDED PLAT Or SUNNY ACRES REcoRDED AUGUST 22. INN Al RECEPTOR NO. 497306. Not S INCLUDED IN vACATION ORDINANCE NO. 11-77 OF THE TOWN or ESTES PARK, MCCRAW AND UES VANN SUBJECT PROPERTY: SAID ORDNANCE RECOROUL ARCH 31. 1977 IN BOOR MR AT PAGE 229. SURVEY NOTES: LEGAL NFOINIATION (DEED AM UOLLIENT NFORTAAT(N) WAS WEN FROM THE PLAT OF RECO. ALSO. LAND DILE CKLABANTEE CONIPANy 1111 004•191MEN7 NO, 1025126877-5. DATED FEBRUAIN 4, 2015 WAS USED FOR OIENERSITIP AND °SNEED RESEAKIL 2 TRIP PROPERTY 5 CARRTEDIT 7011t0 R-2 AND 1-1 AND 5 92 THE PROCESS or APPLYING FOR A BUILD. PER. 70 A00 A HASTE, BECNOOLL WOK AND COVERED ENTRY'S ON THE URGER LOT (0-1). DE PROPOSED LOT 2014100 IS Rm. ALA. INS THE FOLLONNo BuIDING SETBACKS MLR SITS (Nom ARTERIAL) - 1510 FEET EUT REAR • 10 FEET PIE ANLN DED PLAT AAP REZONING IS REQUIRED TO ENABLE THE BANDING PERINI' TO BE Dad DUE TO THE 1401-CONFORMING STATUS OF ROM LOTS T 205 Two WRVS, 00TH Or WHICH ARE 11014-00.4fORMIN0 DIE REZONE 70 RI NEL BRNO TTEIA 2170 CONFORMANCE .1 CONTROL PONT 41.1 (A SPIKE SET FLUSH 01741 THE MOM) ALONG NE POST 101 LINE) WAS ASSUMED 10 et AT MI ELEVATION OF 71124 FEU MP CONTOURS WERE OEVELOPEO BASED OFF MI5 PONT ELEvATIONS WERE GARNERED FROLI LAMAR GOWN' LAME INFORmATON LOCATOR. 4 THE BASm Or WAR. POP Its sum., 15 ME Sono LIME IF THE 51.1. PARCEL DDT sMITHOUNOED ME NORTHERN AREA DIAT .5 5110011 (ADDRESS 250). MIS UNE WAS MENNIENTED ON EACH END DT A ENGLAND 500/0I1I5 0111111111121 CAP ON A MBAR THE LINE 4EASCRE5 073.56802 59.05 (DEEDED 5)056'00T 55.95). ALL OWINGS SPORN NEREON ARC InsAnse MOWED 5. E.05050 ACCESS EASEILENT RESEARCH WAS PERFONFED AND IT 0.5 DETERIANED MAY Au EXISTING ACCESS EAS851005 HAVE ENTER BEEN APANOONED OR ARE NOT SPEC.. ENOUGH IN NATURE TO LOCATE THEN ON THE CAT. THEREFORE A HEN ACCESS ANO 111101 EASENENT TALL 05 oEMCATED LATH THE PRoPOSED AMENDED PLAT. A. 1405 SITE PLAN ES REPRESENTATION, ONUT IT IS NOT TO 50 CONSTRUED AS A LAND SERVE, PLAT NOR AN ILIPPLARNENI SWAY PLAT VICINITY MAP SCALE f o.'10001 -S - -W- -C- -EP- ES - -TC - z ig • 0 • Qi c4 O C4 C-) C.) 'c4 Z IAA cf) r=1 7217 H u) E-, 0 •-4 DRAWN ET: JWC CHECKED BY: LAS SCALE GATE: 02-23-2010 SHEET 1 OF 1 PRELIMINARY PROJ. 410. 2008-05-17 NORTH LINE OF NW /4 NW Y. SECTION 25, TSN, R73W NOT SURVEYED AS A PART OF THIS AMENDED PLAT (N/39'57.5 (51.75.40, 40.c 9 NW CORNER LOT 2 LOT 2 AMENDED PLAT SUNNY ACRES SUBDIVISION 2 651 s'iS 5614 .NI 2 2245 S1556" ,g6:151 ‘fl 01 PARCEL 435252-10-058 fA\ NEW 10' PUBLIC UTIUTY EASEMENT (TAP) FORMER LOT LINE TO RE VACATED BY THIS PLAT c, VO FOUND NAIL WITH SHINER "IN CONCRETE / / 50.0' ACCESS r- EASEMENT AS SHOWN ON FALL RIVER P.U.D. O FOUND 1" PIPE t!:;'21- FOUND ALUM. CAP lr "ENGLAND LS 29415' LIMITS OF EASEMENT FOUND IN ROOK 1738 PAGE 279, RERECORDED IN 8001< 1750 PACE 523 AND AMENDED AT RECEPTION #97003184 AND MODIFIED AT RECEPTION #20040077264 IS HEREBY VACATED BY THIS PLAT. (REPLACED WITH DEDICATED EASEMENT SHOWN SEE SURVEYOR NOTE #3.) FORMER LOT LINE TO BE VACATED BY THIS PLAT V 7.3 - 5-1314. NEW PUBLIC UTILITY EASEMENT et PRIVATE ACCESS EASEMENT FORMER LOT 1.150 TO SE VACATED BY THIS PLAT LOT 4 FALL RIVER VILLAGE PUD FOUND WITNESS CORNER #4 REBAR WITH PLASTIC CAP STAMPED 'LS 9485' ADDED ALUMINUM CAP STAMPED "W.0 3 ,L• 0 oi En En FOUND #4 REBAR WITH PLASTIC CAP STAMPED "6499" CBE FALL HOMER VILLAGE LLC PAUL PEWTERBALIGH 3353 IA. 144TH AVE 511 106 BROOMFIELD, CO 80023 ENGINEER/SURVEYOR . VAN HORN ENGINEERING & SURVEYING 1042 FISH CREEK RD. ESTES tam CO 80517 (970) 586-9358 CONTACT PERSON JOE COOP NEW PRIVATE 10' UTILITY EASEMENT FOR LOTS 3, 4, AND 5A SUNNY ACRES SU BD IVIS ON ALSO. PRIVATE, NON-MOTORIZED TRAIL EASEMENT FOR THE BENEFIT OF LOTS 3 AND 4 FOUND 4'4" PIPE WITH NO CAP ALSO FOUND BUT DID NOT ACCEPT A #4 RUMP WITH PLASTIC CAP STAMPED IDS PLO 33203" LOCATED 585,2E1'40"E 0.92' OF ACCEPTED MONUMENT 0 • IJ CAT 03 TTI FOUND SMALL ,IN IN "X" ,P IN ROCK 1_ 58732'04"E 24.02' (S88'12'E 24.0') 5.76' (Esm't Tie) LOT f AMENDED PLAT OF BLOCK 2. VEST PARK CENTER RE-SUB. 577637271"vo 16 NA 0.93' 579.57'22 _------ ------ LOT 5A NEW AREA = 50,822 S.F. 1.17 ACRES NEW 10' PUBLIC UTILITY EASEMENT (TYP)- SBT 55136"W 218.37' (S87'581W 218.13') LOT 8 FALL RIVER VILLAGE PUD ,ES'99L 3.60,Lf .00S (,OCLe I 3,LZ.005) LOT 3 FALL RIVER VILLAGE PUD — SCALE' • 20 20 40 60 Im1 LEGEND 00.00 MEASURED DIMENSIONS (00.00) PLATTED OR DEEDED DIMENSIONS O FOUND MONUMENTATION O ALIQUOT MONUMENTATION • SET #4 REBAR WITH PLASTIC CAP STAMPED 'PLS 26974" DEDICATED ACCESS AND UTTUTY EASEMENT 0 5 LOT AREA INFORMATION EXISTING. LOT 5. LESS METES AND BOUNDS PARCEL- 46.213 S.F. = 1.06 ACRES METES & BOUNDS PARCEL .4 4,609 S.F. 0.11 ACRES PROPOSED:, LOT 5 50,822 s.T. .s 1.17 ACRES SURVEY NOTE& T. LEGAL. INFORMATION (DEED AND EASEMENT INFORIAADON) WAS TANEN FROM THE PLAT OF RECORO. ALSO. LAND ME GUARANTEE COMPANY TITLE COMMITMENT NO. FC25126877-5, DATED FEBRUARY t. 2015 WAS USED FOR OWNERSHIP AND EASEMENT RESEARCH 2. THIS PARCEL WAS SUBDFADED ILLEGALLY IN ORDER TO CREATE ME SMALLER METES AND BOUNDS PARCEL PARCL DISSOLVES 322-10-028, FOR ME NORTHERN DUPLEX. THE PURPOSE OF TINS AMENDED PLAT S TO THESE INTERIOR LOT LINES FOR THE mErES ONO BOLNDS PARCEL_ 3. CASTING ACCESS EASEMENT RESEARCH WAS PERFORMED MD IT WAS DETERMINED THAT ALL EXIS1190 ACCESS EASEMENTS HAVE EITHER BEEN ABANDONED OR ARE NOT SPECIFIC ENOUGH IN NATURE TO LOCATE THEM ON THE PLAT. THEREFORE. A NEW ACCESS AND UTILITY EASEMENT WILL BE DEDICATED WITH ME PROPOSED AMENDED PLAT. THE LOCATION OE THE ORIGINAL ACCESS EASEMENT IN ROOK 1738 PAGE 279. RERECORDED IN HOOK 1750 PAGE 523 AND AMENDED AT RECEPTION 197003184 AND MODIFIED AT RECEPTION 170040072264 SHALL BE RELOCATED AS SHOWN ON THIS PLAT. HOWEVER THE TERMS AND PREMSIONS SHALL BE WINTINNED. 4. THE LINEAL LINN FOR THIS SURVEY 5 THE U.S. SURVEY FOOT. 5. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL. ACTION BASED UPON ANY DEFECT IN THIS SURVEY VRTHIN THREE YEARS OF THE DATE YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT ON THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE CERTIFICATION DATE SHOWN HEREON. CERTIFICATION OF OWNERSHIP AND DEDICATION_ KNOW ALL MEN BY THESE PRESENTS THAT THE UNDERSIGNED. BEING THE OWNERS OF THAT PART PE THE NW I OF SECTION 25, TOWNSHIP 5 NORTH, RANGE )3 NEST OF THE 674 P EARNER COUNTY. COLORADO. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS. 10 NT: ALL GE LOT 5. SUNNY ACRES AUDITOR TO THE TOWN OF ESTES PARA. ACCORDING TO THE PEAT RECORDED APRIL 14, 1958 AT RECEPTION #742479. COUNTY OF EARNER, STATE OF =CRAM EXCEPT THAT PORTION AS CONVEYED BY DEED RECORDED NOVEMBER 22. 1982 IN BOOK 2194 AT PACE 1358: AND TOGETHER WITH THAT PORTION OF VACATED ROAD At INCLUDED IN VACATION ORDINANCE NO. T1-77 RECORDED MARCH 31, 1977 IN BOOK 1759 Al PAGE 229, COUNTY OF EARNER. STATE OF COLORADO AND A PORTION OF LOT 5, SATINY ACRES ADDITION TO THE TOWN OF ESTES PARK ACCORDING TO THE PLAT RECORDED APRIL 14, 1958 AT RECEPTION NO 742479, BEING ALSO A PORTION OF THE MN OP THE AN 1/4 OF SECTION.25, T5N, 673W OF ME 6TH P M.. MORE PARTICULARLY DESCRIBED AS COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 25, AND WITH ALL BEARINGS RELATIVE TO NORTH UNE OF THE NW 1/4 OF THE NW 1/4 OF SAID SECTION 25. CONSIDERED AS BEARING N 89'57'53" ET THENCE S 75.40WD• E A DISTANCE OF 996.IT FEET TO THE NORTHWEST CORNER OF LOT 2. SUNNY ACRES SuBONTSION. THENCE S1744'00r Iv A DISTANCE OF 215.03 FEET ALONG THE WEST LINE OF SAID LOT 2 TO THE SOUTHWEST CORNER OF SAID LOT 2 AND THE NORTHWEST CORNER OF SAGS LOT 5, THENCE N 7316'00* E A DISTANCE OF 52.01 FEET ALONE THE LOT LINE BETWEEN END LOTS 2 MD 5 TO THE TRUE PONT OF KONNNG. BEING A POINT ON THE NORTHERLY EXTENSION OF THE WEST WALL LINE OF A 2 STORY ROME BUILDING: THENCE N 73.56'00- E A DISTANCE or 58.73 FEET ALONG TOE LOT LANE BETWEEN SAID LOTS 2 INC 5 TO A POINT ON THE NORTHERLY EXTENSION OF THE EASY WALL LANE OF SAID BUILDING: SATO POINT REARS S 73'56 530' W A DISTANCE OF 114.17 FEET FROM THE NORTHEAST CORNER OF SAID LOT 5: THENCE S 1E:46'16' E A °STANCE OF 78.00 FEET ALONG THE EAST WALL LINE OF SAID BUILDING AND ITS EXTENSIONS NORTHERLY AND SOUTHERLY. TO A POINT ON THE NORTHERLY RIGHT - OF-WAY LINE Or A PROPOSED STREET, THENCE S 73'56'00' Pi A DISTANCE OF 58.98 FEET PARALLEL TO THE NORTH LINE OF SAID LOT 5 AND ALONG SAID NORTHERLY RIGHT-OF-WAY LINE TO A POINT ON THE SOUTHERLY EXTENSION OF THE NEST WALL LINE OF SAID BUILDING. THENCE N 1635'15' IN A DISTANCE OF 78.00 FEET ALONG THE WEST WALL LINE OF SAO ROGUING, AND ITS EXTENSIONS NORTHERLY AND SOUTHERLY, TO THE TRUE PONT OF BEGINNING. TOGETHER MTH THAT PORTION Of THE ROAD AS SHOWN ON MENDED PLAT OF SUNNY ACRES RECORDED AUGUST 22. 1946 AT RECEPTION NO. 497306, INTICH IS INCLUDED IN VACATION ORDINANCE NO. 11-77 OF THE TOWN OF ESTES PARK, COLORADO MIN LIES wrr664 SUBJECT PROPERTY; SAD ORDINANCE RECORDED MARCH 31, 1977 IN BOON 1759 AT PAGE 229. SAID LOTS CONTAINING 50522 SQUARE FEET (1.17 ACRES) MORE OR LESS: HAVE BY THESE PRESENTS CAUSED. THE SAVE TO RE SURVEYED AND SUBDIVIDED TO BE KNOWN AS THE AMENDED PLAT OF LOT 5. SUNNY ACRES AMNION TO THE TOWN OF ESTES PARK AND DO HEREBY DEDICATE AND CONVEY TO AND FOR PUBLIC USE FOREVER HEREAFTER TIC UTIUTY EASEMENTS. AND TIC PRIVATE ACCESS AND ERNE EASEFAENTS AS ARE LATD OUT AND DESIGNATED ON THIS PLAT. WITNESS OUR HANDS AND SEALS THIS DAY OF PAUL PENTERBALTGH. MANAGER. FALL HOVER VILLAGE, LLC STATE OF COLORADO) /SS COUNTY Or LAWMEN) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF TO B PAIN PEWNRBAUCH. WITNESS NY HAND AND OFFICIAL SEAL MY COMMISSION EXPIRES NOTARY PUBLIC TOWN ENGINEER'S CERTIFICATE. APPROLTD tH THE Tom ENGINEER OP ESTES PAIN INK GAT OF 7016. TOWN ENGINEER SURVEYOR'S CERTIFICATE. LONNIE A. sHELDON, A PLAY REGISTERED LAND SURVEYOR IN ME STATE Of COLORADO. DO HEREBY CERTIFY THAT THIS AMENDED PLAT Of LOT 5, Of SUNNY ACRES ADDITION TO THE TOWN OF ESTES PARK TRULY MO CORRECTLY REPRESENTS THE RESULTS OF A SURVEY MADE BY ME OR UNDER MY GREET SUPERVISION. LONNIE A. SHELDON REG, LAND SURVEYOR 926974 BEARING STATEMENT: BEARINGS ARE BASED ON THE ASSUMPTION THAT THE SOUTH UNE OF THE METES AND BOUNDS PARCEL NO. 35152-10-026 REARS 15173'56T O60FE, MONUMENTED AS SHOWN ON TOTS PLAT VESTED RIGHTS STATEMENT: APPROVAL Of THIS PLAN CREATES A VESTED PROPERTY RIGHT PURSUANT TO ARTICLE 68 OF TITLE 24, C.R.S., AS WENDED. BOARD OF TRUSTEES' CERTIFICATE.: APPROVED No ACCEPTED BY ME BOARD OF TRUSTEES OF THE TOWN OF ESTES PARK. COLORADO DY A RESOLUTION ADOPTED ON MIS DAY OF 20_..._. TOWN =FIX UMW VICINITY MAP SCALE 1"-1000' AMENDED PLAT OF LOT 5, SUNNY ACRES ADDITION TO THE TOWN OF ESTES PARK, COUNTY OF LARIMER, STATE OF COLORADO a DRAWN BY: JWC CHECKED RI: LAS SCALE DATE: 02-24-2018 SHEET 1 OF 1 PROD. NO. 06-05-17 LAZY B RANCH & WRANGLERS SPECIAL REVIEW 2016-01 - PUBLIC COMMENT Due to the extensive amount of public comment, copies were not made for Commissioner's notebooks. Comments can be viewed at www.estes.org/currentapplications. Open the project labeled "Highway 66 — 1665 — Lazy B Ranch & Wranglers Special Review 2016-01. Public Comment is the last item on the list. The most recent comments are always placed at the top of the document. It is likely we will receive additional public comments until the meeting on Tuesday. Please check the website often for new comments. I will try to keep it updated on an hourly basis, if needed. If you prefer hard copies of the public comments, please let me know. I will be happy to print them for you. fP Lazy B Ranch and Wranglers Special Review Development Plan Estes Park Community Development Department, Planning Division Room 230, Town Hall, 170 MacGregor Avenue r PO Box 1200, Estes Park, CO 80517 Phone: 970-577-3721 Fax: 970-586-0249 www.estes.org ESTES VALLEY PLANNING COMMISSION MEETING DATE & LOCATION: April 19th, 2016, 1:30 PM; Board Room, Town Hall, 170 MacGregor Avenue. APPLICANT REQUEST: Special Review Development Plan STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC) and Estes Valley Comprehensive Plan; and 2. Provide a recommendation to the Planning Commission. PLANNING COMMISSION OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC) and Estes Valley Comprehensive Plan; 2. Conduct a public hearing to consider applicant's testimony, public comment, and Town staffs findings and analysis; and 3. Provide a recommendation to the Estes Park Town Board of Trustees of approval or denial of the Special Review Development Plan application. LOCATION: 1665 HWY 66, within the Town of Estes Park OWNER/APPLICANT: Randy Jackson and Michael Andrejek I Michelle Oliver CONSULTANT/ENGINEER: Engineer: Celine LeBeau, VanHorn Engineering & Surveying Architect: Basis Architecture STAFF CONTACT: Audem Gonzales, Planner I REPORT SUMMARY AND PROJECT BACKGROUND: This report describes a request for approval of a Special Review Development Plan to develop a 750 person capacity Chuckwagon Dinner and Live Entertainment facility on a 5-acre site located at 1665 HWY 66, within the Town of Estes Park. The property is zoned A-Accommodations. The development site is a small portion of the much larger 30.75-acre site that currently accommodates the Elk Meadow RV Resort. The proposal includes a 17,910 sq. ft. building, 192 space parking lot, widening of Mills Drive, installation of a right turn lane on Spur 66, and landscaping. The Development Plan is phased out into three phases over the course of 3 years. Staff has reviewed this application for compliance with the Estes Valley Development Code and finds that if revised to comply with conditions of approval, the application will comply with applicable regulations. Therefore, staff recommends approval of the Special Review Development Plan application, subject to conditions described in the staff report. CONTENTS SITE DATA MAPS 3 SITE DATA TABLE 5 REVIEW PROCESS 6 REVIEWING AGENCY COMMENTS 6 PUBLIC COMMENTS 7 STAFF REVIEW 7 STAFF FINDINGS 15 STAFF RECOMMENDATION 15 SAMPLE MOTIONS 16 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 2 of 17 SITE DATA MAPS AND TABLE: The 5-acre development site includes frontage on Mills Drive. The land uses surrounding the site vary, with uses to the west being offices, facilities, and emergency response for Rocky Mountain National Park, uses to the south being single-family residential, a restaurant/tavern use to the east, and a RV park/campground to the north. Figure 1 (below) shows the overall vicinity of the project from an aerial view. Figure 2 shows the zoning districts in the vicinity of the development. Figure 3 shows Mills Drive, a 20-foot asphalt private drive, looking northwest. Figure : Aerial Vicinity Map of Development Site 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 3 of 17 I,- . _. .1, Ili * - '41/4 - 0474ittr,,,qv 1 411.15: . 4 ll' .0 / • P1'41,, V e " -.C."' • . • ..- 4 4 - ... Figure 2: 2: Zoning Map Figure 3: Mills Drive looking northwest 1665 HWY 66— Lazy B Ranch and Wranglers Special Review Development Plan Page 4 of 17 Site Data Table Parcel Number: 3534100001 Project Area: -5-acres of the 30.75-acre parcel Existing Land Use: The project area is currently used as RV overflow and storage Proposed Land Uses: Entertainment Event, Major: (Chuckwagon Dinner and Live Entertainment Facility) Services: Water: Town of Estes Park Sewer: Upper Thompson Sanitation District Open Space: Required: N/A Lot Coverage: Maximum allowed: 50% Proposed: 22.3% Building Uses: Phase 1: kitchen, bathrooms, mechanical room, employee bathroom, office, and employee lounge 4,560 sq. ft. Phase 2: dining/performance hall 12,200 sq. ft. Total Built Square Footage 17,910 sq. ft. Hazards/Physical Features: Mapped in the project vicinity? Wildfire Hazard No Geologic Hazard No Wetlands Yes Streams/Rivers No Ridgeline Protection No Sensitive Wildlife Habitat No 1665 HWY 66— Lazy B Ranch and Wranglers Special Review Development Plan Page 5 of 17 REVIEW PROCESS: This application package includes: Special Review of Development Plan Review (§3.5): A Special Review is required for this development plan. The proposed construction of an indoor Entertainment Event, Major in the A-Accommodation zone district prompted the Special Review requirement. Development Plans shall comply with all applicable standards set forth in the EVDC and demonstrate consistency with the policies, goals and objectives of the Comprehensive Plan. Special Review requires applications mitigate, to the maximum extent feasible, potential adverse impacts on nearby land uses, public facilities and services, and the environment. Recommending Body: Estes Valley Planning Commission Decision-Making Body: Estes Park Board of Trustees, tentatively scheduled for May 24, 2016. Variances (§3.6): The BOA shall hear requests for variances where it is alleged that the provisions of this Code inflict unnecessary hardship and practical difficulties upon the Applicant. Decision-Making Body: Estes Valley Board of Adjustment Minor Modifications (§3.7): A minor modification is required for the 2.6' encroachment into a designated wetland setback. Decision-Making Body: Staff level approval REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. Received emails and memos are included as part of this staff report. • Town of Estes Park Shuttle Coordinator memo dated January 21, 2016 • Upper Thompson Sanitation District memo dated January 25, 2016 • Estes Valley Fire Protection District memo dated January 27, 2016 • Town of Estes Park Code Compliance Division email dated January 28, 2016 • Town of Estes Park Utilities Department memo dated February 1, 2016 • Town of Estes Park Public Works Department memo dated February 19, 2016 • Rocky Mountain National Park memo received February 26, 2016 • Larimer County Engineering emails March 2, 2016 and April 6, 2016 • Larimer County Department of Health and Environment email dated March 4, 2016 PUBLIC COMMENTS: In accordance with the notice requirements in the Estes Valley Development Code, legal notices were published in the Estes Park Trail-Gazette. Typical mailings include a 500-foot radius. As of April 7, 2016, several written comments have been received for this application package. Written comments will be posted to www.estes.orq/currentapplications if received after April 7, 2016. The public comments received thus far have been mostly in opposition to the proposal. The majority of the written comments are from adjacent property owners. The most prevalent concerns they bring up are; traffic along Mills Drive, noise from the events held at the facility, and the parking situation for the Rock Inn. There have a been a couple written public comments in support of this project which mention; continuing the cowboy/western tradition of Estes Park, diversifying entertainment businesses in Estes Park and building on previous Lazy B memories. The applicant held a public meeting at the Estes Valley Library in the Hondius Room on February 17th, 2016 from 6-7PM. Area residents were encouraged to attend and listen to a presentation and ask questions. A second public meeting at the Estes Valley Library was held on March 28th, 2016 from 7-9PM. STAFF REVIEW: Estes Valley Development Code The following is a summary of the proposed development's compliance with applicable sections of the EVDC. Use, Density and Dimensional Standards Use (EVDC §4.4) The proposed chuckwagon dinner and live entertainment facility is classified as an Entertainment Event, Major (indoor facility) use. General definition: Major entertainment event uses are characterized by activities and structures that attract people to specific (often large-scale) events or shows. Activities are generally of spectator nature. Accessory uses may include restaurants, bars, concessions, parking and maintenance facilities. Entertainment Event, Major uses are permitted by Special Review in the A- Accommodations zone district. Density and Dimensional Standards (EVDC §4.4; Table 4-5) The following table demonstrates the application's compliance with the EVDC Density and Dimensional Standards. Required Proposed Minimum Lot Size 40,000 sq. ft. —217,800 sq. ft. Maximum Building Height 30-feet (32-feet allowed with slope adjustment) 26.25-feet Maximum Floor Area Ratio N/A 0.08% Front Setback 15' 15' 1665 HWY 66— Lazy B Ranch and Wranglers Special Review Development Plan Page 7 of 17 Side Setback 15' 15' Rear Setback 10' 10' Lot Coverage (EVDC §4.3) Lot coverage represents those parts of the site that are covered by development that prevents or impedes the passage or absorption of stormwater (e.g. buildings, parking, sidewalks). The development proposes a lot coverage percentage of 15%. The maximum allowed in the A-Accommodation zone district is 50%. Grading and Site Disturbance Standards (EVDC §7.2) The plan demonstrates compliance with general grading and site disturbance standards, including limits on raising or lowering natural grade and design of stormwater basins. Tree and Vegetation Protection (EVDC §7.3) The subject site has very little vegetation currently. There are a few trees located where the proposed parking lot is located. These trees will be replaced in the proposed landscaping plan for the site. Landscaping and Buffers (EVDC §7.5) The landscaping requirements for this development proposal include; street buffer landscaping, parking lot perimeter and interior landscaping, and interior site landscaping. The applicant has proposed a Three Phase landscaping plan that meets the requirements of Code. Phase 1 includes street buffer landscaping with 19 proposed trees and numerous shrubs and other plantings. Phase 2 includes 38 trees in and around the parking lot. This phase also includes numerous shrubs and other plantings. Phase 3 includes interior lot landscaping around the building. This phase proposes 7 trees and numerous shrubs and other plantings. The overall landscaping plan calls for an extensive landscaped site with a variety of species. The street landscaping plan provided exceeds the street landscaping requirements of Code. Ail trees along Mills Drive will be planted 5 feet away from water and sewer mains to ensure there is no conflict with these lines. All landscaping will be irrigated with an automated underground irrigation system. Wetlands and Stream Corridor Protection (EVDC §7.6) This Section sets forth buffer and setback requirements intended to protect wetlands, rivers and streams from hazards associated with development. There are no delineated river or streams on or near the subject area. Two potential wetland habitat areas have been identified and conservatively mapped for this submittal. A formal JWD (Jurisdictional Wetland Delineation) shall be conducted once soils are thawed. The first potential wetland area is located west of the pond located on the site. A very small portion of the main building decking (2.6') is located within the 50-foot wetland setback. This encroachment will require a staff level Minor Modification. The second potential wetland area is located on the extreme west end of the site. The wetland area drains into an existing 15" culvert then into an existing swale that empties into the existing pond. The parking lot is located outside of the 50-foot wetland setback on the west end of the site. Staff will place a condition on this development plan that a formal JWD study be performed with results submitted to Community Development Staff for review. 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 8 of 17 Wildlife Habitat Protection (EVDC §7.8) A wildlife habitat evaluation and impact analysis was provided and found no critical habitat or threatened/endangered species habitat on the site. No local wildlife species will be adversely affected by the proposed project. The Lazy B development does not propose any obstructions to critical wildlife movement corridors. Exterior Lighting (EVDC §7.9) Exterior lighting will be located at the required entry points of the new building, attached to the building and will be shielded and deflected downward. The proposal calls for reducing exterior lightning after 10 PM. Approval of exterior building lightning shall be addressed during the building permitting process. The applicant has not provided a photometric study for the parking lot with this proposal. The parking lot phasing plan calls for construction to take place in Phase Three of the development. If the parking area is determined to be too large, the configuration of the lot may change, requiring an Amended Development Plan which will require a photometric study for the proposed light poles. Currently, three light poles are proposed. For parking lots containing more than 100 spaces, the maximum height for exterior luminaries is 25-feet. Staff shall place a condition of approval that a photometric study be performed during any final parking lot construction. Operational Performance Standards (EVDC §7.10) All land uses and new development within town limits shall comply with the Town of Estes Park noise ordinance set forth in Section 8.06.030. Sound levels for the A- Accommodations zone district shall not exceed 55 decibels during the hours of 7AM- 8PM and 50 decibels between the hours of 8PM and 7AM. Staff shall require the applicant to perform a noise level study at the property line prior to the first show in the temporary tent to ensure compliance with the noise ordinance. Off Street Parking and Loading (EVDC §7.11) This Section sets forth a requirement for a Parking Study projecting parking demand and recommendations for Major Indoor Entertainment Event facilities. The Traffic Impact study prepared by Delrich Associates anticipates a full parking lot of around 200 vehicles. This number was derived from assuming a family event will have a car load of 3-4 passengers. A 750 max attendance with a 3.75 carload equals 200 cars. The applicant has provided a parking lot of 192 spaces, 6 handicap accessible spaces, 1 loading space, 5 charter bus spaces and a 10 bike capacity bike rack. The applicant has provided 5 parking spaces for tour buses in the parking lot. The business plan includes contracting with bus tour companies bringing an average of 50 people per bus which would vastly reduce the parking space requirement. The project proposal also intends to utilize the free shuttle that currently stops at the entrance of the Elk Meadows RV Resort. This project provides a soft surface trail from the shuttle stop to the event facility. The plan proposes a 3-Phase build out with the parking lot being built in the third phase. The reason for this is because the actual facility will not be built until Phase 2. During Phase 2, the full 750 capacity may be reached. With tour buses, free shuttle, and anticipated family car loads, the applicant wishes to re-explore actual traffic counts during the first two phases. The parking lot may be re-designed to account for a lower amount of cars on-site. Staff finds this request to be reasonable. 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 9 of 17 Any parking lot reconfiguration in the near future will require an amendment to any approved plan. Code requires street side loading areas to be setback at least 110-feet from the street center line. The proposal calls for a 61.6' street center line setback. The applicant has submitted a Variance application for this request. Adequate Public Facilities (EVDC §7.12) Adequate services and facilities are available to serve the development proposal. Sewer. The plan proposes to connect into existing Upper Thompson Sanitation District sewer system via a new 6" service line approximately 525-feet in length. Water and electric service. The plan proposes to extend a 12" water main on the north side of Mills Drive for approximately 250-feet. This project requires the water main extension and a 20' utility easement along the north side of Mills Drive. The remainder of the water main extension passed this point would be the sole responsibility of an adjacent property or development proposal. There is also potential for a future 12" waterline to continue along Mills Drive that would access Rocky Mountain National Park. The existing overhead electric lines will be buried during the installation of the water main. They will be buried in the same trench as the water main and be included in the same 20' utility easement. Drainage. Current drainage is conveyed as sheet flow across the property until it reaches the pond or area below the pond. From there, it follows the off-site drainage path to the Big Thompson River. The on-site pond is utilized for pass through and drainage from the developed area. The post development on-site storm flow will be handled through a number of conveyance methods ranging from flow in streets/curb and gutter, overland flow, and flow through catch basins and in storm sewer pipes. Fire Protection. The Estes Valley Fire Protection District has included Conditions of Approval for the proposed development included in the enclosed memo dated January 27, 2016. Transportation. All developments shall be required to demonstrate that there will be no significant adverse impact on existing transportation level of service, access and vehicular movement on any Arterial or Collector Street or intersection within on-quarter mile of the site or that any such adverse impact has been mitigated to the maximum extent feasible. The traffic study performed by De!rich Associates concludes that a southbound right turn lane is required at the intersection of Spur 66 and Mills Drive. The southbound right-turning traffic at the start peak hour meets the threshold requiring a right turn lane at this intersection. Given the other land uses that are served by Mills Drive, it is not likely that the right turn lane is or will be required during any other hour of the day. There is sufficient County ROW to accommodate a right turn lane at this 1 4 1665 HWY 66 — Lazy 8 Ranch and Wranglers 12.1!' Special Review Development Plan Page 10 of 17 intersection, approximately 70-feet. Larimer County Engineering staff and Town of Estes Park Engineering staff have both agreed with the right turn lane requirement. The traffic study also recommends a limited time all-way- stop sign control condition at the intersection of LCR69B/US HWY 66. This would require CDOT approval. Currently, Mills Drive is approximately 20-feet wide with asphalt and no curb and gutter. Public Works is requiring the private drive to meet local street standards with 45-feet of dedicated ROW, 24-feet of asphalt and curb and gutter on both sides up to the entrance of the Lazy B development. Currently, the ROW width for the private drive is 30-feet. This proposal is dedicating an additional 15-feet on the north of Mills Drive. The existing 30-feet of ROW extends south of Mills Drive to the south end of the Elk Meadow property line. All road widening and curb and gutter will take place in the existing ROW for Mills Drive. Street Design and Construction Standards (EVDC Appendix ID) This development triggers a sidewalk to be built along Mills Drive. The applicant and staff do not feel constructing the sidewalk at this time is reasonable as it would only extend to the property line to the east of this development. Public Works has requested that the design of the walk and a cost estimate be provided in order to allow cash-in-lieu for the sidewalk. Other applicable standards found in Appendix D, such as street construction and design standards, driveway access, erosion control and tree and vegetation protection during construction and grading activities, shall be addressed with construction plans. Estes Valley Comprehensive Plan The proposed project is located within the Spur 66 Planning Sub-Area of The Estes Valley Comprehensive Plan. The property is designated as Multi-Family Residential which is not aligned with the current zoning, A-Accommodations. The sub-area plan has several listed guidelines that are unique to Spur 66 and either support or do not support the proposed project; Guidelines that support project • Commercial uses should not be extended along the Spur. They should be contained within their existing locations. (Staff comment: The proposed commercial use is a permitted commercial use at this location by Special Review. The applicant is proposing a commercial project in an area that currently allows commercial uses.) • Maintain the character of the Spur by setting buildings well back from the roadway. (Staff comment: The plan proposes to set the building back further from Mills Drive than the 15-foot setback requires. Also, this proposal places the facility approximately 240 feet from the east property line. The east property line is the closest boundary to Spur 66.) • The campground at the portal should not be expanded. Campgrounds should be limited to the existing number. (Staff comment: This proposal greatly reduces the land availability for campground utilization and expansion. The applicant has stated they are interested in subdividing 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 11 of 17 the parcel to have their use contained on a separate lot from the campground.) Guidelines that do not support project • The commercial campground at the Spur 66 Park entrance intersection should evolve into housing. (Staff comment: The campground property is roughly 30.75-acres with this proposal using -5-acres. There is adequate land to re-develop this entire site with various land uses.) In addition, Staff finds the proposed development advances several adopted Community-Wide Policies, including: Community Design: • Avoid the use of roofing materials which are light colored or reflect light. • The natural colors of wood and stone are most desirable for building exteriors. • Facades should be broken up with windows, doors or other architectural features to provide visual relief. • Lighting should be shielded and directed downward, so that the light source is not visible from beyond the property line, and does not illuminate surrounding properties or the sky. Growth Management: • Encourage infill of older core areas in order to reduce infrastructure costs. Mobility and Circulation: • Implement access control improvements as development occurs. • Encourage movement toward alternative modes of transportation. Economics: • Maintain a unique blend of businesses, resident and visitors, without negatively affecting the natural beauty of the Estes Valley. • Sustain and support the existing tourism industry and marketing programs. • Establish the basis for a sound tourism market and sustainable economic climate. Intergovernmental Coordination: • The Town and the County will encourage redevelopment and infill as a primary tool to create a compact community and to prevent sprawl. Special Review Criteria Special Reviews are development plans that include uses that by their nature have potential impact on surrounding properties. Specifically, these reviews require applications to mitigate, to the maximum extent feasible, potential adverse impacts on nearby land uses, public facilities and services, and the environment. The applicant has identified several potential impacts on nearby land uses, public facilities and services, and the environment. Below is a summary of how the applicant has proposed to mitigate these potential impacts; 1. Traffic and parking considerations 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 12 of 17 a. A traffic study was provided with this application and that study determined that at turn lane from Spur 66 onto Mills Drive will be required. b. Mills Drive is proposed to be widened to 24' with curb and gutter from the entrance onto Mills Drive from Spur 66 to the entrance of the Lazy B Ranch and Wranglers site. c. The entrance to the event facility is proposed to come off of Mills Drive to reduce the potential for backing up along Spur 66. Also, having the entrance off of Mills Drive is what would be required if this development area were to subdivide from the larger 30.75-acre parcel. d. The applicant has proposed hiring an off-duty traffic control officer during peak traffic periods each evening during the summer season. e. The applicant has proposed utilizing the free Estes Park shuttle service to offer an alternative mode of transportation to the event facility. f. The applicant has proposed contracting with bus tour companies to offer an alternative mode of transportation to the event facility. The proposed parking lot provides five parking spaces for tour buses. g. A shuttle service is proposed to be provided for Lazy B employee transportation to and from their homes. h. Limited employee housing may be provided on-site 2. Environmental Impacts a. The development area has one designated wetland area. The preliminary wetland screening has found a potential second wetland area on the far west side of the site. A formal Jurisdictional Wetland Delineation will be conducted once soils are thawed. b. No critical habitat or threatened/endangered species habitat were found on the site. 3. Noise impact and hours of operation a. The proposed hours of operation are 7 nights a week from 5-8PM. b. Music performances are proposed to occur only from 7-8PM. 4. Other potential impacts a. Light from headlights of cars as they exit should only occur for a short time period after 8PM. The extensive landscape buffer along Mills Drive offers a filter from light and noise. b. The viewshed to the north from residents south of Mills Drive will be improved by this development proposal. Currently, the view consists of broken down wire fence, high wires, piles of debris and dirt, and a lot full of RV's. This proposal calls for a tree lined Mills Drive with overhead power lines to be buried underground in the same trench that is excavated for the new water main. The proposed building will block the view of the RV lot and improve the overall appearance of the property. c. Dust from the dirt parking lot (first two project Phases) will be mitigated by surface spraying (water or soil tackifier) prior to events or during high wind storms. 1665 HWY 66— Lazy B Ranch and Wranglers Special Review Development Plan Page 13 of 17 Air Quality impacts Rocky Mountain National Park has expressed concern about potential air quality issues this proposal may present by grilling large quantities of beef and chicken. Specifically, the release of particulate matter (PM) and volatile organic compounds (VOCs) into the air. The national park has evaluated weather data over the past ten years and determined from May through October (the proposed Lazy B operating season) the wind blows from the east 21% of the time. They have expressed concern that pollutants from food preparation will enter the park. This concern was routed to the Larimer County Department of Health and Environment. They consulted with the Colorado Department of Public Health and Environment on the air quality regulations. It is opinion of the LCDHE that the Lazy B source by itself does not rise to the level of needing an air emissions permit unless a charbroil or wood-fired cooker will be used and exceed the threshold amount of 17 tons of wood/year Variances and Minor Modification requests The applicant for the Lazy B Ranch is requesting one Variance and one Minor Modification from the Estes Valley Development Code. 1. Variance to 7.11.N.2.b. Off-Street Loading Requirements; location Street side loading docks shall be set back at least seventy (70) feet from the street property line or one hundred ten (110) feet from the street center line, whichever is greater. This proposal places the loading space 61.6' from the proposed Mills Drive center line. This distance does not comply with Code requirements, therefore a Variance has been applied for by the applicant. 2. Minor Modification to 7.6.E.2.b Wetland and Stream Corridor Protection Buffer/Setback The proposed plan shows the covered deck of the main facility building encroaching into a 50-foot wetland setback by 2.6'. All buildings, accessory structures and parking lots shall be set back at least fifty (50) feet horizontally from the delineated edge of a wetland. Per Code requirements for Minor Modifications, up to a 10% deviation from general development standards may be granted at a Staff Level if the modification advances the goals of the Comprehensive Plan and relieves a practical difficulty in developing the site. Community Wide Policy in the Comprehensive Plan 2.2 Locate and design buildings to fit the land. Avoid excessive cuts and fills by stepping buildings down sloping sites. Staff comment: The 15-foot front setback on this site greatly inhibits the buildable area of the site. Coupled with landscaping buffer widths and a second wetland setback area, the applicant has proposed a building that fits the needs of their use that is mostly contained outside of any setback. A 2.6' 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 14 of 17 encroachment into a wetland setback is very minimal. Staff finds that the building is designed to fit the land and natural barriers that are on-site. Development Phasing Plan Phase 1 (2017): Permanent kitchen and bathroom facilities (4,560 SF), ADA compliant concrete sidewalks, paved ADA compliant parking spaces, temporary dining tent (8,712 SF total, 63 tables and 200 SF indoor stage), dirt parking lot, landscape buffer along Mills Drive, Mills Drive road improvements, new site entrance off Mills Drive, water main extension, sanitary sewer service line, and soft surface trail from tent site to free shuttle stop on Spur 66. Phase 2 (2018): Construction of final dining/performance hall (12,200 SF), when added to the previous 4,560 SF will total 17,910 SF), internal lot landscaping, and installation of right-turn lane at the intersection of Spur 66 and Mills Drive. Phase 3 (2019): Construction of parking lot, parking lot curb and gutter, storm sewer installation, parking lot landscaping, STAFF FINDINGS: Based on the foregoing, staff finds: 1. If revised to comply with recommended conditions of approval, the application will comply with applicable sections of the Estes Valley Development Code, as described in the staff report. 2. The application is consistent with the policies, goals and objectives of the Comprehensive Plan. 3. Adequate services and facilities are available to serve the development. 4. The Planning Commission is the Recommending Body, and the Town Board of Trustees is the Decision-Making Body for the Special Review application. STAFF RECOMMENDTION: Staff recommends APPROVAL of the Special Review application subject to the following CONDITIONS: 1. Compliance with affected agency emails and memos: a. Upper Thompson Sanitation District memo dated January 25, 2016 b. Estes Valley Fire Protection District memo dated January 27, 2016 c. Town of Estes Park Utilities Department memo dated February 1, 2016 d. Town of Estes Park Public Works Department memo dated February 19, 2016 e. Larimer County Engineering emails March 2, 2016 and April 6, 2016 2. The applicant shall submit an amended road design plan set addressing the comments from Larimer County Engineering in regards to the right turn lane being extended. 3. The applicant shall amend the development plan set as follows: rai 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 15 of 17 a. Change 125PPL/Bus to 5OPPL/Bus b. Remove installation of right turn from Phase 1 and include in Phase 2 plan c. Under required parking, change 3.5 people/vehicle to 3.75 people/vehicle, per traffic study analysis. d. Change required 215 spaces to 200 spaces, per traffic study analysis e. Change water main extension distance to building from 525' to 250' 4. Variance approval by the Board of Adjustment is required for off-street loading area location. 5. A noise reading shall be performed prior to the first show in the temporary tent to ensure compliance with the noise ordinance. Noise study results shall be submitted to staff for review and approval. 6. Dust mitigation efforts shall be performed by the applicant as proposed in the Statement of Intent for the Phase 1 and Phase 2 dirt parking lot prior to every show and during high wind storm events. 7. A JWD (Jurisdictional Wetland Delineation) shall be conducted on the site to formally delineate the potential wetland areas. Results shall be submitted to staff prior to the Board of Trustee meeting. 8. Plans for the food service operations shall be approved by the Larimer County Department of Health and Environment prior to issuance of a building permit. 9. A photometric study shall be submitted to staff before construction of the final parking lot design. 10. 20' Utility easement shall be recorded separately from development plan 11. Construction plans shall be reviewed and approved prior to issuance of any building or grading permit. SAMPLE MOTIONS 1. I find that the application substantially meets the criteria above, and move to recommend APPROVAL of the Special Review application with the conditions recommended by Staff. 2. I find that the application does not substantially meet the criteria above, and move to recommend DENIAL of the Special Review application. 3. I find that the applicant has not provided sufficient information to review the application and move to CONTINUE THE HEARING to provide adequate time to review additional materials. 71 1665 HWY 66 — Lazy B Ranch and Wranglers Lfit Special Review Development Plan Page 16 of 17 Attachments: 1. Statement of Intent 2. Application 3. Public meeting #1 minutes 4. Development Plan Set 5. Traffic Study Memo 6. Reviewing Agency Comments 1665 HWY 66 — Lazy B Ranch and Wranglers Special Review Development Plan Page 17 of 17 FOWN of ESTES PARIc Zr..11 E÷S;TES t°9 SHU TLES Development Review Comments January 21, 2016 To: Audem Gonzales Re: Lazy B Ranch & Wranglers Two Metes & Bounds parcels 1665 Hwy 66 Audem, There are no comments from the Transportation Department (Town shuttles) regarding the proposal. Respectfully submitted, Brian Wells Shuttle Coordinator Office: 970-577-3963 Visitor Services Email: bwells@estes.org Community Services Department Web: www.estes.org/shuttles Town of Estes Park 1 P.O. Box 56B • Estes Park CO 80517 Ph: 970-586-4544 • Fax: 970-586-1049 www.irtstiorg January 25, 2016 Audem Gonzales Planner I Town of Estes Park P.O. Box 1200 Estes Park, CO 80517 Re: Lazy B Ranch & Wranglers Two Metes & Bounds parcels 1665 Hwy 66 Dear Audem: The Upper Thompson Sanitation District submits the following comments for the above referenced property: 1. Per Van Horn Engineering flow calculations a 6 inch sanitary sewer will be adequate to service the proposed facility. 2. The District will require the proposed sanitary sewer to be installed per District Rules and Regulations. Metal slip top boxes will be required over 4 inch cleanouts in the roadway to protect the cleanouts. 3. An external grease interceptor for proposed building shall be sized and installed according to District Rules and Regulations. If you have any questions or need further assistance, please do not hesitate to contact me. Respectfully, Todd Krula Lines Superintendent Environmental Protection Through H asteivater Collection and Treatment f$ ES VALLEY EIRE PROTECTION DISTRICT Sep 'nag the A.-sidenis and Visitors of the Eyks1•4110., Sufirtiar Fnr -and Safely Serricvs. • - • EY 17 ,1t/' D PLAN REVIEW COMMENTS Date: January 27, 2016 Project Identification: Lazy B Ranch Chukwagon and Theater Location: 1665 HWY 66 Referral: Completeness Review for 'Lazy B Ranch Chukwagon and Theater The Estes Valley Fire Protection District has reviewed the submitted material describing the proposed project referenced above, and has the following comments (conditions of approval); Phase one Temporary Dining Tent. (Conditions of approval): 1. Please see Tent & Canopy Checklist for permitting (plan submittal requirements) and Tent & Canopy General Requirements sheet attached. Tents or membrane structures shall not be located within 20 feet of lot lines, buildings, other tents or membrane structures, parked vehicles or internal combustion engines. For the purpose of determining required distances, support ropes and guy wires shall be considered as part of the temporary membrane structure or tent. 2. A tent permit applications, plans and fee schedule shall be submitted to the Estes Valley Fire Protection District. Phase one kitchen / Bathrooms and new Dining Building (Conditions of approval). 1. The proposed (extinction) water line and fire hydrant shall be in phase one. 2. Per Fire Code Section 503.2.3 fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all weather driving capabilities. Field inspection required. 3. Fire apparatus access roads shall be permanently signed and / or marked "NO PARKING FIRE LANE" in accordance with municipal sign/traffic standards. A. Access roads less than 26 feet wide shall be marked as fire lanes on both sides of the road. B. Access roads at least 26 feet wide but less than 32 feet wide shall have at least one side of the road marked as a fire lane. C. Access roads at least 32 feet wide need not have fire lane markings. Prior to the issuance of a building permit the following requirements shall be met: 1. Construction plans (access / roads, water line system design) shall be reviewed and must meet approval of the Fire District. 2. The new required fire hydrant shall be installed. The hydrants shall be maintained operational at all times thereafter, unless alternate provisions for water supply are approved by the fire District. The Town of Estes Park must approve the installation and oversee the testing of water mains and hydrants. 901 N. Saint Vrain Avenue Estes Park, CO 80517 P-970-577-0900 1-970-577-0923 ESTES VALLEY FIRE PROTECTION DISTRICT Senn: the Rep.:le-7:h and 1,srto,s9l the Estes 1 'alley with Supesio? Fire and Safety Senitys 3. Estes Valley Fire Protection District understands that this building will be protected by an automatic sprinkler system and fire alarm system based on occupancy (chapter 9). The following requirements shall apply: A. An on-site hydrant flow test shall be conducted by the Water Division / Fire District. The responsible party shall contact the Fire District office at 970-577-3689 to arrange for the flow test. B. All underground mains and lead-in connections to sprinkler system risers shall be completely flushed before connection is made to the sprinkler piping. A completed "Contractor's Material and Test Certificate for Underground Fire Line Piping" is required to be forwarded to the Fire District prior to rough-in sprinkler inspections. Private contractor installing underground fire line piping between a public water main and a sprinkler system shall provide the Fire District with evidence that they are currently registered with the Colorado Division of Fire Safety as a Fire Suppression System Contractor- Underground. The fire service main shall be hydrostatically tested at not less than 200 psi for two hours and flushed at a minimum flow rate as determined by the pipe size for a sufficient time to ensure thorough cleaning. The Fire District has not reviewed the fire alarm plans for code compliance. See Fire Permits below. All construction and processes shall be in accordance with the provisions of the International Fire Code (2009 Edition) and the International Building Code (2009 Edition). Nothing in this review is intended to authorize or approve any aspect of this project that does not strictly comply with all applicable codes and standards. Any change made to the plans will require additional review and comments by the Estes Valley Fire Protection District. If you have any questions please feel free to contact me. Sincerely, Marc W. Robinson Fire Marshal 970-577-3689 mrobinsonestesvallevfire.orq 901 N. Saint Vrain Avenue • Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 Town of Estes Park Mai] - 1•wd: REEERRAL FOR COMMENT: COMPLETENESS RE... Page 1 oft Audem Gonzales <agonzales@estes.org> Fwd: REFERRAL FOR COMMENT: COMPLETENESS REVIEW -Metes/Bounds located at 1665 Hwy 66 - Lazy B Ranch & Wranglers Special Review 2016-01 1 message Linda Hardin <lhardin@estes.org> Thu, Jan 28, 2016 at 4:26 PM To: Audem Gonzales <agonzales@estes.org > Hey Audem, The Elk Meadow RV Park has an outstanding code compliance issue that should be resolved before they open in May. Until that case is closed, no permits should be allowed. Thanks, Linda Forwarded message From: Karen Thompson <kthompson@estes org> Date: Wed, Jan 20, 2016 at 4:31 PM Subject: REFERRAL FOR COMMENT: COMPLETENESS REVIEW - Metes/Bounds located at 1665 Hwy 66 - Lazy B Ranch & Wranglers Special Review 2016-01 To: Frank Lancaster <flancaster@estes.org>, Alison Chilcott <achilcott@estes.org >, 05 Kevin Ash <kash@estes org>, publicworks <publicworks@estes.org >, 07 Susie Parker <sparker@estes.org>, 08 Jeff Boles <jboles@estes.org >, Cliff Tedder <ctedder@estes org>, Steven Rusch <srusch@estes.org>, 09 Reuben Bergsten <rbergsten@estes.org>, Joe Lockhart <jlockhart@estes.org>, Will Birchfield <wbirchfield@estes.org >, 12 Marc Robinson <mrobinson@estesvalleyfire.org>, Linda Hardin <lhardin@estes.org>, Kate Rusch <krusch@estes_org>, 22 Traci Shambo <tshambo@larimerorg>, cjones@larimer.org, 32 Rick Spowart <rick.spowart@state.co.us >, Chris Bieker <chris@utsd.org>, 43 Todd Krula <todd@utsd.org >, Matt Allen <matt@utsd.org>, 44 Melissa Mason <Melissa@utsd.org>, Larry Gamble <larry_gamble@nps.gov>, Brian Wells <bwells@estes.org> Cc: Audem Gonzales <agonzales@estes.org >, virtualsupport oliver@gmail.com, Celine LeBeau <celinevhe@airbits.com> Good Afternoon - Attached please find the guidelines for commenting on COMPLETENESS for the project listed above. All review documents can be found at www estes org/currentapplications. Scroll to Highway 66 - 1665. Completeness comments are due on or before Monday, February 1, 2016. Please copy the applicant (virtualsupport.oliver@gmail.corn) and the consultant (celinevhe@airbits.com) on your comments. Thank you. I will be out of the office beginning January 21, 2016, returning February 1, 2016. Please send all comments directly to Audem Gonzales at agonzales@estes.org. Thank you. Karen Thompson Executive Assistant Community Development Department Town of Estes Park Phone: 970-577-3721 Fax: 970-586-0249 kthompson@estes org https://mail.google.corn/ritail/?ui.---2&ik=e0a7e0f533&view=pt&q=referral&qs=true&search... 2/2/2016 t:P TO\X/N oF ESTES PAID Inter-Office Memorandum To: Community Development From: Steve Rusch Date: 2/1/2016 Re: REFERRAL FOR COMMENT: COMPLETENESS REVIEW - Metes/Bounds located at 1665 Hwy 66 - Lazy B Ranch & Wranglers Special Review 2016-01 The Utilities Department has the following Completeness Review comments for the above application: Water Division: The above application is complete for Water Division review but not approved as waterline construction drawings for the water line installation or issuance of any building permits. For verification, this property must show proof of inclusion in the Northern Colorado Water Conservancy District and the Municipal Subdistrict. A Water Main Extension will be required for service, including Fire Protection. This infrastructure must be installed; testing performed/passed and accepted by the Division prior to issuance of any building permits. Any project phasing of the infrastructure must be submitted with the construction drawings for approval prior to construction. Phased infrastructure must be completed and accepted prior to issuance of any building permits within the phase. Construction Drawings are required and must be submitted for review, approval and signatures by the Utilities Director or his designated representative. No installation of any project infrastructure is allowed until the Construction Drawings have been signed. Ail water main lines and easements must be deeded to the Town of Estes Park. Along with the submission of the construction drawings provide the contact information of the firm or person acting as Utility Construction Manager for the project. is ii~f it TOWN 01: ESTES PARK Inter-Office Memorandum Construction drawings must include: • Plan and profile to show potential conflicts between water and other utilities including culverts, show Utility Easement locations when utility is not in Road Right of Way. O Metering/Tap location plan (drawing) indicating tap locations and sizes, water meter locations and sizes, and buildings served by each. All water line design and construction shall be done according to the Water Utility Policies and Standards. All water main lines and easements must be deeded to the Town of Estes Park. All domestic water service lines are required to have a pressure reducing valve installed at the point of entry to the building. Applicant must contact the Water Division (970)577-3625 to discuss additional plumbing requirements. All water lines are required to have a minimum of 10 ft. horizontal separation from both sanitary sewer and storm sewer. Additionally, water lines are required to have a minimum 4 ft. horizontal separation from all other utilities. All commercial properties, fire suppression lines, multi-family dwellings and irrigation are required to have backflow prevention devices installed on the water service lines, contact Steve Rusch at 577-3625 or srusch(Orestes.orq with any questions regarding the backflow devices or requirements. A Metering/Tap location plan (drawing) including meter sizing, meter locations, tap locations and addresses served by each must be submitted to the Water Division prior to issuance of any building permits. Engineering must contact the Water Division at 577-3625 for details regarding final tap and service line sizing prior to any construction. If any structure is required to have a Fire Suppression System, a detailed drawing must be turned in to the Water Division noting: • Location, sizing and type of backflow prevention device(s) • Engineered flow requirements for the fire sprinkler system, pipe size based on NFPA Table 10.10.2.1.3, Fire flow produced at a maximum velocity of 10ft/sec. Pipe Size Flow Rate 2" 100 gpm 4" 390 gpm Sr J TOWN OF LSI ES PA_Ric_ Inter-Office Memorandum 6" 880 gpm 8" 1560 gpm 10" 2440 gpm 12" 3520 gpm Spill control method must be shown for proper disposal of discharge from the relief valve, indicating location and sizing of drainage capable of accommodating the discharge that could occur. Fire suppression lines require both a chlorination and pressure test, conducted by a representative of the Water Division prior to acceptance. Any Fire suppression line servicing a building from the water main is a private service line and must be noted as such on the Development Plan and the Subdivision Plat. Future repair or maintenance required on this service is the sole responsibility of the property owner. Fire suppression lines require a state certified fire line installer and must have the appropriate forms completed and submitted to the Estes Valley Fire Marshall. All construction and processes shall be in accordance with the provisions of the International Fire Code (2009 Edition), the International Building Code (2009 Edition) and Town of Estes Park Codes and Standards. Nothing in this review is intended to authorize or approve any aspect of this project that does not strictly comply with all applicable codes and standards. Any change made to the plans will require additional review and comments by the Town of Estes Park Water Division. Light and Power: • Please schedule a required meet at site with Joe Lockhart, Line Superintendent at (970)577-3613. • All trenching and conduit will be performed and installed by the Town of Estes Park Light and Power Division. This will be invoiced to the developer. • Light and Power requires one 11/2" orange PVC spare conduit from the junction box/transformer into the building at Light and Power's expense. • Utility pedestals must be spaced at a minimum of one foot apart. '1'0\X/N or ES FES PARI rc_ Inter-Office Memorandum • Transformers cannot be placed more than 250 feet from the building being serviced. • All new meter cans must have a bypass • All infrastructures must be paid in advance to the Town of Estes Park. No Building permits will be approved by Light & Power until such time. • All new construction must be underground. • Service line trenching & conduit (between the meter and the building) to be provided and installed by developer to Town specifications. • All other material will be purchased from & installed by the Town of Estes Park. • All Town of Estes Park Light and Power lines, (Primary/Secondary) must have a 20 ft. utility easement. This easement can be shared by water, phone and cable. • Water must be at least 4ft from electric. • All services must be on the owner's property or be within a designated easement. • The size of the service must be shown on the electrical drawings. • All existing lines must be shown on the electrical drawings. • Transformers/junction boxes must be in an easement, or if possible on the property line. • All primary lines must be 4ft deep with red warning tape at 2ft. • All subdivision must be designed by an electrical engineer. • All pipes must be schedule 40 gray PVC pipe, if there are more than 4 pipes in a trench then all conduit must be put into a pipe rack. There must be 2-2inch and 2-4inch conduits in a primary trench. • Town must have ownership of all road crossings. • On underground electric services, it will be the electrician's responsibility to dig them into the transformers or pedestals. • The electrician will need to schedule with L&P to unlock and open transformers or pedestals. • All temporary and permanent electric services will be connected by Light & Power within 5 business days after the state electrical inspection & fees are paid. • Permanent meter sockets must be permanently marked with address or unit number. (i) Sy r TOWN 012 ES-1 ES 13Al1c Inter-Office Memorandum • All spare conduits will be provided by Light and Power and to be installed by the developer at their cost. Light and Power will not reimburse contractor or developer for conduit obtained elsewhere. Nothing in this review is intended to authorize or approve any aspect of this project that does not strictly comply with all applicable codes and standards. Any change made to the plans will require additional review and comments by the Town of Estes Park Light and Power Division. -1 -0 \x/N' ft.,; pARic Memo P 11:-0-.1C3 To: Community Development From: Kevin Ash, PE, Public Works Engineering Manager Greg Muhonen, PE, Director of Public Works Date: February 19, 2016 RE: Lazy B Chuckwagon Development Plan Public Works offers the following comments and conditions on the Lazy B Chuckwagon Development Plan application as submitted. Comments and Conditions are applicable for plans received on February 5th, 2016. Transportation: Lazy B Chuckwagon Traffic Impact Study (Delich Associates, 12-14-2015) 1. Condition: A southbound right turn lane on Spur 66 is recommended by the traffic study. The recommendation from the traffic engineer is that this turn lane not be installed in the first year of operation — but should be installed with the second year and phase 2 construction. Public Works agrees with this recommendation. 2. Condition: The traffic study recommends a limited time all-way stop sign control condition at LCR69B/Mills Drive. This would require CDOT approval. The viability of this mitigation measure should be explored further by the applicant. 3. Condition: Parking stops orientation for the Old Rock Inn indicate that guests at the establishment back into LCR69B to leave. This condition should not exist and the installation of a dedicated turn lane will only increase the conflicts with this situation. Further mitigation of this conflict should be explored and resolved. 4. Condition: Requested Waiver from Ordinance 8-05#, EVDC Appendix-D, Street Design and Construction Standards. Public Works does not have enough detail to support the applicant's request to not meet the maximum allowable road grades. There needs to be more information provided as to what the existing condition is (grades) and what the proposed is. What code requirement or standard specifically is not being met? 5. Condition: Requested Waiver from Section 7.11.0.2, EVDC Parking and Loading Area Design Standards. Public Works does support the applicant's request to not install parking lot paving and curb until Phase 3. 6. Condition: Requested Waiver from Section 10.5.D.2, EVDC Sidewalks, Pedestrian Connections and Trails. Public Works does not support the requested waiver as written. Design of the walk should be included in the plans. The design should show that a walk can be installed without impact to utilities, landscaping, roadway, adequate row, etc. The design should be in place to support the cost estimate. An agreement for construction of the walk funding (cash-in-lieu) could be supported. 7. Condition: Requested Waiver from EVDC 7.11D. Minimum Off-Street Parking Requirements. Public Works supports the applicant's request to defer the traffic study required parking spaces for the first 2 phases of construction. Total parking spaces will be required by Phase 3. Drainage & Grading: DRAINAGE REPORT (Van Horn Engineering & Surveying, January 20, 2016). 1. Condition: A developed drainage plan should be provided in the drainage report and include basins, contours, curb and gutter, slopes, inlets, swales, ponds and any drainage related structure. 2. Condition: Infrastructure calculations should clearly reference a specific item and location. Specifically — an inlet calculation worksheet for Parking Lot Area 1 is provided. However, there is not an adequate reference location map in the report to confirm that this is evaluated adequately. 3. Condition: The drainage report needs to detail the drainage impact at the Mills Drive/LCR69B intersection. Runoff from Mills Drive is being placed in curb and gutter and the outfall design and easement negotiation will need to be complete. Miscellaneous: PHASING PLANS 1. Condition: Phasing plans are confusing. Phase 1 plans should screen back proposed improvements that phases 2 and 3 will install. Parking Lot appears to be a fully installed improvement with Phase 1. United States Department of the Interior NATIONAL PARK SERVICE Rocky Mountain National Park Estes Park. Colorado 80517 IN REPLY RLI-kk TO: A3815 (ROMO) FEB 2 6 2016 Estes Valley Planning Commission P.O. Box 1200 Estes Park, CO 80517 Dear Commissioners: We have reviewed the Lazy B Ranch & Wranglers development proposal. The subject property is contiguous with the east boundary of Rocky Mountain National Park, and Mills Drive serves as a primary means of ingress and egress for park offices, facilities, emergency response, and housing units for permanent and seasonal employees. There are several residential units occupied year-round by park employees that are located within 800 feet of the property, and we have office space and a fire station within 300 feet of the property. Because this project has the potential to impact park employees, service providers, and residents, we offer the following comments for your consideration: 1. We are not in favor of using Mills Drive as the primary access to the property due to traffic conflicts and current parking issues along the road. Rocky Mountain National Park and the Estes Valley Fire Protection District jointly operate a fire station located immediately west of the subject property. This fire station currently serves the west end of the Estes Valley, including the YMCA of the Rockies, and as our station for wildland fire response. We are concerned about egress for emergency vehicles on Mills drive at the conclusion of the nightly show. We would prefer to see the main entrance remain on Highway 66 where it is currently located. 2. We are not in favor of using a tent because of potential noise impacts. The stage show will use amplified sound for up to 180 days per year lasting one hour every evening. We believe the proposed activities belong within a building where amplified sound and crowd noise can best be mitigated. 3. To protect the night sky, we favor exterior lighting that uses sharp cutoff fixtures that are turned off each night following the conclusion of the show. 4. We would prefer to have an absolute date identified for paving the parking lot. While the parking lot remains unpaved, dust control will be important and should be diligently monitored and enforced. 5. For the chuck wagon supper, the Lazy B is planning to prepare up to 750 meals each night, which includes grilling beef and chicken. This has implications for air quality, including the release of particulate matter (PM) and volatile organic compounds (VOCs). VOCs contribute to the formation of ozone. The kitchen operation should comply with federal, state, and local air quality standards. Rocky Mountain National Park is a Class 1 Airshed, which warrants special protection under the Clean Air Act. After evaluating weather data for the past ten years, we have determined that from May through October (the proposed Lazy B operating season) the wind blows from the east (anything on the compass rose from NNE to SSE) twenty-one percent (21%) of the time. During those times, and when the Lazy B is preparing food, the pollutants from the kitchen will be moving into the park. We appreciate the opportunity to review the development proposal. If you have any questions or concerns about the comments we have provided, please contact Larry Gamble. He can be reached at (970) 586-1320 or larry_gamble@nps.gov. Sincerely, / Ben Bobowski Acting Superintendent cc: Michelle Oliver Randy Jackson Van Horn Engineering - Celine LeBeau 4/7/2016 Town of Estes Park Mail - Re. REFERRAL FOR COMMENT: COMPLETENESS REVIEW - Metes/Bounds located at 1665 Hwy 66 - Lazy B Ranch & Wr. I I; ii r Audem Gonzales <agonzales@estes.org > Re: REFERRAL FOR COMMENT: COMPLETENESS REVIEW - Metes/Bounds located at 1665 Hwy 66 - Lazy B Ranch & Wranglers Special Review 2016-01 1 message Traci Shambo <shambotl@co.lanmer.co.us > Wed. Mar 2, 2016 at 4:53 PM To: Karen Thompson <kthompson@estes.org> Cc: Audem Gonzales <agonzales@estes.org>, "celinevhe@airbits.com" <celinevhe@airbits.com>, Brian Fraaken <bfraaken@larimer.org> Karen ( cc - Audem & Celine) - I know this is only a completeness review at this time but I wanted to share a few comments we will want addressed at the preliminary stage. • I discussed the sketch/preliminary turn lane concepts with our transportation folks. Our position is that the right turn lane needs to be constructed with this use. And we would like to see turn lane designed such that it is extended to include the adjacent driveway and then start the shortened taper. This would keep the driveway out of the taper. • Access, circulation, and parking at the Rock Inn will be modified as a result of this plan. We would like assurances that the parking lot and access points will adequately function with the proposed design. We would also like information on whether there has been discussions with the owners of the Inn on these changes and what their position is regarding these changes. • The plan discusses a curb and gutter section along Spur 66. We will want to see detailed elevations to verify that the drainage off of the Old Rock Inn parking area will still be conveyed downstream. • More detailed construction and striping plans for the work in the ROW will be required with the preliminary and final reviews. • County ROW work permits will be required for the work on Spur 66. • The downstream path of flow, on the south side of Spur 66, between the two properties, should be confirmed to be adequate for any proposed changes in drainage patterns. Perhaps a meeting at the site will be beneficial as part of the preliminary review process where more detailed information is submitted. Thank you. On Wed, Jan 20, 2016 at 4:31 PM, Karen Thompson <kthompson@estes.org> wrote: Good Afternoon - Attached please find the guidelines for commenting on COMPLETENESS for the project listed above. All review documents can be found at www.estes.org/curcentapplications . Scroll to Highway 66 - 1665. Completeness comments are due on or before Monday, February 1, 2016. Please copy the applicant (virtualsupport.oliver@gmail.com ) and the consultant (celinevhe@airbits.com) on your comments. Thank you. I will be out of the office beginning January 21, 2016, returning February 1, 2016. Please send all comments directly to Audem Gonzales at agonzales@estes.org. Thank you. Karen Thompson Executive Assistant Community Development Department Town of Estes Park Phone: 970-577-3721 Fax: 970-586-0249 kthompson@estes.org https://mail.google.00rn/mailiu/OPuir 2&ik=c0a7e0f533&view=pt&q.traci%20shambo&cts.true&search=query&th=15339c06ea8b391a&sim1=15339c06ea8b391a 1/2 4162016 Town of Estes Park Mail - Spur 66 ROW adjacent to Rock Inn rl al Audem Gonzales <agonzales@estes.org> Spur 66 ROW adjacent to Rock Inn 1 message Traci Shambo <shambotl@co.larimer.co.us > Wed, Apr 6, 2016 at 2:33 PM To: Audem Gonzales <agonzales@estes.org> Audem - I wanted to clarify that the primary function of County Public Right-of-way is for public infrastructure such as additional, lanes, widened shoulders, bike lanes, sidewalks, etc. Needed improvements to the County road system to improve the operation and safety of the road would take precedence over a historic use of the right-of-way by a private landowner. An historic use of public ROW does not necessarily equal a legal right for that use. Traci Shambo. P.E. Larimer County Engineering Department 200 West Oak St, Suite 3000 P.O. Box 1190 Fort Collins, CO 80522 Phone: (970) 498-5701 tsharnbo@larimer.org https://m a Lgoogle.com/mai 1/u/0/Ati=2&ik=c0a7e0f5338.view=pt&search=inbox&th=153ed4878d9cbdf5&sim1=153ed4878d9cbdf5 111 417/2016 Town of Estes Park Mail - Fwd Lazy B wranglers Application Audem Gonzales <agonzales@estes.org> Fwd: Lazy B Wranglers Application 1 message Doug Ryan <ryandl@co.larimer.co.us> To: Audem Gonzales <agonzales@estes.org> Cc: lamj_gamble@nps.gov Hi Audem, Fri, Mar 4, 2016 at 2:53 PM Following your email message from February 17, I consulted with the Colorado Department of Public Health and Environment on the air quality regulations for the potential air emissions at the Lazy B Wranglers due to the proposed chuckwagon dinner and theater with its associated cooking. Staff in the Air Pollution Control Air Division at CDPHE provided two messages (below), one for the stationary source emission control standards that apply statewide, and a separate message about standards in the Class 1 airshed that impacts the National Park. The information from Paul Carr relates to the emission standards and need for an air emissions permit that pertain to the cooking operation regardless of location. He indicated most food cooking sources are exempt from the need to obtain an air emissions regulation. The exceptions are charboilers and wood fired equipment which do need permits if their emissions exceed defined thresholds. Mr. Carr said he doubts they would exceed those thresholds, and cited the Burger King example and noted that their charbroil busy operations typically fall below the thresholds. The need to file an an Air Pollution Emissions Notice and potentially obtain an emissions permit would be 17 tons of wood/year. Lisa Devore, in her message from March 2, provided additional information pertaining to the emission standards that apply specifically to Class 1 airsheds - including Rocky Mountain National Park. She indicated that emission standards in these case apply through standards administered at the state and federal level for the New Source Reduction (NSR) and Prevention of Significant Deterioration (PSD) requirements. Lisa Devore indicates that those standards apply to sources that generate at least 100 tons of emissions per year. Those large operations are considered "major sources" and would be much larger than what a restaurant cooker would produce. Larry Gamble is raising important concerns about the importance of protecting air quality in the Park. My conclusion from the Air Pollution Control Division is that this source by itself does not rise to the level of needing a air emissions permit unless a charbroil or wood-fired cooker will be used and exceed threshold amounts. In order to assure compliance with air emission standards, the Town Board could consider a condition that requires the applicant to submit an Air Pollution Emissions Notice (APEN) to the Colorado Department of Public Health and Environment if they intend to use either a charbroiler or wood fired cooking equipment. The state evaluates submitted APENs and makes a written determination if an emissions permit is needed or not. On another topic related to this application, if this application is approved, the applicant would need to have plans for the food service operations approved by our Department prior to issuance of building permits. Thanks for contacting us with this information. I will also copy my message to Larry Gamble so that we all have the same information. Doug Ryan Larimer County Department of Health and Environment 1525 Blue Spruce Drive Fort Collins CO 80524 (970) 498-6777 ryandl@co.larimer.co.us https://m ail.google.com/mail/u/0/?ui=28,ik=c0a7e01533&view=p18,o=doug702Oryan&gs=true&search= quer y&th= 153439f2cacc846a&siml =153439f2cacc6463 1/6 Statement of Intent For the Lazy B Ranch and Wranglers Development Plan and Special Review January 20, 2016 Revised February 4, 2016 Introduction The Lazy B is an effort to re-establish a powerful landmark business model that offers a Chuck Wagon Supper and Show within the Western History theme of a cowboy's way of life and his music. Reflecting all the great qualities of the original Lazy B, the new business will offer quality food and entertainment at an even higher standard. Historically, part of many tourists' vacations in Estes included a visit to the Lazy B, which was known for their Chuckwagon Supper and Show. The Lazy B opened in the early 1960s, attracted between 750- 1200 guests each night during the summer season and operated successfully for 45 years. Since the doors closed in 2005, countless visitors, as well as locals, have been disappointed upon discovering that their favorite Estes event no longer exists. Operation The Lazy B development project is presented in Three Phases, with Phase One as a seasonal venue and Phase Two beginning as a year-round venue. Phase One will operate from 5:00-8:00 seven nights a week from mid-June through mid-October, with fewer performance days during the two weeks prior and after those dates. Phase Two permits expanded hours, due to the completion of the entire building, which will be determined by each specific event. Year round operation supports the following objectives: (1) to drive consistent tax dollars to the Town of Estes, (2) to attract a younger demographic from the Front Range to the Estes Valley by offering diverse and high quality live musical performances, festivals, contests and events that expand the commonly held image of Estes Park, (3) to offer special holiday events including Chuck Wagon Suppers and Shows that continue to draw tourists and residents from along the entire Front Range, (4) to offer corporate events and wedding receptions, (5) to work closely with other local businesses and hotels to create desirable "getaway" packages, (6) to provide educational, creative events and opportunities for youth that carry on the legacy of Western Heritage in a variety of forms, including Western Music, Western Art, Cowboy Poetry, Western Craft, etc. and that support intergenerational interaction and (7) to employ a core staff year round as well as drive revenue to local craftsman, vendors and businesses. Economic Development and Market Research As business owners we seek, not only to create and maintain an extremely profitable and successful business, but to support the Town of Estes Park in ways that contribute to the goals for economic growth and sustainability that have been set by the town. Our business goals are aligned with the same priorities that have been presented by Avalanche Consulting, who was hired to assist with economic development in the Estes Valley. Our market research and strategy are available upon request. Property Located at 1665 HWY 66, the Elk Meadow RV Resort property is the ideal location for the Lazy B. The property is in a low-density location, is adjacent to an establishment which is already serving food and providing entertainment and is on the free Estes Park shuttle system route. The area directly to the South of our property across Mills Drive is zoned A-Accommodations and Commercial zoning currently exists along the Hwy 66 corridor. Our plan includes transforming five of the 30.75 acres of the RV park, currently used as RV overflow and storage, into a revenue-producing venue that directly supports the town. The zoning is generally intended to accommodate high-intensity resort and hotel uses and incidental commercial uses (such as hotel dining hail or bars). Our proposed use would fall under the category of Major Event Indoor Facility and would operate much as a dinner theater. We are proposing a Three Phase Development Plan with the option of completing the full building and parking lot sooner if we are able. A 20' utility easement will be dedicated to the Town of Estes Park by a separate document along the south property line for the proposed water main and buried electric line. Additionally, 15' of R-O-W shall be dedicated along the south property line together with the current 30' dedicated R-O-W dedicated by a document in Book 506 at Page 71. Three Phase Development Proposal and Site Requirements Phase One(2017) Phase One will consist of a permanent kitchen, bathroom facilities, ADA compliant concrete sidewalks, paved ADA compliant parking spaces, temporary dining tent, dirt parking lot, landscape buffer along Mills Drive, Mills Drive road improvements, new site entrance off Mills Drive, a water main extension, sanitary sewer service line and a right-hand turn lane constructed on HWY 66. Phase One Construction includes a two-story 4,550 square foot building 26' 3" high, which will house a kitchen, bathrooms, mechanical room, employee bathroom on the first floor and an office and employee lounge, bathroom and shower on the second floor. This building will eventually be joined to the final structure, which will be built as part of Phase Two. An ADA compliant concrete walkway will be constructed from the ADA parking spaces to the tent, bathrooms, food service area and around the southern portion of the building. A temporary tent will be erected to serve as the dining and entertainment facility for Phase One, which will require a permit and will be permitted for 180 maximum consecutive days. The tent will be erected on the dirt, next to the kitchen building. 63 picnic tables will be arranged within the confines of the tent, each able to seat 12 people and allowing for handicapped seating wherever necessary. A portable stage will be built on the north side of the tent, will measure 10x20 and will serve as the location for the Western Show. A sound and light system will also be installed within the tent, as well as portable heaters as needed. Seating will be provided for up to a maximum of 750 people, where individuals will eat and watch the show. No cooking will be performed inside the tent, no open flame and all additional fire requirements shall be met. Food will be served from a line within the kitchen building and patrons will re-enter the seating area to eat and watch the show. A soft-surface trail will be constructed from the dining tent site to the Elk Meadow RV gravel driveway to access the free Estes Park shuttle. Phase Two (2018) Phase Two will consist of landscaping the internal lot area (building screening), construction of the final dining/performance hall (12,200 SF), which will replace the temporary dining tent and will be a total of 17,910 square feet including kitchen and bathrooms (built in Phase One). The dining hall will house the dining tables, benches and stage. Phase Three (2019) Phase Three includes the addition of a permanent asphalt parking lot, parking lot curb and gutter, storm sewer installation, and parking lot landscaping. Traffic and Parking Considerations A traffic study was conducted by Matt Delich, of Delich Associates. The study and associated memo are included with this submittal. The traffic study determined that a turn lane from HWY 66 onto Mills Drive will be required in both directions. Mills Drive will be widened from Hwy 66 to Main Entrance to 24' with curb and gutter from HWY 66 to the entrance of our site. A New Entrance will be constructed on the property so that the Main Entrance to the event will be from Mills Drive, not from HWY 66. Additional traffic solutions are: • Hiring an off-duty police officer for traffic control during peak traffic periods (before and after the events) each evening during summer season. • Using the existing free Estes Park shuttle service. • Because the event will attract primarily families and groups, we anticipate each car will contain 3-4 passengers, which minimizes the number of cars. • A temporary parking lot will be constructed to the specifications set forth by Van Horn Engineering and shall be a dirt parking lot during the first two project Phases, providing 192 parking spaces the first year, with a re-evaluation of parking needs for the second year. • Contracting with bus tour companies brings an average of 50 people per bus and vastly reduces parking and traffic impact and will be a significant part of our business. • A shuttle service will be provided by Lazy B for employee transportation to and from home. • Limited employee housing may be provided on site. Landscaping • The Landscaping Plan for development area will be 1 tree /3 shrubs for every 1,000 sq. ft. of impervious surface, excluding parking lots, but including sidewalks, drives and other hard surfaces. • Landscape Street Frontage Buffering- Section 7.5 of the Estes Valley Development Code (EVDC) requires one tree for every 40 feet be planted and 1 shrub for each 15 feet of street frontage to buffer developed frontage as viewed from adjacent street. This requirement will be exceeded and will be planted upon undulating topography, with trees planted 5 feet away from water and sewer mains. • Landscape Parking Lot Buffering- Parking lot landscaping will comply with requirements set forth in EVDC Section 7.5 Environmental Impacts A Preliminary Wetland Screening and Wildlife Mitigation Plan are being submitted for this project. The Preliminary Wetland Screening will be followed by a more thorough Wetland Delineation due to the presence of frozen ground during the time of the field investigation. The wetland habitat has been mapped conservatively. The Jurisdictional Wetland Delineation will be conducted once soils are thawed and will provide a more accurate wetland boundary, no larger than the areas shown on the development plan. The development is proposed outside the 50' wetland habitat buffer (as prescribed by the EVDC) around the conservative wetland habitat boundary. No critical habitat or threatened/endangered species habitat was found on the site. Potential impacts to wildlife and their habitats are listed within the Wildlife Mitigation Report. Public Meeting A public meeting will be held to announce our intention open the Lazy B on February 17, 2016 at the Estes Park library and the minutes of this meeting shall be submitted to the Town of Estes Park prior to the Planning Commission Meeting. We believe the response will be overwhelming positive. We have already met with hotels, local businesses, several residents and passing tourists and our idea has been met with enthusiasm and support. The public will be invited through advertisement in the local paper and word of mouth. We will provide a power point presentation with a Q&A session. At least one of the owners will be present, along with some of our staff and supporters of the project to describe the project and provide answers to any questions or concerns our neighbors may have. Noise Impact and Hours of Operation Our hours of operation will be 7 nights a week from 5:00-8:00 p.m. The music performance will last only one hour; from 7:00-8:00. The impact of our show, from the perspective of noise, is very limited and lasts only one hour per day. Live musical performance is not something new in this neighborhood. The Rock Inn, which is adjacent to our property, hosts bluegrass, rock and roll, open mic nights, etc. and the performances go on for several hours. Elk Meadow also supplies live entertainment throughout the summer within the snack and bar area on site. The buildings owned by the National Park, adjacent to our property from the west, also have a history of hosting jam sessions. Miscellaneous Potential Project Impacts Additional potential impacts of this project include: • Light from the headlights of cars as they exit just after 8:00 p.m. The parking lot, as described in the parking section of this document describes the landscaping that will filter light and noise. • The view to the north may be obstructed from residences on Mills Drive. The landscaping and overall site improvements we are proposing provide a vast improvement for neighbors in all directions and only enhance their existing view, which currently consists of a broken down wire fence, high wires, piles of debris and dirt, and a lot full of RVs. The overhead lines that run along Mills Drive will be buried in the same trench that is excavated for the new water main. The proposed landscaping will replace the dilapidated fence and provide screening from the existing RVs that fiil the park. The proposed building will also block the view of the RV lot and improve the overall appearance of the property. • Dust from the dirt parking lot (first two project Phases only) will be mitigated by surface spraying (water or soil tackifier) prior to events or during high wind storms. Requested Waivers Multiple waivers are being requested for this project engineering and feasibility hardships. Waiver from Ordinance 8-05 #, Appendix D. Street Design and Construction Standards. Mills Drive improvements combined with the construction of a new right-hand turn lane off HWY 66 will not meet EVDC engineering requirements without significant impact to adjacent properties (four feet of cut along both sides of Mills Drive would be required). Due to limited R- OW availability and trying to match existing cross-slope grades at the intersection of HWY 66 and Mills Drive while maintaining positive drainage and transition from a super-elevated road to a crowned road, grades must exceed the maximum values. The proposed design attempts to meet the required grades as closely as possible. Waiver from Section 7.11.0.2. Ordinance 8-05 #, Parking and Loading Area Design Standards. A waiver for parking lot paving a curb and gutter is requested for the first two project Phases and shall be completed in the final project Phase 3. A waiver for the loading space location (the back of the building is along the street frontage) is requested with the understanding that additional screening is provided. Waiver from Section 10.5.0.2. Sidewalks, Pedestrian Connections and Trails. A sidewalk is normally required along Mills Drive to provide connectivity. A waiver to designing and constructing the sidewalk with this project is requested. Future sidewalk design and construction may be ensured by providing cash in lieu. Waiver from Section 7.11.D. Minimum Off-Street Parking Requirements. A waiver to the required number of parking spaces for the first two Phases is being requested due to limiting environmental impact on Site (i.e., wetland habitat and associated buffers). The total number of parking spaces required for the maximum capacity of the event center is calculated to be between 188 and 214 (3.5 to 4 ppl/vehicle according to the Traffic Study). Tour buses are projected to regularly transport people to the events and should minimize the number of vehicles parking on site. Additionally, an employee shuttle shall be available for commuting and the Estes Park free shuttle picks up along HWY 66 at an alternate site entrance (a soft surface trail to this shuttle stop is proposed with this project). Waiver from Section 7.6.E. Wetland and Stream Corridor Protection Buffer/Setback Areas. The deck of the proposed building encroaches into the wetland buffer (Wetland B) 2.6'. The deck is cantilevered over the buffer, therefore no structural components are in the buffer. Waiver from Section 7.6.0.3 Wetland and Stream Corridor Protection. Boundary Delineation. Due to frozen soils and ice swells, soil pits could not be dug to characterize soils for a Jurisdictional Wetland Delineation (JWD). A preliminary wetland screening was conducted to obtain the most conservative wetland boundary line until soils thaw to conduct a JWD. ESTES VALLEY DEVELOPMENT REVIEW APPLICATION Submittal Date: T 1 17 ;Development Plan EF1,..,Spec0 Review r Aezoning Petition riPreliminary Subdivision Plat I IFinal Subdivision Plat 4V1inor Subdivision Plat r Amended Plat I— Boundary Line Adjustment 3 ROW or Easement Vacation • I— Street Name Change 3 Time Extension 3 Other: Please specify _ Condominium r Prelimin. I— Final M SuppI; Site Information Project Name Project Description Project Address Legal Description Parcel ID # iLot Size 1,30.75 acres jExisting Land Use RV Park, camping and Stl ) IProposed Land Use IRV Park, camping, stora Existing Water Service p Town ..._ r Well JProposed Water Service p _Towri _._ r .. yyeil lExisting Sanitary Sewer Service 1Proposed Sanitary Sewer Service ___ Is a sewer lift station required? Existih.g Gas Service I r - xce .,Existirg Zoning 'Accommodations (A) Chuckwagon dinner and live entertainment establishment Two parcels located in the NE 1/4 of Section 34, Township 5 North, Range 73 West of the 6th P.M. Lazy B Ranch and Wranglers 1665 HWY 66, Estes Park, CO 80517 35341-00-001 EPSD r EPSD _p- r . p Other r Proposed Zontig e and chuckwagon dinner/entertainment .1, r _ None other (specify) _r None r Other (specify) Accommodations (A) UTSD UTSD No None r Septic .._.... j.Septic Jone !Area of Disturbance in Acres Site Access (if not or2_public street) Mills Drive Are there wetlands on the site? 'Yes r Noi _ _ . Site stakin must be corn feted at the time a ' • 'cation is submitted. Corn • lete? P Yes r No r ary Contact information Name of Primary Contact Person Randy Jackson/ Michelle Oliver I I I Complete Mailin2 Address 2105 East 11th Street Suite 180 Loveland, CO 80537 r Applicant 1 r Consultant/Engineer Prima Contact Person is r Owner Application fee tatement of intent r 3 copies (folded) of plat or plan 5c)i l' X 17" reduced copy at plat or plan Please review the Estes Valley Development Code Appendix B for additional submittal requirements, which may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report, wildfire hazard mitigation report, wetlands report, and/or other additional information. Town of Estes Pork., P.O. Box )2O0.gh 170 MacGregor Avenue . Estes Port. CO 80517 Community Development Department Phone: (970) 577-3721 V'. Fax: (970) 586-0249 www,esies.orgiCornDev 1 I I I T Revised 2011. t 1.16 KT Contact Information Record Owner(s)!/ Randy Jackson and Michael Andrejek Mailing Address!2105 East 11th Street Suite 180 Loveland, CO 80537 1 i I Phone;970-214-1348 , i I Cell Phone 970-214-1348 1 i 1 1 I Fax I i I I I I ;i Email:r.jackPme.com I I I , Applicant 1 Michelle Oliver Mailing Address:2810 Dunraven Lane Estes Park CO 80517 i 1 Phone] 1970-507-0317 1 I i i I I Cell Phone! 970-507-0317 I I I i Fax i 1 i I Email 1 ; virtue Isupportolivera,qmail,com j 1 . Consultant/Engineer !Van Horn Engineering and Surveying, Inc., Celine LeBeau 1 Mailing Address _.! 1043 Fish Creek Road, Estes Park, CO 80517 Phone 970-586-9388 l Ii . I Cell Phone 1 l 1 Fax I , Email celinevheRairbits.com i I , I i I I 1 APPLICATION FEES For development within the Estes Valley Planning Area, both inside and outside Town limits - See the fee schedule included in your applicationpacket or view the fee schedule online at. www.estes.org/ComDev/Schedules&Fees/PlanninqApplicationFeeSchedule.pdf _ _ All requests for refunds must be made in writing. All fees are due at the time of submittal. 1 t i ! ! ( : I I 1 I ! I MINERAL RIGHT CERTIFICATION Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, and provide notice of the application and initial public hearing to all mineral estate owners where have been severed. This notice must be given 30 days prior to the first hearing on an application requirements. _ - I hereby certify that the provisions of Section 24-65.5-103 CRS have been met. f -- ! 1 1 Names: / __L _l_ _ 1 j I / Record Owner 'PLEASE PRINT-{ Randy Jackson ii Michael Andrzejek • the _ Plans, Preliminary for ____ surface Special Reviews, and Final estate development ..___. ____ __I_____ T __ — _. Rezoning, Condominium Maps to and the mineral estate and meet the statutory — - _____________.._.. ) I i Applicant !PLEASE PRINT: ;Michelle Oliver 1 _ I Signatures: Record Owner s _.,_ _ -4) --ri.__. i Date ; I-. is Applicant IP )•02.1) 1 Date J- / e/2 0- 6 1 1 I ! h i I APPLICANT CERTIFICATION Revised 2011.11.16 KT Date Date Signatures: Record Owner Applicant APPLICATION FEES For development within the Estes Valley Planning Area, both inside and outside Town limits See the fee schedule included in your application packet or view the fee schedule online at. wwwestes.org/ComDev/Schedules&Fees/PlanninqApplic,ationFeeSchedule pdf All requests for refunds must be made in writing. All fees are due at the time of submittal. MINERAL RIGHT CERTIFICATION Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans, Special Reviews, Rezoning, Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, arid Preliminary and Final Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface estate and the mineral estate have been severed. This notice must be given 30 days prior to the first hearing on an application for development and meet the statutory requirements. I hereby certify that the provisions of Section 24-65.5-103 CRS have been met Names: Record Owner PLEASE PRIN, Randy Jackson Michael Andrzejek Applicant PLEASE PRIN: Michelle Oliver APPLICANT CERTIFICATION Rovised 2011 11.16 1(1 .4RaCt.ii;forrii.a,ticp Record Owner(s) Randy Jackson and Michael Andrejek Mailing Address 2105 East 11th Street Suite 180 Loveland, CO 80537 Phone 970-214-1348 --- Cell Phone 970-214-1348 . ., Fax Email riackme.com Applicant Michelle Oliver Mailing Address 2810 Dunraven Lane Estes Park CO 80517 Phone 970-507-0317 Cell Phone 970-507-0317 Fax Email virtualsupport.olivera,qmail.com Consultant/Engineer Van Horn Engineering and Surveying, Inc , Celine LeBeau Mailing Address 1043 Fish Creek Road, Estes Park, CO 80517 Phone 970-586-9388 Cell Phone Fax Email celinevhe@airbits.com /-- Date Date Signatures: Record Own Applicant I hereby certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application I am acting with the knowledge and consent of the owners of the property L In submitting the application materials and signing this application agreement: I acknowledge and agree that the application is subject to the applicable processing and public hearing requirements set forth in the Estes Valley Development Code (EVDC). 1> I acknowledge that I have obtained or have access to the EVDC, and that, prior to filing this application, ! have had the opportunity to consult the relevant provisions governing the processing of and decision on the application The Estes Valley Development Code is available online at http:l/www estes orq/ComDev/DevCode 1 understand that acceptance of this application by the Town of Estes Park for filing and receipt of the application fee 1.> by the Town does not necessarily mean that the application is complete under the applicable requirements of the EVDC V I understand that this proposal may be delayed in processing by a month or more if the information provided is incomplete, inaccurate, or submitted after the deadline date to- 1 understand that a resubmittal fee.will be charged if my application is incomplete I> The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete I> I grant permission for Town of Estes Park Employees and Planning Commissioners with proper identification access to my property during the review of this application. h. I acknowledge that I have received the Estes Valley Development Review Application Schedule and that failure to meet the deadlines shown on said schedule may result in my application or the approval of my application becoming null and void. I understand that full fees will be charged for the resubmittal of an application that has become null and void Names: Record Owner PLEASE PRINT Randy Jackson Michael Andrejek Applicant PLEASE PRINT. Michelle Oliver Revised 2011.11.16 K1 Public Meeting for Lazy B Ranch and Wranglers was held in the Hondius Room at the Estes Park Library February 17th, 2016 from 6:00-7:00 p.m . There were 14 people in attendance, names are registered on the sign-in sheet. Michelle Oliver presented a powerpoint that described the overall project, including the mission, the phasing project, the site, the timeline, menu, western show, etc. A copy of the site plan was shared with attendees Questions were then encouraged. The first topic of concern was parking. Michelle explained that Lazy B would be bringing guests in on tour busses. Celine mentioned that we would also have access to the shuttle. It was argued that the shuttle doesn't hold many people. Michelle mentioned that the shuttle was helpful, but that Lazy B would be managing parking by pre-selling to tour busses and balancing that with local sales. Questions about tour busses: 1. Where do they park? A:It was explained that we have special bus parking area. 2. Do they turn off the busses during the show? A:Yes. 3. If tour busses are a main means of bringing guests, how does this help resorts and hotels and the community? A: All about controlling the numbers, Pre-sales to tour busses balanced with available tickets here. The main entrance on Mills was addressed. Temporary permit was addressed and temporary venue was described-balancing numbers of pre-sales to busses with cars. Question: 1. Why did you not choose the main entrance to the RV Park for entrance to Lazy B? A:We cannot interfere with current operations at RV park. Cannot use one entrance for two venues. 2. What about our vacation rental? We have people who might come in at 4:00 or 5:00. They will be in a traffic jam? A:Traffic control with officers and turn lane was discussed. Mr. Gonzales was mentioned in relation to the discussion 6f the new entrance and the widening of Mills Drive. Mr. Nuyes, a property owner off mills drive said he had met with Mr. Gonzales twice regarding his concerns about his property and found him to be personable, respectful, and knowledgeable about the project and expressed a genuine interest in the residents understanding of what was planned. He said that Mr. Gonzales had explained the details regarding his property and he planned to visit with him again. At the end of the meeting he said that he fully supported the project as long as it did not interfere with his property line or ability to park on his property. Comment: Western Music is dying. Do you really think you are going to get people interested in this? Answer: The average chuckwagon is serving 950 per night. Estes Park tourists want the historical cowboy event. This event belongs here. We need more family entertainment. The show was described in detail. Comment: On the town website I saw that you want to encourage youth and diversity and I saw the menu, which does not breed diversity. Dietary restrictions are real. For me, country music belongs in Nashville. A chuckwagon is not diverse. Where is the inclusion to make Estes more diverse? Reply: Chuckwagon is a niche, but fits into the Western Heritage that Estes is. We are going to have a vegetarian option. Gluten free may be considered in the future. Not first year or two. Chuckwagon is primarily a tourist destination. We meet the need of residents because as residents, we become a bed and breakfast for friends and family and want entertainment to offer. As a year round venue we will be exploring additional ways that supply divers entertainment, but still reflect the basic values of Estes Park. Question: You are going to be serving alcohol. Are people going to be allowed to wander off your premises with alcohol? No. Who is going to stop them? They will not be allowed to leave with alcohol. Comment: We live right across from the entrance. Comment: Well, there is a bar right there-The Rock Inn Yes but you are bussing people in and they will get drunk. Answer:This is a family event. But you are taking our parking away! According to Mr, Gonzales, they will not encroach on our property. Celine explained the boundaries and invited everyone to come see the larger plan at the office. She said Elk Meadow owns the property across Mills and concerns continued to be voiced about the widening of Mills and how it would negatively impact property. Chuck mentioned that the road improvements were beneficial for property owners. Meryl voiced additional fears that her front yard parking would be taken away. Michelle mentioned to Kerry, that once everything was in place, The Rock Inn could potentially lease Lazy B's parking lot. She said emphatically, that this project was absolutely not going to happen and she would make sure. Jill, a neighbor voiced concerns about taking away the grass the elk feed on and concerns that children would leave trash in the tent that would attract bears. The majority would like to see an entrance other than on Mills Drive. Mr. Nys said he agreed with and supported the project as long as his front yard was left intact. Meeting adjourned. Michelle Oliver Lazy B Ranch and Wranglers lazybranchandwranqlers.com 970-507-0317 Lazy B Ranch&Wra nglers SR 2016-01.xls Owner Owner 11 Address City ST Zip 1700 HWY 66 LLC - NEW SPALL LLC LITTLE CURRENT CONSULTING LLC PO BOX 1379 LONGMONT CO 80502 BOOTH THOMAS MIKOLITCH JANET 1681 HIGH DR ESTES PARK CO 80517 BOWEN LAWRENCE 0/KAREN S 2211 REED RD SPARTA MO 65753 BURROUGHS ANTHONY S/VIOLA MANZANARES 39701 W COUNTY ROAD 47 AULT CO 80610 CAMPBELL RICHARD M CAROLYN W 1440 LITTLE RAVEN ST NO 307 DENVER CO 80202 CRAIN JESSIE M TRUST (1/2) STEWART MICHAEL D (1/2) 122 52ND AVE GREELEY CO 80634 ELK MEADOW RV ESSENTIAL GROUP LAX 17800 W COLFAX AVE GOLDEN CO 80401 FENTON MARY ESTHER GRIFFITH CHARLES LESLIE/DM/JT ADDRESS UNKNOWN FERRELLGAS INC ONE LIBERTY PLAZA LIBERTY MO 64068 FRANKLIN LAURIE B TRUST 5345 MISSION WOODS RD MISSION WOODS KS 66205 GRIFFITH HARVEY E/DALE E 1187 GRIFFITH CT ESTES PARK CO 80517 GRIFFITH MIKE 1670 HIGHWAY 66 ESTES PARK CO 80517 HARVEY DALE I. 1641 HIGH DR ESTES PARK CO 80517 HENNINGER FAMILY TRUST 4965 ELDRIDGE ST GOLDEN CO 80403 HOLMAN ROBERT G REBECCA B 310 JASMINE ST DENVER CO 80220 JOSEPH ANN L 5362 MAGGIE LN EVERGREEN CO 80439 LAMB CAROLYN SUE 1920 E MARYLAND AVE UNIT 23 PHOENIX AZ 85016 LANDING LLC 1774 HIGHWAY 66 ESTES PARK CO 80517 MCDOUGALL JOHN L DEBORAH C 1861 HIGH DR ESTES PARK CO 80517 NOYES KRISTI 1707 MILLS DR ESTES PARK CO 80517 ONORATO JAMES W 2840 W 21ST ST 29 GREELEY CO 80634 PAIGE VIRGINIA HOWARD SHULER 1411 WHEELER DR MANSFIELD TX 76063 PARKVIEW ENTERPRISES LLC 1675 HIGHWAY 66 ESTES PARK CO 80517 R A 0 PLAZA CORP 1565 HIGHWAY 66 ESTES PARK CO 80517 REETZ HOSTELRY LLC 1852 HIGHWAY 66 ESTES PARK CO 80517 ROCKY MOUNTAIN LAWN CARE AND LANDSCAPING PO BOX 3558 ESTES PARK CO 80517 RUMLEY HELEN L FERRIS SHARON K PO BOX 791 ESTES PARK CO 80517 SANTAGATI CHARLES S/CHRISTINA E 544 COLUMBINE AVE ESTES PARK CO 80517 SCHWARTZ ALICE D 1631 HIGH DR ESTES PARK CO 80517 SEMEYN DOUGLAS P PO BOX 20538 ESTES PARK CO 80517 SIGLER MONICA PO BOX 2116 ESTES PARK CO 80517 SMITH ROBERT M TRUST 445 D VALLEY RD ESTES PARK CO 80517 SMITH RONALD SHERBENOU DONNA D 8993 E 24TH PL NO 106 DENVER CO 80238 SPICKNALL LOLA MAE 175 W 6TH ST AKRON CO 80720 TERRY LONNIE/JULIE ANNE TERRY 524 WYOMING CIR GOLDEN CO 80403 UNITED STATES OF AMERICA ROCKY MOUNTAIN NATIONAL PARK 1311 S COLLEGE AVE FORT COLLINS CO 80524 VETTER JAY A/MAUREEN H 1711 MILLS DR UNIT A ESTES PARK CO 80517 WAAS BARBARA L/PETER V BRUNER SAMUEL K/MARILYN S 6901 W 69TH ST OVERLAND PARK KS 66204 WALLACE PAMELA M/TIMOTHY P 595 OURAY DR ESTES PARK CO 80517 WHITE DANIEL M/ANN MARIE WHITE WILLIS H/MAURIA K PO BOX 84815 FAIRBANKS AK 99708 . WILLIAMS DANIEL E/MARY M PO BOX 1591 ESTES PARK CO 80517 WILSON RICHARD ROBB/MARY FRANCES 4481 RIBBON CT LOVELAND CO 80537 WOOD MELISSA W/WALLACE R 1007 URBANCREST DR CINCINNATI OH 45226 YANEKIAN JULIANA H Lazy B RaralireiGRVItriv9RAZElatialslxls LEESBURG VA 20176 LC JAN 2 0 2016 COMMUNITY DEVELOPMENT [MUCK ASSOCIATES Traffic & Transport Engineering .,lassEei 2272 Glen Haven Drive Loveland, Colorado 80538 Phone: (970) 669-2061 Fax: (970) 669-5034 MEMORANDUM TO: Celine Lebeau, Van Horn Engineering Michelle Oliver, Lazy B Ranch and Wranglers Randy Jackson FROM: Matt Delich DATE: January 13, 2016 SUBJECT: Lazy B Chuckwagon — Auxiliary Lane Analysis (File: 1585ME02) This memorandum documents my recommendation with regard to the southbound right-turn (SBRT) lane on LCR69B approaching Mills Drive. I had some phone conversations and email exchanges with Van Horn Engineering staff. I related my recommendation verbally. The 'Lazy B Chuckwagon Traffic Impact Study' dated December 14, 2015, indicated that a SBRT lane is required based upon the entering traffic volume prior to an event/show at the site. At the posted speed of 40 mph and category NR-B highway, this SBRT lane should provide storage and bay taper The storage component is 200 feet and the bay taper ratio in 12:1 (144 feet for a 12 foot lane). The SBRT lane of 200 feet will extend from the return at Mills Drive to the tree line between the Old Rock Inn and the driveway to the RV Park. It is at the end of the full lane width area that the bay taper begins. It is not good practice to have a driveway in the bay taper of an auxiliary lane. It is recommended that the bay taper not be included in the design, since it would cross the existing driveway to the RV Park. Attached are hand sketches of the SBRT lane. The drawing, provided by Van Horn Engineering, shows parking stops just north of Mills Drive within the property of the Old Rock Inn. These parking stops indicated 90 degree parking. A vehicle backing out one of these spaces will impact the SBRT lane. Therefore it is my recommendation that only parallel parking be allowed in front of the Old Rock Inn. OUND #4 '• 0E8 • LONG NORTH AND WEST _INES OF B 994 P 132 NUC; WHE "Vei• LOT AREA 3/5 .1 37,837:6 SF 0.87 AC 64.6" WOOD NCE • 57.4' CE *1 WEST 000 FENCE •IED OPERTY 84' FOU D #4 REBAR W/ ALUMINUM CAP 29415 GRAVEL PARKING LOT POSSIBLE EASEMENT (SEE NOTE 5) FOUND #4 REBAR W/ PLASTIC CAP LS 26974 0 40 80 120 REBAR W/ CAP 33643 FOUND 2" BRASS CAP IN CONCRETE CYLINDER HIGHWAY RIGHT—OF—WAY WOOD FENCE ON 0.8' • OLD ROCK INN ADDRESS: 1675 MORAINE AVE. 1—STORY FRAME/STONE BUILDING ADDR SS: 1681 MORAINE 1—STORY FRAME/STO E HOUSE , / 73+88.8 30'Rt. per Highway plans EXISTING CONDITIONS AT MILLS DRIVE AND HWY 66 INTERSECTION ti I 620 feet t earh - meters 300 100 r , = IFICE VE JAN 2 0 2016 DELECH ASST Traffic & Transportation Engineering _F- 2272 Glen Haven Drive Loveland, Colorado 80538 Phone: (970) 669-2061 Fax: (970) 669-5034 MEMORANDUM TO: Michelle Oliver, Lazy B Ranch and Wranglers Town of Estes Park FROM: Matt Delich DATE: December 14, 2015 SUBJECT: Lazy B Chuckwagon Traffic Impact Study (File: 1585ME01) This memorandum addresses the transportation impacts of the proposed Lazy B Chuckwagon event venue in Estes Park, Colorado. The site location is shown in Figure 1. It is on the north side of Mills Drive, west of Larimer County Road 69B (LCR69B). The site is currently vacant. The scope of this traffic impact study (TIS) was discussed with Kevin Ash, Estes Park Public Works Engineering Manager. A memorandum TIS was requested. Figure 2 shows the current geometry and control at the key intersections. The US36/LCR69B intersection is essentially an interchange with yield control at most junctures. There is stop sign control for westbound to southbound traffic on US36 entering LCR69B. There is stop sign control on Mills Drive at the LCR69B/Mills intersection. The posted speed on US36 is 35 mph east and west of LCR69B. The posted speed on LCR69B is 40 mph. Mills Drive is approximately 20 feet wide. There are no sidewalks or bike lanes along either road in the area. In the 'high season,' the Estes Park Free Shuttle (Brown Route) operates on LCR69B. Traffic studies require peak hour turning movement counts at the key intersections. Contact with regard to the preparation of this TIS was made in October 2015. This is after the 'high season' in Estes Park. Therefore, it was agreed that available 'high season' traffic data (CDOT and Larimer County) would be used to develop/synthesize the base data at the key intersections in the area. Some of the available traffic counts are a number of years old. Annual traffic data from the CDOT continuous count location on US34 was used to adjust the available traffic data on US36 and on LCR69B. For the Lazy B Chuckwagon event venue, the peak analysis hours are the hour before the start of a show (5-6 pm) and the hour after the end of a show (8-9 pm). US36 is one of two access roads on the east side of Rocky Mountain National Park (RMNP). In the 5-6 pm hour, there are typically significant exits from RMNP. This volume steadily decreases into the evening. In the 5-6 pm hour, entrances to RMNP are less than 150 vehicles and tend to decrease into the evening. Figure 3 shows 2015 synthesized peak hour traffic at the key intersecti Z COMMUNITY DEVELOPMENT Table 1 shows the synthesized 2015 start and end peak hour operation at the key intersections. Calculation forms are provided in Appendix A. A description of level of service for unsignalized intersections from the 2010 Highway Capacity Manual is provided in Appendix A. During the analyzed peak hours, the calculated delay for the controlled movements (stopped legs) is commensurate with level of service C or better (delay <25 seconds/vehicle). Acceptable operation at unsignalized intersections during the peak hours is defined as level of service C or better on any approach leg. Figure 4 shows the site plan of the Lazy B Chuckwagon event venue. The Lazy B Chuckwagon will be developed in various phases. It will begin as a tent structure and unpaved parking lot (-200 parking spaces). This TIS reflects a fully occupied parking lot, which is an event attendance of 750 people at a vehicle occupancy of 3.75. For analysis purposes, there will be 200 inbound vehicles during the start peak hour and 200 outbound vehicles during the end peak hour. The trip distribution for this site is shown in Figure 5. The trip distribution was determined using the existing traffic counts, the location of accommodation facilities (hotels, motels, etc.), and engineering judgment. Figure 6 shows the site generated peak hour traffic assignment. Figure 7 shows the short range (2018) background start and end peak hour traffic at the key intersections. Background traffic volume forecasts for the short range (2018) future were obtained by factoring the through traffic on US36 and LCR69B by 1.5 percent per year. This reflects the CDOT 20-year growth factor of 1.3 on US36. Table 2 shows the short range (2018) background start and end peak hour operation at the key intersections. Calculation forms are provided in Appendix B. The key intersections will operate acceptably during the start and end peak hours with the existing geometry in the short range (2018) background future. Figure 8 shows the short range (2018) total start and end peak hour traffic at the key intersections. The intersection geometry was evaluated using the State Highway Access Code (SHAG). For evaluation purposes, US36 is categorized as an RB highway and LCR69B is categorized as an NR-B highway. No geometric changes are necessary at the US36/LCR69B intersection. The southbound right-turning traffic at the start peak hour meets the threshold requiring a right-turn lane at the LCR69B/Mills intersection. Given the other land uses that are served by Mills Drive, it is not likely that the right-turn lane is or will be required during any other hour of the day. It is suggested that the Town of Estes Park consider not implementing this right-turn lane with the initial phase of the Lazy B Chuckwagon event venue or in the first year of operation. According to the SHAG, a northbound left-turn lane is not required at the LCR69B/Mills intersection. Table 3 shows the short range (2018) total start and end peak hour operation at the key intersections. Calculation forms are provided in Appendix C. The LCR69B/Mills intersection will operate acceptably during the start and end peak hours with the required geometry in the short range (2018) total future. During the start peak hour, the calculated delay to the westbound left-turning vehicles from US36 to LCR69B will be 47.0 seconds. This is commensurate with level of service E. As a mitigation measure, DELICH ASSOCIATES all-way stop sign control was analyzed at this intersection. With all-way stop sign control, the delay for both stopped movements will be less than that with the existing control. Permanent all-way stop sign control at this intersection will require approval from CDOT. Since the delay issue with the existing control only occurs during the start peak hour, having time-limited all-way stop sign control at this intersection may be an option. It is concluded that a southbound right-turn lane is required at the LCR69B/Mills intersection based upon the right-turning volume in a one hour period. It is suggested that consideration be given to delaying implementation of this right-turn lane. With the existing stop sign control at the US36/LCR69B intersection, the westbound left-turn movement will experience significant delays during the start peak hour. This can be mitigated with all-way stop sign control at this intersection on a permanent or time- limited basis. -f rDELICH t [-ASSOCIATES Figure 1 SITE LOCATION Chiefs Lazy B Chuckwagon SCALE: 1"=600' High Drive L—DELICH -77 r-ASSOCIATES US36 03 4:3) CO CC N - Denotes Lane Mills Drive INTERSECTION GEOMETRY AND CONTROL Figure 2 —ft L—DEL1CH -iv r-ASSOCIATES -no--147184 461/346 ti US36 0 298/123 —N.-- 0) cfl 0 -J N —mg-- 5-6 PM/8-9 PM Mills Drive o 141 M (4) SYNTHESIZED 2015 PEAK HOUR TRAFFIC Figure 3 L—DELICH —77 i—ASSOCIATES TABLE 1 2015 Peak Hour Operation Intersection Movement Level of Service (Delay-seciveh) 5-6 PM 84 PM US36/LCR69B (stop sign) WB LT C (19.8) B (12.8) EB T A (0) A (0) LCR69B/Mills (stop sign) EB LT/RT B 14.7) B 11.6) NB LT A (8.2) A (0) TABLE 2 2018 Background Peak Hour Operation Intersection Movement Level of Service (Delay-seciveh) 54 PM 8-9 PM US36/LCR69B (stop sign) WB LT C (21.6) B (13.1) EB T A (0) A (0) LCR69B/Mills (stop sign) EB LT/RT C (15.2) B (11.8) NB LT A (8.3) A (0) TABLE 3 2018 Total Peak Hour Operation Intersection Movement Level of Service (Delay-seciveh) 5-6 PM 8-9 PM US36/LCR69B (stop sign) WB LT E (47.0) B (13.1) EB T A (0) A (0) US36/LCR69B (all-way stop sign) WB LT C (20.0) B (9.8) EB T B (13.6) A (8.7) LCR69B/Mills (stop sign) EB LT/RT C (15.9) C (16.2) NB LT A (8.3) A (0) =LI 4.-7DELICH -7/ [—ASSOCIATES N 2 , "".." tim•.—zw21:iftr vg.ftlfrWSIFFIFS 'arc, ' rm. 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It ectet SsASS re4.4 YP STAACCOUSGSAS LES +EX if tis !WA W.TCSI.CGSSIWICASSFSZAr %C11.. 44 :WS FIV; SITE PLAN Figure 4 _J/ LO DELICH r- ASSOCIATES Lazy B Chuckwagon SCALE: 1"=600' TRIP DISTRIBUTION Figure 5 --4/ L.DELUCH c-ASSOCIATES --a-- 0/0 —NE-- 150/0 US36 0/0 —et— rn 0 AIL N 5-6 PM/8-9 PM O act Mills Drive 0/180 --"( 0/20 SITE GENERATED PEAK HOUR TRAFFIC Figure 6 !—DELICH AS S OC IATES 155/90 480/360 7 co 0) co ce 0 -J N 5-6 PM/8-9 PM Rounded to Nearest 5 Vehicles Mills Drive 2018 BACKGROUND PEAK HOUR TRAFFIC Figure 7 —71 jASSOCIATES -0--155190 -"II— 630/360 US36 Ln 310/130 Mills Drive to F4 Li) i."11 a) 4- ) 15/195 5/20 N 5-6 PM/8-9 PM Rounded to Nearest 5 Vehicles 2018 TOTAL PEAK HOUR TRAFFIC Figure 8 1---DELICH t—ASSOCIATES APPENDIX A LCR69B stopped HCM Unsignalized Intersection Capacity Analysis 3: US36 & LCR69B P Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR Lane Configurations Volume (veh/h) 0 298 0 0 0 0 0 0 0 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 0 324 0 0 0 0 0 0 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 0 324 503 324 324 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 0 324 503 324 324 tC, single (s) 4.1 4.1 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 p0 queue free % 100 100 100 100 100 cM capacity (vehfh) 1623 1236 249 594 717 Direction, Lane # EB 1 SB 1 pm 5-6 SBL SBT SBR 0 329 0 Stop 0% 0.92 0.92 0.92 0 358 0 324 324 0 324 324 0 7.1 6.5 6.2 3.5 4.0 3.3 100 40 100 629 594 1085 Volume Total 324 358 Volume Left 0 0 Volume Right 0 0 cSH 1700 594 Volume to Capacity 0.19 0.60 Queue Length 95th (ft) 0 100 Control Delay (s) 0.0 19.8 Lane LOS Approach Delay (s) 0.0 19.8 Approach LOS Intersection Summary Average Delay 10.4 Intersection Capacity Utilization 39.7% ICU Level of Service A Analysis Period (min) 15 1214/2015 Baseline Synchro 9 Light Report Page 2 LCR 696 stopped pm 8-9 HCM Unsignalized Intersection Capacity Analysis 3: US36 & LCR69B J EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR . 123 0 0 0 0 0 0 0 0 272 0 Free Free Stop Stop 0% 0% 0% 0% 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 134 0 0 0 0 0 0 0 0 296 0 None None 134 282 134 134 134 134 0 134 282 134 134 134 134 0 4.1 7.1 6.5 6.2 7.1 6.5 6.2 2.2 3,5 4.0 3.3 3.5 4.0 3.3 100 100 100 100 100 61 100 1451 467 757 915 838 757 1085 Movement EBL Lane Configurations Volume (vehlh) 0 Sign Control Grade Peak Hour Factor 0.92 Hourly flow rate (vph) 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 0 vC1, stage 1 cont vol vC2, stage 2 conf vol vCu, unblocked vol 0 tC, single (s) 4.1 t, 2 stage (s) tF (s) 2.2 p0 queue free % 100 cM capacity (veh/h) 1623 Direction, Lane # EB 1 SB 1 Volume Total 134 296 Volume Left 0 0 Volume Right 0 0 cSH 1700 757 Volume to Capacity 0.08 0.39 Queue Length 95th (ft) 0 47 Control Delay (s) 0.0 12.8 Lane LOS Approach Delay (s) 0.0 12.8 Approach LOS Intersection Summary Average Delay 8.8 Intersection Capacity Utilization 27.5% ICU Level of Service A Analysis Period (min) 15 12/4/2015 Baseline Synchro 9 Light Report Page 2 HCM 2010 TWSC 9: LCR69 B/LCR69B & Mills Drive pm 5-6 Intersection Int Delay. slveh 0.4 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 15 5 5 330 395 15 Conflicting Peds, /Or 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 16 5 5 359 429 16 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 808 438 446 0 0 Stage 1 438 Stage 2 370 Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 Critical Hdwy Stg 2 5.42 - Follow-up Hdwy 3.518 3.318 2.218 - Pot Cap-1 Maneuver 350 619 1114 Stage 1 651 - - Stage 2 699 Platoon blocked, % Mov Cap-1 Maneuver 348 619 1114 Mov Cap-2 Maneuver 348 Stage 1 651 - Stage 2 695 Approach EB NB SB HCM Control Delay, s 14.7 0.1 0 HCM LOS B Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1114 - 391 HCM Lane V/C Ratio 0.005 - 0.056 HCM Control Delay (s) 8.2 0 14.7 HCM Lane LOS A A B HCM 95th %tile Q(veh) 0 - 0.2 12/4/2015 Baseline Synchro 9 Light Report Page 2 HCM 2010 TWSC 9: LCR69 B/LCR69B & Mills Drive pm 8-9 Intersection Int Delay, s/veh 0.3 Movement EBL EBR NBL NBT SBT SBR Vol, vehlh 10 0 0 145 275 15 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 11 0 0 158 299 16 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 465 307 315 0 0 Stage 1 307 - Stage 2 158 - Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 - Critical Hdwy Stg 2 5.42 - Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 556 733 1245 Stage 1 746 Stage 2 871 Platoon blocked, % Mov Cap-1 Maneuver 556 733 1245 Mov Cap-2 Maneuver 556 Stage 1 746 Stage 2 871 Approach EB NB SB HCM Control Delay, s 11.6 0 0 HCM LOS Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1245 556 - HCM Lane V/C Ratio 0.02 HCM Control Delay (s) 0 - 11.6 HCM Lane LOS A HCM 95th %tile Q(veh) 0 0.1 12/4/2015 Baseline Synchro 9 Light Report Page 2 UNSIGNALIZED INTERSECTIONS Level-of-Service . Average Total Delay seekeh A <10 B > 10 and < 15 C > 15 and < 25 D > 25 and < 35 E > 35 and < 50 F > 50 CJ APPENDIX B 7 HCM Unsignalized Intersection Capacity Analysis LCR69B stopped 3: US36 & LCR69B pm 5-6 short background Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 ,:. Volume (veh/h) 0 310 0 0 0 0 0 0 0 0 345 0 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 0 337 0 0 0 0 0 0 0 0 375 0 Pedestrians Lane Width (ft) Walking Speed (Ws) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX. platoon unblocked vC, conflicting volume 0 337 524 337 337 337 337 0 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 0 337 524 337 337 337 337 0 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 35 4.0 3.3 p0 queue free % 100 100 100 100 100 100 36 100 cM capacity (vehih) 1623 1222 225 584 705 617 584 1085 Direction, Lane # EB 1 SB 1 Volume Total 337 375 Volume Left 0 0 Volume Right 0 0 cSH 1700 584 Volume to Capacity 0.20 0.64 Queue Length 95th (ft) 0 115 Control Delay (s) 0.0 21.6 Lane LOS Approach Delay (s) 0.0 21.6 Approach LOS Intersection Summary Average Delay 11.4 Intersection Capacity Utilization 41.1% ICU Level of Service A Analysis Period (min) 15 12/4/2015 Baseline Synchro 9 Light Report Page 2 HCM Unsignalized Intersection Capacity Analysis LCR69B stopped 3: US36 & LCR69B pm 8-9 short background <-/ Movement Lane Configurations Volume (veh/h) Sign Control Grade Peak Hour Factor Hourly flow rate (vph) Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) EBL EBT EBR WBL WBT WBR NBL NBT 0 130 0 0 0 0 0 0 Free Free Stop 0% 0% 0% 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0 141 0 0 0 0 0 0 NBR SBL SBT SBR C - 0 0 285 0 Stop 0% 0.92 0.92 0.92 0.92 0 0 310 0 Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 0 141 296 141 141 141 141 0 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 0 141 296 141 141 141 141 0 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 IC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 100 100 100 100 100 100 59 100 cM capacity (veh/h) 1623 1442 444 750 907 828 750 1085 Direction, Lane # EB 1 SB 1 Volume Total 141 310 Volume Left 0 0 Volume Right 0 0 cSH 1700 750 Volume to Capacity 0.08 0.41 Queue Length 95th (ft) 0 51 Control Delay (s) 0.0 13.1 Lane LOS Approach Delay (s) 0.0 13.1 Approach LOS Intersection Summary Average Delay 9.0 Intersection Capacity Utilization 28.5% ICU Level of Service A Analysis Period (min) 15 12/4/2015 Baseline Synchro 9 Light Report Page 2 HCM 2010 TWSC 9: LCR69 B/LCR69B & Mills Drive pm 5-6 short background Intersection Int Delay s/veh 0.4 Movement EBL EBR NBL NBT SBT SBR Vol, vet* 15 5 5 345 415 15 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RI Channelized None - None None Storage Length 0 - - - Veh in Median Storage, # 0 - 0 0 Grade, % 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvml Flow 16 5 5 375 451 16 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 845 459 467 0 0 Stage 1 459 Stage 2 386 Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 Critical Hdwy Stg 2 5.42 Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 333 602 1094 Stage 1 636 Stage 2 687 Platoon blocked, % - Mov Cap-1 Maneuver 331 602 1094 - Mov Cap-2 Maneuver 331 Stage 1 636 Stage 2 683 Approach EB NB SB HCM Control Delay, s 15.2 0.1 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (vet/h) 1094 - 373 - HCM Lane V/C Ratio 0.005 - 0.058 HCM Control Delay (s) 8.3 0 15.2 HCM Lane LOS A A C HCM 95th %file Q(veh) 0 - 0.2 12/4/2015 Baseline Synchro 9 Light Report Page 2 HCM 2010 TWSC 9: LCR69 B/LCR69B & Mills Drive pm 8-9 short background Intersection Int Delay, siveh 0.3 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 10 0 0 150 290 15 Conflicting Peds. #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 11 0 0 163 315 16 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 486 323 332 0 - 0 Stage 1 323 - Stage 2 163 Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 Critical Hdwy Stg 2 5.42 Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 540 718 1227 Stage 1 734 Stage 2 866 - Platoon blocked, % Mov Cap-1 Maneuver 540 718 1227 - - Mov Cap-2 Maneuver 540 Stage 1 734 Stage 2 866 - Approach EB NB SB HCM Control Delay s 11.8 0 0 HCM LOS Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (vehlh) 1227 - 540 HCM Lane V/C Ratio - 0.02 HCM Control Delay (s) 0 - 11.8 HCM Lane LOS A - B HCM 95th %tile Q(veh) 0 - 0.1 1214/2015 Baseline Synchro 9 Light Report Page 2 APPENDIX C HCM Unsignalized Intersection Capacity Analysis LCR69B stopped 3: US36 & LCR69B pm 5-6 short total %• %?c - 4%.. 4\ Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations i c Volume (veh/h) (veh/h) 0 310 0 0 0 0 0 0 0 0 495 0 Sign Control Free Free Stop Stop Grade 0% 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 0 337 0 0 0 0 0 0 0 0 538 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 0 337 606 337 337 337 337 0 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 0 337 606 337 337 337 337 0 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) W (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 100 100 100 100 100 100 8 100 cM capacity (veh/h) 1623 1222 79 584 705 617 584 1085 Direction, Lane # EB 1 SB 1 Volume Total 337 538 Volume Left 0 0 Volume Right 0 0 cSH 1700 584 Volume to Capacity 0.20 0.92 Queue Length 95th (ft) 0 291 Control Delay (s) 0.0 47.0 Lane LOS Approach Delay (s) 0.0 47.0 Approach LOS Intersection Summary Average Delay 28.9 Intersection Capacity Utilization 49.0% ICU Level of Service A Analysis Period (min) 15 12/4/2015 Baseline Synchro 9 Light Report Page 2 HCM Unsignalized Intersection Capacity Analysis LCR69B stopped 3: US36 & LCR69B pm 8-9 short total Movement Lane Configurations Volume (vehlh) Sign Control Grade Peak Hour Factor Hourly flow rate (vph) Pedestrians Lane Width (ft) Walking Speed (ftls) Percent Blockage Right turn flare (veh) EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR 0 130 0 0 0 0 0 0 0 0 285 0 Free Free Stop Stop 0% 0% 0% 0% 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0 141 0 0 0 0 0 0 0 0 310 0 Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 0 141 296 141 141 141 141 0 vC1, stage 1 conf vol vC2, stage 2 coot vol vCu, unblocked vol 0 141 296 141 141 141 141 0 tC, single (s) 4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s) tF (s) 2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free % 100 100 100 100 100 100 59 100 cM capacity (vehlh) 1623 1442 444 750 907 828 750 1085 Direction, Lane # EB 1 SB 1 Volume Total 141 310 Volume Left 0 0 Volume Right 0 0 cSH 1700 750 Volume to Capacity 0.08 0.41 Queue Length 95th (ft) 0 51 Control Delay (s) 0.0 13.1 Lane LOS Approach Delay (s) 0.0 13.1 Approach LOS Intersection Summary Average Delay 9.0 Intersection Capacity Utilization 28.5% ICU Level of Service A Analysis Period (min) 15 12/4/2015 Baseline Synchro 9 Light Report Page 2 0 310 0 0 0 0 0 0 0 0 495 0 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0 337 0 0 0 0 0 0 0 0 538 0 Volume (vph) Peak Hour Factor Hourly flow rate (vph) Direction, Lane # EB 1 SB 1 HCM Unsignalized Intersection Capacity Analysis US36 & LCR 69B stopped 3: US36 & LCR69B pm 5-6 short total 4r2-- <\ t Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations a - I. L Sign Control Stop Stop Stop Stop 337 538 0 0 0 0 0.03 0.03 5.3 4.9 0.50 0.73 637 714 13.6 20.0 13.6 20.0 B C Volume Total (vph) Volume Left (vph) Volume Right (vph) Hadj (s) Departure Headway (s) Degree Utilization, x Capacity (vehlh) Control Delay (s) Approach Delay (s) Approach LOS Intersection Summary Delay 17.5 Level of Service Intersection Capacity Utilization 49.0% ICU Level of Service A Analysis Period (min) 15 12/4/2015 Baseline Synchro 9 Light Report Page 2 I HCKA Unsignalized Intersection Capacity Analysis 3: US36 & LCR69B US36 & LCR 69B stopped pm 8-9 short total Movement EBL EBT EBR 1". WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 - Sign Control Slop Stop Stop Stop Volume (vph) 0 130 0 0 0 0 0 0 0 0 285 0 Peak Hour Factor 0 92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 0 141 0 0 0 0 0 0 0 0 310 0 Direction, Lane # EB 1 SB 1 Volume Total (vph) 141 310 Volume Left (vph) 0 0 Volume Right (vph) 0 0 Hadj (s) 0.03 0.03 Departure Headway (s) 4.7 4.3 Degree Utilization, x 0.18 0.37 Capacity (veh/h) 724 817 Control Delay (s) 8.7 9.8 Approach Delay (s) 8.7 9.8 Approach LOS A A Intersection Summary Delay 9.4 Level of Service A Intersection Capacity Utilization 28.5% ICU Level of Service A Analysis Period (min) 15 1214/2015 Baseline Synchro 9 Light Report Page 2 HCM 2010 -MSC 9: LCR69 B/LCR69B & Mills Drive pm 5-6 short total Intersection Int Delay, slveh 0.5 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 15 5 25 345 415 195 Conflicting Peds, ttIhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 - 200 Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Wm( Flow 16 5 27 375 451 212 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 880 451 451 0 0 Stage 1 451 - Stage 2 429 - Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 Critical Hdwy Stg 2 5.42 Follow-up Hdwy 3.518 3.318 2.218 - Pot Cap-1 Maneuver 318 608 1109 Stage 1 642 Stage 2 657 - Platoon blocked, % Mov Cap-1 Maneuver 308 608 1109 Mov Cap-2 Maneuver 308 - Stage 1 642 Stage 2 637 Approach ES NB SB HCM Control Delay, s 15.9 0.6 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity {vehlh) 1109 - 351 - HCM Lane V/C Ratio 0.025 - 0.062 HCM Control Delay (s) 8.3 0 15.9 HCM Lane LOS A A G HCM 95th %tile Q(veh) 0.1 - 0.2 12/4/2015 Baseline Synchro 9 Light Report Page 2 HCM 2010 TWSC 9: LCR69 B/LCR69B & Mills Drive pm 8-9 short total Intersection Int Delay, slveh 5.2 Movement EBL EBR NBL NBT SBT SBR Vol, vett) 195 20 0 150 290 15 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None - None - None Storage Length 0 Veh in Median Storage, # 0 0 0 Grade, % 0 - 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 212 22 0 163 315 16 Major/Minor Minor2 Ma-jorl Major2 Conflicting Flow All 486 323 332 0 0 Stage 1 323 - Stage 2 163 Critical Hdwy 6.42 6.22 4.12 - Critical Hdwy Stg 1 5.42 Critical Hdwy Stg 2 5.42 Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 540 718 1227 - Stage 1 734 - - Stage 2 866 - Platoon blocked, % - Mov Cap-1 Maneuver 540 718 1227 Mov Cap-2 Maneuver 540 Stage 1 734 Stage 2 866 Approach EB NB SB HCM Control Delay, s 16.2 0 0 HCM LOS Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 1227 - 553 - HCM Lane VIC Ratio - 0,423 HCM Control Delay (s) 0 - 16.2 HCM Lane LOS A - C HCM 95th %tile Cl(veh) 0 - 2.1 12/4/2015 Baseline Synchro 9 Light Report Page 2 8 RI ELEV..7726,27" LAE , HOUSE / c" PARCEL I: A PART OE THE NORTHEAST QUARTER OF SECTION 34. TOWNSHP 5 NORTH. RANGE 73 WEST OF THE 6TH P.O.. DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE EAST LINE OF S40 SECTION 34 WHICH SOUTH 04 DEGREES 34 MINUTES WEST. 315_88 FEET FROM THE NORTHEAST CORNER THEREOF: THENCE SOUTH CH DECREES 34 MINUTES WEST, ALONG SAID UST LINE, 352.62 FEET: THENCE NORTH 85 DEGREES 26 MINUTES WEST, 106.16 FEET: THENCE SOUTH 12 DEGREES 05 MINUTES. EAST, 534.01 FEET TO A POINT ON THE CENTERLINE OF THE FORMER LORAN( PARK ROAD: THENCE ALONG SNO CENTERLINE. SOUTH 46 DECREES 24 MINUTES WEST. 109 FEET TO THE MOST EASTERLY CORNER OF THE TRACT DESCRIBED IN BOOK 994 PAGE 132: THENCE NORTH 61 DEGREES 12 INMATES WEST. 207.5 FEETI THENCE SOUTH 40 DEGREES 30 IA1NUTES WEST, 219.25 FEET TO A POINT ON THE NORTHERLY ONE Of THE UTILITY ROAD DESCRIBED IN 6009 506 AT PAGE 71: THENCE SOUTH 39 DEGREES TB MINUTES EAST. 99.7 FEET TO A POINT ON THE SOUTHERLY LINE Of SAID UTILITY ROAD: THENCE NORTH 6.3 DEGREES 17 MINUTES WEST ALONG SAID SOUTHERLY LINE 908.9 FEET 70 A POINT ON THE WEST UNE OF THE NORTHEAST QUARTER NORTHEAST °WRIER. OF SAID SECTION 34, THENCE NORTH 03 DEGREES 34) MINUTES EAST ALONG THE WEST UNE OF SAC NORTHEAST QUARTER NORTHEAST QUARTER TO A POINT OR THE NORTH LINE OF SAID SECTION 34, THENCE SOUTH 89 DEGREES EAST, ALONG THE NORTH UNE OF SAID SECTION. 449.25 FEET TO THE MOST WESTERLy CORNER OF PARCEL LL OF TRACT 1024 DESCRIED IN DECREE RECORDED BOOK 1071 AT PAGE THENCE ON A CURVE TO THE RIGHT WITH A RADIUS OF 4485.99 FEET AND WHOSE CHORD BEARS SOUTH 72 DEGREES 27 MINUTES EAST, AN ARC DISTANCE OF 515.1 7 FEET TO A PONT ON THE WEST LINE OF A TRACT DESCRIBES IN BOOK 764 A7 PAGE 3: TIERCE SOUTH DI DEGREES WEST ALONG THE WEST LINE OF SRO TRACT DESCRIBED IN BOOK 764 AT PAGE 3, 53 AO FEET TO THE SOUTHWEST CORNER THEREOF. THENCE SOUTH 139 DEGREES EAST. ALONG THE SOUTH UNE OF SRO TRACT, 134 16 FEET TO THE MOST WESTERLY CORNER OF PARCEL I OF TRACT 1024 DESCRIBED IN SAID DECREE; THENCE ON A CURIE TO THE ANGER WITH A MINUS OF 4.66.199 FEET MO WHOSE CHORD BEARS SOUTH 65 DEGREES 50 MINUTES 30 SECONDS EAST, AN ARC DISTANCE OF 259.45 FEET TO THE PONT OF BEGINNING. COUNTY OF EARNER, STATE Of COLORADO, PARCEL 1.11 COMMENCING AT THE NORTHEAST CORNER OF SECTION 34, TOWNORP 5 NORTH, RANGE 73 WEST OF NE 8111 P.M., THENCE SOUTH 02 DEGREES 34 MINUTES WEST ALONG THE EAST SIDE OF SECTION 34. 668.70 FEE,. THENCE NORTH 85 DEGREES 26 MINIMS WEST 253.97 EEC TO THE TRUE POINT Of BEGINNING THENCE CONTINUING NORTH 85 DEGREES 26 MINUTES WEST 52.19 FEET, THENCE SOUTH 12 DEGREES 05 1.11100113 EAST 534.01 FEET TO THE CENTER LINE OE THE OLD MORAINE PARM ROAD: THENCE ALONG SAID CENTER UNE NORTH 46 DEGREES 24 MINUTES EAST 59-65 FEET: THENCE NORTH 12 DEGREES 05 MINUTES WEST A DISTANCE OF 888.40 FEET TO THE TRUE POINT OF BEGINNING. COUNTY OF LARNER, STATE OF COLORADO 1,ZWEND & 150K TIONSFORNER ID Liam PEDESTAL El NEN ELECTRIC SEANCE PANEL LICIT 0010 CD TELEPHONE PEDESTAL • HATER owl' OFF VALVE • FIRE wawa ETI SENT OX4440T/FS 8 SERER TAANHOLE STORM ;MD. MANNOLE IDET Of DIS1U0E801CE /31 CONCRETE PAVING AND 11101511 WOOSTER RAD w/ FENCE() ENCLOSAII FENCE (AS NOTED) -S-1- !Ewa UNE-P6.2. -9-8--. sEmER UNE - NEN WATER LINE-EXISTRIG TATER LIRE - NEM -Fs - CO5I1NG AIMED SECONDORY SERVICE GIRD COSTING MAKER° MATT UNE -E-E- NCO BARED SEEOIKLARy snort -5s- 5101:11 SEWER ONE - NEW 0 UNLIT POLE PROPERTY uNE CAWING MAJOR coffouR DUSTING MINOR CONTOuR PROPOSED NADIR CONTOUR PROPOSE() MINOR CONTOUR CA51vAG DECIDUOUS TREE EASEMENT (AI NOTED) ROAD OR OR. ID ER REINNED/ALTERED COSTING Row OR DANE NEN 4WD OR ORM CONCRETE PAD (6AI2') FOR BINE RRCO, (ID DIKE MARGIT') PROPOSED CONCRETE 0 I SHEET PROPERTY BOUNDARY MAP SCALE 1 ,-200' FOUND 1' PPE W/ A 2 I/O" 050112 BRASS CAP, 1926 15' 1,01-M-Boy and eaurr851 4501414 Pl Reception /94076500 8* • !i nt g g ei z 35' WIDE ROAD RIGHT- OF-WAY AS DESCRIBED IN BOOK 506 PAGE 71 AND USING FOUND MONumENTATION. (NORM:1'00TE 55.26 G4819'00•00 (139_56') ES 14111326.005w 326,16' \ (N 8 6'275 ' a;..i.226;?9-7*Fc131i," ' EL 2) (N 1.3.26. W 306 18. FOR PARCEL j) • (5691 449.541_ ; PARCEL L SWIMS PROPERTY PARCEL/303.41 -Q0 -110j. ZONE A 30.75 ACRES N89.00'00'W 88693' FOUND 2' BRASS CAP 16499 IN CONCRETE (C147:64,, 04,4'61.4.0:,1 .5916. 6 3, A§ 4 n • D 3 FOUND t PIPE IN CONCRETE 111/ 2" BRASS CAP STAMPED '14.P.S." a 17'4114. 62 '54 J.4si, SCALE: 1' 60' 0 60 120 180 VICINITY MAP SCALE 1".100' ---___ 419 ----.4..,....., SI - - ..,,. • THE KITCHEN AND BATHROOMS (0.560 SF) • THE SANITARY SEWER SERVICE LINE (526' LONG) • THE BURIED CAS SERVICE UNE TO THE PROPOSED BUILDING . THE WATER MAN EXTENSION. FIRE HYDRANT. SPRINKLER UNE ANO SERKCE LINE TO DIE PROPOSED BUILDING • THE SECONDARY ELECTRIC SERVICE UNE FROG BURIED PRIMARY UNE TO THE PROPOSED BU6DIN0 • PAVED ADA COMPLIANT PARKING SPACES WON CURB AHD GUTTER . ADA COMPUANT CONCRETE WALKWAYS FROM ADA PARKING SPACES TO BATHROOMS. FOOD SEANCE UNE. AROUND PROPOSED WILDING AND INTO OWING TENT . THE SOFT SURFACE ERNE FROM THE TENT SITE TO TIE FREE SHUTTLE STOP ON HWY 66 • ALL Of THE LANDSCAPING ALONG WILLS DRIVE • GRADING OF GRAVEL PARKING LOT • GRADING OF RE-ROUTED DRAINAGE SCALE 040 GRADING 08 DETENTION POND PREFERS' OWNER. ELS MEADOW RY ESSENTIAL DROOP AEC C/O BEWAIL ANDRE:MI 17E00 WEST COLFAX AVENUE COLDER. COLORADO 8040$ ENGINEER' LONNIE L SHELDON CO PI AND PIS 26074 VAN BORN ENWNIERINE AND SHRYITING $043 FISH CREEK ROAD ESTES PARE, CO 80910 910-086-8088 AEELLCANT: ANESELLE WEAR LAZY RANCH AND !MATURE 076,507-0011 Altrioracr MEE LANE BASIS ARCHITECTURE 1800 LUG THORPSON ANIMA SORE goo ESTES HARE co ROW 1170-586-0130 LAZY H 1-ANCH AND IITRA GLENS, LLC EVELOPME T PLAN TWO PARCELS LOCATED IN A PORTION OF THE NE 1/4 OF IRE NE 1/4 OF SECTION 34, T5N, R73W OF THE 6TH P.M., LARImER COUNTY, COLORADO • KN s DO' WIDE ROAD RIGHT-Or-WAY AS DESCRIBED RI BOOK 506 PAGE 71 AND 09E4 FOUND LIDNuMENTATON DELTA.632'04- R.603.17 1-60.77' CND. 544'1502'14 68.73' (R=603.00) FOUND IA REBAR WITH NO CAP . • SO,T24.2719 (S03'24'2719 43.87 FOUND 14 DEEM WW14 CAR 1.5.649 FOUND I/r REBAR AI40 CAP LS.75760 ACCEPTED AS HWY R-0-14 LAO 30' RIDE ROAD RIGHT-OF-WAY AS DESCRIBED IN BOOK 506 PAGE 71 AND USING FOUND MONUMENTATION NORTH EDGE OF MILLS ORK IS APPROXIMATELY 7.6' OUT Of THE R-O-W EXISTING CONCRETE PAD/ FOUND 14 *-1 ROAR ' No ACCEPTED AS 94 BOUNDARY 4,1%.` CORNER - a.t. 15' SIDE BONDING SETBACK (TYP.)4,..:64' I 15' WATERLINE EASEMENT 4"., ALONG NORTH AND WEST / LINES PER 6 994 P 132 / -.. ..._ •..[EUND ,f. RERANc W/ , \ '... \...........,,,c 26974 /., -it 0000 (00.00) FAIRING CONIFEROUS TREE 005,W ROW OF TREES/SNUBS 0 FOLRIC 9.1 REINA NON 01.15115 Lw PUS 1809 (UNLEss OINERNISE RECIED) MEASURED OR CALCULATED DIVERSKNS PLATTED OR DEEDED OWENSIONS FOUND 2 //.2* BRASS CAP ON A TT PIPE VALUED (SOLO NE 1/16 SECTION 34-13N-RE3W 1926. 1974 73.88.8 30WI pump p PA, R9D407 Mans KERR FA/ ALUMINUM CAP 29415 PHASE 1, SITE PLAN ETTSTING STATISTICA1 INFORMATION: CURRENT ZONING:. ACCOmmo114110.5 (A) CURRENT BUILT/NO SETBACKS: 15' FRONT (25' ARTERML). 15' SIDE TO' REAR PROPERTY AREA 1,336,470 SF, 3075 ACRES LOT COVERAGE, APPROXIMATELY 197,716 Sr.15% PROPOSED STATISTICAL INFORMATION.. PROJECT AREA 1,339,470 SF, 30.75 ACRES PROPOSED ZONING AN0 BUILDING 00709065: ACCOMMODATIONS (A) IV FRONT/SIDE 10' REAR DEDICATED RIGHT OF WAY: 38,542.93 SF. 0.88 ACRES (30' FROM BOOK AND PAGE TOGETHER WITH AND ADDITIONAL 15' DEBUTED AS PART Of THIS SUBMITTAL) ADJUSTED PROJECT AREA 1,300,927.07 SF, 29.87 ACRES PROPOSED USE MANOR ENTERTAINMENT EVENT. INDOOR FACILITY AVERAGE SLOPE: 3.7; PROPOSED DEVELOPMENT: 17,910 SF MAJOR EVENT FACILITY PARKING: REQUIRED (PER TRAFFIC STUDY): 750 PEOPLE/3,5 PEOPLE/VEHICLE-215 SPACES 192 PARKING SPACES PROVIDED HANDICAP ACCESSIBLE REOUIRECH-6 PROVIDED I LOADING SPACE REQUIRED.) PROVIDED 5 CHARIER BUS SPACES (I 25PPL/BUS) ID BIKE CAPACRY BIKE RACK All BUILDING HEIGHT: 26,25', 32.0' ALLOWED WITH SLIDING SCALE PER SIX LOT COVERAGE 50; ALLOWED 15; EXISTING 290.740/1.300,927.07 SF-22.3; PROPOSED CERTIFICATION AND APPROVAL ME UNDERSIGNED. BONG THE °WETS. DO HEREBY AGREE THAT THE REAL PROPERTY AS DESCRIBED IN THE APPLICATION FOR DEVELOPMENT PLAIT REVIEW FILED HEREWITH, AND AS SHOWN ON TANS SITE PLAN THREE -PRASE PROJECT PLAN . SHALE RE SUDECT TO THE PROVISIONS Or TITLE 17 OF THE MUNICIPAL CODE OF THE TORN OF ESTES PARK. COLORADO AND ANY OTHER PHASE ONE ORDINANCES Of THE TON GE ESTES PARK. COLORADO PERIAJNING • ALL OF THE GRADING AND PANIN0 AND CURS AND GUTTER FOR MILLS not THERETO. TO PROPOSED STE ENTRY. ALL OCAS AND STRIPING (SEE ROAD DESON SHEET) . THE RIGHT-HAND TURN LANE OFF OF •NY 66 ELK MEADOW RV ESSENTIAL GROUP, LLC. RANDY JACKSON. OWNER ILK IILALAJW RV ESSENTIAL MOP. LIE. MICHAEL ANDPZEJECR, OWNER BOARD OF TRUSTEES CERTIFICATE: APPROVED AND ACCEPTED BY THE BOARD OF TRUSTEES OF THE TOWN OF ESTES PARK. COLORADO BY A RESOLUTION ON THIS DAT CF 2016. JACKIE WILLIMISON. TOWN CLEW . MAYOR CERTIFICATION AND APPROVAL DIE UNDERSIGNED. BEING THE CARERS, OD HEREBY AGREE THAT THE REAL PROPERTY AS DESCRIBED PI THE APPLICATION FOR DEVELOPMENT PLAN READ.: PILED HEREWITH, MID AS SHOWN ON THIS SHE PLAN SHALL RE SUBJECT TO TIE PROVISIONS OF TITLE 17 OF THE MUNICIPAL CODE OF THE TORN OF ESTES PARK, COLORADO AND ANY OTHER ORDINANCES OF THE TOWEL OF ESTES PARK. COLORADO PERTAINING THERETO. NO TES: 1, THE OWNER SHWA. BE REQUIRED TO PRONDE FOR HANDCAR AECESSIBIUTY IN ACCORDANCE WITH THE ADA AND I.B.C. 2. EXTERIOR LIGHTING FALL BE LOCATED AT THE REWIRED ENTRY POINTS OF THE NEW BUILDING. ATTACHED TO THE BUILDING AND 1411 BE st•TELDED ANSI DEFLECTED DOVIIMARO. comPUANCE WITH SECTOR 7.9 OF THE ESTES VALLEY DEVELOPMENT CODE IS RECUIRED 3. ALL REQUIRED ITAPROVENIERS SHALL BE COMPLETED OR GUARANTEED IN ACCORDANCE WITH EVDC SECTIONS 7.12 AND 10.5K. 4. PER SECTION 7.13. 'CONDUIT. METERS, VENTS AND OTHER EQUIPMENT ATTACHED TO WE BUXONG OR PROTRUDING FROM THE ROOF SHALL BE SCREENED. COVERED OR PAINTED TO AANTATZE VISUAL IMPACTS" 5. APPROVAL OF THIS DEVELOPMENT PLAN CREATES A VESTED PROPERTY RICHT PURSUANT TO ARTICLE 68 OF TITLE 24, C.N.S. AS PARDEE. 6. CONTOURS SHOWN HEREON ARE BASED UPON ON A SURVEY CONTROL POINT SET ON THE SITE AT NA ASSURED ELEVATION Of 7726.27' INTERPOLATED FROM DIGITAL TOWN TOPOGRAPHY (1999). CONTOURS ARE SHOWN AT I' INTERVALS, 7, SEE SHEETS 2-6 OF 10 FOR ADOTIONAL DIE DEVELOPMENT DETAIL. 8 TH15 PROPERTY DOES NOT FALL MOON THE GEOLOOC HAZARD MITIGATION AREA, 9. A SHALL PORTION OF THIS PROPERTY GOES FALL RATAN THE 01901 WILDFIRE HAZARD MITIGATOR AREA AND SHALL MITIGATE TREES ACCORDINGLY. 10. THERE ARE TAO JURISDICTIONAL WETLANDS OR WATERS OF THE US LOCATED ON THIS DIE PLEASE REFER TO PRELIMINARY WETLAND SCREENING REPORT, 11. THE TRAFFIC STUDY AND RENO DATED JANUARY 13, 2016 814014 MATT MUCK COLORADO PE 15263 SHOULD BE REFERRED FOR TRAFFIC CONCERNS. 12. THE PROPOSED DEVELOPMENT WILL BE COMPLETED IN 3 PHASES AS OUTLINED ON THIS DEVELOPMENT PLAN. 13. THE LOT IS CURRENTLY ZONED A-ACCOMMODATIONS. 14. THIS DEVELOPMENT REQUIRES COMPLIANCE MTH THE INTERNATIONAL FIRE AND INTERNATIONAL BUILDING CODE. IS. THIS IDEvELOPIAENT RECUIRES COMPLIANCE VADI THE ESTES PARK MUNICIPAL MOE. IC NO OUTSIDE STORAGE ALLOWED. IT. UlluTES ARE SCHEMATIC. THE ACTUAL LOCATIONS MU. BE FIELD FIT AT THE RARE OF INSTALLATION AND DESIGNED MTH CONSTRUCTOR KANS. TEL LIMITS OF DISTURBANCE SHALL BE DESIGNATED IN THE FIELD PRIOR 10 COMMENCEMENT OR EXCAVATION. GRADING, OR CONSTRUCTION MM CONSTRUCTION BARRIER FENDING OR SOME OTHER METHOD APPROVED BY STAFT. I9. STOCKPILING SHALL NOT OCCUR OUTSIDE THE DELINEATED UNITS OF DISTuRBANCE, 20. NO FENCING ALLOWED, EXCEPT AS REOURED TO PROTECT LANDSCAPING. 21. LIGHTING SHALL BE REDUCED AFTER TO PM. DAVIS_OE_REARINCS STATEMENT. OASIS OF BEARINGS FOR THIS SURVEY IS THE SOUTH PROPERTY UNE MONINENTED IN THE FIELD WITH CONTROL MONUMENTS SHOWN HEREON. SAID LINE IS ASSUMED TO BEAR N63'11'4514, OUND 2' BRASS CAP IN CONCRETE CYLINDER PRAT NO. 2007-05-23 DIRE: DRAWN BR CHECKED BY: IAS SCALE 01/20/16 CIE. O 8 oi• l D PRONE 910. 2007-00-23 LAZY RANCH AND WRANGLERS, LLC DEVELOPMENT PLAN TWO PARCELS LOCATED IN A PORTION OF THE NE 1/9 OF THE NE 1/9 OF SECTION 34, T5N, R73W OF THE 6TH P.M., LARIMER COUNTY. COLORADO O • GATE HOUSE NN DELTA-6'3204' 17•4603.0 LK66.77. CND.. 544'15'021T 68.73' (N60.3 00) FOUND #6 REBAR WITIt NO CAP 50314'27D 415), (503'24'27"W 4197 FOUND 94 REPAR WIT CAP L.S.649 FOUND /2' RERAR 4140 CAM L5.15760 ACCEPTED AS NW( R-0-w LIMIT 30' WIDE ROAD RICHT-OF-WAY AS DESCRIBED 94 6004 506 PAGE 71 AND USING FOUNT mOnrumENTATION • RECREAlLoN. HALL -REM OL E.E0.A77.26:27' 30F WIRE ROAD ROUT-OF-WAY AS DESCRIBED R4 BOCK 506 PAGE 71 AND USING FOUND MONUmENIATION. NORM EDGE Of MILS DRIVE IS APPROXIMATELY 7.6. OUT OF THE R-0-w FOUND 94 f', REUAR e'i, ACCEPTED AS 41. BOUT/DART .4 I. CORNER -Nt 15- SIDE 54.21.04c 5ETRAcx (TIP.) 4507 IS' WATERLINE EASEMENT ALONG NORTH ANC WEST UNES PER El 994 P 132 ,`,.POND 14 RUM W/ , \ 7 PLASM CAP LS • .- 26974 • ...L., FOUND 2 l/2 BRASS CAP ON A 1" PIPE STAMPED USGLO NE 1/16 SECTION 34-T5N-073w 1926. 1974 SCALE: T" 60' 00 120 180 AND 2" BRASS CAP RI CONCRETE CYLINDER •-‘ FOUND REIEAR O OUND ROAR W/ ALUMINUM CAP 29415 Ism TioNsFoRLIER ELEcTiac poRSIAL HCR DELTIC SENAGE RANO. LOON POLE TELEPHONE PE0E51AL RATER SPUN or VALVE FARE ITTEMIANT SEWER CLEMONS SEWER Am.= STORM SEWER WARM LIMIT OF nrumula Rot 1)00 PRINAFRIT 004 EluSTIND 00100 CONTOUR PIPING MINOR CONTOUR PR0IOSE0 MAJOR CONTOUR PROTOSE0 MINOR CON10uR DOSING DECO.. TREE [SONIC CONITEITOUR TREE FxSlrc 1100 OT TREES/SOURS 1JCEND FERGE (As NOSED) - SEWER UNE-04VAC - SEWER LIME - NBA - WATER LINE-EIRSDAM. WATER uNE - HEFT -- OS ENIVING BONED sEcoNEvirT Soma 0RE1910 CNERMEAD nor UNE -C-E- NEW swum SEcoNomEr DUNCE - srowN SEWER U.< - NEW 0 UTIUTY POLE EASEMENT (AS NOTED) ROAD OR OWE TO OE REL.:RW.1E4ED EM511110 ROAD OR ORS( NEw ROAD OR ORNE PROPOSED CORDEVE 10+50 94 RED. NTH ALARM c. PS 1485 (UNLESS oTNERNSE NOTED) MEASURED OR CALCULATED 1240190115 PLATED OR DEEDED MANSIONS THREE,PHASF PROJECT PLAN PHASE IWO . THE DINING NALL (12.200 SF) • ADA COMPLIANT CONCRETE WALKWAYS FROM ADA PARKING SPACES TO NEW BUILDING • INTERNAL LOT LANDSCAPING EN S tl 0 00.0D (00.00) RAWN BY, CML CHECKED BY: 0.62 SCALE 1.1060. DATE. 01/20/16 SHEET 2 0 , 10 2 0 TI rz DRAWN 60: CML SCALE rw3IT DOTE: 01/20/16 SHEET ,AZY BRANCH AND WRANG —ERS, ,C DEVELOPMENT PLAN 2 TWO PARCELS LOCATED IN A PORTION OF THE NE 1/4 OF THE NE 1/4 OF SECTION 34. TAN, R73W OF THE 6TH P.M.. LARIMER COUNTY. COLORADO • - <-1 /fro EXISTING 1 5 '' CULVERT SURV • CONT OL 'INV OUT =27.7/ Vvrtilhf) NV OUT--,-,'S,.00 ELEV. = 7726_27' • Sly 339 339 ;?s•----„,, <-9) --„ L 7f1 =771 .0 uT=77 0.8 7705 MANAGERS LODGE P POSED BUILDING 17,:10 SF FFE 7712.6' • ND #4 REB• WITH • LASTIC CAP 15760 FOUND EXr. PRC TAN EXISTING -CONCRETE PAD TRACT I NIEBUR EXEMPTION ZONE A-1 TRACT 2A NIEBUR EXEMPTION ZONE A-1 15' SIDE BUILDING 5E7E0 15' WATERLINE EASE ALONG NORTH AND LINES PER B 994 P qO co 0 co Oa PYN cs) c0 O) CHECKED LAS THREE - PMASE PROJECT PLAN: PHASE THREE: • PAVE. STRIPE AND CURB AND DUMP THE PARKING LOT • INSTALL PARKING LOT MANAGE FEATURES • INSTALL PARKING LOT LANDSCAPING PROJ 2007-05-23 LEGEND • 1504 TRuisForaUN M [Limn Fromm CN NEW ELECTIK !MACE PANEL LATH POLL • TELEPNONE PEDMIAL • RATER £40n OFF VALVE t FIRE HYDRANT O SEWER CLEANC4/15 SEINER muNIGLE STORE. SOWN lavINOLE —E—E-- NEN Boum stcomaor SERHCF ---S— sum SOREN EVE - NEN - SUIT OF OFFILRIANGF CONCRETE PAVING ADD TRIED OLIANSTER PRO 0/ FENCED ORCLOSNRE PRopENTE UNE ERNIING 14.100 CONTOUR COSMO MISER CoNTouR ozroc ROW OR NINE NETT MAD an DRNE PROPOSED MAJOR Gamow PROPOSED MINOR COMMA PROPOSED CONCIREEL • EARTHS OECEDUOLS TREE 0 PHONE 44 MIN VEEN PIASnc CAP P D465 (NAM OTNEANSE NOM 057110 CONAENOUS TREE OLEO° (0000) MEASURED OR CALCULATEDON O EAGNE PLATTED OR DEEDED onrthsporis C=) CASTING NON CF TREES/SHRUBS SCALE J ST' 0 3, 60 —K-5— SERER UNE-DSTINC 66,46 u66 - wEvg —- 6.-6— WATER ONE-IANIING WATER Ore - IFEER —FE -- EOM° BURIED SECONDARY SEANCE CoSING CNERN013 unuTT INF FENCE (0 NOTED) 0 WAIN POLE OL5040.17 (AS NOTED) ROAD DA DRAT TO IF REMOVED/ALIGNED =COM 1114NSF010039 • OWE 1:11 Olte1710 PEW& 34, P02441rf cow 4 seE Low POLE ED ROOM POMO 13:1 OWE PECCITY ▪ OOP 111.11 WE mut 17 11111 warm WOW 0111007100 18071 =oars orme arm/ MOM OEM WOWS PINCIPINW 1114 DEITOM IMSA CCWItull nano WOO 001001.11 PlOPOIED 10116 OWTOLO PICPCIIED IOW GONFOLO O COSMO DECOLOW 1/12 • COMM OLWZMOO 1102 C:=D DEMO POP Or neuillSouri 1DOX OS 101130 • WIER WIE..130EIE0 -11•••••• WW1 LOIE 4w LI4-ENOTO10 WM 144 - 1011 - - MOM Sone 51:00141W1 11EPOCE 04--- MOW WOK* MAY Lid 111•1 DIM WEXPOOrr 4w - 4w MO wit - 404 0 WORT POLE IMMO SIMKO 00031311 ObE 4w) MO 01 1114 10 Pt LW 04131/P0131EO PEND COOMIUME MOW 14140 OR EOM MOP 004) 11114 MOM= COWOLIE 0 rOLND 114 4w 44 ALAIMO OW PLO 8403 P4w 07101144 44140 WNW= OR ObLOOLCIED OWOOME. MOO PLAITED Olt ECEND OWDOK40 (MOO) LAZY B RANCH AND WRANGLERS, LLC DEVELOPMENT PLAN TWO PARCELS LOGIkTED IN A PORTION OF THE NE 1/4 OF THE NE 1/4 OF SECTION 34, TSN, P33W OF THE 6TH - PhD 0-9- ) 0.s," t co* S?,i tS SF 60 ne C3 1 C,00w -c lik oto .cv0 14, Mr= 1. 114 101414 0014 4110191011 1103 All APPROVED 1113104 /0/31/ NO AD.PCE111 POOACT. 1T.E MOTH OF WATER WM 10 DIE PROPOSED IMMO IS APP10:03.11141Y 2. 714 01440500 KW MOVE LEE B A Er LOC APPROICWATELT tar Di LE1431/1. 3, TIC flash= OYCIPEPO ELE0140 Lb= flay OE MAU Moo 114 OISTALLE11011 OF 714 1013111 OWL 4. MR OPTICS AMO MILE 043 OILL S1PRE A TRENCH 117711 ELICTRIG =wow LIE 4415 00:01114 Or MLLE 11414 1445 14111ED TELEPMOME SERVICE 1.143 WE MOE= TO BC MEOW 1ELEPT10PE MOM A 114 DIATURAL OAS 144 CS MEWED 10 SE N 1,1113 DIM A NEW OUR= OAS 1.1.4 OIL COWECT TOM GAS 114111. A iikter bro `. ND ? 905 S° '',14N5 t.0 PP 50 44\ R ,\a- 0• Egoto 551 Ace, W! Es ; SMEET =ALL 30' 0 20 I0 40 10 PRO2 NO 2007 05-23 2' STANDARD DRAIN PAN SECTION NOT TO SCALE 4 t 1/2. 3' CLEAR / 4 , L; E .IU C REDITOPEE 0/ 1. RUMP L0.11106. LAZY -I RANCH AND WRANGLERS, LLC ROAD PLAN O 04 Non. DAMAGE .40 6040 BASE 70 DE TESTED tiflu P14004 ROLE TO IR DDICSSED 01 130E PUNIC 455665 005.00.11 OR T. 050IN101 OF RECORD L 10,Q1D " FEEAV WITH r.- -----T-*LAST IC AP 15760 TRACT ZA NIESJR EXEktrICLq 2C-NE A - [73 STANDARD TYPE 2 CURB AND GUTTER SECTION NOT TO SCALE 1/2 2' \\\_ 2 4 Exit1R, , C, 3 X ,S.T.N2 CONCRE / PAD) ,/ / • 1.10 RE 0.54.0 PS C NY • 5 SD( Sf (10 1 IC' 00104,4 143E0(0. A.006 NOR, AND 00E7 LINES EP A 55/ 732 / \ lOuNO 1EH'4 %t 7499./ / auSIK LS .24 DRAINAGE CuLvERI 52674 00% 63E0" 1S34-ET 49 ,7 A • 4/e 10 +/4 B 1' 0 . 1 1/2' TO I' z E" MORIN Err CUB CHECKED 63. LAS SCALE VARIES , , , I ;5 • 4n,LAN6 .1 .An non, 60;52../2647 Am4, C. SL F _at•6 orb R JG V. ALL ROAD SHOULDERS SNOULD BE DRILL SEEDED OR NYDRDMULCKED EROSION CONTROL FABRIC 0.5 2 SLOPES OR GREATER WIN ENGNEER APNOVED SEED RIP BACkau. MUST BEE. COMPACTED 7D 90% 2 0.1 110=Le=r117==r4Z-11"-----"-"'"-"--- IT" wit •14. -2- 4% 3- COMPACTED TIRE 5% HOT MC ASPNA1.1 N4 PLACE FOR MILLS DR. COMPACTED TYPE SI HOT NIX ASPN4L1 PT PLACE FOR SPQR 66 e COMPACTED AGGREGATE ROAD CASE WEIR TINES COMPACTOR WILL BE 70 95% OR BETTER 00110041 WATER CONTENT A25 COMPACTED SUE BASE MA.1100.6. 70 9.5% OR BETTER OPTRALNA WATER CONTENT *2%. FREE Or ORGANIC mATERLAL CONCRETE CMG AND GuRTER OR (TYPE 2 - 15' PAN. CURB) (TYPE 2 - V mOUNTABLE. 7 GUTTER) 24 OR 2-4X -- 1136.4 0109116 E 1- XESA -4 PTICN 20‘E 4 - •I Sues,. 155% G064.71046 I OATE• 01/19/16 TWO PARCELS LOCATED IN A PORTION OF THE NE 1/4 OF THE NE 1/4 OF SECTION 34, T5N, R7310 OF THE 6TH FI6,. LARWER COUNTY. COLORADO 00 01950 11000 1.50 1.06 6.50 HOC 5•50 5.00 ••50 4400 3.50 3•04 2950 2•05 1.50 1.00 0465 0 00 PROFILE HORIZONTAL SCALE: I" = 40. VERTICAL SCALE: 1" = 10' -4- F611 PA 00 0' STA A [LEO .. A.D. A ,/C 4.52.93 7695.92 .374 ...-- E 34 r4 . g a g . TI CR.. L ., CROSS__, SLAP( 1 YCP I. C .55 716 PROPOSES ,NOTE. 1,4%. LIPE luS ST 5. IS TO Ha. .S 70 MATCH 46 ELLV..0567 A IA Ilf CROSS 5 RIST. PT ST • Et, ,,, „..„ -._. 4 .4..1,Z 47 „ 8 „. n . Vat' g. . % .,',., Vat' •• . • 11. „ 7720 7700 04 7 Paso ter PARCELS 3534 I -OD- 033 20NE A- I J' CLEM MOUNTABLE TYPE 2 CURB AND CUTTER SECTION NOT TO SCALE SHEET Cr 10 SCALE: 1. 40' 40 60 120 LEGEND • RATIO 1027 M7 Old' • FIRE • 10050 /4 RERAN 0113 P0451,0 CAA PLO 9455 (UNLESS 0710045751 50710) D0 C:I 6EASU6t0 00 CosCuLATED 00655.015 100 07) PATTED OR DEEDED 0.16 43 05 - - • - r1100ERTY UN1 -- 11.5,%4 MAIOI 00041g.,% 1415704 6+006 crpeRtm PROPOSED MAADR CONTOUR PROPOSER MK! CONTOUR - • - MSC Alau642 - SEWER MAC-TaiSTING 1 - SEPTA Urd - IRA RATER u.-PaSTING - • - WATER 1,4( - - - - HALING SM.. AO. PC. OR (RN[ MID OR ORME 10 et in%0410.10000 STOP_SIGN DETAIAR aor 1D Sfi2L SEE WILIER 05.6471. RURAL WA Pa00 STRAVROS C DRA611023 A, I .0 0 P51 stuern, 0E746.5 PERTAIN. 10 THE DIMATN A.NO GONSTRuallOx Of STREET SONS. LOLLS STOP DR. ,-44.UT.CO. R1-7 SOON (30' REFLECTIVE .090 ALUMINUM) I M.U.t.C.D. 53-1 5/5145 (9 036 REFLECTNE W/ 6' LETTERING WO liOCK ALLIMINUSI) GROI.Dir 6 u FO,Pst, REDAA w.IN 4,4514 CAP u•ss 50.16; RE5•4 TYPICAL PUBLIC ROAD CROSS SECTION PO SCALE ROAD SLOPE CROWN SLOPE 05% 2% 59-11% 285 RADII ON TRACT 2A NIEBUR EXEMPTION ZONE A— 1 SUN COTTA PROPOSE ASSEMB R 7 7 " •7._. 07, - e•-rr XtSTIN 0- PO PC 1 :?&\* • ,N , LAZY B RANCH AND WRANGLERS, LLC DEVELOPMENT PLAN TWO PARCELS LOCATED IN A PORTION OF THE NE 1/4 OF THE NE 1/4 OF SECTION 34, T5N, 673* OF THE 6TH P.M., LARIMER COUNTY, COLORADO a 11104000110 1111171C PECCSG1L 8 PPOICIRTY ION UMW) MOP" 000r10,1 1:41PO0 MOP concur novo= tobrill COMA PrOPOSLO -40 401740 MOM =IWO, WE MUM 00.l* 240 MOW NOP Or 01111/11414110 0 Inlet PO NOW LOP-0010Pr I •••• IM -40 LPE-COSTS0 ION -40 - WPM KM 14040740700 4040 04040 mire ION DIM NECOMARY =MN - 0040w - ICP 0 01407 100 MOM (00100100) PM 00 DIM 10 00 14111041)/81:0710 WO COMM Dane nan OPIM MR IOC 011 OlIVE raorooto OSIGIVE 7000 /4 WPM MI PlAPOC C•P PIS MIZIS 104040 4000) 0000 004040 00 MOJA= 01108440 (MOO) PIM= OR =OIL 011:11100 DRAM BY: alb= gr: CO& LAS ORE 01 /R0/l0 OMIT or 6 10 SCALE XillitilltiLite= ret 01010:80 II? Oa? LOIORI 00 ROO 2.00 411-400 11.0 • 1101100 WO ME MK MP PC WV VIIMIT WELL PPM MIX IM 111011. IVALIS WILE 40 42% OM= LOT IPM. MOM IOW+ UPS WA 0 20 40 80 Botcrica1 Nane Carrnon Wane SeelCorrition Other Halts 3 Popubs tremuloides - Clurnp Aspen, Ou:bing (Clump} 2.017" a 6 Berber's thrbenj Rose Glad Bcrberry, Rose Glow 45 B Rurbeckia fulg1Gokbturrn Black-Eyed Suscr 41 .. Acer necp-do Sensation' Boxelder, Sensation 2.00' Shepherda a-T.-ate° I Buffaioberry 115 43 Euartyrrus rictus torrpactter Btrri-la Bush, Durcrf 45 V Ratbida cobrrrifera Coneftwer, Mexiccr Not Pr cirie 41 V Echnocea pu-txrea Coneflauer, Purple 41' 17 Cotoneaster CpiCiliaLv5 Cotoreaster, Crcrberry 45 5 hiolus 'Dolga" Crcb, Dolga 200" I Maks Ro:knt' Crcb, Rodent 200' 3 Molts 'Spring Snot? 2.ar Crab, 44 i xj Emu 5 Rbes a1pirum Currant, None 115 25 Riles cereum CUrralt. Squaw 155 b Leuca su'Alaskol Dcisy, Ebta 41 5 Abies concokr Fr, White 5.0 14 GrFestuca anjohBbe Gross, Man Elbe Fescue 41 6 Crataegn x ma-denensis 'Tobd I-Witham Tr& 2,00' 33 Jtriperus scbino 13uffcgo' inber, Buffalo 45 24 Juriperus sohno Calgary CoTpet Juiper, Calgary Capet 45 7 Juriperus sccpulorurn Inper, Rocky rkuitcir bp' 5 5Yrbga wk -is Licrc, Common Rrple 45 3 5yringo vulga-is 'Alba' Lilac, Corrrnx Hite 555 2 Sothis Clapaia Plantar, Ash, Europecr zocf' 7 Cercoccrpus manta-us hbuntcin Mahogany 45 17 Physocarpos opulifolius Ncnd hinebcrk, Dwarf #5 3 Quercus rnocroca-pa Oak, Bur wa' 2 Pius cristota Fne, Bristecone ‘,.co 3 Pros elUs Fne, Anon 6.0 I? Prtrus x cistena Flurry Rrpre-Leaf 555 25 Potentila fruticoso Potenblkk Native Yellow 515 V Prtnus besseyi Co &Ferry, Western #5 6 Spree° jcparica 'Anthony Waterer' Spire°, Anthony Waterer 45 b Spiroeo ripponica ISnaurrounci Sprea, Snaurnand 45 6 Achl hoordind Tcrrow, hborshine al • 15021.r. 1"501 0.1,1 MM. I 15.5.,Ssmom 5 MM.e, 0.4 II% PIM 5 Om., Ises Om/ WT MS PAS3c oMS 10 5.S W Tan OMB TO EL WW1 GRAM 111. NW S M5O3 rms, Me1 Impn fano) rod. •rt...1 I DETALED LATLSCAFE ASSET:ES NO NALAIITT FOR ELEFENTS Cr PLAN rFLID-ENTED BY OTNE,R5 CONTRACTORS 10 REVD." ALL PLANS FOR GRADING MID DRANAGE AND ADJ.ST ACCORENCLY TO ABDE BY ALL MY, ccurrr AND STATE RECaATONS 2 ON ER TO APPROVE ENTRE PLAN BEFORE NSTALI_ATIDN ALL UTLITES ARE TO BE LOCATED PRIOR TO BEGNNID ANY NOR( CONTACT LUDY NOTFLATEN CENTER OF COLORADO. 1.600.422F67 4 CONTRACTOR TO caf-Rn LOCATIONS Cr ALL MATERIALS FSTII a44ER POOR TO NSTALLATEN S CONTRACTOR 10 CCNERM ALL rEasuRbions. FLAN BASED ON SITE MEARRITENTS 40 LC PROVIDED ST ONNER I ALL PLANT GUANTTTES TO BE TAKEN FROM FLAN RATHER THAN PLANT LOT. 7. POSTINE MANAGE /NAT FROM D(STNG AM PROPOSED STRICTURES TO BE MANTANED DURNC CONSTR.:1010N AND UPON COTIPLE1EN OF LANDSCAPNG. 8. CONTRACTOR TO DETEWITE ALL CONSTRLCTO4 t-EM4DDS. Al Pt CUAUTY OF PLANT rIATERIK SHALL Ca-FLY WIN TIE REOLRETENT5 OF TIE COLORADO KESERY ACT 1973 CRS TITLE 55, ARTICLE z EL ALL LANDSC.APNG nA-ruzw.s I=LAN-TED skau. BE HEALTHY AND BE COIPATELE Hal TIT LOCAL atiAIE ND 71-E SITE SCI. Cht6RACTERBTES, DRANAGE ATV WATER SUPPLY. I POOR TO NSTALLATEN OF LANDSCAPE MATERIAL, AREAS TWAT HAVE BEEN COMPACTED BY CONSTRICT/ON SHALL BE THOROWNLY LOOSENED. ORGANC ArENEFENTS SHALL. BE ThORCUGhLY ACORFORATED AT TA RATE Cr 3TD540005orr B ALL BED AREAS TO BE COVERED WO FNAL DEPTH OF I V2' TAN COBBLE 5NLESS OTHERNEE NOTED ON PLAN INOvEN, W RATED NEED BARRER FABRIC TO BE N5TALLED N ALL PLANING AND NON PLANTED ea) SPACES FAME To BE OvERLAPPED 6' Mill WITH NO MARE THAN 24, BE TEEN SOD STARES II ALL TREES TO BE STAKED AND GUYED FOR CNE YEAR APPROATE sAFIET CAPS TO BE USED ON ALL POSTS B ALL FLAW MATERIAL AND TURF TO BE RRIGATED RN AUTOMATED llNDERGROUD RRIGATON SYSTEM B CONTRACTOR TO NSTALL RRIGATON SITErt RRE,ATION SYSTEM TO FOLLOW ALL CTTT, realty AN) STATE REGLLATIDNEL PRP PMATIDN TO BE ',STALLED N ALL PLANT}4 BEDS use.* RANERD XERI-BLIG ErTTTERS AND V4' CETRBUTON TUBN.G. T. TURF RRCLATION TYPE AND LAYOUT THID LEON FNAL LAYOUT CF BED LNE5 AND ILARDSCAPE STRUCILRES. a AS BELT PRWON PLAN TO BE SUBMITTED LEON CONPLETON Of LANDSCAPE l urn /..11511n Mrisos Rom Matory.... I Ilan. 3 L. Com.51. I_ I OsokM Youslos 5 51..5 1.a. 5.125. 5M.o. 1.ussin.s. 5.43. — 2.01.551453.5 TAM 0.5-5.2 Mon 062MOW Yuma MO.124.1. 309155.3:2 TN= 111,44, $1.11.01Parl I MOM 0m1 1.pos 0.1.015,91 AMA TO!I 11.014 CHOOF BROM 5 Crow aim Me Mao • rule 131,4 3 r om we, arm. MR N MO.., Do. 53.4.2.1 I— PAM M.. 115.2.5153. NOTES 1.11 1114.101.3m2.33M5 I Detailed L ANDSC APE DETAILED LANDSCAPE 400 HEMLOCK STREET FORT COLLNS, CO 80524 9702214035 uAuw.cletcilecliandscape.corn IL5250. OMNI. 0.5 ..225 Wt. Wm 1533.2r1323 • LAZY B RANCH ELK MEADOW' CAMPGROUND WKS PARE COLORADO LANDSCAPE PLAN OVERALL PLAN • Oly Botaial tine Gahm Mane 5ae/Concilian Other Plants 3 Foal's tremiedes - ClurrF Aspen Otrkilig (amp) 200 CI 6 Berberis tiuterj Pose Glad Burberry, Rose Glow 115 0 Ritbetkia futiPickibrm Blai-Eyed 51.5m III 3 Acer negclo eriscrliant Boxelder, Sensatim 200 30 Euorvms ciatvs Uri-paws' Ba-ring Busll Dacrf 115 0 Pallid) colinnifera Conellaver, tlexiccri Nat Prcirk! itl I Nab WO Cab, Dolga 200 6 Lou su.'Alo51:d Dcisy, Shasta III 5 'Nies canceler Fr, White 8.0 0 Grfestuca gin jiBlue Grass, Eijcii Blue Fescue Ill 5 5yringa vulga's Lix, Cannon Purple 115 3 Syrinx AAggris PAW Lin, Carrion White If5 2 Sixtus cuctperio ttutin A54 Excpan 200' 2 Cercacrpus nxiikrus llounicin Itivesry 05 3 Querns mccraccrpa Oak, Bur 201 2 Pi-us at Iota Pine, Bristlecone bi 0 Parrs besseyi ScnilierTy, Western #15 6 Achl tbonsfind Ural), iloonsfir ill 1..‘ Loaf L DETALED LANDSCAPE ASSERTS NO LIABLITY FOR ELErENTS OF PLAN IFIFLETENTED BY GONERS CONTRACTOR5 TO SEVEN ALL FLANS FCR GRAIX4 All) DRANAGE AND ADIBT ACCORDNGLT To ABM BY ALL art, COLNTY AND STATE RECLIAATENS. 2 014ER TO APPROVE ENTRE PLAN BEFORE NSTALLATEN A ALL UTLITES ARE TO BE LOCATED PRIOR TO BEGENPG ANT WORK CONTACT UTLITT N71E-EATEN CENTER Of COLORADO. 1.300322M7 4 CONTRACTOR TO COPERM LCCATDPE OF ALL MATERIALS 14TH CENER PRIOR TO NSTALLATION S CONTRACTOR TO cappr, ALL FEASUREFENTS PLAN BASED CPI SITE MEASURFFENT5 AND LC PROVDED BY 01+ER 6. ALL PLANT CUANTITE5 TO BE TAKFTI FROM FLAN RATHER THAN PLANT UST. 7. POSITNE DRANAGE AWAY FROM E>15116 AND PROPOSED 5113_CTI 'RFS TO BE MANTANIXL U. DURtYa CCUSTRECTEN AND UPON COMPLETON CF LAPDSCAPEC, B. CONTRACTOR TO DE-TERME ALL CONSTRICTION MUMS TIE GUALITy OF PLANT MATERIAL NULL COMPLY WV THE REOLIREMENTS CIF THE COLORADO NJRSERY ACT, F173 0.11.5, TITLE 35, ARTICLE 26 El ALL IA1475CAPPV MATERIALS PLANTED %ALL Br 1EALTIFr AND BE COMATBLE 14111 TIE LOCAL CLMATE AND TIE SITE SCL CNARACTERSTES, MANAGE A1,10 WATER SURELY. I, PRESS TO EISTALLATOK OF LANDSCAPE MATERIEL, AREAS TEAT HAVE BEEN COMPACTED BY CONSTRICTION SHALL BE IFERCUGILY LOOSENED. ORC,AFE ArEttrENTS SWILL BE TiVRCUGPLY tr-ORPORA1ED AT THE RATE CF 3TDS/O00S0FT ALL BED AREA.. TO BE COVERED PITH 3" FTLAL DEPTH OF I El TAN cOLLBE UNES6 OTHEREEE NOTED ON PLAN B wovnL W RATED HEED BARREN FABRIC TO BE WALLED N ALL PLANING AND NON PLANTED BED SPACES FABRC TO BE OVERLAPPED 5 FIN1.1-1 14TH NO MORE THAN 24 BETWEEN SOD STA19.14, It ALL TREES TO BE STAKED AID GUYED FOR ONE YEAR. APFROIATE SA7EY CAPS TO BE USED OW ALL POSTS, E. ALL PLANT MATERIEL AND TURF TO BE RRGATED PITH AUTOMATED UPDERGROUND RRELATEN SYSTEM L. CONTRACTOR TO EBTALL RRIGATION STIEFLRPJGATION SYSTEM TO FOLLOW ALL CITY, CCENTY AND STATE REGLIATENS DTP RREATION TO BE NELTALL ED N ALL pLANTNG BEDS LEND RALERD x011-BUG BITTERS AND V4 DIFIRBUTEN RPM. P. TURF IRRIGATION TYPE AND LAYOUT TBD WON FOIL LAYOUT OF BED LEES AND NARDSCAPE STRUCTURES. B. AS BELT RRIGAMON FLAN TO BE SURITTED LEON COMPLETION CF LANDSCAPE GOMM MIK. UPS 'IP P. OF MIST 0.111,10 5'... 51.4. IL POIle S ..M.PPP1 IOW 114, NY S tr. 9071. ros 715eftam. • 5., ...II. I pl.,* V — thart... lismPer, sm. I I T., I- • I • LANDSCAPE PLAN OVERALL PLAN LAZY B RANCH ELK MEADOW CAMPGROUND ESTES PARK COLORADO Detailed L A N D S C A PE DETAILED LANDSCAPE 400 HEMLOCK STREET FORT COLIN5, CO 80524 970.2214038 www.detdedlondscepe.com COI 0.1:091,1", • -e I Pr, i... 1 MyCN 61:C.0 Pr 2003.1.1 nil, DEPTH PAP WEL PAPPI" (Ard. Qty Botcra Nave Cooirron lirre Size/Cone& Other Plat 2 Acer negnio 5ertatiod Boxelder, Sensotion 200' 1 Shophordo a-Trite° But fckberry 115 5 honyrni5 olatus Urrioactus) Burrip, Biel} Duni 115 U Cotoreaster c0/511.6 Cotoneceer, Cranberry #5 3 Nis bolgo' Cab, Do19) 2.01 I His 12aint' Crcb, Rasial 200' 3 Nis $rinl 5rai1 Crap, Sprig Snow 2W 25 Rbes [ere= Currxt, Squaw #5 6 Cratoeqh x miner& 1 rho' 1-lalythorn, Toby 2.0C 33 *6.16 scfin9 19offold ,4er, Nab #5 24 .itoertb soloina Ca1gay Capet iri9er, Calpy Capet 115 4 4enh scopAantn iriper, Rocky rlountail 6.01 Physocaptpo cpitiorus lima' tinefxrk, Dual #5 12 RUE X (item Pull Puple-Leaf #5 22 Potentk frulkosa Meng°, Native Mow #5 6 5firaea jcporia 'Anthony Waterer' Spire), Anthony Nierer #5 L DETALED LAIESCAPE A551.1-1E5 NO I IAPISTY FOR REMITS OF PLAN I-FLEFENTED BY OTTERS. CONTRACTORS TO REVE.I ALL FLANS FOR GRAEM, AM) DRANAGE AR) AD. B7 ACCORDINGLY TO ABDE BY ALL an, COUNTY AND STATE REGILATIONS. 2 014ER TO APPROVE ENDRE PLAN BEFORE NSTALLATEN 3 ALL UTIJTES ARE TO BE LOCATED PRIOR TO BECOING ANY WOW. CONTACT UTUTI NOTEEATEN CD/TER Of COLORADO. 1000.9Z2/157 4 CONTRACTOR TO CON-1H1 LOCATIONS OF ALL MATERIALS v•ITH OPHER PROP TO NSTALLATION 5. CONTRACTOR TO COPERM ALL MEASURBIEWTS. PLAN BASED ON STE rEA5LRRENTS AN) LC PROVDED BY OeNER 6. ALL PLANT WANITTES TO BE TAREN FROM FLAN RATHER THAN PLANT LET. 7. POSITNE DRANAGE ANAY FROM BASING AND PROPOSED STACTI PP, TO BE TIANTANED PANG CONSTRICTION AHD UPON COT-KETCH CF LAW5CAR4 Br CONTRACTOR TO DETERME ALL CONSTRICTION FETHODS. 1 THE Oukurr Of RANT MATERIAL SHALL corpo- NTH TIE RECUREBFBITS OF DE COLORADO PIRSERY ACT, 1173 CRS, TITLE Y,„ ARTICLE 26 D. ALL LAIDSCAPNG MATERIALS PLANTBO SHALL BE W-ALTHT AtE) COMPATBLE PITH TIE LOCAL ClrIATE MD THE SITE SOL CHARACTERISTES, DRANAGE AND BRIER SOFTLY. PRIOR TO IETALLATION OF LANDKAPE MATERIAL, AREAS THAT HAVE BEEN COMACTED BY CONSTRUCTION SHALL BE THOROUGHLY LOOSENED. ORGANIC Arectiarrs SHALL BE THORCLGHLY W_ORPORATED AT TIE RATE Of 3/D5/100050fT t2 ALL BED AREAS TO BE COVERED PITH 3' MAL DEPTH OF I VP TAN COBBLE UNESS 011452145E RAID ON PLAN 13 WOVEN IN RATED WEED BARRER FABRE TO BE NSTALLED N ALL FLANTNG AID NON PLANTED BED SPACES. FABRE TO BE OVERLAPPED 6' MAUI 1411-1 NO MORI THAN 24' BEDEW SOD STAPLES H ALL TREES TO BE STAKED AND GUM) FOR OLE YEAR. APFROATE SAFTET CAPS TO BE L&D ON ALL POSTS. B ALL PLANT MATERIAL AID TURF TO BE RREATED 1.1111 AUTOMATED LNDERGRON) RRIGATCN 5T5TEF1 ▪ CONTRACTOR TO NSTALL RR:CATER 517E71RRAATION SYSTEM TO FOLLOW ALL OTT COUNTY AEU STATE REGUATIONS. OPP RMATIoN TO BE NSTALLEDR ALL PLANTW1 BEDS USNG RA NERD XER-BBJra BITTERS AND V4' LISTREUTION O. TURF RRE,ATION TYPE AND LAYOUT 113D UPON FNAT LAYOUT CF BED LNES Alt) HARDSCAPE STRUCTIRES. B. AS &LT IRMAITEN FLAN TO BE 5534111ED WON corpii-noN OF LAIDSCAPE LANDSCAPE PLAN PHASE 2 Det L ANDSC A P E DETAILED LANDSCAPE 400 HEMLOCK STREET FORT COLLINS, CO 80524 q702214038 www.cletciledanciscape,com 1061.14SMOrailla LAZY B RANCH ELK MEADOW CAMPGROUND &S RS PAK COLORADO MO4 WOKE,' MI WU" 19.1f Qty 13otaio! Nine Comm 5ue/Cordi9n Other Pints 3 Rrbedog ft4Gokishrm fki-Eyed 5uscn 111 8 Fuonyrws ciatv5 torrglps' 13u- g Bush; aur f 115 Fdiv:reo purprea Condi° wer , Purple iri 2 bolLTr Cray Doip 201 5 Rb es cipirm Currant, Akine 15 4 Grf esko 'Aire Gabs, Elijah at Fescue 111 *en6 scegiorum .1*, Rocky Math 0 5 Cercoarys rolgt6 Makin rawly 115 5 Physocapus oOloirs tird *ha+, Doll 115 3 P1115 eclis Pine, Ping) 3 Polenblla [Wow iebv $15 6 5pim bra 5roarard *-ea, 5flointnsl 15 trrrr- DK. MIND O1m TO b. OF 51981 O81TOQ rNM - I DETALED LANDSCAPE Assures ND LAXITY FOR ELEEENTS OF PLAN 11PIEYENTED BY 071-1M5. CONTRACTORS TO RENEW ALL PLANS FOR GRADING AND MANAGE AND ADJUST ACCORDINGLY TO ABIDE BY ALL CITY, courrr A.11) STATE REGIILATIONS 2 01+ER TO APPROVE PADRE PLAN BEFORE NSTATIATION 3 ALL UTLITT6 ARE TO BE LOCATED PRIOR TO BEGINNING ANT WORK CONTACT unrrr NOTFCATEN CENTER OF COLORADO 1.801.4221937 4 CCNTRACIOR TO corm LC:CAMAS OF ALL MATERIALS 4111.1 OMER FRPR TO NSTALLATION CONTRACTOR TO CC ERPI ALL MEASLREYEINTS, FLAN BASED ON SITE YEASLREPENTS NO LC PRONEED BY DINER G ALL PLANT OUANITTES TO BE TAKEN FROM PLAN RATHER THAN RANT LET. 7. POSITIVE DRAINAGE AWAY FROM USING An) PROPOSED STRUCTURES TO BE TIANTANED DURING CONSTRLETION Alt) UPON COPPLEITN CF LANDSCAPING. B. CONTRACTOR TO remove ALL CCINSTRUCTION rmons. 114 TIE OUAUTT OF PLANT MATERIAL SHALL COMPLY NTH TIE RECIREPENTS OF TEE COLORADO 141RSERY ACT, P17'3 CRS TITLE 35, ARTELE 12 ALL LAAESCAP&G MATERIALS PLANTED SHALL BE WALTETT AN) BE COMPATENE 14TH TiE LOCAL. CLIMATE AN) THE SITE SOL CHARACTER1STr-S, DRANAGE Al•D WATER 9JEFLY. PROR TO NSTALLAIVN CF LAMSCAFf MATERIAL, AREAS THAT HAVE BEEN COMPACTED BY CCNSTPLCTIN SNALL BE TVORaGiLLY LOOSENED. ORGAN) ArEICHENTS SHALL BE THOROUreLY NCORPGRATED AT THE RATE OF 31D5/00CSOFT B ALL BED AREAS TO BE COVERED 14111 FNAL DEPTH OF TAN COBBLE MESS OTHERPEE NOTED ON RAIL B. WOVEN, IN RATED INEED BARRER FABRIC TO BE NSTALLED N ALL PLANTING AND NON RANTED BED SPACES FABRE TO BE OVERLAPPED 611 MAKI 14T4.1 NO MORE THAN 241 BETWEEN SOD STAPLES 14 ALL TREES TO BE STAKED AND GUYED FOR ONE YEAR APFRGIATE SAFTEY CAPS TO BE USED ON All POSTS. E. Al PLANT MATERIAL AND TURF TO 8E RRIGATED 11TH AUTOMATED UNDERGROUND RRIGAIDN SYSTEM B CONTRACTOR TO NSTALL RRC,ATON srrErt RRIGATION SYSTEM TO FOLLOW ALL CITY, MINTY AN) STATE REGLEATIONS. DRP RRY.A TEN TO BF &STALLED &I ALL PLA1411,4 BEDS LBING RAKTERD SEE-BET) BITTERS AND V4 CISTRIBUTIDN TUBNG. P. TURF RRIGATION TYPE AND LAYOJT TBD UPON FNAL LAYOUT CF BED LEES AND EIARW-APZ STRUCTLRES. E. AS BAIT RIZraArT al PLAN TO BE SUBMTTED UPON COMPLETION OF LANDSCAPE 11611.01411.1C OMR. Det L ANDSCAPE DETALED LANDSCAPE 400 HEMLOCK STREET FORT COLLINS, CO 50524 c170.221/038 imuicletalecilandscape.com LANDSCAPE PLAN PHASE 3 LAZY B RANCH ELK MFADOir CAMPGROUND ESTES PARK. COLORADO 1141, C.1.770 I0 -hiwp 5k, Taw (G1.-t,.! 44, Jar., Re, 1.74, P C. A R CHIT EC T U R E • • • BAR CART AREA Said 1/8 1-0" OFRCE AREA- ,l,COCOsf BACK STAGE STAGE 301dr • • vox: 970.586.9140 BAS1S.com © BASIS Amhiteclure PC Issue: Development Plan Date: 1/19/2016 • L. To 3 C o cuC (0) LC) C c, O6 W O 170 u w es a. 0 + to 43 C NC a) CB 17). .1 w Sheet Title: PLANS Sheet No: Al (1) Floor Plan 1/8" = l'-D" 64 OAFS • na SF-ATS DRILIC 12,600d 1:17:14614, ETC:1,6061f COVERED PORCH DOULJDEID 74,0" 2 Office Mezzanine 1i---c-,5 South Elevation 1/8" .---- E U H T C C R A West Elevation 1/8" ao as 3 c 0 g tgh- cia is 244 8 U co *)) + CO O_ c N c a) O Sheet Title: ELEVATIONS Sheet No: A2 vox: 970.586.9140 BAS1S.corn © BASS ArdleCurP PC Issue: ev D elopment Plan Date: 1/19/2016 A R CH IT EC T U R E P C. North Elevation 1/8" = 1.--0" L 3 East Elevation 1,, _ -1:-.2 •-__:-.7,:' --;=.4„--=.1M1/111111111111111111111111111111 1/8" = 1'-0" CORRUGATED METAL ROOFING OVER SERVING LINE Sheet Tifte: ELEVATIONS Sheet No A2 PHASE ONE ELEVATIONS West Elevation 1/8" = l'-O" Wa11 EL 117-0- issmsysaygmagea : ••` ,\ CC South Elevation AIL'T.W-17 1/8" = 1-0" CLAD WOOD WINDOWS 12 CORRUGATED Mr/AL ROOFING IIII Milli 11 W1111111111 Issue: Development Plan Date: 1/19/2016 vox: 970.586.9140 BASIS cum O BASIS Arthiteclune. P C. I n 0 I • • .4; ig‘tsYC:,..`f... ti . - ice • BASIS Lazy B Ranch & Wranglers, LLC Dinner + Western Show Estes Park, Colorado 80517 1692 Big Thompson Avenue, Suite 100 Estes Park, Colorado 80517 H m C m