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HomeMy WebLinkAboutPACKET Estes Valley Planning Commission 2015-12-15Prepared: December 1, 2015 * Revised: STUDY SESSION AGENDA ESTES VALLEY PLANNING COMMISSION Tuesday, December 15, 2015 12:00 p.m. Estes Park Town Hall, Room 202 12:00 Lunch (15) Chair Hull 12:15 Review of Minutes (5) Chair Hull 12:20 Riverview Pines Preliminary Townhome Subdivision Plat (15) Planner Kleisler 12:35 Mountain Meadow Preliminary Townhome Subdivision Plat (15) Planner Gonzales 12:50 Rocky Mountain Performing Arts Center Development Plan (30) Planner Baker 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 a.m. The public is welcome to attend study sessions; however, public comment will not be accepted. Times are approximate. Prepared: December 1, 2015 * Revised: AGENDA ESTES VALLEY PLANNING COMMISSION December 15, 2015 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 August 18, 2015 Planning Commission Meeting, tabled in September B. Approval of minutes, November 17, 2015, Planning Commission Meeting 4. RIVERVIEW PINES DEVELOPMENT PLAN 2015-07, PRELIMINARY TOWNHOME SUBDIVISION PLAT; 1150 W. Elkhorn Avenue Owner: Frederick Kropp Applicant: Frederick Kropp Request: Create a townhome subdivision consisting of nine townhome units, with a mix of two-family & single-family dwellings. Staff: Phil Kleisler 5. MOUNTAIN MEADOW PRELIMINARY SUBDIVISION PLAT; Metes & Bounds parcel located at 1570 Fish Hatchery Road Owner: The Sanctuary, LLC do Mark Theiss Applicant: The Sanctuary, LLC Request: Proposed single-family residential subdivision consisting of 15 separate lots. Staff: Audem Gonzales 6. ROCKY MOUNTAIN PERFORMING ARTS CENTER SPECIAL REVIEW 2015-01 & AMENDED PLAT; Lots 17, 18, 19, Blk 5, EP & Lot 34, Riverside 2nd, EP, less Bk 1685 pg 740. Also, a portion of the NE Quarter of S25, T5N, R73W of the 6th PM (known as Fall River) & a portion of a Town-owned Metes & Bounds parcel; 116 E. Elkhorn Avenue Owner: Park Theater Mall, LLC Applicant: Estes Performance, Inc. (EPIC) do Stan Black Request: Develop a self-sustaining, state-of-the-art 760 seat performing art theater, hotel, commercial space, public lounge, outdoor deck, and restaurant. Staff: Mallory Baker CONTINUED ON PAGE TWO 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 November 17, 2015 Board Room, Estes Park Town Hall Commission: Chair Betty Hull, Commissioners Doug Klink, Nancy Hills, Russ Schneider, Michael Moon, Steve Murphree, Sharry White Attending: Chair Hull, Commissioners Klink, Hills, Schneider, and Moon Also Attending: Director Alison Chilcott, Planner Audem Gonzales, Town Board Liaison John Phipps, Larimer County Liaison Michael Whitley, and Recording Secretary Karen Thompson Absent: None Chair Hull called the meeting to order at 1:30 p.m. There were six 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 2. CONSENT AGENDA A. Approval of previously tabled minutes, August 18, 2015 Planning Commission meeting. B. Approval of minutes, September 15, 2015 Planning Commission meeting. It was moved and seconded (Hills/Murphree) to approve the consent agenda as amended and the motion passed 6-0 in favor with Commissioner Hills abstaining. 3. HUGHES-WEBER BOUNDARY LINE ADJUSTMENT; Metes & Bounds Parcel located at 2041 & 2045 Devils Gulch Road Planner Gonzales reviewed the staff report. This item is a request by property owners Deborah Hughes and Leo Weber to adjust the boundary line between two existing parcels, resulting in two legal lots. There are currently two parcels zoned RE-1—Rural Estate, each with a single-family dwelling. It is proposed to build a new single-family dwelling on one of the lots after demolishing the existing dwelling. In order to keep the new home out of the required 50-foot setback, the boundary line needs to be shifted to the east. Both parcels contain steep slopes on the western side. The preliminary plat for this proposed boundary line adjustment will establish limits of disturbance to protect those steep slopes as well as a delineated wetland area on the property. A private access easement and utility easements will also be noted on the plat. Both parcels will be accessed by a shared driveway off of Devils Gulch Road. If the boundary line adjustment is approved, both lots will still meet the minimum lot size requirement of ten acres. Planner Gonzales stated there is a conservation easement on both lots, prohibiting any division or subdivision of the existing lots. This easement also prohibits the two parcels to be separately owned. Planner Gonzales stated the application was routed to affected agencies and notices were sent to adjacent property owners. RECORD OF PROCEEDINGS Estes Valley Planning Commission 5 November 17, 2015 Board Room, Estes Park Town Hall Condition of Approval 1. Relabel the preliminary and final plat from Lot 26A to a description not used on any previous plat maps for this subdivision. It was moved and seconded (Murphree/Schneider) to recommend approval of the amended plat to the Estes Park Town Board with the findings and conditions recommended by staff and the motion passed unanimously. 6. RIVERVIEW PINES DEVELOPMENT PLAN 2015-07 & PRELIMINARY TOWNHOME SUBDIVISION PLAT, 1150 W. Elkhorn Avenue Planner Gonzales stated the applicant has decided to make changes to the proposed development, which will delay the review. The applicant has requested this application be continued to the December 15, 2015 Planning Commission meeting. It was moved and seconded (Klink/Hills) to continue the Riverview Pines Development Plan and Preliminary Subdivision Plat to the December 15, 2015 Planning Commission meeting. 7. REPORTS A. Director Chilcott reported the Estes Valley Board of Adjustment approved variance requests for the Estes Park Transit Facility and Parking Structure. B. Director Chilcott reported more than 20 applications have been received for the Downtown Plan Advisory Committee. The selection process for eleven committee members will begin soon. There is an option to add four more members at a later date, if needed. A contract with the consultant, Logan Simpson, is being negotiated. C. Director Chilcott reported Karen Thompson and Environmental Planner Tina Kurtz attending a Flood Hazard Mapping meeting on November 6th. It is likely the mapping process will be sooner than originally expected. Ultimately, the Town will have less time to complete mitigation projects prior to new maps being drawn. The initial drafts show a much larger increase in the mapped floodplain than what is currently adopted. There was brief discussion about how flood insurance for property owners will be affected. D. Director Chilcott reported Karen Thompson and Tina Kurtz, both Certified Floodplain Managers, attended a week-long class on the Community Rating System. With information we currently have, and if we were accepted into the program, it may be possible to begin with a rating of eight or nine, meaning a discount on flood insurance premiums would be available to property owners. E. Director Chilcott reported there will be a Special Planning Commission meeting on Wednesday, December 9, 2015. A study session will begin at 4:30 p.m., with the meeting commencing at 6 p.m. Both meetings will be held in the Town Board room. Planner Mallory Baker with McCool Planning & Development will be reviewing the project and providing the staff report. F. Director Chilcott reported the regular December Planning Commission meeting will be held at the regular time of 1:30 p.m. Study Session time has yet to be determined. I EP Riverview Pines Preliminary Townhome Plat 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: December 15, 2015, 1:30 PM; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST: Review of a Preliminary Townhome Subdivision Plat application to construct a mix of eight accommodation and residential units. STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC); and 2. Provide a recommendation to the Planning Commission. PLANNING COMMISSION OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC); 2. Conduct a public hearing to consider applicants testimony, public comment, and Town staff's findings and recommendations; and 3. Provide a recommendation to the Estes Park Town Board of Trustees of approval or denial of the Preliminary Townhome Subdivision application. LOCATION: 1150 West Elkhorn Avenue. OWNER/APPLICANT: Frederick and Pamela Kropp CONSULTANT/ENGINEER: Primary Contact: Jes Reetz, Cornerstone Engineering and Surveying STAFF CONTACT: Philip Kleisler, Planner II REPORT SUMMARY: This is a request to redevelopment an accommodations property roughly one (1) mile west of downtown. The property is currently developed with four detached structures: an office with an attached dwelling unit, a garage/shop, a 6-plex motel and a 12-plex motel. With the exception of the garage/shop, all existing structures are proposed to be demolished. The applicant proposes to reduce me overall density on the lot by replacing the aforementioned buildings with eight (8) townhome units intended for long-term residential or short-term accommodation use (depending on market demand). The site is accessed via an internal, private driveway from West Elkhorn Avenue, and general vehicle circulation will remain largely unchanged. Enhancements to the site include the widening of the bridge to accommodate pedestrian traffic, a sidewalk connecting individual units to West Elkhorn Avenue, widening of the drive aisle to meet public street standards and a secondary emergency access point to the west to ensure adequate fire protection. The application package includes two components: a Preliminary Townhome Plat and Development Plan. This application is unusual in that while the Preliminary Plat application is ultimately approved by the Town Board, the Development Plan is reviewed and approved by staff. Staff reviewed the Preliminary Townhome Plat application for compliance with the Estes Valley Development Code and finds that if revised to comply with recommended conditions of approval, the application will comply with applicable regulations. Therefore, staff recommends approval of the application, subject to conditions described in the staff report. CONTENTS SITE DATA MAP AND TABLE: 3 PROJECT DESCRIPTION & REVIEW PROCESS: 3 REVIEWING AGENCY COMMENTS: 4 PUBLIC COMMENTS' 4 STAFF REVIEW . 5 STAFF FINDINGS 9 RECOMMENDATION 9 Estes Valley Planning Commission, December 11, 2015 Page 2 of 10 Riverview Pines Preliminary Townhome Plat SITE DATA MAP AND TABLE: The project site is accessed directly from West Elkhorn Avenue, approximately 300 feet east of the Fall River Road intersection. The applicant also owns the accommodations property along the northern boundary ("Riverview Pines Condos"). The site borders similar accommodation uses along the west, south and a portion to the east. Roughly 120 feet of the site borders multi-family housing. Parcel Number: 35233-15-056 Lot Area: 2.8 acres Existing Land Use: High Intensity Accommodations: Hotel/Motel Proposed Land Uses: Residential; and High Intensity Accommodations: Resort/Lodge Cabins Services: Water: Town of Estes Park Sewer: Estes Park Sanitation District Lot Coverage: Maximum Allowed: 50% Proposed: 30.5% Hazards/Physical Features Mapped in the project vicinity? Wildfire Hazard No Geologic Hazard No Wetlands No Streams/Rivers No Ridgeline Protection No Wildlife Habitat Yes — Report Submitted PROJECT DESCRIPTION & REVIEW PROCESS: The applicant applied for development approval for 23 accommodations and multi-family units in 2007. At that time the Planning Commission denied that application due in part to excessive site disturbance. The proposed application decreases the number of units, attempts to avoid existing significant trees and minimize grading. The applicant proposes a mix of residential and accommodations units on each of the proposed townhome lots. An office/manager's building is currently under construction. The site is designed to minimize site disturbance by utilizing existing drives and parking areas, to the extent feasible. Each of the units front Fall River and/or the wetlands on the northwest corner of the site. The design includes an integrated pedestrian system, as required by the development code. This application package includes: Development Plan (§3.8): A 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. Development Plans containing between three (3) and ten (10) units shall be reviewed by staff. Decision-Making Body: Town Staff Preliminary Townhome Subdivision Plat (§3.9): Per §3.9.E of the EVDC, all subdivision applications shall demonstrate compliance with the standards and criteria set forth in Chapter 10, "Subdivision Standards," and all other applicable provisions of this Code. Recommending Body: Estes Valley Planning Commission Decision-Making Body: Estes Park Town Board of Trustees REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. Memos are included as part of this staff report. • Estes Park Sanitation District memo dated June 9, 2015; • Estes Valley Fire Protection District memo dated October 13, 2015; • Town of Estes Park Utilities Department memo dated October 21, 2015; • Town of Estes Park Community Development memo dated October 23, 2015; • Town of Estes Park Public Works Department memo dated October 22, 2015; and • CDOT email dated September 30, 2015. PUBLIC COMMENTS: In accordance with the notice requirements in the Estes Valley Development Code, legal notices were published in the Estes Park Trail- Gazette. Town staff mailed notices to property owners within 500 feet of the property directly notifying these owners of the public hearings. No public comments have been received for this application package. Written comments received after the posting of this report will be posted to www.estes.org/currentapplications and summarized in the staff presentation. Estes Valley Planning Commission, December 11, 2015 Page 4 of 10 Riverview Pines Preliminary Townhome Plat STAFF REVIEW: Use, Density and Dimensional Standards The site plan demonstrates compliance with density and dimensional standards, vehicular access/circulation requirements, and pedestrian amenities/linkage requirements. Use (EVDC §4.4) Two uses are proposed: Resort/Lodge Cabins and Residential. Resort/Lodge Cabins, High Intensity: A tract of land under single ownership and management with guest rooms or guest units available for temporary rental. The guest rooms may be contained in a main "lodge" building and/or contained in a detached, freestanding "cabin" structure. Guest rooms/units in a resort lodge/cabin use may contain full kitchen facilities in lieu of "limited kitchen facilities" if such rooms comply with all conditions set forth in §5.1.P of this Code. Depending on market demand, some units may be built and sold as a long-term residential use. This mix is similar to Mary's Lake Lodge. 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, sidewalk streets). While the proposed site plan increases the lot coverage from 26.7% to 30.5%, it does comply with the maximum standard of 50%. Grading and Site Disturbance Standards (EVDC §7.2) The grading plan demonstrates compliance with general grading standards such as limits on raising/lower natural grade and design of stormwater basins. A Limits of Disturbance will be added to the subdivision plat to protect the riparian habitat and wetlands on the western portion of the site. Landscaping and Buffers (§7.5) Existing structures and landscaping will screen portions of the proposed building sites. The plan proposes a mix of perimeter and interior landscaping, most heavily applied to the southwest corner of the lot (i.e. District Buffer between the Multi-family lots). Aside from the need to increase the number of shrubs, the proposed landscaping plan complies with the EVDC. Wildlife Habitat (EVDC §7.8) The applicant has submitted a wildlife report with this application. Among other things, the report found that "no wildlife species or individuals should be significantly adversely impacted by the future" development. The report Estes Valley Planning Commission, December 11, 2015 Page 5 of 10 Riverview Pines Preliminary Townhome Plat also found that by replacing the existing dormitory-style buildings with the proposed units will expand wildlife movement corridors to the west. Although there is no anticipated significant impacts to wildlife, the following management restrictions were recommended: 1. Timing restrictions on certain development activities to further reduce potential impacts on elk and/or deer calving/fawning; 2. Removing or modifying the design of existing or future fencing to facilitate wildlife movement; 3. Avoid planting any new trees; and 4. Installing bear-proof enclosures and/or dumpsters. Staff Comment: Items 1, 2, and 4 are included in the Community Development memo dated October 23, 2015 and included as a recommended condition of approval. Staff has not included number three as a condition of approval. However, the Planning Commission may act to add that as a condition of approval or modify the staff recommendation. Exterior Lighting (EVDC §7.9) Neither internal pedestrian lighting nor parking lot lighting is proposed at this time. Off-Street Parking and Loading (EVDC §7.11) Convenient parking is provided for each unit. A small parking lot will be provided for units 3-4 and the existing office, with driveway and garage space provided to units 1-2 and 5-7. Adequate Public Facilities (EVDC §7.12) Adequate services and facilities are available to serve the development. The design for public facilities will be finalized with construction plans. Sewer Sanitary sewer service is proposed to be connected to the Estes Park Sanitation District. An 8-inch sewer line is being designed on the Streamside resort to the west and will cross the subject property. The Estes Park Sanitation District did not have notable concerns with the proposal. Water and Electric Service Adequate water and electric service are available to serve the site. An eight-inch water line is proposed to be extended into the site along with a proposed fire hydrant just west of unit five. There were no concerns expressed by the Estes Park Utilities Department. Estes Valley Planning Commission, December 11, 2015 Page 6 of 10 Riverview Pines Preliminary Town home Plat Drainage. The applicant has presented a preliminary drainage report. Generally, runoff from the proposed development will discharge into the wetlands and filtration ponds located along the northern property line. The Public Works Department has provided written comments requesting more details on the conveyance of runoff into the pond and how some off-site drainage from the southeast is being controlled. Fire Protection. Several improvements to fire protection is proposed. One (1) fire hydrant will be installed in a central part of the site. An emergency access easement is proposed to access the Streamside resort to the west; this easement will be finalized with the construction plans and final plat. The Estes Valley Fire Protection District did not express concerns with this concept. Outdoor Storage Areas, Activities and Mechanical Equipment (§7.13) As with the original submittal, loading areas will be screened from public view through landscaping and building placement. Street Design and Construction Standards (Appendix 13) As with many other development plans, the applicant has requested a Minor Modification to Appendix D.III.B.7.a to the driveway opening will need to be shortened to less than 30 feet. Most of the other standards found in Appendix D are addressed with construction plans, such as the detailed driveway design and erosion control methods. These requests are under review by the Public Works Department. Subdivision Standards (§1O) The proposed development plan describes the layout and use of the property. The Preliminary Subdivision plat describes lots for commonly owned areas such as roads and stormwater ponds, and lots for individually owned townhouses. Homeowners Association Required. All new townhome projects shall establish a mandatory homeowners association for the maintenance of common property and facilities. Draft HOA declarations have been submitted with this application. Where Allowed. Townhome projects are allowed only in the R-1, R-2, RM, A, and A-1 zone districts; the subject property is zoned A. Outlot. Common townhome property and facilities must be placed in a platted outlot and owned and maintained by the homeowners association. The outlot should be dedicated as a blanket utility and drainage easement with the final plat. Estes Valley Planning Commission, December 11, 2015 Page 7 of 10 Riverview Pines Preliminary Townhome Plat Minimum Lot Size. Townhome projects must comply with the minimum lot size for the underlying zone district. This means that before subdivision, the "parent" lot must comply with the minimum lot size for the district in which the parcel is located. In this instance, that equates to 40,000 square feet (the minimum lot size for the A Accommodations district). The existing parcel is 120,660 square feet, thus complying with this review standard. Each townhome unit may be constructed on a smaller lot, subject to approval of the Decision-Making Body. The applicant has designed the lot sizes to comply with the maximum 80% lot coverage for individual lots. Lo Impervious Coverage 1 80.0% 2 80.0% 3 80.0% 4 80.0% 5 80.0% 6 80.0% 7 80.0% 8 80.0% Office 78.4% Setbacks. All townhome projects must include platted building envelopes, which may include "zero setback" for lots interior to the site. The applicant proposes townhome lots with a setback between 3' — 5'. Floor Area Ratio and Lot Coverage. Townhome projects are limited to a cumulative FAR and Lot Coverage not to exceed that established for the underlying zone district. The A Accommodations district does not have a maximum FAR, but does have a maximum Lot Coverage of 50%; the overall lot coverage is 30.5%. Estes Valley Comprehensive Plan Chapter Six of the Estes Valley Comprehensive Plan includes Community- Wide Policies that address issues such as land use, community design, scenic and environmental quality and economics. Staff finds the proposed development advances several adopted Community-Wide Policies, including: • 6.2 Protect the scenic character and quality of the open space and gateway experience to the Valley and Rocky Mountain National Park. • 6.9 Protect existing vegetation by minimizing disturbance outside of the building envelope, except as required for wildfire protection. Estes Valley Planning Commission, December 11, 2015 Page 8 of 10 Riverview Pines Preliminary Townhome Plat • 2.2 Locate and design buildings to fit the land. • 6.6 Ensure new development minimizes the impacts to visual and environmental quality within the Valley. • 6.10 Minimize development impacts within riparian areas, wetlands, and floodplains. Staff Comment: The site plan proposes buildings closer to Fall River than what current exists. Staff evaluated this issue, particularly as it pertains to units 5-7. The EVDC establishes a 30-foot building setback for lots developed prior to the year 2000 and a 50-foot parking lot setback (§7.6). These standards do not make it possible to reorient the buildings away from the river and move the parking areas closer to the river. STAFF FINDINGS: Based on the foregoing, staff finds: 1. The application is consistent with the policies, goals and objectives of the Comprehensive Plan. The application advances several Community-Wide policies, as delineated in the Staff report. 2. Adequate services and facilities are available to serve the development. 3. 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 Review Discussion in the staff report. 4. The Planning Commission is the Recommending Body for the Preliminary Plat application. The Town Board of Trustees is the Decision-making Body for the Preliminary Plat. 5. In accordance with Section 3.2.D, a revised application shall be a condition precedent to placing the application on the Board agenda. Placement on the January 26 Town Board agenda requires a January 15th submittal of a revised Preliminary Plat application that fully satisfies all conditions of approval. RECOMMENDATION: Staff recommends APPROVAL of the proposed Preliminary Plat application, subject to the following conditions: 1. Compliance with the following affected agency comments: a. Estes Park Sanitation District memo dated June 9, 2015; b. Estes Valley Fire Protection District memo dated October 13, 2015; Estes Valley Planning Commission, December 11, 2015 Page 9 of 19 Riverview Pines Preliminary Townhome Plat c. Town of Estes Park Utilities Department memo dated October 21, 2015; d. Town of Estes Park Community Development memo dated October 23, 2015; e. Town of Estes Park Public Works Department memo dated October 22, 2015; and f. CDOT email dated September 30, 2015. 2. Emergency access easement shall be submitted prior to or with the Final Plat application. SAMPLE MOTIONS: I move to recommend APPROVAL (or denial) of the Riverview Pines Preliminary Subdivision Plat application, as described in the staff report, with the findings and conditions recommended by staff. Estes Valley Planning Commission, December 11, 2015 Page 10 of 10 Riverview Pines Preliminary Townhome Plat Riverview Pines Preliminary Townhome Plat 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: December 15, 2015, 1:30 PM; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST: Review of a Preliminary Townhome Subdivision Plat application to construct a mix of eight accommodation and residential units. STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC); and 2. Provide a recommendation to the Planning Commission. PLANNING COMMISSION OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC); 2. Conduct a public hearing to consider applicants testimony, public comment, and Town staff's findings and recommendations; and 3. Provide a recommendation to the Estes Park Town Board of Trustees of approval or denial of the Preliminary Townhome Subdivision application. LOCATION: 1150 West Elkhorn Avenue. OWNER/APPLICANT: Frederick and Pamela Kropp CONSULTANT/ENGINEER: Primary Contact: Jes Reetz, Cornerstone Engineering and Surveying STAFF CONTACT: Philip Kleisler, Planner II REPORT SUMMARY: This is a request to redevelopment an accommodations property roughly one (1) mile west of downtown. The property is currently developed with four detached structures: an office with an attached dwelling unit, a garage/shop, a 6-plex motel and a 12-plex motel. With the exception of the garage/shop, all existing structures are proposed to be demolished. The applicant proposes to reduce the overall density on the lot by replacing the aforementioned buildings with eight (8) townhome units intended for long-term residential or short-term accommodation use (depending on market demand). The site is accessed via an internal, private driveway from West Elkhorn Avenue, and general vehicle circulation will remain largely unchanged. Enhancements to the site include the widening of the bridge to accommodate pedestrian traffic, a sidewalk connecting individual units to West Elkhorn Avenue, widening of the drive aisle to meet public street standards and a secondary emergency access point to the west to ensure adequate fire protection. The application package includes two components: a Preliminary Townhome Plat and Development Plan. This application is unusual in that while the Preliminary Plat application is ultimately approved by the Town Board, the Development Plan is reviewed and approved by staff. Staff reviewed the Preliminary Townhome Plat application for compliance with the Estes Valley Development Code and finds that if revised to comply with recommended conditions of approval, the application will comply with applicable regulations. Therefore, staff recommends approval of the application, subject to conditions described in the staff report. CONTENTS SITE DATA MAP AND TABLE: 3 PROJECT DESCRIPTION & REVIEW PROCESS: 3 REVIEWING AGENCY COMMENTS: 4 PUBLIC COMMENTS - 4 STAFF REVIEW - .5 STAFF FINDINGS 9 RECOMMENDATION 9 Estes Valley Planning Commission, December 11, 2015 Page 2 of 10 Riverview Pines Preliminary Townhome Plat SITE DATA MAP AND TABLE: The project site is accessed directly from West Elkhorn Avenue, approximately 300 feet east of the Fall River Road intersection. The applicant also owns the accommodations property along the northern boundary ("Riverview Pines Condos"). The site borders similar accommodation uses along the west, south and a portion to the east. Roughly 120 feet of the site borders multi-family housing. Parcel Number: 35233-15-056 Lot Area: 2.8 acres Existing Land Use: High Intensity Accommodations: Hotel/Motel Proposed Land Uses: Residential; and High Intensity Accommodations: Resort/Lodge Cabins Services: Water: Town of Estes Park Sewer: Estes Park Sanitation District Lot Coverage: Maximum Allowed: 50% Proposed: 30.5% Hazards/Physical Features Mapped in the project vicinity? Wildfire Hazard No Geologic Hazard No Wetlands No Streams/Rivers No Ridgeline Protection No Wildlife Habitat Yes — Report Submitted PROJECT DESCRIPTION & REVIEW PROCESS: The applicant applied for development approval for 23 accommodations and multi-family units in 2007. At that time the Planning Commission denied that application due in part to excessive site disturbance. The proposed application decreases the number of units, attempts to avoid existing significant trees and minimize grading. The applicant proposes a mix of residential and accommodations units on each of the proposed townhome lots. An office/manager's building is currently under construction. The site is designed to minimize site disturbance by utilizing existing drives and parking areas, to the extent feasible. Each of the units front Fall River and/or the wetlands on the northwest corner of the site. The design includes an integrated pedestrian system, as required by the development code. This application package includes: Development Plan (§3.13): A 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. Development Plans containing between three (3) and ten (10) units shall be reviewed by staff. Decision-Making Body: Town Staff Preliminary Townhome Subdivision Plat (§3.9): Per §3.9.E of the EVDC, all subdivision applications shall demonstrate compliance with the standards and criteria set forth in Chapter 10, "Subdivision Standards," and all other applicable provisions of this Code. Recommending Body: Estes Valley Planning Commission Decision-Making Body: Estes Park Town Board of Trustees REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. Memos are included as part of this staff report. • Estes Park Sanitation District memo dated June 9, 2015; • Estes Valley Fire Protection District memo dated October 13, 2015; • Town of Estes Park Utilities Department memo dated October 21, 2015; • Town of Estes Park Community Development memo dated October 23, 2015; • Town of Estes Park Public Works Department memo dated October 22, 2015; and • CDOT email dated September 30, 2015. PUBLIC COMMENTS: In accordance with the notice requirements in the Estes Valley Development Code, legal notices were published in the Estes Park Trail- Gazette. Town staff mailed notices to property owners within 500 feet of the property directly notifying these owners of the public hearings. No public comments have been received for this application package. Written comments received after the posting of this report will be posted to www.estes.orq/currentapplications and summarized in the staff presentation. Estes Valley Planning Commission, December 11, 2015 Page 4 of 10 Riverview Pines Preliminary Townhome Plat STAFF REVIEW: Use, Density and Dimensional Standards The site plan demonstrates compliance with density and dimensional standards, vehicular access/circulation requirements, and pedestrian amenities/linkage requirements. Use (EVDC §4.4) Two uses are proposed: Resort/Lodge Cabins and Residential. Resort/Lodge Cabins, High Intensity: A tract of land under single ownership and management with guest rooms or guest units available for temporary rental. The guest rooms may be contained in a main "lodge" building and/or contained in a detached, freestanding "cabin" structure. Guest rooms/units in a resort lodge/cabin use may contain full kitchen facilities in lieu of "limited kitchen facilities" if such rooms comply with all conditions set forth in §5.1.P of this Code. Depending on market demand, some units may be built and sold as a long-term residential use. This mix is similar to Mary's Lake Lodge. 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, sidewalk streets). While the proposed site plan increases the lot coverage from 26.7% to 30.5%, it does comply with the maximum standard of 50%. Grading and Site Disturbance Standards (EVDC §7.2) The grading plan demonstrates compliance with general grading standards such as limits on raising/lower natural grade and design of stormwater basins. A Limits of Disturbance will be added to the subdivision plat to protect the riparian habitat and wetlands on the western portion of the site. Landscaping and Buffers (§7.5) Existing structures and landscaping will screen portions of the proposed building sites. The plan proposes a mix of perimeter and interior landscaping, most heavily applied to the southwest corner of the lot (i.e. District Buffer between the Multi-family lots). Aside from the need to increase the number of shrubs, the proposed landscaping plan complies with the EVDC. Wildlife Habitat (EVDC §7.8) The applicant has submitted a wildlife report with this application. Among other things, the report found that "no wildlife species or individuals should be significantly adversely impacted by the future" development. The report rft' Estes Valley Planning Commission, December 11, 2015 Page 5 of 10 Riverview Pines Preliminary Townhome Plat also found that by replacing the existing dormitory-style buildings with the proposed units will expand wildlife movement corridors to the west. Although there is no anticipated significant impacts to wildlife, the following management restrictions were recommended: 1. Timing restrictions on certain development activities to further reduce potential impacts on elk and/or deer calving/fawning; 2. Removing or modifying the design of existing or future fencing to facilitate wildlife movement; 3. Avoid planting any new trees; and 4. Installing bear-proof enclosures and/or dumpsters. Staff Comment• Items 1, 2, and 4 are included in the Community Development memo dated October 23, 2015 and included as a recommended condition of approval. Staff has not included number three as a condition of approval. However, the Planning Commission may act to add that as a condition of approval or modify the staff recommendation. Exterior Lighting (EVDC §7.9) Neither internal pedestrian lighting nor parking lot lighting is proposed at this time. Off-Street Parking and Loading (EVDC §7.11) Convenient parking is provided for each unit. A small parking lot will be provided for units 3-4 and the existing office, with driveway and garage space provided to units 1-2 and 5-7. Adequate Public Facilities (EVDC §7.12) Adequate services and facilities are available to serve the development. The design for public facilities will be finalized with construction plans. Sewer Sanitary sewer service is proposed to be connected to the Estes Park Sanitation District. An 8-inch sewer line is being designed on the Streamside resort to the west and will cross the subject property. The Estes Park Sanitation District did not have notable concerns with the proposal. Water and Electric Service Adequate water and electric service are available to serve the site. An eight-inch water line is proposed to be extended into the site along with a proposed fire hydrant just west of unit five. There were no concerns expressed by the Estes Park Utilities Department. Estes Valley Planning Commission, December 11, 2015 Page 6 of 10 Riverview Pines Preliminary Townhome Plat Drainage. The applicant has presented a preliminary drainage report. Generally, runoff from the proposed development will discharge into the wetlands and filtration ponds located along the northern property line. The Public Works Department has provided written comments requesting more details on the conveyance of runoff into the pond and how some off-site drainage from the southeast is being controlled. Fire Protection. Several improvements to fire protection is proposed. One (1) fire hydrant will be installed in a central part of the site. An emergency access easement is proposed to access the Streamside resort to the west; this easement will be finalized with the construction plans and final plat. The Estes Valley Fire Protection District did not express concerns with this concept. Outdoor Storage Areas, Activities and Mechanical Equipment (§7.13) As with the original submittal, loading areas will be screened from public view through landscaping and building placement. Street Design and Construction Standards (Appendix 13) As with many other development plans, the applicant has requested a Minor Modification to Appendix D.III.8.7.a to the driveway opening will need to be shortened to less than 30 feet. Most of the other standards found in Appendix D are addressed with construction plans, such as the detailed driveway design and erosion control methods. These requests are under review by the Public Works Department. Subdivision Standards (§1O) The proposed development plan describes the layout and use of the property. The Preliminary Subdivision plat describes lots for commonly owned areas such as roads and stormwater ponds, and lots for individually owned townhouses. Homeowners Association Required. All new townhome projects shall establish a mandatory homeowners association for the maintenance of common property and facilities. Draft HOA declarations have been submitted with this application. Where Allowed. Townhome projects are allowed only in the R-1, R-2, RM, A, and A-1 zone districts; the subject property is zoned A. Outlot. Common townhome property and facilities must be placed in a platted outlot and owned and maintained by the homeowners association. The outlot should be dedicated as a blanket utility and drainage easement with the final plat. Estes Valley Planning Commission, December 11, 2015 Page 7 of 10 Riverview Pines Preliminary Townhome Plat Minimum Lot Size. Townhome projects must comply witn me minimum lot size for the underlying zone district. This means that before subdivision, the "parent" lot must comply with the minimum lot size for the district in which the parcel is located. In this instance, that equates to 40,000 square feet (the minimum lot size for the A Accommodations district). The existing parcel is 120,660 square feet, thus complying with this review standard. Each townhome unit may be constructed on a smaller lot, subject to approval of the Decision-Making Body. The applicant has designed the lot sizes to comply with the maximum 80% lot coverage for individual lots. Lo 1 Impervious Cover me 80.0% 2 80.0% 3 80.0% 4 80.0% 5 80.0% 6 80.0% 7 80.0% 8 80.0% Office 78.4% Setbacks. All townhome projects must include platted building envelopes, which may include "zero setback" for lots interior to the site. The applicant proposes townhome lots with a setback between 3' — 5'. Floor Area Ratio and Lot Coverage. Townhome projects are limited to a cumulative FAR and Lot Coverage not to exceed that established for the underlying zone district. The A Accommodations district does not have a maximum FAR, but does have a maximum Lot Coverage of 50%; the overall lot coverage is 30.5%. Estes Valley Comprehensive Plan Chapter Six of the Estes Valley Comprehensive Plan includes Community- Wide Policies that address issues such as land use, community design, scenic and environmental quality and economics. Staff finds the proposed development advances several adopted Community-Wide Policies, including: • 6.2 Protect the scenic character and quality of the open space and gateway experience to the Valley and Rocky Mountain National Park. • 6.9 Protect existing vegetation by minimizing disturbance outside of the building envelope, except as required for wildfire protection. Estes Valley Planning Commission, December 11, 2015 Page 8 of 10 Riverview Pines Preliminary Townhome Plat • 2.2 Locate and design buildings to fit the land. • 6.6 Ensure new development minimizes the impacts to visual and environmental quality within the Valley. • 6.10 Minimize development impacts within riparian areas, wetlands, and floodplains. Staff Comment: The site plan proposes buildings closer to Fall River than what current exists. Staff evaluated this issue, particularly as it pertains to units 5-7. The EVDC establishes a 30-foot building setback for lots developed prior to the year 2000 and a 50-foot parking lot setback (§7.6). These standards do not make it possible to reorient the buildings away from the river and move the parking areas closer to the river. STAFF FINDINGS: Based on the foregoing, staff finds: 1. The application is consistent with the policies, goals and objectives of the Comprehensive Plan. The application advances several Community-Wide policies, as delineated in the Staff report. 2. Adequate services and facilities are available to serve the development. 3. 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 Review Discussion in the staff report. 4. The Planning Commission is the Recommending Body for the Preliminary Plat application. The Town Board of Trustees is the Decision-making Body for the Preliminary Plat. 5. In accordance with Section 3.2.D, a revised application shall be a condition precedent to placin9 the application on the Board agenda. Placement on the January 2e Town Board agenda requires a January 16th submittal of a revised Preliminary Plat application that fully satisfies all conditions of approval. RECOMMENDATION: Staff recommends APPROVAL of the proposed Preliminary Plat application, subject to the following conditions: 1. Compliance with the following affected agency comments: a. Estes Park Sanitation District memo dated June 9, 2015; b. Estes Valley Fire Protection District memo dated October 13, 2015; Estes Valley Planning Commission, December 11, 2015 Page 9 of 10 Riverview Pines Preliminary Townhome Plat c. Town of Estes Park Utilities Department memo dated October 21, 2015; d. Town of Estes Park Community Development memo dated October 23, 2015; e. Town of Estes Park Public Works Department memo dated October 22, 2015; and f. CDOT email dated September 30, 2015. 2. Emergency access easement shall be submitted prior to or with the Final Plat application. SAMPLE MOTIONS: I move to recommend APPROVAL (or denial) of the Riverview Pines Preliminary Subdivision Plat application, as described in the staff report, with the findings and conditions recommended by staff. Estes Valley Planning Commission, December 11, 2015 Page 10 of 10 Riverview Pines Preliminary Townhome Plat A A RM RE-1 4114"N*RviEwAve 'L-ra/ RA _141reY,1:2 r Z/r6, °ley uu v ONDERV "AIN'T VRAINA.V . F,s" Vicinity Map FALL 0„__ /V 0 CO RE 4 ESTES PARK COLORADO Town of Estes Park Community Development Exhibit A Map Review Pines Preliminary Townhome Plat Application Frederick and Pamela Kropp 35233-15-056 1150 West Elkhom Avenue lin=200 ft 100 200 Feet N A Printed: 12/11/2015 Created By: phil kleisier Project Name: Project Description: Petitioner(s): Parcel ID Number(s): Location/Address: rt.-1 Project Site C.1 Town Boundary Zoning Lots 'A V • I . I a. i V % ..- ii e i 1 '' "1 • P 3, } V . 1 . lk ' - h • F p ' 14,15, • t VI; '. 1' ji: !k- 4 ti -.1.44; • ''' . , .s . , _,,..si ...lc. i, • .11". ... . 1: 41: s V11:1 • b . • „ i • 11. : . in ‘; . IF I. 11 - • 9.. .4 ' t'w klb, . , ". A iv 1 i , .* ..., . : i iii ,_ 10- • , . 4,, . I, . 4'.. • - 1 t 1.4 111.• ,.. .11-...,,,, . 6 . . ..). i 1 .11 eir„ ii, 4 4 4 lb IP . ;..•3. t . .. • . . .• . t 11.' - ' e 1 , . 0 i ,•11' ,I, • 1 '. ... t s 4 I ' '41 . • . .....11 . .! -. . .. . , .. " 4i10 ' 1 • • - i I 1 at • • . I. . 4. . t '. li ...1 1116.:• . • • I 4. 1' it c b . , .1.4 .. ... • . ' 'I. • r ' ' Ili i. '• - ie 41 [I. .- . . " t - , • . ill' • 0 Ai 4.• t 16 ill A a • i . . . li. • 1,,,.. 7 • • T:4• ' I. * d p ' . • • . g • 1 . 111 1 .• .1,7 . % . ... 1 Vicinity Map Site N S i r_IKET:STI AlivAtie "q1•41, 0 100 200 Feet 1 in=200 ft Town of Estes Park Community Development Exhibit B Map Project Name: Review Pines Project Description: Preliminary Townhome Plat Application Petitionerial: Frederick and Pamela Kropp Parcel ID Numbeds): 35233-15-056 Location/Address: 1150 West Elkhorn Avenue A Printed: 12/11/2 015 Created By: phil kleisler Project Site EL1 Town Boundary Zoning Lots ESTES PARK COLORADO 6.. • 1UWN OF EStES PAR1c, Memo Community Development To: Jes Reetz, Cornerstone Engineering From: Philip Kleisler, Planner II Date: October 23, 2015 RE: Riverview Pines — Findings of Compliance with Estes Valley Development Code (EVDC) This written analysis includes only those EVDC provisions that apply to this development proposal. The following are a list of comments which must be addressed in order for staff to determine that the application complies with the EVDC. Please make the necessary corrections by November 11, 2015. Fifteen copies, along with a written summary of plan changes, must be submitted by November 11, 2015 for the Planning Commission hearing (full size plans). 1. Code Enforcement a. A Notice and Order was issued for this property (case number 2015-0055). A Floodplain Permit must be submitted by November 1, 2015. To date no permit application has been received. Please contact Code Compliance Officer Linda Hardin at 970.577.3723 to discuss this further. Failure to submit this permit may result in a continuance of your development application. 2. Zoning Use a. The application proposed residential uses (single family, duplex). Therefore, short-term accommodation use, such as a Resort Lodge/Cabin, will not be allowed in on the site. Confirm that long-term residential use is proposed. Staff will need to perform an additional review is short-term use is anticipated. As an example, Resort Lodge/Cabins may require some additional employee parking. 3. Pedestrian Connections a. Per our recent conversation, include pedestrian connection to Units 4-6 (EVDC Table 4-8) b. Describe how the proposed sidewalk will connect to the existing sidewalk along Fall River Road. 4. Landscaping a. 75 shrubs are required for the impervious coverage calculation (§7.5.E.1) 5. Wildlife Considerations a. Should development occur between April 1st and August 1st, a detailed wildlife assessment of bird nesting and elk and deer calving/fawning activities within and immediately around (within 100 meters) the proposed construction site shall be Page 1 carried out by a qualified biologist prior to any construction-related activities (Section 4.1 of submitted wildlife report dated November 10, 2014). b. All future fencing shall be reviewed and approved by Community Development staff to be reviewed in accordance with section 4.2 of the submitted wildlife report. c. Reference Ordinance 12-15 ("Wildlife Ordinance") for new information concerning trash enclosure design. 6. Operational Performance Standards (§7.10) a. While staff appreciates the location of the proposed trash enclosure (rear of lot), we have concerns about the capacity of a single dumpster servicing this number of units and the location (e.g. roughly 300 feet from Unit 1). Provide additional information about how you came to the decision for the current design and confirmation that this with function adequately (e.g. is does one dumpster serve the current units?). 7. Parking and Circulation (§7.11) a. Confirm that each unit will have one parking space inside the garage and one in the driveway (or if double car garages and driveways are proposed). b. The parking space numbering appears to be incorrect for units 5-7 (labeled as eight spaces). c. The proposed lot north of the office building requires one additional space. Four spaces are required for units three and four, with an additional three required for the office building. Please either amend the parking lot or request a Minor Modification for the Planning Commission to consider. If a Minor Modification is requested also include a summary of the building's use and the anticipated number of employees. d. Confirm where employees will park on the site and how many employees will be on site during a typical business day. e. Per our discussion, include a turnaround for backing cars in the lot servicing units one and two. 8. Preliminary Subdivision Plat a. Include draft HOA declarations with the final plat application. b. Per our conversation, include a Limits of Disturbance that will include riparian habitat and wetlands to the west. Construction Plans Must Address: 1. Table 4-8 regarding internal pedestrian walkways being designed to be visually attractive and distinguishable from driving surfaces through use of durable, low-maintenance surface materials such as pavers, brick or scored concrete to enhance pedestrian safety and comfort. Indicate sidewalk materials. 2. §7.2.B Grading Standards. 3. 7.2.0 Restoration of Disturbed Areas 4. Following natural contours Page 2 5. Revegetation methods 6. Topsoil stockpiling 7. 7.2.D.3 Limits of Disturbance — Development Standards and Guidelines. 8. 7.2.D.5 Standards for Protection During Construction. 9. §7.3 Tree and Vegetation Protection. 10. §7.5 Irrigation. Automatic drip irrigation. 11. §7.9 Exterior Lighting. Provide cut sheet, address hours of operation 12. §7.11.0.2 Surfacing and Maintenance 13.7.11 — parking lot striping and markings 14. 7.11 ADA signs and markings (and slope of parking space and access aisle) 15. §7.13 Outdoor Storage Areas, Activities and Mechanical Equipment. 16. Trash enclosure materials, colors and design of screening walls or fences shall conform to those used as predominant materials and colors of the buildings. If such areas are to be covered, then the covering shall conform to those used as predominant materials and colors on the building. 17. §10.5.G.2 Restoration of Disturbed Roadside Areas. 18. §10.I. Restoration of monuments. 19. Appendix D.III.B.10 Driveway Construction Standards. 20. Appendix D.V Sidewalks, Pedestrian Connections and Trails 21. Appendix D.VI Erosion Control 22. Appendix D.VII Tree and Vegetation Protection During Construction and Grading Activities 23. Appendix D.VIII Other Requirements, regarding construction plan approval, quality control, etc. 24. Address signs. 25. Minimization of construction impacts as outlined in the wildlife report. Page 3 Sritv.w. the'1,Cetitilenta and 1. altos cif the &fru I idler rrith Srper-Xi:erne anilSgre*Sen.kidsn PLAN REVIEW COMMENTS Date: October 13, 2015 Project Identification: Riverview Pines Townhomes Development Location: 1150 W Elkhorn Ave. Referral: Riverview Pines Development Plan The Estes Valley Fire Protection District has reviewed the submitted material describing the proposed project referenced above, and approves those plans contingent on compliance with the following requirements: 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 hydrant shall be maintained operational at all times thereafter, unless alternate previsions 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. 3. In accordance with IFC Chapters 5 and 14, approved fire department access shall be provided during all phases of construction, as well as to completed buildings. The criteria for fire department access roads shall be as follows: A. Permanent asphalt or concrete roads shall be installed unless a temporary road surface, such as recycled asphalt or concrete, is approved. B. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus. C. The unobstructed width of a fire apparatus access road shall be not less than 20 feet. D. Turning radii of a fire department access road shall be a minimum of 25 feet inside and 50 feet outside. E. All dead-end roads in excess of 150 feet in length shall be provided with provisions for the turning around of fire apparatus. Fire Marshal will conduct an inspection of the on-site fire apparatus access roads and fire hydrant(s) prior to the issuance of the building permit. Please schedule this inspection at least two (2) business days in advance. 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 Code 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. 901 N. Saint Vrain Avenue • Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 ESTES VALLEY FIRE PROTECTION DISTRICT Nr.1113.3r %I•irli P. anti r :;01COPI wfbik. l'ary. Arponfir Fps. mid &Vow StwrireJ If you have any questions please feel free to contact me. Sincerely, Marc W. Robinson Fire Marshal 970-577-3689 mrobinsonAestesvallevfire.oro 901 N. Saint Vrain Avenue • Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 From: Karen Thompson To: Phil Kleisler Subject Fwd: Replat of T56, Amd Plat of Lot 2, Deer Crest Sub & T 56 & 57, Fall River Add - 1150 W Elkhorn Ave - Riverview Pines DP 2015-07 & Townhome Sub Date: Wednesday, September 30, 2015 9:27:26 AM Karen Thompson Executive Assistant Community Development Department Town of Estes Park Phone: 970-577-3721 Fax: 970-586-0249 kthompson@estes.org Forwarded message From: Hiee-Idler, Gloria <gloria.hice-idler state.co.us> Date: Wed, Sep 30, 2015 at 9:07 AM Subject: Replat of T56, Amd Plat of Lot 2, Deer Crest Sub & T 56 & 57, Fall River Add - 1150 W Elkhorn Ave - Riverview Pines DP 2015-07 & Townhome Sub To: Karen Thompson <kthompsongestmorg> Cc: fnpkropp@hotmail coin, jreetz@cesOccc.com Since it appears that the traffic volume proposed for this redevelopment will decrease the historical volumes, CDOT has no comment. Gloria H ice-Id ler Region 4 Permits Manager Region 4 Permits Unit - Traffic P 970.350.2148 I C 970.381.2475 I F 970.350.2198 1420 2nd Street, Greeley, CO 80631 gloria.hice-idter@state.co.us I www.coloradodotinfo I www.cotrip.org Le On Mon, Sep 28, 2015 at 8:55 PM, Karen Thompson <kthompson gstes.org> wrote: Attached please fmd the guidelines for commenting on the COMPLETENESS of the projects listed above - the Development Plan and the Preliminary Townhome Subdivision Plat. All necessary review documents are also attached for your convenience. Please note this is a resubmittal from earlier this summer. In addition to the site plan and statement of intent, we also have a Wildlife Impact Assessment and Wetland Study. Please let me know if you need copies of those. Comments concerning completeness of both the Development Plan and the Preliminary Subdivision Plat are due on or before Friday, October 2, 2015. Many of you received hard copies of this project at the team meeting on September 26th. Please be sure to include the owner, Fred Kropp (fnpkropp@hotmail.com.) and the applicant, Jes Reetz (jreetz@ces- ccc.com) on your comments. Please let me know if you have any questions. Thank you. Karen Thompson Executive Assistant Community Development Department Town of Estes Park Phone: 970-577-3721 Fax: 970-586-0249 kthommon@estes.org A [P TOWN OF ESTES PAR1c_ Inter-Office Memorandum To: Community Development From: Steve Rusch Date: 10/21/2015 Re: REFERRAL FOR COMMENT: FINAL REVIEW - Replat of T56, Amd Plat of Lot 2, Deer Crest Sub & T 56 & 57, Fall River Add - 1150 W Elkhorn Ave - Riverview Pines DP 2015-07 & Townhome Sub The Utilities Department has the following Review comments for the above application: The above application is accepted but not approved as construction drawings for the line installation or issuance of any building permits. Water: Should project design or scope change during the review process the Water Division reserves the right to request additional information as needed. Water Division fees will be calculated based on the number of water fixtures to be installed. These fees will be calculated at the time of the permit application process. 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. All 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. i [P TOWN OF ESTES PARIc_ 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. • Metering/Tap location plan (drawing) indicating tap locations and sizes, water meter locations and sizes, and buildings served by each. • Show waterline protection at all sanitary and storm sewer conflicts 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 mainlines are required to have a minimum of 10 ft. horizontal separation from both sanitary sewer and storm sewer. Additionally, water mainlines are required to have a minimum 4 ft. horizontal separation from all other utilities. Applicant must schedule a Water Fixture/Dwelling Unit Count with a representative of the Water Division prior to demolition and/or construction to ensure any applicable credit toward additional water fees. Contact the division at 970-577-3625 for scheduling. Any demolition done prior to the fixture count will result in forfeiture of any applicable water tap credits. Each building on this property, new and existing, including 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@estes.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. All existing water service lines must be abandoned at their taps when new proposed fire sprinkler and/or domestic water lines are placed in service. This 4 EP TOWN OF ESTES PAR1c_, Inter-Office Memorandum includes the service to the building to be demoed that has a service crossing the river to the north. For all structures 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 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. A IP TOWN OF ESTES PARIS Inter-Office Memorandum Light & Power: It is assumed that the electric line heading east (outside of the proposed easement) is indeed a service line to be owned by the property owner. If that is not the case, additional easement will be needed. Utilities Department is to meet with the Engineer this week to discuss. • Please schedule a required meet at site with Joe Lockhart, Line Superintendent at (970)577-3613. • All infrastructure 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. Trenching & conduit 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. • The size of the service must be shown on the electrical drawings. • All existing lines must be shown on the electrical drawings. • Transformers/pen cells 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. • 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. ••••••.M., A IP TOWN OF ESTES PARK Inter-Office Memorandum • Permanent meter sockets must be permanently marked with address or unit number. • 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. Memo -- TOWN OF ESTES PARK PUBLIC WORKS' 4 [I) To: Phil Kleisler From: Kevin Ash, PE, Public Works Engineering Manager Date: October 22, 2015 RE: 1150 West Elkhorn Avenue — Riverview Pines Townhome Subdivision & Development Plan Phil — Public Works offers the following conditions on the Riverview Pines Development Plan application as submitted. Transportation: 1. TIA (Cornerstone 1/21/15) demonstrates that the proposed improvements decrease the traffic impacts that currently exist. No Conditions. 2. Pedestrian access sidewalk and path should be provided from Units 5, 6, and 7 to the parking area and sidewalk on the West side of Kropp Court. 3. Applicant is required to submit and get approval of Final Construction Plans before construction of any transportation related infrastructure. Drainage: 1. Preliminary Drainage Report (Cornerstone 1/21/15). 2. The developed drainage flow should be routed through the proposed stormwater filtration pond prior to release from the site. The current site plan needs to demonstrate how developed runoff will be conveyed to this pond (swale/pipe/etc). 3. Proposed flow arrows, slopes and spot elevations should be provided for parking areas, driveways and curb. 4. Off-Site flows from the south Basin A are indicated in the drainage report to route through a swale along the south side of the property and then through a 15" culvert to the river. The submitted site plan contours should define this swale and stormwater routing. Grading should reflect a swale that provides adequate capacity as determined in the drainage report. The 15" pipe should have elevations at the beginning and end. Pipe material should be identified. A manhole should be installed at the bend of the pipe. 5. Water Quality detail needs to be provided. The report indicates filtration and wetlands will provide this water quality. The site plan should indicate where this is located. 6. Applicant is required to submit and get approval of Final Construction Plans before construction of any storm drainage related infrastructure. D Estes Park Sanitation District PO Box 722, Estes Park, CO 80517 Phil Kleisler, Planner li, Town of Estes Park RE: Riverview Pines Townhomes, Minor Modification and Development Plan 6/9/15 Follow up comments: • The proposed minor modification has no impact on the District. • The District has replaced the main line on the north side of Fall River as de- scribed below. A new sewer line river crossing will be required for the proposed development. The crossing is also part of the Streamside Resort development requirements. Both parties will need to work together to accomplish the crossing and the extension of the main line on the south side of Fall River to the Streamside development. As per previous meetings with the Streamside owners the main extension was delayed until this fall of 2015. The District encourages Fred Kropp and Jess Reetz to discuss the main extension with Streamside Re- sorts to better facilitate the project for both parties. • The construction drawings that show the proposed sewer line has not been up- dated to reflect our comments that were provided on 1/19/15. 2/20/15 Follow up comments: • As mentioned previous, Riverview Pines infrastructure improvements were to be included in the improvements that were part of the Sanctuary Development. Since the Sanctuary has withdrawn their development application there is uncer- tainty in the process that will go forward. Main improvements were part of our comments for future development. • The office/ residential unit currently under construction can make grade to their existing service line. • The District has started the replacement of the sewer main on the north side of the river at Riverview Pines. The completion of our work will enable the im- provements to happen that were included in the Sanctuary project. The District encourages the two remaining developments (Riverview Pines and Streamside) to continue their portion of the improvements. 1/29/15 Comments: As per review of the Riverview Pines Townhomes site plan we have the following comments: • The project will participate in the improvements associated with the Sanctuary Development to the west. The District will replace a section of main sewer line that will allow the extension of a new sewer main that this property will access. Not shown on the drawings are manholes that will be installed at all points of Office: 1201 Graves Avenue (970) 586.2866 / Plant: 610 Big Thompson Ave (970) 586.3516 Fax: (970) 586.4712 bend in the extension. We would recommend connecting service lines to the new manholes if feasible. • Separate service line connections for the townhomes are shown with six inch PVC. This is not necessary as four inch PVC for separate service lines on resi- dential units are adequate. • Service lines from two residential properties south of this property extend through this lot. Service lines for 1152/ 1154 W. Elkhorn and 1250 Fall River Rd must be located and extended down the new driveway and reconnected to the main line. The path of the existing lines is not acceptable as shown. A fixture count has been taken of all buildings. As units are demolished the credits can be applied to the new construction. If you have questions, please call me at (970) 586-2866. Thank you - James Duell Office: 1201 Graves Avenue (970) 586.2866 / Plant: 610 Big Thompson Ave (970) 586.3516 Fax: (970) 586.4712 PHONE 970,6E6.2450 FAX 270.526,2459 E-1,4AlL obs@ces-coc.com WEB www.cet-ccc.com 1692 Big Thompson. Suits 200 CORNERSTONE Estes Perk. Colorado 80517 ENGINEERING & SURVEYING, INC. September 23, 2015 Mrs. Alison Chilcott Community Development Director Town of Estes Park P.O. Box 1200 Estes Park, Co. 80517 RE: "Riverview Pines Townhomes" Preliminary Plat Statement of Intent Dear Mrs. Chilcott: Cornerstone Engineering and Surveying, Inc. (CES) on behalf of Mr. Frederick Kropp, are pleased to submit lans and correspondence for the "Preliminary Townhome Plat" of the "Replat of Tract 56, Amended Plat of Lot2, Deer Crest Subdivision and Tracts 56 and 57, Fall River Addition to the Town of Estes Park". EXISTING CONDITIONS Presently, the property is developed with four (4) separate structures and an office currently under construction. The structures existing on the property consist of an existing office with an attached dwelling unit, garage/shop, 6-plex and a 12-plex motel. The existing office with attached dwelling unit, 6-plex and 12-plex will be demolished as part of the proposed development plan. The property is currently a single lot. PROJECT DESCRIPTION The proposed development will consist of nine (9) townhome units with a mix of 2-family and single family dwellings. The property will be subdivided to consist of "Townhome" lots that will correlate with the proposed development plan. A table has been provided that delineates the 80% maximum impervious coverage for the proposed townhome lot (EVDC 10.5.H.7.e). ACCESS Access to the property is off of East Elkhorn Avenue. Improvements are proposed at the existing intersection to allow for emergency access movements into and out of the subject property. An emergency access easement is proposed to access Lot 2 Deercrest (Streamside Condominiums). The easement is to be reciprocal and will be finalized upon approval of the proposed development plan. PHONE 970.586.2458 FAX 970.586.2459 E-MAIL ces@ces-ccc.com WEB INK V..CEL-CCC.COM 16g2 Blo Thompson, Su[ts 200 CORNERSTONE Estes Park, Colorado ROW ENGINEERING & SURVEYING. November 12, 2015 Mrs. Alison Chilcott Community Development Director Town of Estes Park P.O. Box 1200 Estes Park, Co. 80517 RE: "Riverview Pines Townhomes" Statement of Intent-Addendum Dear Mrs. Chilcott: Questions have been raised regarding the proposed use of the Riverview Pines Townhome development. Please see below clarification of the intended use of the proposed development. PROPOSED USE The Riverview Pines Townhome Plat will create individual townhome lots within the subject property. These its may be purchased prior to or after construction of the proposed units shown on the development plan. Jnits may be used as residential properties with owner's occupying the unit, or used as accommodation rentals. Until such time that lots are sold, the applicant will construct and operate the units as resort cabins with the "Office" being used by the property managers. Proposed Lot 8 as shown on the Riverview Pines Townhome Plat, is being platted to be sold with the future property owner being granted the ability to designkonstruct a custom home or accommodation rental. Please contact us if you have any questions. Sincerely, Jes Reetz Planner 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:k-TpiTtyl_ Alio/1p F-7-6-ft Signatures: Record Owner Applicant if Applicant PLEASE PRINT. Date 67.. 2 y - Date 3 2 v. Li; Record Owner(s) Fred Kropp Mailing Address P.O. Box 4545, Estes Park, CO 80517 Phone (970) 227-1368 Cell Phone Fax Email FNPKr000nhotmail.com Applicant Fred Kropp Mailing Address P.O. Box 4545, Estes Park, CO 80517 Phone (970) 227-1368 Cell Phone Fax Email FNPKrocio4hotmail.com Consultant/EngineerCornerstone Engineering & Surveying, Inc. - Jes Reetz Mailing Address 1692 Big Thompson Ave.. Spite 200. Estes Park. CO 80517 Phone (970) 586-2458 Cell Phone Fax (970) 586-2459 Email jreetz©ces-ccc.com 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.ora/ComDev/Schedules&Fees/PlanningApplicationFeeSchedule.adf All requests for refunds must be made in writing. All fees are due at the time of submittal. Revised 2011.11.16 KT Riverview Pines DP & TH P 2015-07 Resubmittal,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 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 5 234TH ST GRETNA NE 68028 DEAN EMILY 1050 5 MONARC PKWY UNIT 621 DENVER CO 80224 DYKES B W REVOCABLE TRUST 5184 VALHALLA ST SPRINGDALE AR 72764 DYKES JAMES JOSEPH/TIFFANY RAE 1816 WINDSOR AVE SPRINGDALE AR 72764 FORTNER RICHARD G/CONNIE M PO BOX 632 BYERS CO 80103 FRASER ROBERT N/SANDRA E 15541 E CORNELL AVE AURORA CO 80013 GEISLER & HENRICHSON 1936 N CLARMAR AVE FREMONT NE 68025 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 KlESLING MARY 3 2406 12TH AVE GREELEY CO 80631 KROPP FREDERICK L/PAMELA J PO BOX 4545 ESTES PARK CO 80517 KURZ WESTO S/KRISTIN L 30941 ROCKY RD GREELEY CO 80631 LAYNE MARGARET A 1513 W DESERT JEWELL CT GREEN VALLEY AZ 85614 LECLERC MICHELLE PO BOX 2495 ESTES PARK CO 80517 LEVERING CHRISTOPHER & PAULA 1130 W ELKHORN AVE 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 & HECKEL CATH 2965 JUILLIARD ST BOULDER CO 80305 NIERSTHEIMER ESTER M & KIM 2650 N PARKWAY DR PEKIN IL 61554 PENSCO TRUST COMPANY - MICHEL MIC PO BOX 173859 DENVER CO 80217 PERRY MARK/R ANN TRUST 490 FALL RIVER LN ESTES PARK CO 80517 PRAKASH SAMIT & 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 12A LLC 9751 ENCHANTED POINTE LN BOCA RATON FL 33496 RIVERWOOD ON FALL RIVER ESTES PARK LLC 1888 FALL RIVER RD ESTES PARK CO 80517 RIVERWOOD ON FALL RIVER ESTES PARK LLC 6335 WOODLAND HILL CT LOVELAND CO 80537 RIVERWOOD ON FALL RIVER INC 525 FALL RIVER LN ESTES PARK CO 80517 ROBINSON CHRISTIANE & BRYANT 10303 CEDAR SPRING LN CULPEPER VA 22701 ROBINSON TERRY A & MARY 33801 SIASCONSET RD WINDSOR CO 80550 ROSS BOYDYNE M 83 NOME WAY UNIT C AURORA CO 80012 TWO DEER INC PO BOX 1768 ESTES PARK CO 80517 UNITED STATES OF AMERICA - NPS PO BOX 728 SANTA FE NM 87504 VAN HORN WILLIAM G PO BOX 456 ESTES PARK CO 80517 WILLIAMS JEFFREY A/DENISE E 8633 S 98TH CIR LAVISTA NE 68128 WUELLNER SUSAN E/LARRY D Riveri&MfigHP & TH Sub DP 2015-07 RANTArthl.xls MA 01450 Mountain Meadow Preliminary Subdivision Plat 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 EP ESTES VALLEY PLANNING COMMISSION MEETING DATE & LOCATION: December 15, 2015, 1:30 PM; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST: This application is a request to preliminary plat 15 single- family residential lots located in the A-1 (Accommodations/Low Intensity) zone district. The title of the subdivision is: Mountain Meadow Subdivision — Portion of SE 'A of the SE 14 and Portion of NE 1/4 of the SE 1/4 of Section 16, Township 5 North, Range 73 West of the 6th P.M., Larimer County, Colorado. 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: 1570 Fish Hatchery Road, within the unincorporated Estes Valley and adjacent to Town of Estes Park boundary. OWNER/APPLICANT: Sanctuary, LLC (Mark Theiss) CONSULTANT/ENGINEER: Primary Contact: David Bangs, Van Horn Engineering STAFF CONTACT: Audem Gonzales, Planner I This staff report SITE DATEA TABLE: Surveyor: Van Horn Engineering (Lonnie Sheldon) Parcel Number: 3516400017 & 3516400008 Development Area: Approx, 6.17 acres Existing Land Use: 26 structures — small cabins, mobile homes and sheds Proposed Land Use: 15 single-family homes Zoning Designation: A-1 Accommodations/Low Intensity (non- residential district, 15,000 sq. ft. minimum lot size) Adjacent Zoning: East: A-1 Accommodations/Low Intensity North: A-1 Accommodations/Low Intensity West: A-1 and A (Accommodations/High intensity) South: A-1 Accommodations/Low Intensity Adjacent Land Uses: East: Single-family residential North: Single-family residential West: Accommodations South: Single-family residential Services: Water: Well (proposed to be Town of Estes Park) Sewer: Upper Thompson Sanitation District (no change) PROJECT DESCRIPTION & REVIEW PROCESS: This application is a request to preliminary plat 15 single-family residential lots zoned A-1 within the unincorporated Estes Valley. The property currently consists of two separate parcels. The 6.17 acre proposed subdivision is located adjacent to the Town of Estes Park boundary and is required to annex into Town limits during the Final Plat phase. Maximum allowed density for this property is 24 units, if built as an accommodations 'cabin resort operation. The proposed subdivision allows for one unit to be built per lot, with each lot being a minimum of 15,000 square feet. Therefore this proposed subdivision will reduce the potential density on this property from 24 to 15 units. 14 lots will receive access from proposed Barking Dog Lane that will access from Fish Hatchery Road. 1 lot will receive access from Fish Hatchery Road. Water, sewer, and electric utilities will be extended and/or established to serve the proposed subdivision. 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. All subdivision applications shall demonstrate compliance with the standards and criteria set forth in Chapter 10, 'Subdivision Standards". Preliminary Plat applications do not fall within the parameters of staff-level review, and will be reviewed by the Estes Valley Planning Commission and Larimer County Board of County Commissioners. The final subdivision plat application will be reviewed by the Town of Estes Park Town Board as the subdivision will undergo annexation during the final plat stage. Decision Making Body (Preliminary Plat): Board of County Commissioners REVIEW CRITERIA: Depending upon the complexity of the project, this section may be a brief summary of the standards of review or may involve a more detailed analysis of the standards based upon issue relevant to any particular project. 1. Lots. This proposal compiles with lot dimension/configuration standards set forth in Section 10.4 of the EVDC. Estes Valley Planning Commission, December 15 2015 Page 2 of 7 gi Mountain Meadow Preliminary Subdivision Plat 2. Grading and Site Disturbance. Limits of Disturbance. Section 10.5.8.2 requires that limits of disturbance (LOD) be established with the subdivision of land. These have been delineated on the plat. 3. Tree and Vegetation Protection. The applicant/owner is hereby notified that if significant trees are removed, now or in the future, replacement is required in accordance with EVDC §7.3 Tree and Vegetation Protection. EVDC Appendix D.VIl applies to this subdivision. This includes the root protection standards for installation of utilities and drives. 4. Public Trails/Private Open Space. Staff is requiring a 10' concrete trail along Fish Hatchery Road with a 5' maintained separation from the edge of asphalt. This portion of the trail will become part of the Fall Creek Trail. A 5' concrete sidewalk is proposed along the southern edge of Barking Dog Lane. The sidewalk width and location meet the standards of Appendix D. Subdivisions in residential zone districts require open space dedication, while subdivisions in non-residential zone districts do not. This subdivision is located within the A-1 zone district and is not required to dedicate open space. 5. Geologic and Wildfire Hazard Areas. This request has been reviewed by the Colorado Geological Survey and the Larimer County Emergency Services Specialist (wildfire). The site is within mapped "alluvial debris fan" and wildfire hazard areas. Geologic Hazard. The Colorado Geological Survey reviewed the "Geologic Information" provided by Van Horn Engineering and would like to see the Geologic Hazard Analysis Report being prepared by Earth Engineering Resources prior to final platting. The CGS's review indicated that the site is not exposed to any geologic hazards that would preclude the proposed residential use and lot layout. The Geological Survey suggested: a. A qualified geotechnical professional should determine maximum allowable, un-retained temporary and permanent cut slope heights and angles. b. Retaining walls, building foundations, and upslope walls that will function as retaining walls must be designed by a qualified geotechnical or civil engineer, and must include adequate behind-wall drainage. Wildfire Hazard. The Larimer County Emergency Services Specialist has reviewed the proposed subdivision and Wildfire Mitigation Plan, and has suggested that the homes be required to create a defensible space (specifically the homes proposed on lots 3-8). This will reduce the wildfire danger throughout the property. Estes Valley Planning Commission, December 15 2015 Page 3 of 7 Mountain Meadow Preliminary Subdivision Plat 6. Wildlife. This request has been reviewed by the Colorado Division of Parks/Wildlife. The site is within mapped deer and mountain lion habitat. The CO. Division of Parks/Wildlife suggested: a. Fencing used to protect trees and vegetation should be at least 6 feet from the tree/plant to ensure an animal will not try to reach for it. b. Fencing material should be wire or woven wire for durability. c. Fencing should have T posts or wooden posts for durability. 7 Water. The subdivider is proposing to install water mains, service lines, fire hydrants and appurtenances in accordance with the current water design and construction standards of the Town. An 8" water main will be extended from the Fish Hatchery Road water main and will loop through the subdivision under the proposed Barking Dog Lane. It is recommended that the existing well be abandoned. 20 foot easements are required for all water main lines and hydrants. 8. Fire Protection. An existing fire hydrant is located north of the property line along Fish Hatchery Road, which will also be near the new driveway access for proposed lot 10. Two proposed fire hydrants will be installed with the subdivision. One new fire hydrant location is proposed east of the west entrance of Barking Dog Lane in front of lot 16 and a second hydrant is proposed south of Barking Dog Lane in front of lot 13. 9. Electric. The subdivider shall install electric service and distribution systems and the street lighting system as determined by the Town. There are existing overhead power lines and poles on the site that will continue to be used and/or removed. Currently, lines and poles run from the east to west through the proposed subdivision. An overhead line and pole run through proposed Barking Dog Log and will be relocated onto lot 10. All new electric construction will be undergrounded. All Town of Estes Park Light and Power lines, (Primary/Secondary) will be located within utility easements. 10. Sanitary Sewer. Currently the proposed subdivision site contains a sewer main via a 20 foot easement. A sanitary sewer main extension is proposed to extend westward from the existing main via a new 20 foot easement. New sewer mains are also proposed in the lower half of Barking Dog Lane. 11. Stormwater Drainage. The submitted stormwater plan indicates the need for a detention pond located at the southeast corner of the property. Existing conditions sheet flow across the site and are proposed to be maintained within the buildings draining to the street and collected by curb and gutter. A 24' storm sewer system is proposed at the northern area of this subdivision which will collect water from Barking Dog Lane and convey it n Estes Valley Planning Commission, December 15 2015 Page 4 of 7 Mountain Meadow Preliminary Subdivision Plat easterly with a discharge point on Lot 10. This storm sewer system will be located within a drainage easement. All flows are to be conveyed to a proposed 3,000 CF detention pond to limit discharge to the historic rate of flow. Water quality is provided by grass buffers and grass lined channels prior to being discharged downstream via an existing 18' culvert crossing Fish Hatchery Road. 12. Access. Access to the subdivision is proposed to come off Fish Hatchery Road via a new looped street. Barking Dog Lane will be a 24 foot wide paved street within a 45 foot wide dedicated public right-of-way. 14 of the 15 proposed lots will be accessed from Barking Dog Lane. Lot 11 will have access onto Fish Hatchery Road, although discouraged, this access point was found to be acceptable by Town staff. Since Barking Dog Lane will be dedicated as public right-of-way, it shall be maintained by the Town of Estes Park. Barking Dog Lane meets Local Street requirements in regard to surfacing and width. 13. Public Right-Of-Way. The deeded boundary is currently the centerline of Fish Hatchery Road, with 30' of public right-of-way to the north. With this preliminary plat, an additional 30' of right-of-way shall be dedicated, which makes room for Fish Hatchery Road and a trail. The dedicated ROW extends south from the centerline of Fish Hatchery Road. 60' is the standard width for a Collector Street per Appendix D of the EVDC. 14. Annexation. An annexation petition may be totally voluntary or may be required of property owners due to the following two circumstances: a. Section 13-24-120 (b) of the Municipal Code - regarding water service outside of the boundaries of the Town: This section allows the Town to require property be annexed if it applies for water service including changing or enlargement of service and is eligible for annexation. b. Pursuant to Section V of the IGA between the Town and County in 2000, the Town has the right to require an annexation petition be filed if the property is eligible for annexation and the proposed development meets one of the four listed criteria; This proposal meets the first criteria listed: 1. Subdivision of five (5) or more lots for residential use. Annexation will be required during the Final Plat stage of this subdivision. REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. No significant issues or concerns were expressed by reviewing staff relative to code compliance or the provision of public services. The following emails and memos are included as part of this staff report. • Estes Valley Fire Protection District memo dated October 27, 2015 • Upper Thompson Sanitation District memo dated November 2, 2015 in Estes Valley Planning Commission, December 15 2015 Page 5 of 7 La Mountain Meadow Preliminary Subdivision Plat • Larimer County Emergency Services Specialist email dated November 3, 2015 • Town of Estes Park Community Development Department memo dated November 11, 2015 • Larimer County Department of Health and Environment memo dated November 16, 2015 • Town of Estes Park Public Works memo dated November 20, 2015 • Town of Estes Park Utilities Department and Light and Power Division memo dated November 19, 2015 • Colorado Geological Survey memo dated November 21, 2015 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 December 1, 2015, no formal written comments have been received for this application package. Written comments will be posted to www.estes.orq/currentapplications if received after December 1s' and summarized in the staff presentation. STAFF FINDINGS: Based on the foregoing, staff finds: 1. With the conditions of approval listed, this proposal will comply with all applicable sections of the Estes Valley Development Code. 2. Adequate public facilities can be made available to serve the proposed subdivision. 3. The proposed lot configuration will reduce the maximum allowed density from 24 units to 15. 4. A development agreement will need to be reviewed and approved by Public Works prior to Final Plat approval by the Town Board. This agreement will need to include the cost for utilities. 5. This request has been submitted to all applicable reviewing agency staff for consideration and comment. No significant issues or concerns were expressed by reviewing staff relative to code compliance or the provision of public services. 6. This subdivision is subject to compliance with applicable sections of the EVDC. These include, but are not limited to: Chapter 3 "Review Procedures and Standards", Chapter 7 "General Development Standards", Chapter 10 "Subdivision Standards", Appendix B "Submittal Requirements, Appendix D "Road Design and Construction Standards". 7. This is a Planning Commission recommendation to the Board of County Commissioners. RECOMMENDATION: Staff recommends APPROVAL of the proposed Mountain Meadow Preliminary Subdivision Plat CONDITIONAL TO: 1. Compliance with memo from the Estes valley Hre Protection District dated October 27, 2015 Estes Valley Planning Commission, December 15 2015 Page 6 of 7 Mountain Meadow Preliminary Subdivision Plat 2. Compliance with memo trom Upper Thompson Sanitation District dated November 2, 2015 3. Compliance with memo from Town of Estes Park Public Works dated November 11, 2015 4. Compliance with memo from Town of Estes Park Utilities Department and Light and Power Division dated November 19, 2015 5. The Geologic Hazard Analysis Report shall be submitted to staff before Final Plat approval 6. Labels shall be included on the preliminary plat for trail along Fish Hatchery Road 7. Lot 10 and 11 shall provide easements for the proposed trail that crosses onto the lots 8. Lot area sq. ft. shall be adjusted for Lot 10 and 11 for trail easement 9. Copy of application to the Northern Water Conservancy District shall be submitted with the final plat 10. Dedicated right-of-way for Fish Hatchery Road shall be in place prior to the recording of the final plat SAMPLE MOTIONS: I move to recommend APPROVAL (or denial) of the "Mountain Meadow Preliminary Subdivision Plat, 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). 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. Reviewing Agency Comments 3. Statement of Intent 4. Application 5. Preliminary Plat Estes Valley Planning Commission, December 15 2015 Page 7 of 7 Mountain Meadow Preliminary Subdivision Rat 2760 2760 2760 2760 A 1595 1595 ••••• ...•111.11/1•4.1••••••111•11.1••••••••• Town of Estes Park Community Development Vicinity Map STES PARK COLORADO Project Name: Mountain Meadow Preliminary Subdivision Plat Project Demerintion- Create 15 single-family lots Petitioner(s). Sanctuary, LLC Vicin ity Map 1 in = 167 ft 0 80 160 Feet 2826 276027602760 27602760 276027602760 27602760 276027602760 27602760 276427602760 2760 2820 1605 4%, 1605 2816 2700 1591 A _ 1 1590 - • • `~•- 2690 • -.. -1565 FlSH HATCHERY 1513 1523 1590 Mountain Meadow Subdivision Area -6.17 acres A-1 1524 1600 A Subdivision Location Printed: 12/1/2015 Created By: Audem Gonzales Subject Property Parealo-Larimer Li Town Boundary F D RS VatEt FIRE PROTECTION DISTRICT .15e orr I... ;' PLAN REVIEW COMMENTS Date: October 27, 2015 Project Identification: Mountain Meadow Location: 1570 Fish Hatchery Rd. Referral: Mountain Meadow Prelim Sub Plat Metes & Bonds (Step 2) The Estes Valley Fire Protection District has reviewed the submitted material describing the proposed project referenced above, and approves those plans contingent on compliance with the following requirements (conditions of approval): Prior to the issuance of a building permit the following requirements shall be met: 1. The new required fire hydrants 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. 2. In accordance with IFC Chapters 5 and 14, approved fire department access shall be provided during all phases of construction, as well as to completed buildings. The criteria for fire department access roads shall be as follows: A. Permanent asphalt or concrete roads shall be installed unless a temporary road surface, such as recycled asphalt or concrete, is approved. B. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus. C. The unobstructed width of a fire apparatus access road shall be not less than 20 feet. D. Turning radii of a fire department access road shall be a minimum of 25 feet inside and 50 feet outside. E. All dead-end roads in excess of 150 feet in length shall provide adequate space for fire apparatus to turn around. F. Emergency access gates shall be located a minimum of 40 feet back from the adjacent street flow line. Swinging gates must open in the direction of ingress to the site. Gates must have a minimum opening width of 20 feet Emergency only access gates shall have approved signage marked: 3. Fire Hydrants shall be placed in such a manner that the fire hydrant is facing the fire apparatus access road (fire lane) or adjacent public street. 4. 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. 901 N. Saint Vrain Avenue • Estes Park, CO 80517 P-970-577-0900 • F-970-577-0923 F ESTES VALLEY FIRE PROTECTION DISTRICT ,11,• • pi rib to• 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 mrobinsonaestesvallevfire.orq 901 N. Saint Vrain Avenue • Estes Park, CO 80517 P-970-577-0900 • F-970-577-0923 P.O. Box 588 • Estes Perk, CO 80517 Ph: 970-586-4544 • Fax 970-586-1049 twev.utsd.org November 02, 2015 Phil Kleisler, Planner II Town of Estes Park P.O. Box 1200 Estes Park, CO 80517 Re: Mountain Meadow Prelim Sub Plat Metes & Bounds 1750 Fish Hatchery Road Dear Phil: The Upper Thompson Sanitation District submits the following general comments for the above referenced property: 1. The subject property is within 400 ft. of the District's sewer system, requiring an extension of the collection main. The applicant shall provide drawings showing the location of the proposed sewer main extension. The sewer system extension shall be designed and constructed in accordance with Upper Thompson Sanitation District Rules and Regulations. 2. Plans to construct the sewer system extension will require District review and approval in accordance with Section 6 of Rules and Regulations. The requirements for planning, easements, preliminary design, final design, construction, as-builts, and maintenance for the sanitary sewer extension are provided in Section 6 of the Rules and Regulations. Additional wastewater collection system specifications for use with the sanitary sewer system extension are provided in Appendix C of the Rules and Regulations. 3. Private lateral sewers shall be constructed in accordance with Appendix B — Lateral Sewer Specifications of the District's Rules and Regulations. Please include information regarding the private lateral sewer with the sewer system extension submittal. 4. District personnel will determine plant investment fees due. Plant investment and permit fees are due before connection is made to the collection system. A pre-inventory (before Environmental Protection Through Wastewater Collection and Treatment demolition) of fixture units will need to be performed by a District representative in order to quantify credits on new construction. 5. Construction plans that are not signed by the engineer will not be considered as official construction plans. 6. The customer shall schedule a pre-construction conference with the District prior to construction. 7. A Warranty Agreement and an Application for Acceptance of the collection main must be signed before the District will allow a connection to the system. 8. The District will require a dedicated 20 foot easement exclusive to the main line portion prior to connection and acceptance of the main line. 9. The District will not allow the placement of any landscaping (especially trees) and the impounding of water on the easement. Fencing or any other structures on easement must be designed in a way to allow the access of District vehicles to maintain the collection line. If you have any questions or need further assistance, please do not hesitate to contact us. Respectfully, j14/1 Todd Krula Lines Superintendent Upper Thompson Sanitation District Environmental Protection Through Wastewater Collection and Treatment Town of Estes Park Mail • Mountain Meadow Subdivision Page 1 of 1 Audem Gonzales <agonzales@estes.org> r Mountain Meadow Subdivision I message Tony Simons <simonsap@co.larimer.co.us> Tue, Nov 3, 2015 at 1:37 PM To: Audem Gonzales <agonzales@estes.org>, Tony Simons <sirnonsap@co.larimer.co.us > Audem, I have had the opportunity to review the Wildfire Mitigation Plan for the Mountain Meadow Subdivision. The homes that are proposed will be required to create a defensible space (specifically the homes proposed on lots 3-8) this will only reduce the wildfire danger throughout the property. At this time I do not have any additions to the plan and accept the plan as complete. Thanks you for the opportunity to review the plan. Tony Simons Emergency Services Specialist Larimer County Sheriffs Office 970-498-5303 https://mail.googie.comirnail/?ui-2&ik=c0a7e0f533&vievv—pt&q—mountainV020meadow... 11/5/2015 EP TOWN OF ESTES PARK November 11, 2015 David Bangs Van Horn Engineering and Surveying, Inc. 1043 Fish Creek Road Estes Park, CO 80517 Re: Mountain Meadows Subdivision Preliminary Plat 1570 Fish Hatchery Road Estes Park, CO Dear Mr. Bangs: Below are the planning division review comments for the above mentioned subdivision project: Review Comments: 1. Label sidewalk and width along Fish Hatchery Road 2. Lots abutting Fish Hatchery Road (Arterial) shall have a setback of 25 feet from the property line. For corner lots, all sides of the lot with street frontage shall be required to establish the applicable front yard setback. The front yard setback from Barking Dog Lane (other street) shall be 15 feet. 3. For Lot 10 & 11, the property line for these lots is from the public ROW. Currently the lot lines are shown within ROW. Please adjust acreage of those lots. 4. All permanent monuments and property pins shall be placed prior to the approval of the final map or plat by the Boards. This is just the preliminary plat stage. Please be advised, this is not a complete review. Additional EVDC standards may need to be addressed. Additional correspondence will follow concerning the review, and additional information may be requested during the review process. Should you have any questions or comments regarding this matter, please feel free to contact me at 577-3729 at your convenience. Sincerely, 11-S-711&- Audem Gonzales Planner I • A.;•=9911 kdrnirddirriiivri /own Administrator Public Information Administrative Services Town Clerk Human Resources Community Development Building Safety Code Enforcement Planning/Zoning Community Services Fairgrounds & Events Museum Senior Center Visitor Services Finance P.0 Box 1747 Utility Billing Police P.O.Box 1281 Public Works Engineering Facilities Fleet Parks Streets Utilities it Light and Power /Voter 170 MACC;RECOR AVE. I P.O. BON 1200 ESTES PARK. co 80517 F PH 970 58(3 5331 www t-stes.org. DEPARTMENT OF HEALTH AND ENVIRONMENT LARIMER COUNTY‘ 1.1.1 1525 Blue Spruce Drive Fort Collins, Colorado 80524-2004 General Health (970) 498-8700 Environmental Health (970) 498-6775 Fax (970) 498-6772 AM= To: Audem Gonzales, Town of Estes Park From: Doug Ryan, Environmental Health Planr F)V1341` Date: November 16, 2015 Subject: Mountain Meadow Preliminary Plat The Mountain Meadow Preliminary Plat is a proposal to redevelop a 6.17 acre parcel at 1570 Fish Hatchery Road in 15 lots for single family dwellings. Water and Sewer. Water and sewer are to be provided through the Town of Estes Park and the Upper Thompson Sanitation District. We concur that these are the appropriate providers to assure adequate utilities. Demolition. This site contains several structures that will be demolished to make way for the new building. Prior to demolition of existing buildings, it is necessary to inspect the structures for possible asbestos containing building materials (ACBM) and comply with notification and abatement requirements of the Air Pollution Control Division at the Colorado Department of Public Health and Environment. Regulation 8, Part B, Section III, #6 requires inspection of structures for ACBM by a certified Asbestos Building Inspector, and, when necessary, verification of the removal and disposal of asbestos containing materials prior to demolition. This state level requirement is in addition to any Building Department demolition permit. Information about this issue is available at the State's website at: httos://www.colorado.govipacific/cdphe/cateeories/services-and- information/environment/asbestos. Stormwater Management during Construction. All construction activities are required to obtain coverage under a State level stormwater management permit if they disturb one or more acres of land. The permits are administered by the Colorado Department of Public Health and Environment, Water Quality Control Division. The main pollutant of concern for construction activities is sediment. The permits require holders to control or eliminate the sources of pollutants in stormwater through the implementation of a Stormwater Management Plan, developed as part of the application process. These Stormwater Management Plans must include best management practices (BMPs) that include treatment of stormwater discharges along with source reductions. The permit application and guidance documents are available from the Water Quality Control Division, which can be accessed through the Department's website at https://www.colorado.gov/pacific/cdphe/news/water-oualitv-permits. Thank you for the opportunity to comment on this proposal. I can be reached at (970) 498- 6777 if there are questions about any of these topics. Cc: David Bangs, Van Horne Engineering and Surveying Mark Theiss, Sanctuary LLC Page 2 of 2 rt TOWN OF ESTES PARJ Memo rit-i;ji,,tu; Wc:- To: Community Development From: Kevin Ash, PE, Public Works Engineering Manager Greg Muhonen, PE, Director of Public Works Date: November 20, 2015 RE: Mountain Meadow Subdivision — Development Plan/Plat Public Works offers the following comments and conditions on the Mountain Meadow Subdivision — Development Plan application as submitted. Comments and Conditions are applicable for plans received on October 21, 2015. Transportation: 1. Comment: 20' Off-site Road Easement along south side of Parcel A and proposed Lot 11 is not intended for use of this property residents (per November 16, 2015 letter from adjacent property owner). This should be confirmed and identified as such on the plat. 2. Condition: Trail along Fish Hatchery Road should be 10' concrete and maintain a 5' separation from the edge of asphalt. 3. Condition: Trail crossings will require ADA compliant curb ramps. 4. Condition: Fish Hatchery Road will require curb and gutter along the edge of asphalt. 5. Condition: Grading Plan should provide a code compliant driveway slope for all lots. Drainage: PRELIMINARY DRAINAGE REPORT (Van Horn Engineering, October 22, 2015). Condition: Public R.O.W. drainage along Fish Hatchery Road should stay in Fish Hatchery Road and not become part of the privately owned and maintained storm drainage infrastructure. Crosspans, flow arrows and grades at the road intersections should keep public drainage in the r.o.w. Basin delineation should identify this. TOWN of ESTES PARK Inter-Office Memorandum To: Community Development From: Steve Rusch Date: 11119/2015 Re: REFERRAL FOR COMMENT: FINAL REVIEW - METES & BOUNDS LOCATED AT 1570 FISH HATCHERY RD - MOUNTAIN MEADOW PRELIMINARY SUBDIVISION PLAT The Utilities Department has the following Completeness Review comments for the above application: The above application is accepted for this stage of the review process, but not approved as construction drawings for line installation or issuance of any building permits. Water Division: For verification, this property must show proof of inclusion in the Northern Colorado Water Conservancy District and Municipal Subdistrict of the Northern Water Conservancy District. 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. 20 foot easements are required for all water main lines and hydrants 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. All 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. r rOWN OF ES TES 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. • MeteringfTap location plan (drawing) indicating tap locations and sizes, water meter locations and sizes, and buildings served by each. • Contact numbers of the firm or person acting as Utility Construction Manager for the project. 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. It is recommended that the existing well be abandoned. If the developer chooses to keep the well, approved backflow prevention is required and must complete a passing test annually as long as the well exists. 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 677-3626 or sruschaestes.org 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: N • -CP TOWN OF ESTES Pic_ Inter-Office Memorandum • 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 1Oft/sec. Pipe Size Flow Rate 2" 100 gpm 390 gpm 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. TOWN or ESTES PARIc_ Inter-Office Memorandum Light and Power: Light and Power approves this plan with conditions. The following criteria must be met prior to construction drawing approval. Electric services are too far from the proposed transformer to be accepted as proposed. This must be reconfigured on the construction drawings and approved by the Town's Line Superintendent. • 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. ransformers cannot be placed more than 250 feet from the building being • -serviced • All new meter cans must have a b ass 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 Oft 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. TOWN OF ES1 ES PARIc_ Inter-Office Memorandum • 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. • 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. • 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. COLORADO GEOLOGICAL SURVEY 1801 19th Street Golden, Colorado 80401 Karen Berry State Geologist November 21, 2015 Audem Gonzales Town of Estes Park Community Development Department 170 MacGregor Ave. Estes Park, CO 80517 Subject: Mountain Meadow Subdivision — Preliminary Plat Town of Estes Park, Lorimer County, CO; CGS Unique No. LM-16-0006 Dear Mr. Gonzales: Location: SE1/4 Section 16, T5N, R73W of the 6th P.M. 40.3977, -105.5740 Colorado Geological Survey (CGS) has reviewed the Mountain Meadow Subdivision Preliminary Flat referral. With this referral, we received a request for CGS review (October 30, 2015), a copy of the Development Review Application (signed October 21, 2015), a Statement of Intent (October 21, 2015), Sheets 1 and 2 of the Preliminary Plat (Van Horn Engineering and Surveying, October 21, 2015), and a "Geologic Information for 1570 Fish Hatchery Road" letter (Van Horn, October 21, 2015). We understand the applicant proposes to subdivide approximately 6.2 acres located at 1570 Fish Hatchery Road, creating 15 single family residential lots of 0.34 to 0.46 acres each. The site contains cabins/manufactured homes which will be removed as part of the proposed development. Our review indicates that the site is not exposed to any geologic hazards that would preclude the proposed residential use and lot layout. Van Horn states (page 2 of their Geologic Information letter) that Earth Engineering Resources is preparing a Geologic Hazard Analysis Report. CGS would like to review this when available. Mapped debris fan. Geologic hazard mapping indicates that the site is located on a debris fan, and may be exposed to a debris flow/debris flood hazard. Drainages capable of conveying debris/mud flows are located immediately southwest and southeast of the proposed Mountain Meadows Subdivision. Homes should not be located in or near these drainages. Earth Engineering Resources should evaluate the potential debris flow/mud flow/debris flood hazard on this site and make recommendations regarding avoidance or mitigation, if a hazard is determined to be present. Rockfall. Under current conditions, the site does not appear to be exposed to a rockfall hazard. Construction-related slope instability. Sheet I of the preliminary plat indicates that proposed building envelopes are located outside of steep slope areas. However, construction-related slope instability is a concern, especially on the upslope side of foundation excavations on proposed lots 3 through 7. • A qualified geotechnical professional should determine maximum allowable, unretained temporary and permanent cut slope heights and angles. • Retaining walls, building foundations, and upslope walls that will function as retaining walls must be designed by a qualified geotechnical or civil engineer, and must include adequate behind-wall drainage. LM.16.O006 I Mountain Meadow 529 PM.11,21/2015 Audem Gonzales November 21, 2015 Page 2 of 2 Thank you for the opportunity to review and comment on this project. If you have questions, need clarification of issues identified during this review, or require further review, please call me at (303) 384-2643, or e-mail earlson@mines.edu. Jill 'Carlson, C.E.G. Engineering Geologist 1.M.16.0006. i Mountain Meadow 5:29 M.1)/212015 STATEMENT OF INTENT MOUNTAIN MEADOW PRELIMINARY SUBDIVISION PAT October 21, 2015 Mountain Meadow is a Single Family Residential Development and Subdivision located at 1570 Fish Hatchery Road. The property is currently for residential use. It is proposed to be redeveloped as 15 single family residential lots. The development plan and preliminary plat are being submitted for approval. The applicant is The Sanctuary, LLC. Easements for features and utilities related to the proposed construction (Development Plan) are proposed to be dedicated with this Subdivision Plat as shown. Right of way as agreed upon during the development plan process is proposed to be dedicated with this plat as well. Due to all the construction activity that is necessary, we are requesting that the interior monuments of this subdivision not be required to be set prior to the recording of the plat. This is an Estes Valley Development Code requirement, but not a requirement by Colorado Revised Statutes. We are requesting that the interior monuments be set after the construction activity. All monumentation will meet the Colorado Revised Statutes which include monumenting a lot prior to the sale of a lot. We will monument any lot prior to requesting a certificate of occupancy for a structure on the lot as well. Chapter 10 of the Estes Valley Development Code provides Subdivision Standards for the Estes Valley. In that standard there are purposes which are achieved by the design of this parcel, namely: • Orderly growth and harmonious development (neighborhood compatibility), • Adequate and efficient street system (connecting road with two accesses and driveways), • Individual livable property lots (single family lots with separate utility service lines), • Adequate, health and safe provisions for water, electric, drainage, and sewer (utility mains provided), • Protection of sensitive environmental areas and hazard areas (steep slopes at south side of property are protected by limits of disturbance), • Adequate areas of open space (meeting code required impervious coverage). • Mitigation Plans for Mapped Wildfire & Geologic Hazards are included with submittal The Development/layout of this plan being submitted for approval by all applicable referral agencies as well as the planning staff, and approval boards in the Estes Valley Development region. ESTES VALLEY DEVELOPMENT REVIEW APPLICATION Submittal Date:Ot+ober 21 2015 1; 11 .1 r Development Plan r Boundary Line Adjustment Condominium Map r Special Review r ROW or Easement Vacation r Preliminary Map r Rezoning Petition r Street Name Change F Final Map Preliminary Subdivision Plat r Final Subdivision Plat r Minor Subdivision Plat r Amended Plat r Time Extension I- Other: Please specify r Suppleme , ( ;enerril Li formation II NT Project Name Project Description Project Address Legal Description Parcel ID # fr Oun ain mea dow Subdivision Preli-n4nar Fla.+ is70 rish Roaci ; ES4e5 ParK Colora do i-0517 SE 'AI of the. SE 4 a pariLian of-the- NE 74 cFthe.SE Y4 ac Se c. I to,TSN )R73W a the, to+h prn "3"-nle" COLulty,Colora do. Parcel ID 3510400011 aril 35 16240000$ Site HifiI.:nit Blirni, Lot Size tp. 17 Acres Area of Disturbance in Acres to , 11 A.cres Existing Land Use 12eiteieri--; a I kovstn3 Proposed Land Use S‘kbd tViS'1011. None r Other (specify) None r Other (specify) • UTSD • UTSD 3 No 3 None Existing Water Service r Town l Well r Proposed Water Service K. Town r Well r Existing Sanitary Sewer Service 3 EPSD Proposed Sanitary Sewer Service 3 EPSD Is a sewer lift station required? 3 Yes Existing Gas Service r- Xcel g Other Existing Zoning A - 3 Septic r None 3 Septic Proposed Zoning A-1 Site Access (if not on public street) Fish 1-4-tc-he-r good Are there wetlands on the site? r Yes F. No site stakina must be completed at the time application is submitted. Complete? r Yes PrifilFiry ef211117i et Inior mcriioi Name of Primary Contact Person 1)9<rici Bart15 Complete Mailing Address Cree.4 Road Es-l-es Par C.& loracdep go 5 17 Primary Contact Person is r Owner r Applicant SZ Consultant/Engineer Attac hrne-r its Application fee Digital Copies of plats/plans in TIFF or PDF format emailed to Statement of intent planning@estes.org 3 copies (folded) of plat or plan 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 .6 P.O. Box 1200.6 170 MacGregor Avenue -6 Estes Park. CO 80517 Community Development Department Phone: (970) 577-3721 .e. Fax: (970) 586-0249 -6 votkew•estes.org/CommunityDevelopment Revised 2013.08.27 KT Signatures: Record Owner Applicant Applicant PLEASE PRINT: 711%,& uks4EA.&-1 C:011,317:1Juirprimatior• Record Owner(s) Ganc-4-LLar LC, - k.. TheisS Mailing Address P; BoX 45 I.D3 j Es-i-es Par k. Colorado 130517 Phone 170- 215 - RLDO/s, Cell Phone cr-rO - 215 - 9ipOLP Fax 110- 517 - ergiLl Email -Fh eiSS cApr-Isi-rur..-c-ic3r) @ hcrl-trii Applicant Sanctuary LL_c_ r1'1ari4. rtrletss Mailing Address p,o, gos, 45(03, ES-i-e5 Par $(._) C.Olorado '30517 Phone q 70 - 215 - c Cei 0(4, Cell Phone 91 O - 2 15 - 1 (4) Oto Fax 170- 5 7'7- 989i-d Email +he; s S @ hcirriat COrri Consultant/Engineer Van Horn.. Ertlinecrinl 4 Surveying 111°- Mailing Address 1043 Fish Creek.. Road 1 ESieS eolordc, 205 t 7 Phone 9/0- 5 SID '1 3 138 Cell Phone David Bar135 170 - [IA 5 to ?to Fax — Email dav'id.vhe O .a.1 r cztyL. 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: wvvw.estes.oro/Com Dev/Schedules&Fees/Pla nn inqApplicationFeeSched u le • 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, 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: Ae. <4 Date -Lt-lc Date 11 - 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, 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.ord/ComDev/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. Names: Record Owner PLEASE PRINT: /Lk- Applicant PLEASE PRINT: Signatures: Record Owner Applicant Date 0-41- lc Date 10-1,1- I 8-- Revised 2013.08.27 KT Mountain Meadc 'Om Sub Plat.xls Owner Owner II Address City ST Zip OLIVER WILLIAM E 1010 DEPOT HILL RD STE 206 BROOMFIELD CO 80020 EVANS M DOUGLAS/BARBARA SHEILA K/SHEILA E 1066 HILLVIEW DR ALLENTOWN PA 18103 HAYES HELEN A 1200 W BROADWAY APT 105 MONMOUTH IL 61462 KE ENTERPRISES LLC 1205 HONEYSUCKLE CT WINDSOR CO 80550 MOSIER L W/TAYLOR K W PRATT B W/WARD K K 1349 COLLEGE RD HAYS KS 67601 GOLDMANN EBEN W/JAMIE M 15216 K42 LEMARS IA 51031 RIZZUTI TERRY P BANKEN MARY K 1523 FISH HATCHERY RD ESTES PARK CO 80517 STEWART FRANK G ANN M 1530 FISH HATCHERY RD ESTES PARK CO 80517 LAMSON LINDSAY 1585 SAINT PAUL ST DENVER CO 80206 GAGLIANO KATHLEEN WARD CHERMAN KAREN WARD 1595 FISH HATCHERY RD ESTES PARK CO 80517 SCONZO SIRIO A 1730 PASEO DEL ORO COLORADO SPRINGS CO 80904 LAMSON CALIFORNIA LLC DREW TERRI L 191 UNIVERSITY BLVD UNIT 844 DENVER CO 80206 LIVINGSTON ROBERTA JANE 20 WILLOW WOOD DR EXCELSIOR MN 55331 ABER KATHY H/WREN L/CHRISTOPHER I MATTHEW L IRREVOCABLE TRUS T 2016 WOODY DR WINDERMERE FL 34786 EP DEVELOPERS LLC 2086 UPLANDS CIR ESTES PARK CO 80517 NEELY DAVID C BOYD LYNNE 21 SCARLET OAKS RD COUNCIL BLUFFS 1A 51503 LENHERT AMY LYNN 2226 LAKE PARK DR LONGMONT CO 80503 NANAS NOOK LLC 2610 WILDWOOD DR ESTES PARK CO 80517 YOUNGLUND L DIANE YOUNGLUND-DAVIS RENEE 2801 FALL RIVER RD ESTES PARK CO 80517 GARDEN SUSAN ROGERS 2821 ALAN A DL IRVING TX 75061 EATON MARJORIE 0 3070 28TH ST STE C BOULDER CO 80301 SCHERTZ STUART L JANE E 315 W HATHAWAY DR SAN ANTONIO TX 78209 ANDERSON PAUL N MD 32 SANFORD RD COLORADO SPRINGS CO 80906 RICKER IRENE/CHESTER J FRED/KARL/WILLIAM 3201 UTAH ST NE ALBUQUERQUE NM 87110 MARKHAM MARY MCMAHON THOMAS FRIEDA MCMAHON 3316 COLGATE AVE DALLAS TX 75225 EVANS MILTON D DERRICK BARBARA B 3335 5 31ST ST LINCOLN NE 68502 THOMPSON KATHLEEN M 351 S SAINT VRAIN AVE C ESTES PARK CO 80517 HOYT JUDITH K FEDORCZYK BRADLEY J/JOHN K 375 W 4TH ST AKRON CO 80720 FAWN VALLEY CHALETS INC 4164 AUSTIN BLUFFS PKWY COLORADO SPRINGS CO 80918 PRESTON RICHARD E PHYLLIS A 4700 84TH ST APT 220 URBANDALE IA 50322 BORN RICHARD M/DEBORA M 4907 SAWHILL DR FORT COLLINS CO 80528 WAREING LAVERE H/DONNA L 5568 US HIGHWAY 93 NORTH FLORENCE MT 59833 H B H INC 5715 SW 21ST ST TOPEKA KS 66614 MEYERS ROBERT L/MARIE 6417 S 92ND ST OMAHA NE 68127 PURDY DAVID W/MEGAN K Mountai n Megirs31% RiE11810401 409A DENVER CO 80247 Mountain Meadc ,-elim Sub Plat.xls WILLIAMS M J CO 650 DAPHNE ST BROOMFIELD CO 80020 VOILAND CABIN TRUST 6954 W 53RD PL ARVADA CO 80002 LININGER JAMES F/ENOLA G 7617 BRAMBLEWOOD DR KALAMAZOO MI 49009 YOUNGLUND L DIANE 7678 S WILLIAMS ST CENTENNIAL CO 80122 DCW PROPERTIES LLC 7750 MANILA PL NIWOT CO 80503 WADHAMS CHRIST M/JUDY L 815 N 95TH ST LINCOLN NE 68505 BILL EVANS PROPERTIES LLC 9 WAHL LN BELLA VISTA AR 72714 FAWN VALLEY CHALETS INC PO BOX 1573 FORT COLLINS CO 80522 INN OWNERS ASSOCIATION INC FAWN VALLEY CHALETS INC PO BOX 1573 FORT COLLINS CO 80522 HARMONY FOUNDATION INC/THE PO BOX 1989 ESTES PARK CO 80517 ELDER TOMMY D JACQUELINE M PO BOX 2185 ESTES PARK CO 80517 ANDERSON SHERI A PO BOX 2295 ESTES PARK CO 80517 DESANTI JOE/LORETTA PO BOX 345 ESTES PARK CO 80517 INN OWNERS ASSN INC PO BOX 4020 ESTES PARK CO 80517 WILLIAMS BRIAN A/GLORIA C PO BOX 471 LAPORTE CO 80535 FALL RIVER LLC PO BOX 821025 KENMORE WA 98028 Mountain Meadow Prelim Sub Plat.xls 1.4 61 r/.• OirOL 1 007A r/ roar. Ar Del LI Mir Tenuno =‘,0•Amm 411:-2reralun./4.41.07.,=4.04 L e. mum 04. AM .1 Sr. ZONED: ACCOMMODATIONS (A-L) 09660. MANE G. A AM Y. SMART 1530 P199837C89RE 19241 PARIL. CO 6017> •=7 ----- --- -- 3 -7. arraTI Aar. lora' W.14.A Wr MARS Darr -INT r SURVEYOR'S NOTVS• CEINERT. 0.712 EASENDIT RESEARCH FOR THIS PLAT WAS PERFORNED EN LAND AMERICA NILE 001100111. WILE COANKTNENT MO TICP0401595 WU) 9071000. 30. 2006. SD OTHER RESEARCH TTAS PERT/1140. 2. THE THE CONNITNEFIr EXCEPTS 16.75 OR CLANS OF PARRIS IN ROBES.. NOT SHORN WE 61106.4 01CORD. EASEME45. OR CLANS OF 06716ENT5. NOT SHORN 13, 14 TALC RECORD. 3. TIE SIRL 00010111E10 EXCEPTS ALL MGM TO ANT ANO ALL 1.460‘5, ORE AID lArALS 0 AMY END 010 CNARACTER. AND ALL CON- 497104.11111. OIL GAS AND OMER LAE sJesTrANcEs RI OR 1.1401 SAO LAND THE RIGA Of INCRESS AND EDAM FOR 174 PURPOSES Or 1064. TOGETHER 047)7 EILOuGH Of THE SURFACE Or TIC 504 00 K. 1K RECESS..., EOR INC PROPER AND 600411017 610840040 OF 540 MINERALS AND 51.64000E5. 03 *novo 41 PATENT 1000 THE STATE Of COLORADO. RECORDED IN BOOK 496 Al TUC 034 mINERK 0011$ ARE RESERVED TO THE STATE OF COLORADO (4051015 KACEL 9 TrE T47Lf Comenapa MEETS All MDT 10 NIT AND ALL 1641704.3. CALE 300 NETALS OF $01 0410 ANO CHARKTER. MD ALL COAL 43901047161, 04, CAS KID OTHER LIFE SIMISTRICTS IN OR UNDER SAD IAND. THE RIGHT OF 6,911155 ma EGRESS FOR THE 00ARP05E5 CC WO:9 TOCETNER NTH FLAT. OF THE SuRFACE OF 1140 5A14 AS MT BE NMI:UNA 1051 THE PROPER A.) 00.04110E10 grORKING 9113 miNERALS 410 SUESTANCES. 25 04.50 04.0 N PAINT 010014 THE STATE Of 00106400. RECORDED 40 BOOT 740 AT PAGE 205 NIKKI. RIOTS ARE 415E4e10 To ME SIAM cr 00r..04600. TATTC15 PARLEL 5. THE TITLE 007014171414 E00E775 RIGHT Of WAY FOR NOW 0IRP06E5 45 CRANTED TO COUNT TATTER, TAW Of COLORADO IN THE INSTRIANET RFO040E0 IN BOOK 914 Al PAGE 213. (AMOS PARCEL 1) SAID ROAD 0..904 604 11E53 ROTATED 10 NAT. ErSTDIG 0011.11147011.1 IH MD. 6 THE TILE COIA1.EN6 MEM Arort(s) OF WAY. INCLUDING ITS TE145 ANO ComairiONS„. 0HETHER FEE OR EASEMENT 047. AS 712411100 10 UPPER 1140060606 SANITATION OSTRICT, AS DESCRIBED 16510.61.0 RECOROE0 IN BOW 2233 AT PDX 1342 (AFFECTS PARCEL n) 7. 14 ERIE OTAINNENT MEETS 0I014(5) Of WAY. INOLU0R4 ITS ltAms AIp CONDITIONS. WETTER IT FEE OR EASEMENT 014.1. AS C.RAIRED 70 U 5 11031 CONIANIDADONS, 14.. AS DESCRIBED Al RECEPTOR KAMM 95029325. SAD 4.554.34.3 CONTAINS TAME 02004.106,KTERPRETATON OF 14 EASENIE 11 Nks BEEN 5440400 HEREON INI A LERMA HATHRE. 8. 74 TOLE CONTMITEETO (810045 RAINT(5) Of RAT INCLUDING ITS TERNS ANC coNomoNs. 9641140 111 FEE OR EASENTENT OraT. AS 0041110 (0 U 5 REST COIMAIPICAT10•6, itoc.. 27 DESCAKO Al RECEPT.1 MAKER 960719329. SAO (0001(015 APPROGNAT LOCATION 6 9104I14 HEREON, 9. THERE ORE MATIPLE 5uRvET 009umE015 570114 AND NOTED ON 1145 PLAT THAT KNEE BEEN ACCEPTED AS THE TETE MC ACCURATE PROPERTY CORNERS ALTHOLUT THU Do IAD EXACTLY FAA, NEN DEEDED 110911011 NoR ExAcrty ON THE 21)01001 .4 FOR .04 THE CLEO OICTATES. THIS ACCEMANCE JU69667 IS BASED ON ME F41 THAT TR CORNER IS NUM MO HAS BEEN RELAID UPON. MO 415 POSTIONAI. TOLERANCE (KKK FACTORS IN 7ER61.61. THE DATE 791 COINER WAS LAACIE SET AND ns PROKINIT TO THE DITED(D 00571011). TO. THE 0.11 RECORDED AT BOO( 2109 AT 64E 443 (NED FOR 0200E1 .1 0E5CR06. A 20' MOE 7040 EASENTIO. SAD EASEMENT IS SHORN II. 516IEC1 PROFERIT VS YAW 11HE945 046400 4140 UNOERGROuND LOTT SETNICE 0145 SAID LACS ARE MOT SRO. HERE.& 17. NOTICE ACCOROKG 10 COLORACTO LAW YOU YEAST COTAANCE Aro. LEGAL ACTON BASED UPON ANT DEFT. 04 1595 Su.. WITIA/4 11.140E YEARS ATER YOU TRS, PSC.. SUCH saw. IN 50 EvVir MAY ANY ACTIOH 0.610 UPON ANY DEFECT r 1445 DANCE BE COIKENCEIT 840E TA TEM KARS MOW T 6WIFFE.A11014 SHORN HEREON LEGEND _0 60484015 AR ^ - Ca 72d2. r • CANT TABLE LINE TABLE CURVE (ENC. RAGETTS DELTA CHORD MAROC CHORD USE 1484510 3762 01.43 274.50 274.50 753.71. NT Tee' 64.472840 01 40156'490 415012060. 6625 5000006/ C2 II L2 0615 67.06 561E1606j 46 1 16"761 CO 79.75 50.97.559 71.72 43 23.09 (4 7VT5 2261 5:75o 50.50_2 -35.,- 6673•41' 7166296D E 91208090 69.14 2257 10917'04 L5 LS r.... " 2127 626114711, 501732800 Cl 4775 55.50 25'3.54 N17213190 42.39 1.6 90.34 13.60 95.50 IF 1647' 4026107 50721'091 C7 +579 (7 41.12 Cl C9 01.41 6034 0421 37-01 •17' 9560 ,345640-N48510571, 2•3991 .E., 50.00 5967 IS 79 07.41 135.15 065711851 NT 1.2517,0/1 52 .17,17.1Y 110 1715 90.140047134. 51739.26E '702 LIO 3600 C" (14.28 63.15 55.50 95.50 36.14.107 )_79. 3.10" 5411:11.210 510.7410 race 62.00 56614'265 472 LII 112 4 1.10 49 07 7336 65.50 1 401'42' 11599 UN/ *66114201 C13 23.32 1.43 Fal 59 50002000 NSW 229.5D trtir 68.27 7054. 51/1111CT 101 AM. 665 AC= FOUND I' ROE 4 Poll A 2 1/2" BRASS CAP _16499 L 606455 CORNER 93' 502V:1'300 FROM TRA (MOON Of 1 /163 CM SW CORNER SECTION IS C.L.0 2 1/2' BRASS CAP ON I' PIPE 7"77//7 lorwAn pram hue r Arrum A. A. low DO rr r Kum N woo r vs= ram al. WAWA AA nm arra Olferirl ARAMS wart OA ra repro on onoss meta me MOUNTAIN MEADOW SUBDIVISION PRELIMINARY PLAT OF A PORTION OF THE SE 1/4 OF THE SE 1/4 AND A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SECTION 16, T5N, R73W OF THE 6th P.M. LARIMER COUNTY, COLORADO. N.. NO... Rumor MUNN. 16 Km an At, _. ..,... arr .... iwpArN,L 1 ' FISH HATFERFY MAD -_Flea0 ''', (8O. R.D.R.) t - - .‘NMS..H AN / 2C, _....72-=.2ElErrffiali...NEIN g ma , Ag ro MMICIEMINEM141111111.1151"11111.11111W m,w ImmwlimvAmor, , y_milr iesion iiiiirl` ;vr fair ...,..,. .4' ,z-_,-- KIMIMMIllr Alikh.. • --.s.A .11.-7---• . 1+' i kr L' L" I rA /77, -- ''"," ' ; V P-Pr -v 111M111111 A," fr . - , , t.! War NW ..---•.-- ---.• A---• - I i ',A..... I • •,,..! I : ' , I \ , \ 1 \ \ ..1 " A T I--- --;.9......• 1 i 0 1 r-. ij ' • 1 LOT 15 i ti ) j i „s \ i 1 ' • 15.050 S.F. t I f 0 ±0.35 ACRES %, i 1 g. ' " 1 *0.35 ACRES' i L I 4 I 1 50 I~I \ \ i 7 T -1-1------ 05.F.f.._.._.'2,-,; _ _ _ 1 1 . 1 1 lir/ LOT a', '... ; Siiih. 'ft !Mani 11 I ! 1 I ! 0 i .i I lit w p 15.005 s.P. ..! I i 1 : ' 0 34 ACRink i ! 0 !, • ' . .:141.. 1 I I/ i T 12 f I I 15.114 S.F. I , ' ' I 1 .11' 1 ' i I 1 . 1 I j i * ., I N 711 , - ! 4 i ifill IT i l i i iI Nt I \ I ., J: i ' :I 1 1 i IE bar( Mors I il l l' ..../_ --i 1 f L.. 7 --- --- _ _. k ▪ ._, mINKAN ArAr 1 r-r----t- /3 . tn! alii , fil 1 / • . / , • ----ALA- • , I 1 4 i / 04 Ed i I 1 i !/ • ' i I i ft A g i 1 IfiA 1 : 1 I 1 i * . _51 I I i i ( l',41 20111 i.0.. 7411: AWAIT% mall, 1.35 ACRE LOT 10 15.227 S.F • POWER POLE ERISTNG (NEW WHEN NOTED 1E3 PRWART CABINET 111 ELECTRIC PEDESTAL • ELECTRIC TRANSFORMER 13 TELEPHONE PEDESTAL • WATER VALVE • MANHOLE -5- SEWER UNE EXISHNG SEWER UNE O POWER POLE TO BE RE1.10vED IM"-da 450015P 1 R511 ILLTOROTT 52)6D 01.110 SIN 1E0.1 DN. s,/7/74., . 7 5•1772„. 'N.... 5.... ".„1:4) .5 ... s....5 `1., . 'K. s.....5 `,... 1....„. `....., VICINITY MAP r = 1000' (fALLS IN FOUND 44 MBAR 9/ PI IC CAP P15 45760 07180) 1.04' NORM OF SECTION 1.111EN.C4001E9 AS TRUE AND ACCURATE BOUNDUT 11046_LNEIrt - SEE SUTATToWS NOTE 03 Z.It.'TS re,- F 1/163 LOWER NOT LIONDACNTED S S S 07 O 01 CB PRELIMINARY SUBDIVISION PLAT La- ce09 Q MoT v). ns z -CC =I % IAA en: to (702 \Q~6 WIMP 71. CLYNE TABLE CURVE LENGTH WOWS DELTA CHORO BEARRIO CNORD CI 37.62 274.50 753137' 8413156'491 3119 CO se 431 27150 i• MIA' 111902560, 68 35 Ls Cl 79.75 74,15 50.50 50.50y029'01- 4623'46. 52892'55TE 40129'40%. 74 .72 69.14 CS 22.095_ rL5_20 6aTE55- N1724100. 2252 CO C7 42.75 13.60 95.50 05.50 23'.30'55. 119716•47' 91701E100 47.39 1i21016'100.. 71659.310 43.49 5500 ...11 5151 0550 30'x'46' C9 CIO (0.85 17.95 96.10 90.213791 .17" 1042'04' /4759151 .0__ 57739000 59.62 1>.02 CI I 6429 95.50,2634 10' 54101110 43.04 012 63.15 95.50393710' 510517.411. 6200 013 22.30 955014'01.47 515.09'441 23.32 C14 3363 279 50 27 11E35' N11I05171 60.27 BRSCRIPTIONS (VERBATIM PER TITLE COMMITMENT) EaCILk THAT PORTON of THE NE OF THE 50 1 01 SECTION 16. 10061.101 NORM, ONCE 73 1751Of /I6 0TH P.71 WINCH 165 SOWN of 1110 COLvirr ROAD AS 1406 CONSTRUCTED. WRY PA 7103)011 DESCRIBED AS F011077S. DEGINXIND AT A P000 ON WE L1NE BENNE. THE IC 1 OF THE SE 1 AND NE SE 1 or THE St 1 Of SAD SECTION 16. WACH 100911 6 50 FEET 961 DIF THE 501..NE51 CORN. Of NE HE OE 14 SE TREACE ALONG SND UNE TO 14 CENTER OF THE COUNT ROAD AS NOW CONSTRUCTED, 11450€ III A NORTNNETIRLY 090117011 ALONG THE MITER LINE Or 500 COUNT ROAD TO A POW NORTH 0 DEGREES 10 KKR. NEST or 1171 POINT OF 00.410/6. THEME SOUTH a 0402403 IC KKR. 5167 10 THE POUR OF BESTRING. LouNrr of LAIDWER SIAM( OP COLORADO. PA8221.-11 1101 PORTON 00 1HE 5EILAT7HEsElce SECTIONT6, TCATN51611 5 NORM, RAWL 13 no OF TNE 6117 P.M.. WHICH 6 MORE PARTCLAPRIT DFSCESSED AS FOLLOWS' BMW. AT 441 NW CORK. CM IKE SE 1 Of TIE SE 1 OF SATO SECturi 76 1450E E 510.4 FEET. THENCE 5 350 FEET. 1446 REST 510.4 FLEI. THENCE N 350 fdl TO THE PONT OR 11.9011044G. TOGETNER WI. THE %PROT:RENTS 701ERE0K, COUNT OF Emmet. STATE Of C01.044/0 $1FARING STATEMENT- 80..NGS ARE BASED ON THE ASSUMPTON 1641 114 SOU. UNE OF THE NE I/4 OF THE SE I/O OF SECTION 16. 15N, 0730 Of THE LII P.m BEARS EAST - WEST. SURVEYOR'S CERTIFICATE: I. LONNIE A. SHE10094. • 04E1 REOSTERED LAND 5UR5EPOR IN THE STATE OF COLORADO. 00 HEREBY CERTIFY THAT THIS LAND SURVEY PLAT TRuLT ONTO CoNRECILT REPRESENTS THE RESULTS Or A 5UR,E1 MADE ET ME OR UNDER Mr DIRECT SUPERNSION. LOME A S14I.0041 REG. LAND SuRVETOR 074974 FRRAIRRO Or MI TNE S LL ANETUAFEY. IC VAN HORN EN5I9E(5015 A SURVEYING INC. 1043 FISH CREEK RD. ESTES PARK. CO 80517 F.O. BOX 4563 ESTES PARK, CO 10517 1970) 586-935.8 St I/H xc H4 / -- / 151023'5 E, --7Y7 Z00E.17 AO108•100ATIONS (A) °7-04.1140F4 REIVI - (0.36' SOUTH 00 0.0 LTC) Rio OrdrIt • Al 4•IWILAR cr AR ROW 0101Ortr ammo= IFA 40.04101 DOM 00 At Mr ler v. 1041,1.,RIA u4- rAwO FA Aar Ara -OHO- EXISTING 00ER6EA0 LITUT LINE (00.00) RATED 04055055 CATERR(AD 1111.4T1 LINE TO BE KAMM) --IT-- EXISTING CONTOURS PROPOSED CONTOURS NEW EILIINEO ELECTRIC, TELEPHONE. AND CABLE WATER UNE - x - FENCE LINE --> STORM DRADIAGE DOSTING TREES O 10050 MONUMENTATON • REBAR WITH PLASTIC CAP #9485 ALIOUOT SIONAAENTATON 00.00 MEASURED 0141451065 SCAR: 1' - 30' 30 ao 00 DRAWN ETT, CUB CHECKED BT: DAB 5ChE 1 ".30. WITS' 10/21/2015 SHEET 1 Or 7 FRO). NO. 2005-04-17 Rocky Mountain Performing Arts Center 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: December 15th, 2015, 1:30 PM; Board Room, Town Hall, 170 MacGregor Avenue. APPLICANT REQUEST: Special Review and Amended Plat application review and approval. STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC); 2. Provide a recommendation to the Planning Commission. 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 staff's findings and analysis; and 3. Provide a recommendation to the Estes Park Town Board of Trustees of approval or denial of the Special Review and Amended Plat applications. LOCATION: 116 E. Elkhorn Avenue; Lots 17-19, Block 5, Town of Estes Park and Lots 33-34, 2nd Amended Plat of Riverside Subdivision. OWNER/APPLICANT: Record Owner: Park Theater Mall, LLC Applicant: Estes Performance Incorporated CONSULTANT/ENGINEER: Project Architect: Roger Thorp, Thorp Associates, P.C. Project Engineer: David Bangs, Van Horn Engineering STAFF CONTACT: Mallory Baker, Planning Consultant REPORT SUMMARY: This report describes a request for approval of concurrent Special Review and Amended Plat applications to accommodate a 760-seat performing arts center, 20-unit hotel and spa, publicly accessible Winter Garden, restaurant, and related accessory uses on a 0.68 acre site located at 116 E. Elkhorn Avenue. The design of the proposed structure includes a portion of Fall River running through the building, serving as the site for a future r4 Estes Valley Planning Commission, December 15, 2015 Page 1 of 15 n Rocky Mountain Performing Arts Center Riverwalk connection and linking the commercial uses proposed for construction on the northern portion of the site fronting E. Elkhorn Avenue with the performing arts center proposed for construction on the south portion of the site fronting Rockwell Street. In order to ensure sufficient land dedication for the construction of a publicly accessible Riverwalk connection through the site, the applicant has expanded an easement dedication originally agreed to in the applicant's Option to Purchase Agreement with the Town. This agreement described the applicant's option to purchase a 7,775 square foot portion of the Town-owned Riverside parking lot abutting the subject property in exchange for a 2,015 square foot easement along the south side of Fall River for a Riverwalk connection. The applicant proposes enlarging the dedication to include the width of the river, from the south bank to the north bank. 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 and Amended Plat applications, subject to conditions described in the staff report. CONTENTS SITE DATA MAP AND TABLE: 3 PROJECT DESCRIPTION AND REVIEW PROCESS 6 REVIEWING AGENCY COMMENTS 7 PUBLIC COMMENTS: .7 STAFF REVIEW 8 STAFF FINDINGS 14 STAFF RECOMMENDATION 14 SAMPLE MOTIONS 15 Estes Valley Planning Commission, December 15, 2015 Page 2 of 15 !g Rocky Mountain Performing Arts Center 116 W. Elkhorn Ave SITE DATA MAP AND TABLE: The 0.68 acre building site includes frontage on both Elkhorn Avenue and Rockwell Street, and crosses Fall River. The land uses surrounding the site are predominately small-scale retail businesses, including The Caramel Crisp, Outdoor World, and Chelitos Restaurant. Figure 1a (below) depicts the overall vicinity of the project from an aerial view, while Figures 1b and 1 c (page 4) depict the surrounding land uses directly across from the proposed building frontage on E. Elkhorn Avenue and Rockwell Street, respectively. Figure la: Aerial Vicinity Map of Subject Site Estes Valley Planning Commission, December 9, 2015 Page 3 of 15 EPMC Wellness Training Center at the Stanley Figure lb: Surrounding Land Uses from E. Elkhorn Ave Figure lc: Surrounding Land Uses from Rockwell Street Estes Valley Planning Commission, December 15, 2015 Page 4 of 15 Rocky Mountain Performing Arts Center Esics Park E... PAIL blaclic al 300 soon Figure 1d: Ridgeline Protection Buffer Estes Valley Planning Commission, December 15, 2015 Page 5 of 15 Rocky Mountain Performing Arts Center Site Data Table Parcel Number: 35251-20-017 35251-22-034 Lot Area: 0.68 acres (29,621 square feet) Existing Land Use: Primarily vacant, with a portion occupied by a part of the Town-owned Riverside parking lot Proposed Land Uses: Hotel, Commercial Space (restaurant and spa), Performing Arts Center Services: Water: Town of Estes Park Sewer: Estes Park Sanitation District Open Space: Required: N/A Proposed: 8.08% Lot Coverage: Maximum Allowed: N/A Proposed: 91.92% Building Uses: Square Footage Proposed: Lower Level Spa 4,250 square feet Bar, Restaurant, and Winter Garden 5,202 square feet Performing Arts Center (760 seats) 17,449 square feet Hotel (20 units) and Accessory Space 10,332 square feet Basement Parkin. Gera se 16 slaces Hazards/Physical Features 7,245 s.uare feet Mapped in Project Vicinity? Wildfire Hazard No Geologic Hazard No Wetlands No Streams/Rivers Yes Ridgeline Protection Yes* Wildlife Habitat Yes** * Note: The subject property is not located inside a Ridgeline Protection buffer area. However, a Ridgeline Protection area is mapped within .1 miles of the subject property along the east side of Riverside Dive, extending northeast along E. Elkhorn Avenue to Big Thompson Avenue (see Figure 1d). **Note: The subject property is not in a designated wildlife comdor or protection area. However, Fall River serves as a habitat for a variety of aquatic wildlife. PROJECT DESCRIPTION AND REVIEW PROCESS: This is a request to construct a 44,478 square foot mixed-use building on a 0.68 acre parcel located at 116 E. Elkhorn Avenue. The building uses include a hotel and related accessory uses, spa, restaurant, publicly- accessible Winter Garden, and 760-seat performing arts center, as well as a basement parking garage with sixteen spaces intended for hotel guest use. The applicant is also proposing the following mitigating measures: • A Riverwalk Easement dedication to accommodate a future Riverwalk connection through the subject property. This dedication, which was originally outlined in the Option to Purchase Real Estate Agreement between the applicant and the Town of Estes Park, has been expanded to include the portion of Fall River that runs through the property, from the southern bank to the northern bank of the River. • A number of parking arrangement strategies intended to mitigate potential negative impacts on parking infrastructure in Estes Park's downtown core. These parking arrangement strategies include shared parking agreements with downtown private parking lots and the School District lots, a potential paid, long-term lease of a Town- owned parking lot near the subject property, and a potential capital contribution to the Town for a future designed and approved public parking structure. This application package includes: Special Review of Development Plan (§3.5): This Section is intended to ensure that all Special Review uses demonstrate compliance with applicable standards set forth in the EVDC and mitigate, to the maximum extent feasible, potential adverse impacts on nearby land uses, public facilities and services, and the environment. Amended Plat (§3.9): This Section is intended to ensure that all subdivision applications demonstrate compliance with standards and criteria set forth in Chapter 10, "Subdivision Standards" of the EVDC. For minor subdivisions such as this, the Planning Commission shall also find that approval will not be materially detrimental to the public welfare, injurious to other property in the neighborhood, or in conflict with the purposes and objectives of the EVDC. Recommending Body: Estes Valley Planning Commission. Decision-Making Body: Estes Park Board of Trustees. 0 Estes Valley Planning Commission, December 15, 2015 Page 6 of 15 Rocky Mountain Performing Arts Center REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. Memos are included as part of this Staff Report. • Estes Park Sanitation District memo dated November 19th, 2015; • Town of Estes Park Utilities memo dated November 18th, 2015; • Estes Valley Fire Protection District memo dated November 9th, 2015. • Estes Park Public Works Department memo dated November 30th, 2015. PUBLIC COMMENTS: In accordance with the notice requirements in the Estes Valley Development Code, legal notices were published in the Estes Park Trail- Gazette. Town staff mailed notices to property owners within a 500-foot radius in accordance with typical mailing requirements. As of December 2nd, 2015, one (1) formal written comment has been submitted to the Community Development Department in regards to this application package, with particular focus on the Amended Plat application. Written comments will continue to be posted to www.estes.org/currentapplications if received after December 2nd, 2015. Public comment was received on June 15th, 2015 from the owners of The Caramel Crisp, a business located immediately west of the subject property along E. Elkhorn Avenue. The comment requests that the applicant accommodate a 2-foot "alleyway" that existed between The Caramel Crisp building and the western wall of the Park Theater Mall. The business owners stated that while this alleyway is not included in their area of ownership, it has been used as an alternate access point for over fifty years and is currently the location of the business' exhaust fan. Additionally, the business owners stated that this alleyway enabled businesses near the Park Theater Mall to be protected from the 2009 fire. The applicant addressed these comments on June 29th, 2015, stating that the 2-foot alleyway is included in the subject property, and cannot be accommodated by changing the proposed 0-foot building side setback. The Estes Valley Fire Protection District has reviewed the application and found that installing a two-hour fire wall as proposed would be consistent with their requirements. The applicant states "will afford far more fire separation between the two buildings than had been available with the old Park Theater Mall building". Staff finds that the 0-foot building setback proposed by the applicant meets zoning requirements; further, the 2-foot alleyway referenced by The Caramel Crisp business owners is included in the subject property. Subdivision review criteria for minor subdivisions require that the Planning Commission find that the minor subdivision application will not be "injurious to other properties in the neighborhood (EVDC Section 3.5 (E)). The applicant has stated that it is willing to cover the cost of relocating the exhaust fan presently located in the 2-foot alleyway. Estes Valley Planning Commission, December 15, 2015 Page 7 of 15 Rocky Mountain Performing Arts Center STAFF REVIEW: Estes Valley Development Code The following is a summary of the proposed development's compliance with applicable sections of the EVDC. Pursuant to Section 10.5(B), Minor Subdivisions are required to comply with development and design standards as set forth in the sections below. Use, Density and Dimensional Standards Use (EVDC §4.4) The proposed mixed-use structure includes three separate uses as defined by the EVDC (Hotel, Eating/Drinking Establishment, and Entertainment Event, Major Indoor). While Hotels and Eating/Drinking Establishments are permitted as-of-right in the Commercial Downtown zone district, Entertainment Event, Major Indoor uses, as defined by the EVDC, are permitted by Special Review. Density and Dimensional Standards (EVDC §4.4; Table 4-5) Table 1-1 (pg. 9) demonstrates the application's compliance with the EVDC Density and Dimensional Standards. Required Proposed Minimum Lot Size N/A 29,621 sq. ft. Maximum Building Height 30' 58' 10" Maximum Floor Area Ratio 2.0 0.82 Front Setback Min 8'/Max 16' 8' Side Setback 0' 0' Table 1-1 * Note: The applicant will be seeking a variance for the requested 28' 10" deviation from the 30' maximum building height in the Commercial Downtown zone district. The variance is requested to accommodate a fry gallery in the performing arts center that is necessary for stage crews to perform certain activities during performances. 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 91.92%; there is no maximum lot coverage standard for the Commercial Downtown zone district. Grading and Site Disturbance Standards (EVDC §7.2) The grading plan demonstrates compliance with general grading standards, including limits on raising or lowering natural grade and design of stormwater basins. The applicant's preliminary grading plan does not include extensive grading (raising or lowering the natural grade more than ten feet) and maintains the existing grade along E. Elkhorn Avenue and Rockwell Street, which allows contiguity and consistency for pedestrians traveling along those streets. Pursuant to Section 7.2(D), applications shall take into account a number of criteria when establishing Limits of Estes Valley Planning Commission, December 15, 2015 Page 8 of 15 Rocky Mountain Performing Arts Center Disturbance for construction, including floodplain, floodways, flood fringes and flood hazards. The site is mapped in a floodplain and includes a portion of Fall River proposed to run through the mixed-use building by design. This unique characteristic will necessitate extensive hydraulic engineering during the construction phase in order to accommodate and mitigate potential hazards resulting from the presence of the River within the building. Tree and Vegetation Protection (§7.3) The applicant has indicated the need to provide 39 replacement trees, primarily due to trees proposed for removal from the center aisle of the portion of the Riverside parking lot included in the subject property. The applicant's landscape plan accommodates 11 replacement trees pursuant to the standards set forth in this Section. The applicant proposes that the remaining 28 replacement trees required be accommodated through plantings in the publicly-accessible, indoor Winter Garden. Section 7.3D(c) allows for Staff to approve an alternative planting schedule of a similar value to replacement trees, evaluated in accordance with the Valuation of Trees, Shrubs and Other Plants prepared by the International Society of Arboriculture. Staff recommends that the applicant submit a planting schedule of a similar or identical value to the 28 replacement trees required by this Section, to be evaluated in accordance with this document, as a Condition of Approval for Planning Commission consideration. 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 and preserve their "hydrologic, biological, ecological, aesthetic, recreational, and educational functions". Section 7.6(E)(3) designates a minimum river setback of 20 feet from the high-water mark of the river in the Commercial Downtown zone district. With the approval of the Decision-Making body, this setback may be reduced to 10 feet if the applicant proposes a primary building entrance on the side of the building facing the river. The unique configuration of the proposed building includes a portion of Fall River running directly through the building and incorporated into the building's design and operation. As such, the applicant will be requesting a variance from this EVDC standard in order to accommodate this design. The applicant states that a man-made river channel will be engineered in order to eliminate potential safety hazards typically associated with a development's proximity to rivers and streams. Exterior Lighting (EVDC §7.9) The photometric plan submitted by the applicant exceeds the one-foot candle maximum requirement set forth by this Section. The applicant states that the exterior lighting exceeding this maximum is intended to provide light and safety on the public spaces around the building, including Fall River, East Elkhorn Street, and Rockwell Street. The applicant will be requesting a Board of Adjustment variance for this requirement. The applicant has further stated that all exterior lighting will comply with Sections 7.9(D)(1), Estes Valley Planning Commission, December 15, 2015 Page 9 of 15 Rocky Mountain Performing Arts Center which requires that all exterior light sources be concealed or shielded and configured in such a way that minimizes the potential for glare and unnecessary diffusion on adjacent property. Staff has included compliance with this Section as a Condition of Approval for Planning Commission consideration. Off-Street Parking and Loading (EVDC §7.11) Pursuant to zoning standards, no off-street parking is required for development in the Commercial Downtown zone district. However, this Section sets forth a requirement for a Parking Study projecting parking demand and recommendations for Major Indoor Entertainment Event facilities, such as the performing arts center. In addition, the Special Review criteria requires that developments demonstrate mitigation of negative impact on surrounding land uses, including parking and traffic patterns. As such, the applicant has submitted a parking study and a number of parking arrangement proposals to mitigate impact on surrounding public parking infrastructure. These proposals are discussed fully in the Special Review Criteria section on pages 13 to 15 of this Staff Report. Adequate Public Facilities (EVDC §7.12) Adequate services and facilities are available to serve the development. Town utility departments have offered the following comments and Conditions of Approval for this proposal: Sewer. The Estes Park Sanitation District has stated that the development will tie into existing public sewer lines adequate to serve the proposed development. The District indicated that the majority of commercial properties and apartments remaining from the old Park Theater Mall tie into a line which the applicant proposes to abandon and remove. The District states that this line must be replaced and relocated to continue service to these units as required by District Rules and Regulations. Staff recommends that the applicant submit an amended Utility Site Plan pursuant to the Estes Park Sanitation District Rules and Regulations within 30 days after Town Board approval (as applicable), and has included such as a Condition of Approval for Planning Commission Consideration. Water and Electric Service. The Estes Park Utilities Department has stated that all new water mains and water main extensions, fire protection lines, and domestic service sizes serving the property are to be determined and evaluated by the Department upon construction drawing review. Drainage. The Public Works department did not express concerns with the drainage system for the proposed development. n Estes Valley Planning Commission, December 15, 2015 Page 10 of 15 Rocky Mountain Performing Arts Center Fire Protection. The Estes Valley Fire Protection District has included Conditions of Approval for the proposed development included in the enclosed memo dated November 9th, 2015. Outdoor Storage Areas, Activities and Mechanical Equipment (§7.13) Pursuant to this section, mechanical equipment such as conduit, meters, vents, etc. attached to the building or protruding from the roof shall be screened, covered or painted to minimize visual impacts. The applicant has proposed a new electrical transformer to be located beside the eastern wall of the structure in order to accommodate electrical service for the north half of the building and for abutting development to the east. The Town Utilities Department has requested that the applicant minimize screening of this transformer in order to allow access for the department to maintain or replace the equipment if necessary. The applicant has proposed a 4' decorative brick screen for the transformer, which will match the brick of the proposed building and will allow easy access for repair and maintenance. This proposed configuration has been approved by the Utilities department. Street Design and Construction Standards (Appendix D) 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. The applicant has submitted a detailed traffic control plan, including signage and planters, meant to separate regular traffic on Rockwell Street from proposed shuttle and valet entrances to the building site. This plan has been reviewed and accepted by the Public Works department for the development review phase. Estes Valley Comprehensive Plan The Estes Valley Comprehensive Plan identifies the CBD (Commercial Downtown district) as a district allowing many uses with the purpose of establishing the downtown as the retail, cultural, and entertainment center of Estes Park. Staff finds that the proposed development, considering mixture of uses, its potential for tourist attraction, and its unique design scheme, is consistent with this long-range planning goal. In addition, Staff finds the proposed development advances several adopted Community-Wide Policies, including: Land Use: The Future Land Use Plan component of the Estes Valley Comprehensive Plan designated this parcel for commercial development. • Encourage the concentration of cultural uses and activities in the downtown business district. • Provide a pedestrian-friendly downtown environment which provides for pedestrian movement, areas for relaxing, gathering, and window shopping. Estes Valley Planning Commission, December 15, 2015 Page 11 of 15 lig Rocky Mountain Performing Arts Center • Urban land uses should occur within the Town limits of Estes Park. Community Design: • Locate and design buildings to fit the land. Avoid excessive cuts and fills by stepping buildings down sloping sites. • Facades should be broken up with windows, doors or other architectural features to provide visual relief. Growth Management: • Encourage infill of older core areas in order to reduce infrastructure costs. Mobility and Circulation: • Create a comprehensive and integrated trail system for the Estes Valley. Economics: • Develop eco-tourism, which relies on a high quality physical setting and minimal impact on the environment, as a component of the existing tourism industry. • Sustain and support the existing tourism industry and marketing programs. • Recruit businesses and companies that benefit from the environment and fit with community values. • Establish the basis for a sound tourism market and sustainable economic climate. 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. Staff offers the following comments for the Commission to consider during the public hearing: Mitigation of potential adverse impact on nearby land uses, public facilities, services and the environment: The applicant has stated that the intention of the proposed development is to "enhance and broaden Estes Park's thriving tourist industry by providing a self-sustaining state-of-the-art performance facility." The applicant further contends that attraction to this facility will provide a boost in clientele to other businesses in the downtown business district. Staff has identified a number of potential adverse impacts on nearby land uses and public facilities and services which have been addressed by the applicant through ri Estes Valley Planning Commission, December 15, 2015 Page 12 of 15 IA Rocky Mountain Performing Arts Center a number of mitigation strategies developed through conversations with Town Staff. These include: Pedestrian Connectivity (Riverwalk Connection): The applicant's proposal includes an expansion of the Riverwalk easement dedication originally agreed upon in the Option to Purchase Agreement for a portion of the Town-owned Riverside parking lot included in the subject property. This proposal indicates the applicant's dedication to providing pedestrian connectivity through the subject property by allowing for a future Riverwalk connection to be designed and constructed by the Town. The Town's Public Works Department has reviewed the expansion of this easement dedication and has stated that it will allow additional space allocation (the entirety of the Fall River riverbed running through the property) for the design of the Riverwalk connection. The applicant has stated that the Riverwalk Connection will be publicly accessible at the end of Construction Phase 1B, projected for completion in January 2018; this timeline has been acknowledged by Public Works and will be included in the Development Agreement associated with this development. Staff finds that this easement dedication mitigates any potential negative impacts on pedestrian connectivity caused by the proposed development, and in fact supports mobility and connectivity through the subject site, as well as continued public enjoyment of the Fall River. Parking Availability and Congestion: Pursuant to zoning standards, no off-street parking is required for development in the Commercial Downtown zone district. However, this Section sets forth a requirement for a Parking Study projecting parking demand and recommendations for Major Indoor Entertainment Event facilities, such as the performing arts center. In addition, the Special Review criteria requires that developments demonstrate mitigation of negative impact on surrounding land uses, including parking and traffic patterns. The parking study submitted by the applicant and reviewed by staff projected a parking demand of 243 vehicles for the proposed development. The applicant has proposed a number of parking arrangement strategies to mitigate impact on surrounding public parking infrastructure. These strategies will be delineated and clarified in the Development Agreement associated with the proposed development. • Use of existing public parking infrastructure. The applicant has stated that in addition to parking spaces typically available within a 1/4 mile radius of the subject property, spaces at the Visitor's Center Lot and elsewhere with the downtown core are available for patrons. The applicant states that typical theatergoers will arrive throughout the day prior to a performance, and expanding the radius for public parking spaces available encourages pedestrian activity and patronage of other businesses in the downtown. The applicant states that the "fundamental reason" for RMPAC to be in the center of the downtown is to encourage clientele "to partake of Estes Park's retail, rn Estes Valley Planning Commission, December 15, 2015 Page 13 of 15 )j Rocky Mountain Performing Arts Center lodging, and restaurants in ways that multiply the economic impact" of the proposed facility. • Shared Parking Agreements. In order to alleviate parking demand during particularly busy seasons or days, the applicant proposes that additional parking spaces be secured through shared parking agreements. The applicant has agreed to pursue shared parking agreements with downtown businesses, such as local banks, and will also pursue an agreement with the School District. The applicant has further proposed that a private contract shuttle will be procured to facilitate shuttling of patrons from shared parking lots. • Lease of Town Spaces. The applicant has also proposed the negotiation of a long-term, paid lease with the Town for a number of parking spaces in a Town-owned lot near the subject property. • Financial Contribution for Future Parking Structure. The applicant has proposed a financial contribution for the construction of a designed, approved public parking structure. Staff finds that implementing one or a combination of these strategies, to be further analyzed and executed in the Development Agreement, will effectively limit adverse impacts on parking infrastructure in the project's vicinity. STAFF FINDINGS: Based on the foregoing, Staff finds that: 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, if revised to comply with recommended conditions of approval. 4. The Planning Commission is the Recommending Body, and the Town Board of Trustees is the Decision-Making Body for both the Special Review and Amended Plat applications. STAFF RECOMMENDATION: Staff recommends APPROVAL of the Special Review and Amended Plat applications subject to the following Conditions: 1. Estes Park Sanitation District memo dated November 19th, 2015. 2. Estes Park Utilities memo dated November 18 th, 2015. 3. Estes Valley Fire Protection District Memo dated November 9th, 2015. 4. The applicant shall submit a planting schedule of a similar or identical value to the 28 replacement trees required by Section 7.3 of the EVDC, to be evaluated by Staff in accordance with the Valuation of Trees, Shrubs and Other Plants prepared by the International fl Estes Valley Planning Commission, December 15, 2015 Page 14 of 15 g, Rocky Mountain Performing Arts Center Society of Arboriculture. This document shall be submitted with construction drawings. 5. All exterior lighting installed by the applicant shall comply with Section 7.9(D)(1) of the EVDC. 6. The applicant shall submit an amended Utility Site Plan pursuant to the Estes Park Sanitation District Rules and Regulations within 30 days of Town Board approval. 7. The applicant shall execute a Development Agreement with the Town of Estes Park following Town Board approval, which shall address the following: a. Development phasing b. Site improvements c. Hours and manner of project construction d. Riverwalk easement dedication e. Riverwalk connection; including timing and manner of construction and public accessibility f. Parking g. Any additional items or conditions as determined by the Planning Commission and/or the Town Board. SAMPLE MOTIONS I find that the application substantially meets the criteria above, and move to recommend APPROVAL of the Special Review and Amended Plat applications with no conditions. I find that the application substantially meets the criteria above, and move to recommend APPROVAL of the Special Review and Amended Plat applications with the conditions recommended by Staff. I find that the application does not substantially meet the criteria above, and move to recommend DENIAL of the Special Review and Amended Plat applications. I find that the applicant has not provided sufficient information to review the applications and move to CONTINUE THE HEARING to provide adequate time to review additional materials. r, Estes Valley Planning Commission, December 15, 2015 A, Rocky Mountain Performing Arts Center Page 15 of 15 D Estes Park Sanitation District PO Box 722, Estes Park, CO 80517 November 19, 2015 Mallory Baker, Planning Consultant Community Development Department Town of Estes Park PO Box 1200 Estes Park, CO 80517 RE: Rocky Mountain Performing Arts Center, 116 E. Elkhorn Ave Dear Mallory Baker: As per the Development Plan Resubmittal: Narrative Responses (10/12/15) - Plan/ Profiles of sanitary and /or storm water sewers are not required for this submittal because no public sewer lines will be constructed as a part of the Development. Project sewer lines will tie into existing public lines. I have attached the District's comments provided on 5/15/15 as they are still pertinent to the proposed development. In addition, the following items should also be considered during their development planning: 1. Sheet 9 of 13 shows an existing sanitary sewer service on the southern side of the de- velopment that is to be abandoned and removed. We believe the commercial proper- ty and apartments that remain from the Park Theatre Mall (except the Theatre) drain through this line. Replacing and relocating this line to continue service to these units will be required as per our Rules and Regulations. The development needs to be aware of this as they plan the Performing Arts Center. A 4" sanitary service will not be sufficient. 2. The development will extend over our main line in the same area. District main lines end in manholes. The ending point of our truncated line will require a new manhole. 3. The development along East Elkhorn Avenue includes a Fats, Oil and Grease intercep- tor. The location of the interceptor will need the approval of EPSD. Before extensive landscaping is planned we recommend the design team contact EPSD staff for re- quirements and recommendations. 4. Sewer cleanouts will be required on all services. All proposed sanitary sewer lines will require a review by the District. Respectfully, James Duelt District Manager Office: 1201 Graves Avenue 970.586.2866 / Plant: 610 Big Thompson Ave 970.586.3516 Fax: 970.586.4712 TOWN OF ESTES PAR1K Inter-Office Memorandum To: Community Development From: Steve Rusch Date: 11/18/2015 Re: REFERRAL FOR COMMENT: Final Review - Rocky Mountain Performing Arts Center - 116 E. Elkhorn Avenue The Utilities Department has the following Final Review comments for the above application: It is acknowledged that the Town of Estes Park Utilities comments, aside from those pertaining to the wall around the electric transformer, will be addressed at the time of Construction Drawings submittal. The above application is accepted for this stage of the review process, but not approved as construction drawings or issuance of any building permits. Should project design or scope change during the review process the Utilities Department reserves the right to request additional information as needed. Water Division: All new water mains, fire protection lines and domestic service sizes are to be considered as to be determined at this time. Fees will be calculated at the time of the permit application process. There are records of fixture credits that will be applied at that time. 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 TOWN or ESTES PARIc_ Inter-Office Memorandum have been signed. All 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. 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. • Metering/Tap location plan (drawing) indicating tap locations and sizes, water meter locations and sizes, and buildings served by each. All domestic water and fire protection 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 mainlines are required to have a minimum of 10 ft. horizontal separation from both sanitary sewer and storm sewer. Additionally, water mainlines 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@estes.org with any questions regarding the backflow devices or requirements. Engineering must contact the Water Division at 577-3625 for details regarding final Water main, fire protection line, tap and service line sizing prior to any construction. The Water Division reserves the right to up-size the water main extension if it is determined applicable, to include the river crossing. The two existing water service lines must be abandoned at the taps when the new proposed fire sprinkler and domestic service lines are placed in service. This 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. TOWN oF ESTES PARK Inter-Office Memorandum Pipe Size Flow Rate 2" 100 gpm 4" 390 gpm 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 Division: • 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. TOWN Or- ESTES PARIc___ Inter-Office Memorandum • 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. • 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. • 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. TOWN OF ESTES PARK Inter-Office Memorandum • Permanent meter sockets must be permanently marked with address or unit number. 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. I ESTES VALLEY FIRE PROTECTION DISTRICT Serving the Residents and tisnors of the Estes Valley with Superior Fire and Safety Services PLAN REVIEW COMMENTS Date: November 9, 2015 Project Identification: Rocky Mountain Performing Arts Center Location: 116 E. Elkhorn Ave Referral: Rocky Mountain Performing Arts Center The Estes Valley Fire Protection District has reviewed the submitted material describing the proposed project referenced above, and approves those plans contingent on compliance with the following requirements (conditions of approval): 1. Fire suppression lines require a state certified fire suppression installer through the Colorado Division of Fire Prevention and Control. Contractors shall complete appropriate forms (Contractor's Material and Test Certificate for Underground Piping) and have all appropriate inspection by Estes Park Water Division and Fire District. Completed paperwork shall be submitted to the Fire District and automatic fire sprinkler contractor. 2. Estes Valley Fire Protection District understands that this building will be protected by an automatic sprinkler system and fire alarm system. The following requirements shall apply: A. An on-site hydrant flow test shall be conducted by the 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 Prevention and Control 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. C. Per NFPA 13 Installation of sprinkler system, pipe shall not be run under buildings. Where pipe must be run under buildings, special precautions shall be taken, including the following: Arching the foundation walls over the pipe, running pipe in covered trenches, or providing valves to isolate sections of pipe under building. Please contact the Fire District before submitting construction plans. Prior to the issuance of a building permit the following requirements shall be met: 1. Construction plans (access / roads, fire line design) shall be reviewed and must meet approval of the Fire District. A 3-foot clear space shall be maintained around the circumference of fire hydrants. 901 N. Saint Vrain Avenue • Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 .11110 ESTES VALLEY FIRE PROTECTION DISTRICT Serving the Residents and Visitors of the Estes Valley with Superior Fite and Safety Services 19117 2. Fire hydrant flow test results shall be capable of meeting the fire flow requirement for the building. 3. The flow test results shall be adjusted prior to sprinkler system design. Once the Fire Department has made required adjustments to the flow test results, this information shall be forwarded to the sprinkler system designer and shall be incorporated into the design of the sprinkler system. 4. 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. 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). The Fire District will conduct a final inspection. Please schedule all inspections at least two (2) working days in advance. 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 Estes Valley Fire Protection District Phone: 970.577.3689 Fax: 970.577.0923 mrobinsonestesvalleyfire.org 901 N. Saint Vrain Avenue • Estes Park, CO 80517 • P-970-577-0900 • F-970-577-0923 4 TOWN OF ESTES PART( Memo PUBLIC WORKS To: Mallory Baker From: Kevin Ash, PE, Public Works Engineering Manager Greg Muhonen, PE, Director of Public Works Date: November 30, 2015 RE: Rocky Mountain Performing Arts Center Review Mallory — Public Works has reviewed the documents submitted for the Rocky Mountain Performing Arts Center and offer the following comments and conditions: Transportation: 1. DELICH ASSOCIATES PARKING SURVEY COMMENT: A parking survey was conducted on 6/27/15. This survey was conducted on a Saturday evening in the summer during a festival — which replicated a common situation in Estes Park during the spring/summer/fall months. The results demonstrated 994 occupied public spaces and 146 unoccupied public parking spaces — within a 1/4 mile radius of the RMPAC during the time an evening show would be playing. The parking demand for the RMPAC, based on the Parking Generation 4 th Edition ITE, predicted the trip generation for a live theater is 243 parked vehicles. So there is a shortage of available parking spaces. Also of note is the fact that 32 public parking spaces are removed from the parking space inventory when construction is complete. So in summary: a. Parking Spaces occupied 994 b. Parking Spaces available 146 c. Parking Spaces needed 243 d. Parking Spaces removed by development 32 2. To address the need for additional parking, the Delich Survey identified potential parking spaces in the private US Bank lot and the Bank of Estes lot , and public parking around Bond Park (57 spaces) that may be available if a festival was not occurring. They also identify the use of remote lots (outside the 1/4 mile radius) that shuttle/trolley service could provide. COMMENT: a. The use of private lots to show available parking would require agreements with those business owners that their parking would be publicly available during Showtime hours and that these agreements would transfer with any improvement or sale of the property. The evaluation that 57 Bond Park parking spaces would be available when a festival is not occurring is not supported by Public Works and should be removed from the study. c. The 146 available parking spaces does not factor the show attendee's ability to navigate the Town streets and successfully find available parking spaces. To adjust for this effort, Public Works supports a factor of 85% of these spaces are able to be found and utilized — so the number of attendee found parking spaces available is 124. d. The 32 parking spaces lost by development should be identified in the survey evaluation. So the final evaluation for parking spaces needed would be: 243 spaces needed ii. -124 spaces unoccupied iii. +32 spaces removed from the system iv. TOTALS 151 parking spaces needed 3. COMMENT: The Construction Plan Notes on page 2 of the plan set indicate removal of 32 existing parking spaces from the Town's parking lot system. The applicant should demonstrate how this impact is mitigated? 4. COMMENT: The parking study was conducted on a single Saturday night event and provides only one data point for evaluation. Additional surveys to replicate any other event time (such as a Sunday matinee) should be conducted — or else a limitation should be imposed that only Evening events will be provided. Regarding the Parking Survey, Public Works has modified its previous review "CONDITIONS" to review 'COMMENTS". These remain in our review memo as a framework for discussion of this parking issue. The applicant cites Ordinance 04-13 that identifies the EVDC does not require development projects in the Downtown zoning district to provide off-street parking. The applicant also submitted minutes from the 2/26/2013 Town Board discussion on the RMPAC parking concerns and identifies Town Board acknowledgement that this development is not responsible to address downtown parking issues. The applicant contends that there is not a shortfall of parking in downtown Estes Park to address Phase 1 improvements. They also contend that Phase 2 will not be in service until May 2019. Additional parking from parking structures, agreements with private lots, lodging parking lots, and shuttle arrangements from parking areas outside the 1/4 mile radius could be in place to offset the Phase 2 parking needs. WHQ1 via estes.org Dec 5 (2 days ago) to planning Dear Estes Valley Planning Commissioners and Staff, My wife and I strongly support the approval of the Special Review and Amended Plat development application for the Rocky Mountain Performing Arts Center. We are directly affected by this development as we own three commercial properties on East Elkhorn Avenue in downtown Estes Park. We own two properties almost directly across the street from this project at 141 and 143 E. Elkhorn Ave. and another property at 360 E. Elkhorn Ave. We also own and operate three retail businesses in downtown Estes Park, Earthwood Collections at 141 and 143 E. Elkhorn Ave. and Earthwood Artisans at 360 E. Elkhorn Ave. This development is well suited for our downtown area and will enhance all downtown economic activity. We need new amenities for our guests and our locals. This project is a perfect match for Town goals of making our downtown the cultural hub of Estes Park. We feel that this project is well designed and will be very positive for the entire Estes Park Valley. It will draw more tourists, add dozens of new well-paying, year-round jobs, address downtown blight issues and significantly improve Estes Park. We do not believe there are any serious traffic or parking problems generated as a result of this project and that the mitigation plans suggested by the applicant are sound. We believe that this project will also improve the pedestrian environment in downtown Estes Park, via the Riverwalk connection, new signage, new downtown services, and the new winter garden area. To summarize, we urge you to approve the Special Review and Amended Plat applications for the Rocky Mountain Performing Arts Center at the 12/15/2015 Estes Valley Planning Commission meeting. Feel free to contact us at any time if you have any questions. Sincerely, Ron & Ann Wilcocks 970-577-0021 Christopher Jandrain 6304164399 6 /15/2015 Joyce M Jandrain Kenneth L Jandrain P_ a Box 3783 Estes Park, CC 80517 Ms. McCool Estes Park Planning — Zoning Dept. 170 MacGregor Ave. Estes Park, CO 80517 Re: Amended Plat - 108 E. Elkhorn Ave — The Caramel Crisp Dear Ms. McCool. I am writing this letter to express our opposition to an amended plat for the cast properly line for the Caramel Crisp property at 108 E Elkhorn Avenue in Estes Palk. This property is otherwise referred to as Lot 3 of the CSL Re subdivision_ The limited notes that we have been provided refer to "an amended plat to the town tha- will precisely align the property line to the existing walls." We are unclear which walls this is referring to. If this is referring to the Pre-existing Park Theater Mall building wall, then this may be acceptable. Also, the Caramel Crisp has no building wall along the southern portion of our East Property line, so again here they may mean the Pro existing Park Theater Mall wall. A key issue for us is that we have had access to a small (approximately 2 feet wide) walkway alley between the buildings (when a building existed to the East of us). This walkway alley has been in use by us since we purchased the building over 30 years ago. The use of this walkway alley also predated our ownership of the land when we were leasing the property_ In any case, the walkway alley has been in use by the Caramel Crisp for well over 50 years, and provides us access to water pipes, gas pipes, and for access to our exhaust fan for repairs. The walkway alley also provided us with access to the outside of our building for exterior building maintenance. The Caramel Crisp maintained the walkway alley along the east wall of our building, arid provided door closing this off from the public sidewalk. A picture is enclosed which was taker just after the Lawn Lake Flood in 1982 and shows the access door as it was in place at that time. Most importantly, the walkway alley provided a fire break during the mall fire in 2009. Firefighters fought the mall fire from atop the Caramel Crisp real. 1 he small walkway alley provided just enough separation from the lour other businesses to the West on Elkhorn Avenue to allow those businesses to be spared from the fire. Site;_“ O'Irt-004-1,14 Christopher Jandrain b::304161:3913 We would like the walkway alley to be maintained as a permanent exterior access for the Caramel Crisp. An amended plat would be acceptable to us if it shows the walkway alley as either attached to Lot 3 (10B E. Elkhorn) or, as or as permanent access easement and fire break useable by both adjacent property owners. Attachment of the walkway alley to Lot 3 could be supported by the principal of adverse possession. Thank you for your consideration in this matter. Joyce M. Jandrain Owner— The 6arnrnel Crisp — 108 E Elkhorn Ave. Kenneth L. Jandrain Owner- The Caramel Crisp - 108 E Elkhorn Ave A _ DELICH ASSOCIATES Traffic & Transportation Engineering 2272 Glen Haven Drive Loveland, Colorado 80538 Phone: (970) 669-2061 Fax: (970) 669-5034 .133=MIZME, 115=2:151110 -71 1- MEMORANDUM TO: Stan Black/Tom Dority, Estes Park Performance Inc. Roger Thorp, Thorp Associates Town of Estes Park FROM: Matt Delich DATE: May 27, 2015 SUBJECT: Rocky Mountain Performing Arts Center Traffic/Parking Impact Study (File: 1278ME01) This memorandum is the preliminary traffic impact study (TIS) for the Rocky Mountain Performing Arts Center in Estes Park. This TIS is considered to be preliminary since detailed traffic data was not available at the time of preparation. As the Rocky Mountain Performing Arts Center proceeds through the Estes Park planning process, some traffic/parking aspects may be revisited. The Rocky Mountain Performing Arts Center is proposed at 116 East Elkhorn Avenue in the downtown area. The site location is shown in Appendix A. Along with the live theater venue, a small hotel, spa, and restaurant will be in the building. This property extends from East Elkhorn Avenue to Rockwell Street. The property crosses Fall River, just west of its confluence with the Big Thompson River. This TIS also addresses the parking demand and issues related to parking. The scope of this TIS was discussed with Estes Park staff. Floor plans of the proposed building are provided in Appendix B. The hotel, spa, and restaurant will have 'front door' access on East Elkhorn Avenue. Door access to the live theater venue will be on East Elkhorn Avenue and at a drop-off/pick-up area on Rockwell Street. The spa and parking for hotel guests will be in the basement level. The restaurant and lower auditorium level will be on the ground floor. The mid-level and upper level will have the hotel on the north side of Fall River and the auditorium balcony on the south side of Fall River. The hotel guest parking will be a valet service. It will involve a vehicle lift (elevator) with the garage access to Rockwell Street. There will be no other on- site parking provided. TRIP GENERATION Of the four uses that will be in this building, the hotel, restaurant, and spa will have conventional weekday and weekend trip generation on a regular basis. Table 1 shows the calculated daily and peak hour trip generation for these uses using Trip Generation, 9th Edition, ITE, as the reference document. The spa land use is not contained in that reference. For this exercise 'Health/Fitness Club' was used in Table 1. The calculated morning peak hour trip generation (20 trip ends) is not significant. The calculated afternoon peak hour trip generation is 71 trip ends. The Saturday (daily and peak hour) trip generation is not significantly different than the weekday information shown in Table 1. The live theater venue will likely have performances on many evenings during the 'high season' in Estes Park (late-May to late-September). The trip generation information contained in the cited reference document for a 'Live Theater' was deemed not to be statistically reliable. Therefore, parking rates/equations contained in Parking Generation, 4th Edition, ITE were used to predict the trip generation at the start and end of a given performance. The theater will have 760 seats. Using seats as the variable, the 85th percentile parking demand will be 243 parked vehicles. At a 'sold out' performance, the auto occupancy was calculated at -3 persons per vehicle, which is reasonable for this type of use. Converting the parking demand to trip generation, there would be 243 entering vehicles prior to a performance and 243 exiting vehicles after a performance. It is likely that the entering vehicles would be spread out over more than the hour before the show time, since show attendance is often tied to other activities in Estes Park, such as dinner, perhaps in the restaurant within this building, as well as others within walking distance. PARKING While somewhat dated, a parking study was conducted in Estes Park in July 2005. It is acknowledged that some parking conditions have changed since that study. However, that study provides some insight into the parking conditions and characteristics in Estes Park. That study covered Wednesday, July 27 through Sunday, July 31. Saturday was the day with the highest parking demand. Therefore the following analyses utilized the Saturday parking data. There were 1124 parking spaces (903 in lots and 221 on streets) within 0.25 miles of the site. One quarter mile is the generally acceptable walk distance from a parking space to a destination. The greatest demand for parking for the uses at the site would be for the live theater venue. It was assumed that the highest attendance (sold out) would occur on a Saturday evening. The start of a show was assumed to be at 7:30 pm. The parking study indicated that there were 224 open (vacant) parking spaces (in the inventory of 1124 spaces) at 7:00 pm. This is 19 spaces less than the estimated trip generation/parking demand indicated earlier for the live theater venue. The above analysis assumes that all patrons will walk from their parking space to the theater venue. There exist a number of parking lots, beyond 0.25 miles from the site that are served by the Estes Park Free Shuttle. This service can open many more parking spaces to the theater patrons who choose to use it. Schedule adjustments/agreements may be required for the Estes Park Free Shuttle to serve the site when a performance is over. Based upon the foregoing analyses, it is expected that there would be adequate parking available for the theater venue. CONCLUSIONS It is concluded that the proposed hotel, spa, and restaurant land uses within the Rocky Mountain Performing Arts Center building will have minimal impact on the street and parking in the Estes Park downtown area. These uses are similar to the current uses in the downtown area. The live theater venue will generate traffic impacts and parking demands that can generally be accommodated. The live theater venue peak traffic/parking will occur as many other activities become less busy in the evening. Additional traffic/parking analyses may be required as the Rocky Mountain Performing Arts Center proceeds through the Estes Park planning process. TABLE 1 Trip Generation Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate Trips Rate in Rate Out Rate in Rate Out 310 Hotel 20 rooms 8.17 164 0.31 6 0.22 4 0.31 6 6.29 6 931 Quality Restaurant 6,0 KSF 89.95 540 0.60 3 0.20 1 5.02 30 2.47 15 492 Spa (Health/Fitness) 4.2 KSF 32,93 138 0.71 3 0.71 3 2.01 8 1.52 6 Trip Generation for the Above 842 12 8 44 27 APPENDIX A Ina VIP tc 46:7 I ?c, IN-- ROCKY MOUNTAIN! PERFORM !NG ART CekireR Goosic:earth Go sle earth feet meters 2000 600 SITE LOCATION APPENDIX B ROCKY MOUNTAIN ri,r[11 sc.* - 20 CO' BASEMENT PLAN MAIN LEVEL PLAN MID LEVEL PLAN UPPER LEVEL PLAN ROCKY MOUNTAIN PERFORMING ARTS CENTER A Project of Estes Performance InCorporated Thorp Associates P.C, Architects and Planners, Estes Park, Colorado OCTOBER 12, 2015 Town of Estes Park Planning Department do Ms. Carrie McCool, Principal McCool Development Solutions LLC 4383 Tennyson St, Unit 1 D Denver, Colorado 80212 Dear Ms. McCool; Thorp Associates P.C. is hereby submitting the third resubmittal of the EPIC Development Review documents addressing all staff comments, as well as the formal documentation of a request for three (3) Development Code Variances. As Vice President of the EPIC Board of Directors, however, we would like to express the Board's very real concern for the major items called out by Staff, relating to the Development Agreement content. These are: 1) a plan for providing additional off-street parking downtown, and 2) a description and drawings of right-of-way for extension of the Riverwalk from the EPIC building west along the northern bank of the river. Each of these clearly exceeds our prior agreements with the Town Board. The parking requirement is also inconsistent with the Estes Valley Development Code. We believe these two items should not cause further delay of our application. They are beyond the scope of "completeness" for the application and for referral to the Planning Commission. Please understand and abide by these governing documents or demonstrate to us why they do not take precedence. The development application is guided by the EV Development Code to which both the staff and the Planning Commission must adhere. It is clear from section 7.11 of the Code that off-street parking is not a Code requirement for the EPIC project: § 7.11 OFF-STREET PARKING AND LOADING A. Applicability. 1. New Development/Exemption for New Development in the CD District. The off-street parking standards of this Section shall apply to all new buildings, structures and land uses subject to this Code, except that the off-street parking and off-street loading standards of this Section shall not apply to new development and land uses in the CD Downtown Commercial zoning district. (Emphasis added.) To the extent that any other consideration for parking impact or a requirement for additional parking is raised, that is solely the pervue of the Town Board under their "special review" privilege. We have discussed this and referred to the conflict with the Code several times. However the Town continues to require resubmittal on this matter along with a requirement for a new parking survey at EPIC's expense. There is no legitimate basis for this, and these items continue to delay completion of our application at significant expense to EPIC. The Town and EPIC entered into an agreement on February 26, 2013, for EPIC to purchase an option on 30 parking spaces from the Riverside Parking Lot, which option is governed by Ordinance #04-13, attached. This ordinance is a revised version of an Ordinance considered earlier during 2013. The principal revisions were for the date the option must be executed (January 3i, 2017) and the provision that the "Town have relocated the 30 parking spaces from the property between June 15 and October I of each calendar year within the Town's CD Commercial Downtown zoning district. Until such time the Option is executed, the Town owned property would remain a parking lot," (Emphasis added) One thing is clear: EPIC is not expected to replace the 30 spaces under the terms of this option. The legislative history of Ord. 404-13 includes pertinent comments from Trustee Mark Elrod: "...the Estes Valley Development Code does not require parking for redevelopment downtown; therefor, the project should not be held up due to parking requirements as there are no requirements. The Town cannot dictate the location, business plan and size of a private development." Mr. Elrod refers also to the Town's parking study and items "that should be addressed such as a shuttle system, parking structure, signage, etc., and the Town continues to review the document and make changes and additions to the transit system." Trustee Wendy Koenig stated "...the Town continues to review options for additional parking including parking structures, parking lots downtown, incentive programs for downtown employers and employees to use the shuttle. She commented further it is difficult to find 30 more parking spaces downtown. She encouraged all citizens to consider riding the shuttle during the summer season to free up parking spaces downtown..." Finally, Exhibit C to the option contract sets forth matters that shall be included in the Development Agreement: the first item is "the construction of the Riverwalk along the southern bank of Fall River through the Project..." The addition now of a requirement for drawings and construction on the northern bank are beyond the agreement already reached between EPIC and the Town Board. The amended drawings are expensive, but connecting to a north side Riverwalk r.o.w. would reduce the productive area of the Winter Garden and disrupt the business plan of the hotel and restaurant. Exhibit C lists other Development Agreement terms, none of which related to parking at that date. The closing term includes "any terms and conditions of the special review approval for the Project." At this time in the application process, neither the Town nor EPIC can know what special review terms may be raised. EPIC must be allowed to proceed now to the Planning Commission before ultimately the Town Board may introduce any special review terms to include in the Development Agreement. Respectfully submitt d, Tom Dority Vice President, EPIC PO Box 3077 Estes Park, CO 80517 Enc. RECEPTION#: 20130038509, 06/22/2013 at 09:16:32 AM,1 OF 7, R $41.00 TD Pgs: 0 Angela Myers, Clerk & Recorder, Larimer County, CO EXCLUSIVE OPTION TO PURCHASE REAL ESTATE This Option Agreement entered into on the Ce-14 day of , 2013 (the "Effective Date") between the Town of Estes Park, Colorado, a municipal corporation, hereinafter called "Seller", and Estes Performance InCorporated, hereinafter referred to as "Purchaser," for the option to purchase two parcels of property owned by the Town of Estes Park (the "Option Property"). WITNESSETH: 1. GRANT OF OPTION. In consideration of $1.00 (ONE DOLLAR), cash in hand paid by Purchaser to Seller, the receipt and sufficiency of which are hereby acknowledged, Seller hereby grants unto Purchaser, for the Option Period described below, the exclusive right and Option to purchase the Option Property, more fully described in Exhibit A attached hereto and incorporated herein by reference, and, upon the exercise of the Option, to purchase the same as hereinafter provided. 2. Exercise of Option. To exercise this Option, Purchaser shall, prior to the date on which this Option is due to expire, give Seller written notice of its exercise of the Option. 3. Term of Option. This Option shall extend from the Effective Date to January 31, 2017. In the event Purchaser fails to exercise this Option by this date, this Option shall terminate on said date and be of no further force and effect. 4. Real Estate Sales Contract. At the time of exercise of the Option, Purchaser shall execute and deliver to Seller and Seller shall execute and deliver to Purchaser, the Real Estate Sales Contract, attached hereto as Exhibit B and incorporated herein and by reference. Option Agreement — Town of Estes Park and Estes Performance InCorporated R E.-Tt.)1244 -Tb '- TOWN CLERK'S OFFICE TOWN OF ESTES PARK P 0 BOX 1200 ESTES PARK CO 80517 5. Purchaser Representations. The Purchaser represents that, as of the date of this Option, the following are true and correct statements upon which Seller may rely: a) Purchaser is a duly-organized corporation in good standing under the Laws of the State of Colorado; b) Purchaser will diligently pursue the contingencies which are set forth in Section 10.10 (a) — (g) of the Real Estate Sales Contract; 6. Seller Representation. Seller will diligently pursue the contingencies which are set forth in Section 10.10 (d) and (g) of the Real Estate Contract. 7. Title Commitment to be Delivered by Seller. Title to the Option Property shall be merchantable, and free and clear of all liens, encumbrances and defects to the Purchaser's satisfaction prior to closing of the Real Estate Sales Contract. Within ten (10) days of the mutual execution of the Real Estate Sales Contract, Seller shall provide, at Purchasers expense, a title insurance commitment from a Title Insurance Company of Seller's choosing, in favor of the Purchaser on the Option Property, in form satisfactory to the Purchaser and showing a State of Title as set forth in the Purchaser's proposed Real Estate Sales Contract. The premium for such insurance, if the Property is purchased as provided in the Contract and a policy of title insurance issued, shall be at Purchasers expense at closing. 8. Binding Nature of Option. This Option is for the benefit of and binding upon the successors and assigns of the parties hereto. 9. Memorandum of Option to Be Recorded. A Memorandum Notice of this Option shall be executed by the parties and recorded. 2 Option Agreement — Town of Estes Park and Estes Performance InCorporated 10. Notices. Any notice required or permitted to be delivered hereunder shall, except as otherwise expressly provided herein, be deemed to have been given upon the earlier to occur of (i) actual receipt by the addressee thereof; or (ii) deposit in the United States mail, postage prepaid, registered or certified mail, return receipt requested, addressed to Seller or Purchaser, as the case may be as follows: Seller: Town of Estes Park Attention: Town Administrator P 0 Box 1200 Estes Park, CO 80517 Estes Performance InCorporated Attn: President P 0 Box 3077 Estes Park, CO 80517 Purchaser 11. Seller's Default. In the event of Seller's default of its obligations hereunder, for any reason whatsoever, Purchaser's sole and exclusive remedy for said default shall be an action for a specific performance in the District Court, Larimer County, Colorado. Purchaser shall not be entitled to any damages as a result of Seller's default including any actual or consequential damages of whatsoever kind and nature arising out of and in any way related to the default of Seller. IN WITNESS WHEREOF, Seller and Purchaser have executed this Option Agreement dated as of RO—IL 3, ../o I, in duplicate originals by their respective duly- authorized representatives as designated below. 3 Option Agreement — Town of Estes Park and Estes Performance InCorporated TOWN OF ESTES PARK, a munici I coop ratio BY. 4 SELLER: Mayor Acknowledged by: PURCHASER: ESTES PERFORMANCE INCORPORATED, a Colorado nonprofit corporation, By: .)1& Ciao Acknowledged by: By: V344,t at Option Agreement —Town of Estes Park and Estes Performance InCorporated EXHIBIT A Legal Description of Parcel 1: The following legal descriptions are portions of the Southwest Quarter of the Northeast Quarter of Section 25, Township 5 North, Range 73 West of the 6th P.M. Commencing at the (approximate) Northeast Corner of Lot 34, Second Riverside Subdivision (the Northeast corner of the slab at the southerly edge of Fall River); thence S 16'39' E 15.9' to the true point of beginning; thence along the east line of said Lot 34, S 16'39' E 128.4' thence S 78'28' E 24.2'; thence N 11'32' E 140.0'; thence N 78'28' W 35.4'; thence S 73'02' W 56.2' to the True Point of Beginning. Area: 7775 square feet, more or less Legal Description of Parcel 2: Larimer County Parcel Number 3525122943 (as small sliver of property between the southern boundary of Lot 34 and Rockwell currently containing an extension to the sidewalk and 3 trees). 5 Option Agreement - Town of Estes Park and Estes Performance InCorporated TOWN ,OF ESAS PAR Mayor 5)(1-1lb vr G X Cku s o P Iv TO -1) aNc-i-tits 6 REAL "Es-rivrE Ae 6 , 4-c A3 ORDINANCE NO. 04-13 AN ORDINANCE APPROVING AN EXCLUSIVE OPTION TO PURCHASE REAL ESTATE FOR ESTES PERFORMANCE INCORPORATED — PERFORMING ARTS CENTER PROJECT WHEREAS, the Board of Trustees of the Town of Estes Park has the authority pursuant to Section 31-15-713 (1)(b) C.R.S. to sell Town property; and WHEREAS, Estes Performance InCorporated ("EPIC") has requested that the Town sell a portion of its property located on the western portion of the Town's Riverside parking lot which abuts the location of EPIC's proposed Performing Arts Center Project; and WHEREAS, as part of the purchase of the Town's property, EPIC has agreed to grant a public access easement and construct an extension of the Riverwalk across the Park Theater Mall property which will be acquired by EPIC; and WHEREAS, the Board of Trustees of the Town of Estes Park has determined it is in the best interest of the Town to enter into an Exclusive Option to Purchase Real Estate with EPIC which grants to EPIC the exclusive option to purchase Town property subject to the terms and conditions as more fully set forth in the Exclusive Option to Purchase Real Estate Agreement. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF TRUSTEES OF THE TOWN OF ESTES PARK, COLORADO: Section 1. The Exclusive Option to Purchase Real Estate Agreement attached hereto as Exhibit A and incorporated herein by this reference is hereby approved. The officials of the Town of Estes Park are hereby authorized to execute the Option to Purchase Real Estate Agreement and perform all other necessary acts and duties as provided in the Option Agreement. Section 2. This Ordinance shall take effect and be enforced thirty (30) days after its adoption and publication. INTRODUCED, READ, AND PASSED BY THE BOARD OF TRUSTEES OF THE TOWN OF ESTES PARK on this .6)(4-'• day of Ff_y,c1, , 2013. ATTEST: %, _17'1, o Q.41._.o.L.,,,,z,xcz%4-,41, o n Clerk I hereby certify that the above Ordinance was introduced and read at the meeting of the Board of Trustees on the cP-(1 t day of CE.p,r2,3›,e,4 , 2013, and published in a newspaper of general circulation in the Town of Estes Park, Colorado, on the day of ks".akortc_).4. , 2013. 44-e T71 Clerk EXHIBIT B REAL ESTATE SALES CONTRACT This REAL ESTATE SALES CONTRACT (hereinafter referred to as the "Contract") is entered into the day of , 20 (hereinafter referred to as the "Effective Date") by the Town of Estes Park, a municipal corporation (hereinafter referred to as "Seller"), and Estes Performance InCorporated (hereinafter referred to as "Purchaser"). PREMISES: WHEREAS, Seller is the owner of certain real property, as more particularly described herein, and which is situated in the Town of Estes Park, Larimer County, Colorado: and WHEREAS, Seller desires to sell to Purchaser and Purchaser desires to purchase from Seller all of Seller's right, title and interest in and to the real property described herein. AGREEMENT: NOW, THEREFORE, for and in consideration of the Premises, the payment of the sums described herein, the respective covenants, agreements and obligations hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser do hereby agree as follows: ARTICLE 1 SALE AND PURCHASE 1.1 PROPERTY. Upon and subject to the terms and conditions hereinafter set forth, Seller agrees to sell to Purchaser and Purchaser agrees to purchase from Seller, the real property, as more fully described on EXHIBIT A attached hereto, and incorporated herein for all purposes, together with all rights, ways, privileges and appurtenances pertaining thereto (hereinafter referred to as the "Property"), for the consideration of and subject to the terms, provisions, and conditions hereinafter set forth. REAL ESTATE SALES CONTRACT PAGE 1 ARTICLE II PURCHASE PRICE 2.1 PURCHASE PRICE . The Purchase Price for the Property (hereinafter referred to as the ("Purchase Price") shall be Five Hundred Thirty-Six Thousand Dollars ($536,000). The Purchase Price shall be paid by the delivery by the Purchaser of the following documents to Seller at Closing: a. The Easement Agreement set forth on Exhibit B and the Development Agreement which includes Purchaser's obligation to construct and maintain the Riverwalk through the Project. Estimated Value $500,000. b. The Pedestrian Easement more fully set forth in Section 10.10(c) of this Contract. Estimated Value $60,300. ARTICLE III EARNEST MONEY 3.1 EARNEST MONEY DEPOSIT. Purchaser shall deliver earnest money in the amount of Five Thousand Dollars ($5,000) (the "Earnest Money Deposit') to Seller upon the execution of this Contract. If this Contract closes according to the terms hereof, the Earnest Money Deposit shall be returned to Purchaser at Closing. ARTICLE IV TITLE STATUS 4.1 TITLE COMMITMENT. Within ten (10) business days after the Effective Date, Seller shall deliver to Purchaser a Commitment for Title Insurance (hereinafter referred to as the "Commitment), together with legible copies of all instruments and documents referred to therein as exceptions ("Exception Documents") to title covering the Property, in favor of Purchaser, pursuant to which the Title Company agrees, subject to the provisions thereof, to issue at Closing an Owner Policy of Title Insurance (hereinafter referred to as the "Owner Policy") to Purchaser. 4.2 REVIEW OF TITLE COMMITMENT. Purchaser shall have ten (10) days after receipt of the Commitment and the Exception Documents (as herein defined) to provide to Seller written objections to the status of title to the Property. If such written objections have not been received by Seller prior to the end of the above described period, Purchaser shall be deemed to have conclusively accepted and approved the status of title to the Property as shown by the Commitment. If Purchaser does timely deliver to Seller such written objections, Seller shall have until Closing to cure such objections; however, REAL ESTATE SALES CONTRACT - PAGE 2 Seller is not obligated to cure such objections. Seller shall diligently pursue the curing of any objections Seller elects to cure. If Seller fails, is unable, or unwilling to cure such objections by Closing, Purchaser may either (i) waive such objections in writing and purchase the Property notwithstanding such objections; or (ii) terminate this Contract by written notice to Seller. If Purchaser elects to terminate this Contract, the Earnest Money Deposit shall be refunded to Purchaser and neither Seller nor Purchaser shall have any further obligations hereunder, except those obligations stated herein that survive termination of this Contract. 4.3 CONVEYANCE BY DEED. Seller shall deliver to Purchaser, at Closing, a Special Warranty Deed (hereinafter referred to as the "Deed"), conveying fee simple title to the Property to Purchaser, subject to the exceptions to title contained in Schedule B of the Commitment approved or waived by Purchaser pursuant to Paragraph 4.2 hereof. ARTICLE V CLOSING 5.1 CLOSING DATE. The date of closing (the "Closing Date") shall be thirty (30) days after the Effective Date or at an earlier or later date upon mutual written agreement of the parties. If all contingencies described in Section 10.10 have been satisfied and Closing does not occur, Seller will have the right to terminate the Contract and retain the Earnest Money Deposit paid to Seller by Purchaser and the parties will have no further liabilities to the other. In the event that all contingencies described in Section 10.10 have not been satisfied by the Closing date, this Contract shall automatically terminate and the Earnest Money Deposit shall be returned to Purchaser and the parties will have no further liabilities to the other. 5.2 CLOSING COSTS. Purchaser shall pay the cost of the basic premium for an Owner Policy of Title Insurance, the cost of a tax certificate, the closing fee, and all other closing costs. Each party shall pay their own professional legal fees incurred in this transaction, and any other costs and fees set out herein. 5.3 PROPERTY TAXES. The Property is currently not subject to any ad valorem property taxes as it is owned by Seller, which is a municipal corporation. Purchaser shall be responsible for all ad valorem property taxes assessed and payable on the Property following the Closing, if any. 5.4 SELLER'S OBLIGATIONS AT CLOSING. At Closing, Seller shall deliver to Purchaser the following documents which shall be duly executed and, where appropriate, acknowledged, together with any and all items or instruments necessary or appropriate thereto: REAL ESTATE SALES CONTRACT - PAGE 3 (a) DEED. The Deed; (b) OWNER POLICY. Evidence of issuance of the Owner Policy, containing no exceptions to title other than: (i) the standard printed exceptions in Schedule B to the Commitment; and (ii) those exceptions to title contained in Schedule B to the Commitment which are approved by Purchaser or waived by Purchaser as described above; (c) AUTHORITY. Any and all documents reasonably requested by the Title Company or required by this Agreement to confirm that this transaction and the parties executing such documents are fully authorized and empowered to so act. (d) FUNDS. Funds necessary to return the Earnest Money Deposit to Purchaser. 5.5 PURCHASER'S OBLIGATIONS AT CLOSING. At Closing, Purchaser shall deliver to the Title Company: (a) FUNDS. Funds necessary to pay the Closing costs; and (b) EVIDENCE OF AUTHORITY. Any documents reasonably requested by the Title Company or required by this Agreement to confirm that this transaction and the parties executing such documents are fully authorized and empowered to so act; and (c) EASEMENT AND DEVELOPMENT AGREEMENT. Purchaser shall deliver to Seller a fully executed Easement and Development Agreement as more fully provided in Section 10.10 of this Contract. 5.6 DELIVERY OF POSSESSION. Possession of the Property shall be delivered to Purchaser at Closing. ARTICLE VI REPRESENTATIONS, WARRANTIES AND COVENANTS 6.1 SELLER'S REPRESENTATIONS, WARRANTIES AND COVENANTS. Seller represents, and warrants and covenants to Purchaser the following: (a) TITLE TO PROPERTY. Seller will deliver at Closing good, indefeasible, and fee simple title to the Property, free and clear of all mortgages, liens, encumbrances, leases, tenancies, security interest, covenants, conditions, REAL ESTATE SALES CONTRACT - PAGE 4 restrictions, rights-of-way, easements, judgments or other matters affecting title other than those shown on Schedule B of the Commitment and otherwise permitted in this Contract. (b) AUTHORITY. Seller has full power and authority to execute this Contract and perform all of its obligations hereunder. 6.2 PURCHASER'S REPRESENTATIONS. WARRANTIES AND COVENANTS. Purchaser represents, warrants and covenants to Seller that Purchaser has full power and authority to execute this Contract and perform all of its obligations hereunder. ARTICLE Vii CASUALTY LOSS 7.1 RISK OF Loss. Risk of loss due to casualty up to and including the Closing Date shall be borne by Seller, except to the extent of any loss or damage caused solely by the acts of Purchaser or its agents, employees, contractors, or invitees. Seller shall repair and restore all damage to the Property for which Seller has the risk of loss prior to the Closing. ARTICLE VIII DEFAULT 8.1 PURCHASER'S DEFAULT. If Closing fails to occur due solely to a default or breach by Purchaser hereunder, Seller shall be entitled to terminate .this Contract, and retain the Earnest Money Deposit as liquidated damages as Seller's sole and exclusive remedy for default or breach by Purchaser. The foregoing sum has been agreed upon as the amount payable by Purchaser to Seller in consideration of Purchaser having the option to refuse to purchase the Property without any liability on account of its refusal other than payment of the Earnest Money Deposit. It is also agreed between Purchaser and Seller that such sum shall be liquidated damages for Purchaser's default and because of the difficulty, inconvenience, and uncertainty of ascertaining actual damages for such default, the amount of damages shall be liquidated as the amount of the consideration. Seller hereby waives any and all other of its rights or remedies at law or in equity, for breach of this Contract by Purchaser, including, but not limited to, a suit for damages or a suit to enforce specific performance. 8.2 SELLER'S DEFAULT. In the event that Seller shall default in the performance of Seller's obligations hereunder, for any reason whatsoever other than Purchaser's default or as otherwise permitted hereunder, as Purchaser's sole and exclusive remedies hereunder, Purchaser may, at Purchaser's option, (i) purchase the Property REAL ESTATE SALES CONTRACT - PAGE 5 notwithstanding such default pursuant to the remaining terms and provisions of this Contract, in which event such default shall be deemed waived; (ii) terminate this Contract and receive a return of the Earnest Money Deposit and neither Seller nor Purchaser shall have any further obligation hereunder, except those obligations stated herein that survive termination of this Contract; or (iii) file a suit to enforce specific performance and/or damages. 8.3 NOTICE OF DEFAULT. In the event of default by either party, the non- defaulting party shall give the defaulting party a written notice specifying said default. The defaulting party shall have fifteen (15) days in which to cure the default. In the event the default is not cured within said fifteen (15) day period, the defaulting party shall be deemed to be in default and the non-defaulting party may pursue the remedies set forth in Paragraphs 8.1 or 8.2 above. ARTICLE IX NOTICE 9.1 NOTICE DESIGNATION. Any notice required or permitted to be delivered hereunder shall, except as otherwise expressly provided herein, be deemed to have been given upon the earlier to occur of (i) actual receipt by the addressee thereof; or (ii) deposit in the United States mail, postage prepaid, registered or certified mail, return receipt requested, addressed to Seller or Purchasers, as the case may be as follows: Seller: Town of Estes Park Attention: Town Administrator PO Box 1200 Estes Park, CO 80517 Estes Performance InCorporated Attn: President P 0 Box 3077 Estes Park, CO 80517 Purchaser: ARTICLE X MISCELLANEOUS 10.1 BINDING AGREEMENT. This Contract and all of the terms, provisions and covenants contained herein shall apply to, be binding upon and inure to the benefit of the parties hereto, their respective successors and assigns. REAL ESTATE SALES CONTRACT - PAGE 6 10.2 CAPTIONS. The captions employed in this Contract are for convenience only and are not intended in any way to limit or amplify the terms and provisions of this Contract. 10.3 TIME OF ESSENCE. TIME IS OF THE ESSENCE of this Contract. 10.4 CHOICE OF LAW. This Contract shall be construed in accordance with the laws of the State of Colorado, and the obligations hereunder are performable in the county where the Property is located. 10.5 ENTIRE AGREEMENT. This Contract contains the entire agreement of the parties with respect to the subject matter hereof, and shall not be varied, amended, or superseded except by written agreement between the parties hereto. 10.6 COUNTERPART EXECUTION. This Contract may be executed in counterparts, each of which shall constitute an original, and all which taken together shall constitute an original and all which taken together shall constitute a single agreement. 10.7 DATE COMPUTATION. If any date of significance hereunder falls upon a Saturday, Sunday or recognized Federal holiday, such date will be deemed moved forward to the next day which is not a Saturday, Sunday or recognized Federal holiday. The terms "working day' or "business day" shall mean days elapsed exclusive of Saturday, Sunday or recognized Federal holidays. 10.8 ASSIGNMENT. Neither party may assign any or all of the Party's right, title and interest in, to and under this Contract to any person or entity without the prior written consent of the other Party. 10.9 CONSTRUCTION. This Contract is the result of negotiations between the parties, neither of whom has acted under any duress or compulsion, whether legal, economic or otherwise. Accordingly, the terms and provisions hereof shall be construed in accordance with their usual and customary meanings. Seller and Purchaser hereby waive the application of any rule of law which otherwise would be applicable in connection with the construction of this Contract that ambiguous or conflicting terms or provisions should be construed against the party who (or whose attorney) prepared the executed Contract or any earlier draft of the same. 10.10 CONTINGENCIES. The Closing of the sale of the Property is subject to the following contingencies: (a) The Closing of this Contract is specifically contingent upon the Purchaser receiving all necessary approvals including, but not limited to, special review approval and variances for its Performing Arts Center Project. All REAL ESTATE SALES CONTRACT - PAGE 7 approvals must be in full force and effect at the time of Closing. (b) At Closing, Purchaser shall deliver to Seller a public access easement as more fully set forth on EXHIBIT B attached hereto, and incorporated herein by this reference. (c) Prior to Closing, Purchaser shall obtain a public pedestrian easement from the western end of the easement property described in sub- paragraph (b) above along the south side of Fall River to Moraine Avenue across Lot 35 and all of Lot 42, Second Riverside Subdistrict of the Town of Estes Park, in the form satisfactory to Seller. (d) Prior to Closing, the Parties shall negotiate and execute a Development Agreement which addresses construction of Purchaser's Performing Arts Center Project as outlined on EXHIBIT C attached hereto, and incorporated herein by reference. (e) Purchaser shall apply for and receive approval of an Amended Plat of a portion of Lot 33 of the Riverside Subdivision of the Town of Estes Park which enables Seller to transfer the Property to Purchaser. All costs and expenses for said Amended Plat, including any necessary surveying, Plat preparation, application fees, and engineering shall be the responsibility of Purchaser. (f) Purchaser has, or at Closing will have, acquired title to all the real property upon which the Purchaser will construct its Performing Arts Center Project. (g) Prior to Closing, the Parties shall develop an agreement which provides for the reversion of the Property to the Town in the event that construction of Purchaser's Performing Arts Center Project is not commenced within three (3) years of the date of Closing. Said Agreement shall be a covenant running with the Property and executed by the Parties at Closing. 10.11 LITIGATION. In the event that any litigation is filed by any third party, which litigation contests the ability of the Purchase and/or Seller to close the sale of the Property pursuant to the terms and conditions of the Contract, and/or seeks to enjoin the performance of either party of the terms and conditions of this Contract, either party may terminate the Contract upon written notice to the other party. In case of such termination, the Earnest Money Deposit shall be returned to the Purchaser and this Contract shall be terminated and of no further force and effect. However, both parties may mutually elect to continue to close the sale of the Property pursuant to the terms and conditions of this Contract. REAL ESTATE SALES CONTRACT - PAGE 8 IN WITNESS WHEREOF, the parties hereby execute this Contract effective as stated herein. SELLER: TOWN OF ESTES PARK By: Mayor ATTEST: TOWN CLERK STATE OF COLORADO ) ) ss COUNTY OF SUBSCRIBED AND SWORN to before me this day of , 20_ by Mayor of the Town of Estes Park. Witness my hand and official seal. My Commission Expires: Notary Public REAL ESTATE SALES CONTRACT - PAGE 9 PURCHASER: ESTES PERFORMANCE INCORPORATED By: STATE OF COLORADO ) ) SS COUNTY OF LARIMER ) SUBSCRIBED AND SWORN to before me this by InCorporated. day of , 20 of Estes Performance Witness my hand and official seal. My Commission Expires: Notary Public REAL ESTATE SALES CONTRACT - PAGE 10 EXHIBIT A Legal Description of Parcel 1: The following legal descriptions are portions of the Southwest Quarter of the Northeast Quarter of Section 25, Township 5 North, Range 73 West of the 6th P.M. Commencing at the (approximate) Northeast Corner of Lot 34, Second Riverside Subdivision (the Northeast corner of the slab at the southerly edge of Fall River); thence S 16'39' E 15.9' to the true point of beginning; thence along the east line of said Lot 34, S 16'39' E 128.4' thence S 78'28' E 24.2'; thence N 1 1 '32' E 140.0'; thence N 78'28' W 35.4'; thence S 73'02' W 56.2' to the True Point of Beginning. Area: 7775 square feet, more or less Legal Description of Parcel 2: Larimer County Parcel Number 3525122943 (as small sliver of property between the southern boundary of Lot 34 and Rockwell currently containing an extension to the sidewalk and 3 trees). REAL ESTATE SALES CONTRACT - PAGE 11 EXHIBIT B EASEMENT AGREEMENT This Easement Agreement (the "Agreement") is made as of the day of 2012 by and between Estes Performance InCorporated ("Owner"), and the Town of Estes Park (the "Town"), whose address is PO Box 1200, Estes Park, Colorado 80517, a body corporate and politic, duly organized and acting under the laws of the State of Colorado. 1. Consideration. For and in consideration of One dollar ($1.00) and other good and valuable consideration paid by the Town to the Owner, the receipt of which is hereby acknowledged, Owner hereby sells, conveys and grants unto the Town an exclusive and permanent public easement and right-of-way over, upon, across, through, and under the property described in Exhibit A, attached and made part hereof (the "Property"), situate in Larimer County, Colorado, for the uses and purposes and upon the terms hereinafter set forth. 2. Purpose. This easement and right-of-way is for the purpose of granting the Town the right to construct, inspect, maintain, make available to the public, operate and use a pedestrian way, known as the Riverwalk, including utilities such as water, gas, electric, telephone, cable tv, and the like (the "Improvements"), upon, across, over, under, through, and within the Property. No motor-operated vehicles, except Town of Estes Park maintenance and Light & Power Department vehicles, will be allowed on the Property. 3. Representation of Owner. A. The Owner, for itself, its successors and assigns, does hereby covenant and agree not to construct improvements of any kind or nature whatsoever on, over, across or under the Property described on Exhibit A or to take or fail to take any action of any kind or nature whatsoever which would interfere with the Town's use of the Property for the purposes herein granted. B. Owner hereby represents and covenants with the Town that there are no other parties with interest in the Property and that Owner has sole and exclusive authority to enter into this Agreement. 4. Binding Effect. This grant of easement shall run with the Property and shall be binding upon and inure to the benefit of the parties hereto, their successors and assigns. REAL ESTATE SALES CONTRACT - PAGE 12 The parties hereto have executed this Easement Agreement as of the date first above written. ESTES PARK INCORPORATED: By: President TOWN OF ESTES PARK: By: Bill Pinkham, Mayor ATTEST: Town Clerk REAL ESTATE SALES CONTRACT - PAGE 13 EXHIBIT A To Easement Agreement The following legal descriptions are portions of the Southwest Quarter of the Northeast Quarter of Section 25, Township 5 North, Range 73 West of the 6th P.M. Legal Description of Area of Riverwalk Easement to be granted by EPIC to the Town of Estes Park: Beginning at the (approximate) Northeast Corner of Lot 34, Second Riverside Subdivision (the Northeast corner of the slab at the southerly edge of Fall River); thence along an Arc with a Length of 75.86', a Radius of 1 07.0', and a Chord with a distance of 74.3' bearing S 71'11' W; thence S 16'57' E 11.8'; thence along an Arc with a Length of 37.5', a Radius of 60.0' and a Chord with a distance of 36.9' bearing N 87'20' E; thence N 72'32' E 7.4'; thence S 16'30' E 8.9'; thence N 73'12' E 31.0' to the east line of said Lot 34; thence along said east line N 16'39' w 32.2' to the True Point of Beginning. Area: 2015 square feet REAL ESTATE SALES CONTRACT - PAGE 14 EXHIBIT C Development Agreement The Development Agreement shall include, but is not limited to, the following matters: 1. The construction of the Riverwalk along the southern bank of Fall River through the Project including the following: • Design and construction of the Riverwalk at EPIC's sole expense. • Reimbursement of application fees paid to the Town for (1) the filing of an amended plat, (ii) the filing of an application for design review, (iii) the filing of a development agreement, (iv) the filing for height or setback variances, and (v) any amendments or requests for extension of any of the foregoing. 2. Terms and conditions of construction of the Project including hours of construction, use of Town property for staging of construction, and impacts to neighboring businesses. 3. Any terms and conditions of the special review approval for the Project. REAL ESTATE SALES CONTRACT - PAGE 15 Supplemental Proposals from EPIC, dba Rocky Mountain Performing Arts Center, To be Included in the Development Agreement with the Town of Estes park October 26, 2015 Important Legislative Bacjground: The Town Board has granted to EPIC an exclusive option to purchase real estate from the Town within the Riverside Parking Lot adjacent to the property under consideration for the Rocky Mountain Performing Arts Center (RMPAC). In consideration for that option, Ordinance 04- 13, adopted February 26, 2013, provides in Exhibit A and Exhibit C that EPIC will grant to the Town a public access easement and construct the extension of the Riverwalk entirely through the RMPAC project adjacent to the southern bank of the Fall River (and only the southern bank). Additionally, upon adoption of Ordinance, 04-13, the Town Board acted to omit an earlier provision which would have addressed how EPIC would supplement the existing off-street parking. Legislative history of Ordinance 04-13 includes Board testimony recognizing that the Estes Valley Development Code does not require development projects in this Downtown zoning district to provide off-street parking. The Town Attorney also explained that, prior to EPIC executing the final Option Agreement, "the Town will have relocated the 30 parking spaces from the property between June 15 and October 1 of each calendar year within the Town's CD - Commercial Downtown zoning district. Until such time the Option is executed the Town owned property would remain a parking lot." And further Board testimony recognized that "The revised Option addresses how the Town can work with the private entity to address parking issues downtown" in any terms and conditions of special review approval. Supplemental Proposals from EPIC I. Expanded easement for continuity of Riverwalk During development application review in October, 2015, the Town introduced a request an additional public access easement adjacent to the northern bank of the Fall River for the future potential of extending the northern leg of the Riverwalk through the project and west toward a new bridge and crossing of Moraine Avenue. EPIC proposes that the Town's interest will be addressed by EPIC granting an extension of the required southern bank easement throughout the river channel within the full width of the project building and extending to the northern bank of the river. (now reflected in the amended plat). This would allow an extension of the northern leg of the Riverwalk within the river channel to be designed and built by the Town, thereby allowing pedestrian passage during all but the flood-level flow of the river. 1 This northern leg of the Riverwalk must be designed and constructed by the Town concurrently with the construction by EPIC of the first phase of RMPAC, during which the river channel will be improved and the southern Riverwalk extension will be constructed. EPIC estimates now that Phase I construction (the Performance Plaza which fronts on Elkhorn Avenue) would begin in August, 2017, and be completed by October, 2018. II. Methods to augment available parking Parking Needed and Available RMPAC has estimated that a typical performance at the theater may require 243 parking spaces. During development application review, EPIC provided an original parking survey which counted 146 unoccupied public parking spaces available within a 1/4 mile radius of RMPAC for those attending evening performances. The Town examined that survey and concluded that there was a deficit of some 151 parking spaces during performances. However, neither calculation includes available spaces at the visitor's center lot (not to mention a future structure at the visitors center) which are within a 1/3 mile radius. This requires typically an eight-minute walk to the RMPAC. Those spaces will actually offset the 151 net parking spaces required. Also, for RMPAC patrons that stay overnight, parking is accommodated in private lots provided at their lodgings. Important Economic Impact It is important to recognize that theater patrons will arrive in Estes Park at random times and seek parking within and beyond the downtown region during an afternoon before a performance. Typical behavior of audiences will be to find lodging or parking, to shop, have dinner in a restaurant, and to walk or shuttle to the RMPAC in time for the "curtain". This is a fundamental reason for the RMPAC to be in the center of downtown: to allow patrons to partake of Estes Park's retail, lodging and restaurants in ways that multiply the economic impact. Additional Parking Arrangements In order to alleviate parking demand during particularly busy seasons or days, EPIC proposes that additional private and public parking spaces can be secured through private agreements. These may include agreements between EPIC and banks, other downtown private parking lots and the School District lots. Those lots would be restricted on certain days and times to ticketed audience members. EPIC can hire private contract shuttles from these lots if necessary. Epic has also looked into coordinating the Town shuttle at performance times, to serve parking areas as distance as the Fair Grounds. Lease of Town Parking Spaces When the hotel is built and operating at the RMPAC, EPIC is prepared to negotiate a long-term lease with the Town for a minimum of 25 individual parking spaces, reserved daily 24-hours, in a Town parking lot conveniently near the RMPAC site. The minimum need is for the guests of the hotel. Such a lease could be transferred to parking spaces within an adjacent parking structure if one is built in the future. 2 Partner with Town for Parking Structure EPIC and the Town in general would benefit from a parking structure built downtown that would accommodate guests of Estes Park. To this end EPIC is prepared to contribute limited capital toward the construction of a parking structure with several hundred spaces available. To this end, EPIC would seek enough reserved spaces to accommodate RMPAC hotel guests and RMPAC staff members. Audience would be served by such a structure, as would shoppers and those going to Estes Park's restaurants and bars. It is important to consider that the capital which EPIC has raised is from philanthropic donors, not borrowed or earned. The use of this capital must be clearly prudent and for the benefit of EPIC's donors. It must be demonstrated that investment in a nearby parking structure will augment the business plan and success of the non-profit RMPAC. It is imperative that, for EPIC to contribute toward a parking structure, such a structure downtown must be designed, approved and shovel-ready by the Town before EPIC breaks ground on Phase II construction of the theater building and basement. If such a structure is not ready to build by then (estimated now to be October, 2018) EPIC must proceed alone to build and invest in its basement parking of 16 spaces for hotel guests. Respectfully submitted, R. Stanton Black On behalf of the Board of Trustees Estes Performance InCorporated 3 TA] RECEIVED JUNE 16, 2015 COMM DEV DEPT Thorp Associates, P.C. Architects and Planners ROCKY MOUNTAIN PERFORMING ARTS CENTER DEVELOPMENT PLAN SUBMITTAL May 27, 2015 (Revised June 15, 2015) STATEMENT OF INTENT AND STANDARDS FOR REVIEW The Rocky Mountain Performing Arts Center, as conceived by the Board of Trustees of the Estes Performance InCorporated (EPIC), is a self-sustaining, state-of-the-art 760 seat performing arts theater, underwritten with private funding and made possible by the gift of the Seeley Property (formerly the Park Theater Mall) by the Seeley family, extending from Rockwell Street to East Elkhorn Avenue. The Center will be further supported by income from hotel and commercial leases fronting onto East Elkhorn Avenue. The entire project is tourist-oriented and incorporates a third level public lounge and outdoor deck overlooking the street and a unique "Winter Garden" and restaurant connecting the hotel/commercial component of the project with the Riverwalk and performing arts theater. To make the project possible, the Board of Trustees of EPIC will be requesting a variance of Section 4.4 C4 (Height Variance) as well as a variance of Section 7.6,Ela(3) (River Setback) to allow no setback from the river along the 75 foot width of the property. The Project has been designed to support and maintain the performing arts facility physically as well as financially. Income from the Hotel / Restaurant / Spa north of the Fall River will be used to subsidize the income from the Auditorium usage. This subsidy will allow local usage of the Auditorium at little or no cost, finally providing a quality performance venue for talented local theatrical, musical and artistic acts. The backstage fly loft height pushes the requirement for a height variance and the Winter Garden, along with the tourist attraction of experiencing a wild river flowing through the building, has mandated the engineering of a man-made river channel that will safely handle any foreseeable flood event, thus eliminating the need for the Town's normal river setback requirement. Other ways the Project is responding to the Town's "Standards For Review" are listed below. 1. Special Circumstances The "Special Circumstances" that exist with this development and are not common to the remainder of Estes Park's downtown "CD" zoning district is the need to accommodate a full 40-foot fly gallery above the stage of the performing arts center. With an 18'-4" high proscenium arch, the fly gallery must be a minimum of 36'-8" (twice the proscenium height) in order to fully raise scenery from view. Above the 36'-8" height of the fly gallery is the automated rigging equipment as well as a small, but essential walking grate, which will add the flexibility required of the fine local and traveling shows and concerts that the theater will serve. Without the ability to fully "fly" scenery and use "automated" rigging equipment, etc., the auditorium's ability to support a higher quality program will be drastically limited, rendering the project inadequate. As there has been no Municipal support sought for this Project, which will bring a far more substantial tourist tax base to the Community than presently exists, and since there are already a number of undersized and inadequate performance halls in the community, 1 3 1 Stanley Ave. Suite I00•PO Box 129•Estes Park, CO 80517.970.586.9528•303.534.1378•Fax:970.586.4145•www.thorpassoc,com there is no impetus to pursue the project further unless it can provide a more state-of-the-art performance hall for the Community. 2. In determining 'practical difficulty," the BOA shall consider the following factors: a. Whether there can be any beneficial use of the property without the variance; Other uses of the property may be possible without this variance, but it is not possible to build Estes Park a premier, fully functional auditorium without the variance that would allow the full fly gallery. b. Whether the variance is substantial; The variance needed for a fully functional fly gallery would be 28'-10" (See Height Calculation attached.), which is a substantial variance. c. Whether the essential character of the neighborhood would be substantially altered or whether adjoining properties would suffer a substantial detriment as a result of the variance; The Park Theater Mall, which burned in October of 2009, was a substantial building in scale, looming over the Riverside Parking Lot to the east and attached to the retail shops, movie theatre and tower along Fall River. While the proposed performing arts theater is somewhat taller than the Park Theater Mall was, due to the fly gallery, the scale of the auditorium is "stepped" back from the parking lot by the smaller scaled "back of theater," and still meets well with the existing retail building to the west of the auditorium. The Project addresses East Elkhorn Avenue as only a two story structure (similar to others nearby), due to the design of the roof garden, which sets back a partial third level lounge far enough as to not be visible from the street. In other words, the essential character of the neighborhood (dense, tourist-oriented, commercial properties) will change little from what it was previously and the project would add to the tourist base visiting Estes Park due to the year round nature of the performing arts theater, which would actually lend more tourist traffic (market share) to adjoining properties. d. Whether the variance would adversely affect the delivery of public services such as water and sewer; The Rocky Mountain Performing Arts Center will not in any way adversely affect delivery of public services and will even upgrade such services, for instance, the water supply, as the new 8" water line in Rockwell Street, will be a part of the Project. e. Whether the Applicant purchased the property with knowledge of the requirement; Estes Performance InCorporated (EPIC) realized that a height variance would be necessary in order to construct a quality performing arts center, since the existing height limit was only 30 feet. f. Whether the Applicant's predicament can be mitigated through some method other than a variance. The only alternative to mitigate the predicament would be to sink the auditorium 28'-10" into the ground so that the parapet walls would be the required 30 feet above grade. This alternative, based on a soils investigation (Geotechnical Exploration Report #1122054, dated July 17, 2012 performed by 2 Earth Engineering Consultants, Inc.), would be impossible because of bedrock and water levels. The design has already been lowered to the limit of the soils report. 3. How does the proposed building relate to its site and to its neighbors in terms of setbacks, height, massing, scale, frontage, materials, open space, landscape, and topography? Being in the CD Zone in downtown Estes Park, the building will have the standard eight foot setback along the street frontages (East Elkhorn Avenue and Rockwell Street), although some minor adjustments will be necessary along Rockwell Street as the project design is refined. Side yard setbacks will match the side lot lines, utilizing firewall construction. Care has been taken throughout the Schematic Design process to minimize the height of the auditorium in an attempt to maintain the iconic presence of the Park Theatre tower in the downtown community. Although the overall scale of the performing arts center is considerable, the building is made up of three components (commercial section facing East Elkhorn Avenue, Winter Garden component over Fall River, and the performance auditorium), which help in breaking up the massing of the building. Further, along East Elkhorn Avenue, the third level (lounge and roof garden) has been stepped back from the street frontage in order to maintain the predominant two-story character of the street frontages. The atrium or "Winter Garden" walls have been punctuated by large areas of glazing material and the clearstory skylight design helps maintain a bright, natural landscaped environment year round. At the same time, the mass of the performance auditorium is setback from finished grade by the lower walls of the backstage support and delivery areas. The visual height of the auditorium is further softened by strong horizontal lines capping the building. The Auditorium and Winter Garden sections of the building, as presently designed, will be finished in well detailed brick masonry and native stone, with precast concrete accents and wainscoting. Where roofing material is visible, primarily over the Winter Garden, standing seam metal panels in a quiet hemlock green color, to blend with natural foliage, will tend to soften the scale of that section of the building, which needs a larger volume of space to maintain an indoor botanical garden character. Because the building is being designed to fit within the existing topography of the site (meeting sidewalk elevations along East Elkhorn and the Riverwalk, as well as maintaining existing elevations along the Riverside Parking Lot), the performing arts theater component of the project has been located on the lowest section of the property, minimizing its height. Landscaping, except for that which will enhance the "outdoor" character of the Winter Garden, will be limited to primarily returning any construction damage to the Riverwalk to its original condition, as well as improvements to the Elkhorn Avenue and Rockwell Street frontages. Since the Winter Garden will be able to simulate an open landscaped park next to the river, including the final connection of the always accessible Riverwalk, no additional "open space" is planned. 4. What measures have been employed to ensure that the proposed building is appropriate to downtown, refer to: a. Estes Valley Development Code Section 4.4, to the maximum extent feasible, each principal structure on a site shall avoid long blank walls that face a public street, and b. Estes Valley Comprehensive Plan, including', but not limited to Chapter 6. 1.0. Land Use, 2.0 Community Design, 6.0 Scenic and Environmental Quality. In viewing historic photographs of downtown Estes Park, it is evident that from the inception of the Transportation Building at 116 East Elkhorn, right up until the October 2009 Park Theater Mall fire, the building had maintained a dominant influence on the character of the Estes Park community. 3 Taking a cue from the historic character of early Colorado mountain towns, the building façades of the project have been broken up with a "timeless" detailing of native stone, heavy timbers, and brick, reminiscent of early 20th century construction, as well as rustic stone detailing. Utilizing brick, wood timbers, stone and heavy timber elements, the scale of the building is minimized to a more personal level. Even the Winter Garden has been structured to mimic the architectural character of an open industrial building, similar to the original Transportation Building's construction on this site. Based on the present opportunity to infill this abandoned core property with a new cultural iconic structure that will not only complement the existing nature of the tourist-oriented business, but broaden the tourist market with new and innovative activities, this project will also promote a renewed interest and affinity for the natural environment of the river flowing through it, and provide a focus to sustain and support the existing tourism industry and marketing programs within the community. With the performing arts center being a year round pursuit, including restaurant and hotel amenities, the project will have the ability to strengthen the already sound tourism market to be a broader, more sustainable economic engine. 5. What measures have been employed to ensure that the proposed building responds to or enhances the Park Theatre historic resource? Although it would be inappropriate to match the architectural character and detailing of the Park Theatre and tower, as copying would dilute the iconic presence of that facility, a "tip of the hat" to its roots as an early 20th century American structure is not only appropriate, but essential to "comfortable" interaction and interrelationship of the two complexes. Extreme care has been exerted during the design of the Rocky Mountain Performing Arts Center to be certain that this new complex, though considerable in scale, would not overpower or disrupt the iconic view of the tower as people approach the Town, for instance, from Highway 34. Soil investigations were accomplished along the river to determine the lowest possible elevation the auditorium and fly gallery could be founded, in order to minimize its height and ensure the continued dominance of the 67 foot high Park Theatre tower as an iconic beacon for our community. The inclusion of a continuously open Riverwalk connection through the Winter Garden further strengthens the Park Theatre and its tower's tie to the downtown commercial area. 6. Anticipated Development Timing At this time, the general development timing is as follows: River Work and Utility Infrastructure First Phase Foundations First Phase Superstructure Second Phase Foundations and Superstructure Auditorium Opening September 2016 — February 2017 March 2017 — May 2017 April 2017 — January 2018 March 2018 —May 2019 May 2019 7. Pre-Application and Community Outreach Meetings At the May 11, 2015 Pre-Application Meeting with Town Staff and other authorities, Jeff Boles, Town Water Superintendent, indicated the importance, during the construction documents phase of the 4 design, of only allowing a maximum sprinkler system velocity of 10-feet per second, based on an assumed 6 inch fire line size. During the construction documents phase of work, Jeff agreed to help size the domestic service line size to adequately serve the 20-room hotel and the other restroom and kitchen requirements. Jeff also brought up the fact that, as long as the Project is including the construction of a new 8 inch water main "loop" in Rockwell Street, the Town would work with EPIC to investigate the potential of having two separate water services to the site, one from each street frontage. At the meeting, Reuben Bergsten, Director of Utilities, asked and the Applicant confirmed, that a vehicle lift is still planned to get cars from street level to the basement garage. Reuben also asked that an empty conduit for future fiber optic cable expansion be roughed-out from the building. The Applicant discussed and showed a potential plan for relocating electrical transformers in the area. Although the plan displayed had been developed with the assistance of Joe Lockhart, Light and Power Line Superintendent and his crew, the Applicant will meet with Reuben to review the issues again before developing construction documents. Marc Robinson, Fire Marshal for Estes Valley Fire Protection District, indicated that the Development Plan will be reviewed under the 2009 Fire Code. Marc further requested that the Applicant calculate the "Fire Area" (building footprint plus any overhangs), which is called out under "Statistical Information" on the Development Review Site Plan. Two additional hydrant locations have been shown on the Utility Site Plan per the Fire Marshal's request, one near the East Elkhorn Avenue side of the Project, and the other, along Rockwell Street. The Development Review Site Plan also shows the fire truck access and turnaround lane along the east side of the Auditorium. General questions about phasing of the Project have been delineated above under "Anticipated Development Timing." Once the Project is financed, and before completion of construction drawings, a more specific and detailed schedule will be completed. In order to minimize the effects of some existing parking being absorbed by the Project, a "Phasing Diagram" has been developed, indicating that the existing Dark Horse Parking Lot will be maintained throughout the Phase I construction process. By the 2018 start of Phase II construction, alternative parking solutions can be considered and accomplished. Although three neighborhood meetings were held to hear comments and concerns about parking and other issues, little public discontent with the Project was expressed. It was acknowledged by the Applicant at the May 11, 2015 Pre-Application Meeting that upon approval of the Development Review and Variance proceedings, there will need to be a Development Agreement that will delineate how traffic congestion will be minimized during construction, mitigating tourism impacts and maintaining safe pedestrian circulation. A layout of planned pedestrian circulation paths around and within the facility is indicated on the Development Review Site Plan. However, a staff suggestion to maintain the Riverwalk easement through the Project on the north side of the river was not well received by EPIC and would require major redesign of the Winter Garden space. Further requests of staff that EPIC consider the re-design in order to re-develop the river frontages west of the Rocky Mountain Performing Arts Center has not and cannot be a part of the Project design without the cooperation of other property owners, over which EPIC has not control. 5 TA] Thorp Associates, P.C. Architects and Planners RECEIVED MAY 27, 2015 COMM. DEV. DEPT. ROCKY MOUNTAIN PERFORMING ARTS CENTER DEVELOPMENT PLAN SUBMITTAL May 27, 2015 STATEMENT OF INTENT The Rocky Mountain Performing Arts Center, as conceived by the Board of Trustees of the Estes Performance InCorporated (EPiC), is a self-sustaining, state-of-the-art 760 seat performing arts theater, underwritten with private funding and made possible by the gift of the Seeley Property (formerly the Park Theater Mall) by the Seeley family, extending from Rockwell Street to East Elkhorn Avenue. The Center will be further supported by income from hotel and commercial leases fronting onto East Elkhorn Avenue. The entire project is tourist-oriented and incorporates a third level public lounge and outdoor deck overlooking the street and a unique "Winter Garden" and restaurant connecting the hotel/commercial component of the project with the Riverwalk and performing arts theater. To make the project possible, the Board of Trustees of EPiC will be requesting a variance of Section 4.4 C4 (Height Variance) as well as a variance of Section 7.6,E 1 a(3) (River Setback) to allow no setback from the river along the 75 foot width of the property. 131 Stanley Ave. #100 •PO Box 129 •Estes Park, CO 80517.970.586.9528 .303-534-1378•Fax:970.586.4145 •www.thorpassoc.com STATEMENT OF INTENT FOR AMENDED PLAT LOTS 17-19. BLOCK 5, TOWN OF ESTES PARK, LOT 34 & A PORTION OF LOT 33, 2ND AMENDED PLAT OF RIVERSIDE SUBDIVISION, LARIMER COUNTY, COLORADO Owner Park Theatre Mall, LLC (Lots 17-19. Block 5, & Lot 34 Riverside) and The Town of Estes Park (A portion of Lot 33 Riverside) wish to amend the plat to consolidate property boundaries and clean up lot line discrepancies as a part of the EPIC — Performing Arts Center Development. This amended plat seeks to alter the common boundary of the lots to provide a single lot which contains the proposed building footprint. A pedestrian easement will be dedicated through the building to provide access to the riverwalk through the property. All lots are zoned CD-Commercial Downtown and no re-zoning is proposed. The total area of all lots combined is *0.680 Acres. A new lot line has been drawn as to be consistent with historic plats (dated early 1900's) and zoning standards for tract size and shape. Center Hotel, Commercial, Performing Arts ri Town F r)-- Town r Existing Land Use Proposed Land Use Existing Water Service Proposed Water Service Xcel CD Existing Gas Service Existing Zoning f- Septic Septic Well None 7 Other (specify) Well E None - Other (specify) rk EPSD UTSD • EPSD i UTSD 1- Yes Tx No • Other r None Proposed Zoning CD Rockwell Street East Elkhorn Avenue and r Yes 1x No Site Access (if not on public street) Are there wetlands on the site? r5 Yes Site staking must be completed at the time application is submitted. Complete? 13-f Digital Copies of plats/plans in TIFF or PDF format emailed to planning@estes.org Primary Contact Person is Owner Attachments n Application fee Ex Statement of intent n 3 copies (folded) of plat or plan 11" X 17" reduced copy of plat or plan Community Development Deportment Phone: (970) 577-3721 Fox: (970) 586-0249 www.estesorg/CommunityDevelopment Revised 2013.08.27 KT ULVELUFMtN I KtVILVV Al-'1-'LlUkk I ION Submittal Date: Ma 27, 2015 Type of Application X Development Plan Boundary Line Adjustment Condominium Map Special Review r ROW or Easement Vacation I- Preliminary Map Rezoning Petition r Street Name Change Final Map 1- Preliminary Subdivision Plat 1- Time Extension 4- Supplemental Map - Final Subdivision Plat 1- Other: Please specify Minor Subdivision Plat r Amended Plat General Information Project Name Project Description Project Address Legal Description Parcel ID # Site Information Rocky Mountain Performing Arts Center 116 East Elkhorn Avenue See Attached Lot Size .622 acres Area of Disturbance in Acres .622 acres Existing Sanitary Sewer Service Proposed Sanitary Sewer Service Is a sewer lift station required? Not Occupied / Parking Lot Hotel, Commercial, Performing Arts Center None Thorp Associates 70.5,6 9528 PC rogerfat orpassoc .com Primary Contact Information Name of Primary Contact Person Roger M. Thorp, Complete Mailing Address PO Box, Estes Park, CO 80517 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. T Applicant FX Consultant/Engineer Town of Estes Park -6 P.O. Box 1200 -6 170 MacGregor Avenue -6 Estes Pork, CO 80517 May 27, 2015 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: Pa rk Theater Mall LLC Applicant PLEASE PRINT. . Estes Performance InCorporated a V116; r•-6 irkai.i das,r, Date May 27, 2015 Date Signatures: Record Own Applicant Record Owrter(s) Park Theater Mall. LLC Mailing Address PO Box 3052, Estes Park, CO 80517 Phone 970.586.8904 Cell Phone N/A Fax N/A Email seel eysharon@comcast . net Applicant Estes Performance InCorporated (EPIC) Mailing Address PO Box 3077. Estes Park CO 80517 Phone 970 711 211 58 Cell Phone I' Fax N/A Email stanermpac .org Consultant/Engineer Roger M. Thorn. Thorp Associates. PC Mailing Address PO Box 129, Estes Park, CO 80517 Phone 970.586.9528 Cell Phone 970.679.7811 Fax 970.586.414.5 Email roc.PrPthrirpacsnr rnm 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.orq/ComDev/Schedules&Fees/PlanninqApplicationFeeSchedule.pdf All requests for refunds must be made in writing. All fees are due at the time of submittal. Revised 2011.11.16 KT Signatures: Record Owne • Applicant APPLICANT CERTIFICATION 11.. 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. 10. 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). lo.• 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: htto://www.estes.oro/ComDev/DevCode 111,- 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. 10. I understand that a resubmittal fee will be charged if my application is incomplete. IP. The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete. PP. 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. Pi. 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 : Park Theater Mall , LLC Applicant PLEASE PRINT. Estes Performance InCorporated tyva-n Ad )), .„.41:1ate EpLC Date Tay 27, 2015 May 27, 2015 Revised 2011.11.16 KT RECEIVED JUNE 16, 2015 COMM DEV DEPT LEGAL DESCRIPTION LOTS 17, 18 AND 19, BLOCK 5, TOWN OF ESTES PARK, ACCORDING TO THE SECOND AMENDED PLAT THEREOF, AND LOT 34 EXCEPT BOOK 1685 PAGE 740, AND INCLUDING A PORTION OF SAID BOOK AND PAGE DESCRIBED AS: A PORTION OF THE ROCKWELL STREET RIGHT-OF-WAY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 35, RIVERSIDE SUBDIVISION; THENCE 516°40'12"E 10.00 FEET TO A POINT ON A CURVE, CONCAVE TO THE NORTH, WITH A RADIAL BEARING OF S05°51'28"E, AND A RADIUS OF 266.28'; THENCE ALONG SAID CURVE TO THE EAST 79.87' WITH A DELTA ANGLE OF 17°11'10" AND A CHORD BEARING OF S87°15'53" E 79.57'; THENCE DEPARTING SAID CURVE N16°52'W 26.12'; THENCE 581'491 50"W 75.67 FEET MORE OR LESS TO THE POINT OF BEGINNING. AND A PORTION OF LOT 33 OF THE SECOND RIVERSIDE SUBDIVISION TO THE TOWN OF ESTES PARK, AND A PORTION OF LAND WITHIN THE BANKS OF FALL RIVER FROM THE DISTRICT COURT ACTION (CASE NUMBER 13CV30448 - RECORDED AT RECEPTION NO. 20130072405), AND THE TOWN OWNED PROPERTY TRANSFERRED TO EPIC, DESCRIBED AS FOLLOWS: COMMENCING AT THE (APPROXIMATE) NORTHEAST CORNER OF LOT 34, SECOND RIVERSIDE SUBDIVISION (THE NORTHEAST CORNER OF THE SLAB AT THE SOUTHERLY EDGE OF FALL RIVER); THENCE S 17°30'00" E 16.24' TO THE TRUE POINT OF BEGINNING; THENCE ALONG THE EAST LINE OF SAID LOT 34, S 15°50'29" E 119.88'; THENCE 5 16°49'56" E 9.28' THENCE S 78°40'18" E 25.00'; THENCE N 11°19'42" E 140.84'; THENCE N 78°40'18" W 36.85; THENCE S 72°30'00" W 53.95'; TO THE TRUE POINT OF BEGINNING (THIS AREA: 7,838 SQUARE FEET, MORE OR LESS), ALL CONTAINING 29,617 SQUARE FEET - OR 0.68 ACRES MORE OR LESS AND ALL BEING LOCATED IN THE NORTHEAST QUARTER OF SECTION 25, T5N, R73W OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO. RMPAC - SR & Amended Plat - 1000 feet - sent 11-6-15.xls Owner Owner II Address City ST Zip 167 EAST ELKHORN LLC 1769 ROCKY MOUNTAIN AVE LOVELAND CO 80538 251 MORAINE LLC PROSPECT INN LLC PO BOX 2128 ESTES PARK CO 80517 ABUNDANT PROPERTIES OF THE ROCKIES LLC PMB 400-169 KERRVILLE TX 78028 ANGHEL NARCIS S 1710 NAPLES LN LONGMONT CO 80503 APROPO INC 2305 BROADWAY ST BOULDER CO 80302 ASHBY SUE PO BOX 3773 ESTES PARK CO 80517 ATKISON STANLEY R/MARYLYNN PO BOX 1467 ESTES PARK CO 80517 B WADE INVESTMENTS LLC K H INVESTMENTS L L C 6624 POWELL ST LOVELAND CO 80538 BAKER KATHLEEN M REVOCABLE TRUST PO BOX 1094 ESTES PARK CO 80517 BARLOW INC PO BOX 1116 ESTES PARK CO 80517 BBC HOLDINGS LLC 1550 K ST GERING NE 69341 BEAL LARRY W PO BOX 1573 WICKENBURG AZ 85390 BECK THOMAS W PO BOX 57 ESTES PARK CO 80517 BELKNAP NANCY L PO BOX 4007 ESTES PARK CO 80517 BENEDICT MITCHELL III/BARBARA A ET AL 472 HUMBOLDT ST DENVER CO 80218 BENSON RITA IRENE/CHRISTOPHER ERIC 242 BIG HORN DR ESTES PARK CO 80517 BERGAN JEFFREY/PATRICIA 3330 GLACIER DR ESTES PARK CO 80517 BICKNELL JOHN D/PATRICIAJ 8755 PORTICO LN LONGMONT CO 80503 BIGGIO MATTHEW L/TRISHA K 3626 ROCKY STREAM DR FORT COLLINS CO 80528 BONGERS DAVID G/GLORIAJ 1122 SYCAMORE DR LOVELAND CO 80538 BOON DAVID/JUNE (50) FOSTER MARK/PAMELA (50) 2306 COTSWOLD CT FORT COLLINS CO 80526 BOUDREAUX PETER FERNBACH SUSAN D 3510 SUNSET BLVD HOUSTON TX 77005 BOWERS ELISABETH R TRUST PO BOX 3455 ESTES PARK CO 80517 BRADSHAW COTTAGES LLC 2804 GLENWOOD COVE JONESBORO AR 72401 BRECKENRIDGE ROBERT 9552 W HIGHWAY 14 BELLVUE CO 80512 BROWN BRIAN E AND CITTA GUYLENE REVOCABLE TRUST 234 BIGHORN DR ESTES PARK CO 80517 BURCAW WILLIAM F JR/MADELYN (.50) PAGLIA LINDA L (.50) 1991 N SHARON CT ESTES PARK CO 80517 BUTLER CHRISTOPHER A PO BOX 3703 ESTES PARK CO 80517 BUXMAN LUCAS A SINGER ARIE 8 MURRAY ST SAN FRANCISCO CA 94112 CARLYLE PROPERTIES LLC 145 W SWALLOW RD FORT COLLINS CO 80525 CARTWRIGHT-NELSON CANDACE K 1212 CANVASBACK CT FORT COLLINS CO 80525 CHA DIA PO BOX 1630 NORTH HIGHLANDS CA 95660 CHRISTENSEN JANET/ROGER 30230 ISENBERG LN EVERGREEN CO 80439 CLARK JOHN 1/DAWN M 1503 E 7TH SEDGWICK KS 67135 CLARK WAYNE L III/KATHRYN B PO BOX 36328 TUCSON AZ 85740 CLAZAK LLC 4750 TABLE MESA DR BOULDER CO 80305 COMANCHE FORKS LLC PO BOX 270223 FORT COLLINS CO 80527 COPPER ROBERT D FAMILY LIMITED PARTNERSHIP PO BOX 1125 ESTES PARK CO 80517 CORCORAN JAMES R/JANIS L 2928 ZENDT DR FORT COLLINS CO 80526 COTTAGES AT RIVERSIDE/THE GP 10811 E WARREN AVE AURORA CO 80014 COULSON DONNA S REVOCABLE TRUST/THE PO BOX 443 OWASSO OK 74055 CULP MARY K PO BOX 277 BRECKENRIDGE CO 80424 DALEY LOUIS EUGENE CHRISTOPHER JOSEPH/HOLLY SUE PO BOX 4607 ESTES PARK CO 80517 RMPAC - 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Framewrk. Window Fram Roofing Interior Walls 100 Brick Z marftili 410041114' Accent Dressed Stone 1 isoo llir4 os lio •••01.1., inisi iii osi sio nromaimii 00 00411mam 1.2 O0. 100 Ill 4111 W I 1 II rislimMarla op ri _wog .2. a Wmiall sea 111:0121111111 1111111111111111.1.° Uri° juin ma is 6 ni maitIONOMilann - imi MEN OMNI Nei am ow I I I MIME In X=Irlin . fry • .g. Rocky Mountain Performing Arts Center General Color Palette 5 / 2 7 / 1 5 36 Site E Elkh o r n A v eMacgregor Ave. W Wonderview Ave 34 34 34 Courtney L n Weist Dr Rockwell St Big Hor n D r Cleave St Boyd Ln APPLICANT Estes Performance Incorporated 1200 Graves Avenue P.O. Box 3077 Estes Park, Colorado 80517 (970) 231-2458 OWNER Park Theatre Mall, LLC 130 Moraine Avenue P.O. Box 3052 Estes Park, Colorado 80517 (970) 586-8904 ARCHITECT Thorp Associates, PC 131 Stanley Avenue P.O. Box 129 Estes Park, Colorado 80517 (970) 586-9528 ENGINEER Van Horn Engineering 1043 Fish Creek Road Estes Park, Colorado 80517 (970) 586-9388 CONSULTANT BHA Design, Inc. 1603 Oakridge Drive Fort Collins, Colorado 80525 (970) 223-7577 CONSULTANT BCER Engineering, Inc. 5420 Ward Road, Suite 200 Arvada, Colorado 80002 (303) 422-7400 SHEET INDEX Architectural 1) Title Sheet 2) Overall Site Plan 2.1) Traffic Control Plan 3) Main & Lower Level Plans 4) Mid & Upper Level Plans 5) Landscape Plan 6) Exterior Lighting Elevations 7) Exterior Lighting Elevations 8) Photometric Plan 9) Utility Plan 10) Building Elevations - Height Variance 11) Building Elevations - Height Variance 12) Auditorium Cross Section Height Requirements Civil Engineering 1) Preliminary Grading & Drainage 2) Site Plan - Project Site 3) Site Plan - Overall Amended Plat 1) Preliminary Amended Plat 1) Amended Plat NOTES 1) All required improvements, including all off-site improvements depicted in this Development Plan, shall be completed or guaranteed prior to issuance of a certificate of occupancy. 2) Handicap accessible parking stalls, in accordance with the A.D.A. and the I.B.C. are shown on the Development Plan. 3) Approval of this Development Plan creates a vested right pursuant to Article 68 of Title 34, C.R.S., as amended. OWNER'SCERTIFICATION The Undersigned, being the Owners of the properties involved, do hereby agree that the real property as described in the Application for Development Review filed herewith, and as shown on the following plans (17 sheets) shall be subject to the Provisions of Title 17 of the Municipal Code of the Town of Estes Park, Colorado, and any other ordinances of the Town of Estes Park, Colorado pertaining thereto. ________________________________ Sharon L. Seeley, Managing Member Park Theatre Mall, LLC ________________________________ Honorable William C. Pinkham, Mayor Town of Estes Park BOARD OF TRUSTEESCERTIFICATION Approved and Accepted by the Board of Trustees of the Town of Estes Park, Colorado by a resolution on this ________ day of ______________________, 2015. ________________________________ Honorable William C. Pinkham, Mayor Town of Estes Park ________________________________ Jackie Williamson, Town Clerk Town of Estes Park SUBMITTALCOORDINATOR Roger M. Thorp, AIA, LEED AP, Architect 131 Stanley Avenue P.O. Box 129 Estes Park, Colorado 80517 (970) 586-9528 roger@thorpassoc.com LEGAL DESCRITPTION LOTS 17, 18 AND 19, BLOCK 5, TOWN OF ESTES PARK, ACCORDING TO THE SECOND AMENDED PLAT THEREOF, AND LOT 34 EXCEPT BOOK 1685 PAGE 740, AND INCLUDING A PORTION OF SAID BOOK AND PAGE DESCRIBED AS: A PORTION OF THE ROCKWELL STREET RIGHT-OF-WAY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 35, RIVERSIDE SUBDIVISION; THENCE S16°40’12”E 10.00 FEET TO A POINT ON A CURVE, CONCAVE TO THE NORTH, WITH A RADIAL BEARING OF S05°51’28”E, AND A RADIUS OF 266.28’; THENCE ALONG SAID CURVE TO THE EAST 79.87’ WITH A DELTA ANGLE OF 17°11’10” AND A CHORD BEARING OF S87°15’53” E 79.57’; THENCE DEPARTING SAID CURVE N16°52’W 26.12’; THENCE S81°49’50”W 75.67 FEET MORE OR LESS TO THE POINT OF BEGINNING. AND A PORTION OF LOT 33 OF THE SECOND RIVERSIDE SUBDIVISION TO THE TOWN OF ESTES PARK, AND A PORTION OF LAND WITHIN THE BANKS OF FALL RIVER FROM THE DISTRICT COURT ACTION (CASE NUMBER 13CV30448 - RECORDED AT RECEPTION NO. 20130072405), AND THE TOWN OWNED PROPERTY TRANSFERRED TO EPIC, DESCRIBED AS FOLLOWS: COMMENCING AT THE (APPROXIMATE) NORTHEAST CORNER OF LOT 34, SECOND RIVERSIDE SUBDIVISION (THE NORTHEAST CORNER OF THE SLAB AT THE SOUTHERLY EDGE OF FALL RIVER); THENCE S 17˚30'00" E 16.24' TO THE TRUE POINT OF BEGINNING; THENCE ALONG THE EAST LINE OF SAID LOT 34, S 15˚50'29" E 119.88'; THENCE S 16°49'56" E 9.28' THENCE   S 78˚40'18" E 25.00'; THENCE N 11˚19'42" E 140.84'; THENCE N 78˚40'18" W 36.85'; THENCE S 72˚30'00" W 53.95'; TO THE TRUE POINT OF BEGINNING (THIS AREA: 7,838 SQUARE FEET, MORE OR LESS), ALL CONTAINING 29,617 SQUARE FEET - OR 0.68 ACRES MORE  OR LESS AND ALL BEING LOCATED IN THE NORTHEAST QUARTER OF SECTION 25, T5N, R73W OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO. Elkhorn Avenue Facade Study Vicinity Map Not to Scale North EPIC New Site Plan.pln 10/12/15 4:18 PM© 2015 THORP ASSOCIATES, P.C. 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 Development Plan Submittal Qualified Designers: Roger M. Thorp, Registered Architect #8-998 AIA, LEED AP, NCARB; President Thorp Associates P.C., Architects & Planners David A. Bangs, P.E. #48782 Van Horn Engineering & Surveying Inc. 1 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 Up Up Up Up CD Zoning CD Zoning CD Zoning CD Zoning CD Zoning VA N Trash Enclosure27'-0" WideRiver ChannelPerformance Auditorium Ri v e r w a l k Existing Riverwalk Fall River Fall River Existing Riverwalk CD Zoning 61+3 Parking Spaces Bi k e R a c k PlanterElevator T Pl a n t e r Pla n t e r Pl a n t e r FH Major Arterial Sidewalk 94'-23/8" 7529.1 100'-0" 7534.9 Finished Floor Finished Floor Riverwalk 99'-6" 7534.4 Sidewalk 100'-0" 7534.9 Proposed River Channel Alignment Riverwalk Connection Easement - See Amended Plat Sheet 1 of 1 Trash Enclosure to be 8" masonry wall construction, 8'-0" tall, with brick veneer exterior to match building. A 3'-0" x 7'-0" steel pedestrian door and an 8'-0" x 8'-0" double steel gate for dumpster removal, both of which will be painted the predominate rust color of the building brick. Interior masonry block walls to be protected by double rows of 4" x 4" horizontal steel angles, all painted the predominate rust color of the building brick. 18' - 0 " Ty p i c a l 8'- 0 " 8'- 0 " 24 ' - 0 "9'-0"Typical24'-10"Right of Way27'-3"Right of WayExisting light poles to be removed and returned to Estes Park Light & Power Existing light pole to be removed and reinstalled in new location as shown R o c k w e l l S t r e e t D i s t u r b a n c e i n t h i s A r e a fo r W a t e r L i n e E x t e n s i o n O n l y Elkhorn Avenue Major ArterialMoraine AvenueNo Classifica t i o n Rockwell Str e e t Rockwell Street D i s t u r b a n c e i n t h i s A r e a for Water Line E x t e n s i o n O n l y 99'-6" 7534.4 Finished Floor 99'-6" 7534.4 Sidewalk 97'-6" 7532.4 T Stage Finished Floor 99'-6" 7534.4 Existing Buildings GRAPHIC LEGEND Neighboring Property Lines New Building New Property Lines Extent of Disturbance Fire Truck Access Pedestrian Access Existing Curb / Parking to be removed / relocated Existing Curb to remain New Curb Riverwalk Easement Existing Trees to be removed / relocated Existing Trees to remain Existing Light Poles to be removed / relocated Relocated Light Poles Edge of Fall River Existing Light Poles to remain 1) Gross Project Area: Square Feet: 29,621 sf Acres: 0.68 2) Net Project Area: (-80% of land in the flood plain 1,695 sf) Square Feet: 27,926 sf Acres: 0.64 3) Project Fire Area: 28,723 sf 4) Total Number of Guest Units: 20 5) Net Developable Land Area per Guest Unit: no minimum 6) Floor Area Ratio: 1.982 (see attached Floor Area Ratio Calculation) 7) Number of Parking Spaces Required: 0 (zero) 8) Number of Parking Spaces Provided: 16 For Information Only: Parking required in other than CD Zone per proposed uses: Entertainment Establishments / Theaters one per three fixed seats (760 seats) 254 stalls Hotel, small one per guest room (20 stalls) and one per three employees (2 stalls) 22 stalls Spa: one per 400 sf (4250sf) 11 stalls Restaurant / Bar one per 100 sf of service area (6240 sf) 63 stalls Total 350 stalls 9) Lot Coverage: 91.92% (no maximum per EVDC Table 4.5) 10) Public Access Easement: 1,022 sf (Riverwalk Connection) 11) Storm Drainage Land Dedication: none 12) Maximum Building Height: 66'-10 1/2" Stories: Three (3) (see attached Height Variance Documentation) 13) Types of Uses: a. Main Level - Bar / Restaurant / Winter Garder 5,202 sf b. Performance Auditorium & Stage 11,772 sf c. Lower Level Auditorium Accessory Spaces, Storage, and Mechanical 5,677 sf d. Lower Level Spa 4,250 sf e. Basement Garage and Lift 7,245 sf f. Second and Third Level Hotel 8,820 sf g. Third Level Bar and Banquet Room 1,512 sf Third Level Bar and Banquet Room at 1,512 sf = 17% of Hotel Living Space, which is less than the 25% as perscribed in Section 5.1.J of the Development Code STATISTICAL INFORMATION NOTES 1) For Complete Boundary Survey Including Distances and Bearings, See “Amended Plat” Drawing by Van Horn Engineering, Sheet 1 of 1 2) Number of Existing Riverside Parking Lot Stalls: 96 Number of Riverside Parking Lot Stalls Remaining After Phase II Construction: 64 3) Address Scheme for Project: North Frontage: 120 East Elkhorn Avenue South Frontage: 110 Rockwell Street 4) Refer to Civil Engineer's "Preliminary Grading & Drainage Plan, Sheet 1 of 3" for River Corridor Details, Base Flood Elevation, and Flood Way. VAN Fall River New 8" Water Service Loop from Moraine Ave to East Riverside Dr w/ Empty Power & Light Conduit - See Utility Plan Completed Phase I Construction (Hotel, Restaurant, Bar, Winter Garden, and Riverwalk Connection) Upgraded Bridge & Riverwalk Connection Line of Previous Parking Lot Redeveloped Riverside Parking Lot Performance Auditorium Construction Redeveloped Rockwell Street w/ New Truck Dock Access, Bus Stop, & Valet Parking Island March 2018 through May 2019 Rockwell St Elkhorn AveNOTE: During Construction, Rockwell Street & Redeveloped Portion of Parking Lot to be used for Construction Staging Moraine AveFall River Fall River Landscape Improvements to Elkhorn Frontage - See Landscape Plan Construction of Hotel, Restaurant, Bar, Winter Garden Maintain Existing Bridge & Riverwalk Connection Property Lines Riverside Parking Lot to remain as-is March 2017 through January 2018 Elkhorn Ave Moraine AveRockwell St Staging Area NOTE: No Public access to Riverwalk Connection during construction. At completion of Phase IB construction, the connecting Riverwalk construction will be complete and open to the Public. 6" Sanitary Sewer 4" Sanitary Sewer w/ Grease Trap New Electric Service & Transformer - See Utility Plan Property Lines Riverside Parking Lot to remain as-is New Riverwall & Channel Construction - no Public access Existing Water Line Elkhorn Ave Moraine AveRockwell St Fall River September 2016 through February 2017 Staging Area Site Plan Scale: 1'' = 20'-0''0 10'20'30'40'North Site Plan - Phase II Scale: 1'' = 100'-0'' Site Plan - Phase IB Scale: 1'' = 100'-0'' Site Plan - Phase IA Scale: 1'' = 100'-0''EPIC New Site Plan.pln 10/12/15 4:18 PM© 2015 THORP ASSOCIATES, P.C. 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 2 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 Up CD Zoning CD Zoning CD Zoning Performance Auditorium Bi k e R a c k PlanterT Pl a n t e r Pla n t e r Pl a n t e r FH C E A B E D New Performance Auditorium Asphalt Standard Gray Concrete Exposed Aggregate Concrete Stamped Buff Colored Concrete Stamped/Colored Concrete to Match Existing Riverwalk Lyon's Red Sandstone Traffic Signs - Refer to Corresponding Sign Elevations on this Sheet GRAPHIC LEGEND Existing Surrounding Buildings Sign ‘C’Sign ‘D’Sign ‘E’Sign ‘A’Sign ‘B’6'-0"typ6'-0"typ6'-0"typVariation of CDOT R7-107a metal signs Custom metal sign - 22" x 15" Standard U-Channel sign post Detachable base plate CDOT W5.1 metal sign CDOT W16-7p metal sign Standard U-Channel sign post Detachable base plate Standard 2-way metal sign CDOT R1-6 metal sign CDOT R5-1 metal sign Standard U-Channel sign post Detachable base plate Traffic Control Plan Scale: 1'' = 10'-0''0 5'10'15'20'North Taffic Sign Elevations 1/2" = 1'-0"EPIC New Site Plan.pln 10/12/15 2:21 PM© 2015 THORP ASSOCIATES, P.C. 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 Traffic Control Plan 2.1 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 Up Up Ramp1:5 slopeDnUp Up Up Up Up Up Up Up Up Up Ref.RampFall River Unex. Mech. Mech. Stair Costume Stor. Women's Elev. Equip/ Elect. Rm. Costume Shop Stg/Mech Orchestra Pit Stairs Parking Garage Men'sGreen Room E E Elect. Dist Lift Eqip/StgStair Lift Elev. Equip. E Eq UnexcavatedUnexcavated Unexcavated UnexcavatedRecpt. StgStg W Sauna M Sauna Massage (Dbl)StgMsgMsgMsgMsgMsg Fac'l/ Inj. Fac'l/ Inj. Fac'l/ Inj. Restaurant Storage Stair Up Dn DnUp Up Up Up Up Up Dn Dn Up Up Up Up Up Up 24 27 2928272827 8877 37 5 5 1718 8877 28 19 5 5 18 Up Dn. Dn SlopeUpPit Riverwalk Trash Enclosure VA N Trash Enclosure Proposed River Channel Alignment Railing Drop-Off Up 28 5 11 5 Cntrl 456 Seats 6 H.C. Fall River Fall River Fall River CD Zoning 61+3 Parking SpacesFam.E Stairs Box Office Public WomenJan.RR Make-up Make-up Dress'g Dress'gMgr. E Lounge Exit CorridorArt Walk Rear Stage Receiving Stage Art Walk Lift Men Women Kitchen Winter Garden Bar E E GalleryOutside Dining Serv. Hall Lobby Auditorium FH Major Arterial Elkhorn Avenue No Classifica t i o n Rockwell Str e e t T Public Men Lower Level Floor Plan Scale: 1'' = 20'-0''0 10'20'30'40'North Main Level Floor Plan Scale: 1'' = 20'-0''0 10'20'30'40'North 1217 EPIC PA - Prelim Building Plans.pln 10/12/15 2:31 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Floor Plans 3 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 Up Dn DnUp Up Dn Up Up Up Dn.Up Dn. Auditorium Below Stage Below Up Dn Open to Below Open to Below Open to Below Open to Below Art Walk Below StairsW PrepKitchenBar Founder's Room E M Jan.Equipment Storage E Stair Unit Unit Unit Unit Unit Unit Deck Deck Deck Deck Deck Deck Unit Unit Unit Unit Unit Unit Dk Dk Dk Dk Dk Dk Wellness Lounge Housekp'g Man.Admin.Lk'd Stor. Jan.Sub. Lobby E E Up Dn Up Dn Dn Up Dn. UpDn 4 1 3 3 4 4 232425 1112121212 1112121212 1 4 3 3 4 4 Open to Below Open to Below Men Women Men E Office Conf.Recept.StairJan.Banquet Rm. Open Deck Gallery E E Men Women Unit Unit Unit UnitUnit Unit Unit Unit Deck Deck Deck DeckDeck Deck Deck Deck T&C Stor.Bar Stor. Lobby Bridge Middle Level Floor Plan Scale: 1'' = 20'-0''0 10'20'30'40'North Upper Level Floor Plan Scale: 1'' = 20'-0''0 10'20'30'40'North 4 1 3 3 4 4 232425 1112121212 1112121212 1 4 3 3 4 4 10911 109 Open to Below 277 Seats 2 H.C.ControlBooth1217 EPIC PA - Prelim Building Plans.pln 10/12/15 2:31 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Floor Plans 4 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 EXISTING TREE AND TREE GRATE TO REMAIN AND BE PROTECTED EXISTING TREES AND PLANTING BED TO REMAIN AND BE PROTECTED. ANNUAL PLANTINGS BY MUNICIPALITY. 3 PO TR 3 HE SE 7 CA OV 3 PE ST 3 RI AL 2 MA AQ 4 EC PU 2 AQ CO 5 HE SE 5 AC MO 2 PY CA IN TREE WELLS (REUSE EXISTING TREE GRATES) 11 EC PU 9 CA KF 6 CA CL 24 CA KF (3) 12" DBH COTTONWOOD TREES AND SHRUB BED TO BE REMOVED 3 ASH TREES IN TREE WELLS TO BE REMOVED EXISTING SHRUB BED TO REMAIN AND BE PROTECTED. RELOCATED STREET LIGHT (2) TWO NEW BOLLARDS TO MATCH EXISTING (4) FOUR NEW BENCHES TO MATCH EXISTING EXISTING TRASH CAN TO BE RELOCATED OFF SITE BEAR PROOF TRASH ENCLOSURE 6-8 BIKE PARKING (3 OR 4 RACKS) ON CRUSHER FINES PAD SEATING PLAZA (9) 12 TO 1 TON BOULDERS COLORED CONCRETE (6) 11-12" DBH COTTONWOOD TREES TO BE REMOVED (1) 12" DBH COTTONWOOD TREE TO BE REMOVED 5 SY MK 2 PO TR 3 CE MO 5 RO NW 1 RI AL 2 AQ CO 2 CE MO 3 RO NW 3 PO TR 2 RI AL 2 PI PU 1 PI PU 8' WIDE CONCRETE RAMP/WALKWAY W/ 12" STAMPED COLORED CONCRETE EDGE, BANDING TO MATCH CHARACTER OF EXISTING RIVERWALK. REGULATORY SIGNAGE FIRE HYDRANT, SEE UTILITY PLAN REGULATORY SIGNAGE PROPERTY LINE PROPERTY LINE PROPERTY LINE 1 PI PU 3 RO NW 9 CA KF 1 PI PU 1 PI PU ANNUALS BY OWNER EXPOSED AGGREGATE CONCRETE UNDER BIKE RACKS DECIDUOUS TREES LANDSCAPE BOULDERS SHRUBS, PERENNIALS AND GRASSES (3) THREE NEW BENCHES ON COLORED CONCRETE PAD REUSED SANDSTONE PAVERS15'-7"15'-7"(3) SEATING BOULDERS SEE LANDSCAPE PLAN FOR PLANTING (3) SEATING BOULDERS RELOCATED CITY STREET LIGHT (4) NEW BENCHES, MATCH EXISTING, TYP BRICK INLAY AT THRESHOLD SANDSTONE INLAY AT THRESHOLD MATCH COLOR AND TEXTURE OF ADJACENT CONCRETE MATCH EXITING HERRINGBONE PATTERN, SOLDIER COURSE AROUND PERIMETERS, TYP. REUSE EXISTING BRICKS TO EXTENT POSSIBLE, MATCH COLOR AND TEXTURE OF EXISTING BRICK FOR NEW BRICKS AS NEEDED. (2) REUSED EXISTING TREE GRATES LEGEND PLANT LIST GENERAL NOTES: BHA Design Incorporated 1603 Oakridge Drive Fort Collins, Colorado 80525 voice: 970.223.7577 www.bhadesign.com 1. LANDSCAPING SHALL BE PLANTED AND MAINTAINED IN A LIVING CONDITION BY THE DEVELOPER. SHOULD ANY PLANT MATERIALS DIE, THE OWNER, HIS ASSIGNS, OR HEIRS SHALL BE RESPONSIBLE FOR THE PLANT REPLACEMENT WITHIN ONE PLANTING SEASON AND IN CONFORMANCE WITH THE LANDSCAPE MATERIALS REQUIREMENTS AS SET FORTH BY THIS PLAN OR OTHERWISE ACCEPTABLE TO THE TOWN OF ESTES PARK. 2. LANDSCAPE IMPROVEMENTS SHALL BE DESIGNED, CONSTRUCTED AND INSTALLED IN ACCORDANCE WITH THE TOWN OF ESTES PARK DESIGN STANDARDS AND CONSTRUCTION SPECIFICATIONS MANUAL. IF A STANDARD FOR THE IMPROVEMENT IS NOT SPECIFIED IN THE MANUAL, THEN THE ACCEPTED INDUSTRY STANDARD SHALL APPLY. 3. THE PROPERTY OWNER, OR PROPERTY OWNERS ASSOCIATION, AS APPLICABLE, SHALL MAINTAIN ON-SITE AND COMMON AREA LANDSCAPING, AND LANDSCAPING ON ADJACENT RIGHTS-OF-WAY AS SHOWN ON AN APPROVED LANDSCAPE PLAN, OR AS EXISTING IF NO APPROVED LANDSCAPE PLAN EXISTS, EXCEPT THAT WHICH IS MAINTAINED BY THE TOWN OF ESTES PARK. 4. SOIL PREPARATIONS UNDER AREAS TO BE PLANTED SHALL INCLUDE 3 CUBIC YARDS OF ORGANIC MATERIAL PER ONE THOUSAND SQUARE FEET OF EXISTING SOIL TILLED TO A DEPTH OF SIX INCHES. 5. THE DEVELOPER IS TO INSTALL LANDSCAPING AND IRRIGATION ACCORDING TO THE MOST CURRENT TOWN OF ESTES PARK LANDSCAPE REGULATIONS AND PARKS STANDARDS IN EFFECT AT THE TIME OF CONSTRUCTION. 6. FINAL LOCATION OF PLANT MATERIAL MAY BE ADJUSTED TO THE SATISFACTION OF THE ELECTRIC DEPARTMENT TO PROVIDE ADEQUATE CLEARANCE FROM THE FINAL LOCATION OF THE ELECTRIC DISTRIBUTION SYSTEM. 7. THE DEVELOPER SHALL PRUNE ANY EXISTING TREES WITHIN THE PROJECT LIMITS, IF THEY ARE TO REMAIN, ACCORDING TO TOWN OF ESTES PARK FORESTRY STANDARDS AND UNDER THE DIRECTION OF THE CITY FORESTER. 8. ALL SHRUBS TO RECEIVE WEED BARRIER UNDER SPECIFIED MULCH AND 3 16" X 4" X 16' STEEL EDGING. 9. ALL PERENNIALS TO RECEIVE SPECIFIED MULCH. 10. ALL TREES SHALL BE PLANTED A MINIMUM OF 5' FROM ANY SANITARY SEWER OR WATER LINE. 11. MULCHED AREAS WILL CONSIST OF 4" WOOD MULCH (OR APPROVED EQUAL) OVER PERMEABLE WEED BARRIER. 12. EXISTING VEGETATION SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THE PLAN. 13. EXISTING TREE GRATES SHALL BE REUSED ON SITE. 14. TOWN STANDARD SITE FURNISHINGS SHALL BE PROVIDED BY DEVELOPER PER PLAN. 15. MAINTENANCE OF LANDSCAPE MATERIAL SHALL BE PROVIDED BY OWNER ON AN AS NEEDED BASIS. NO MOWING IS ANTICIPATED. 16. SHRUB BEDS SHALL BE MULCHED WITH DOUBLE SHREDDED REDWOOD MULCH. 17. AN AUTOMATED DRIP / LOW WATER USE IRRIGATION SYSTEM WILL BE PROVIDED TO IRRIGATE PLANT MATERIAL. SYMBOLSYMBOLSYMBOLSYMBOL BOTANICAL NAMEBOTANICAL NAMEBOTANICAL NAMEBOTANICAL NAME COMMON NAMECOMMON NAMECOMMON NAMECOMMON NAME SIZESIZESIZESIZE ROOTROOTROOTROOT QT.QT.QT.QT. DECIDUOUS TREESDECIDUOUS TREESDECIDUOUS TREESDECIDUOUS TREES PO TR Populus tremuloides Aspen 4" Cal.BB 8 ORNAMENTAL TREESORNAMENTAL TREESORNAMENTAL TREESORNAMENTAL TREES PY CA Pyrus calleryana 'Redspire'Redspire Pear 2" Cal.BB 2 DECIDUOUS SHRUBSDECIDUOUS SHRUBSDECIDUOUS SHRUBSDECIDUOUS SHRUBS CA CL Caryopteris x clandonensis 'Blue Mist' Blue Mist Spirea 5 Gal.Cont. 6 CE MO Cercocarpus montanus Mountain Mahogany 5 Gal.Cont. 5 MA AQ Mahonia aquifolium Oregon grape 6 Gal.Cont. 2 RI AL Ribes alpinum Alpine Currant 5 Gal.Cont. 6 RO NW Rosa 'Nearly wild'Nearly Wild Rose 5 Gal.Cont. 11 SY MK Syringa patula 'Miss Kim'Miss Kim Lilac 5 Gal.Cont. 5 EVERGREEN SHRUBSEVERGREEN SHRUBSEVERGREEN SHRUBSEVERGREEN SHRUBS PI PU Picea pungens 'Globe'Globe Spruce 5 Gal.Cont. 6 ORNAMENTAL GRASSESORNAMENTAL GRASSESORNAMENTAL GRASSESORNAMENTAL GRASSES CA OV Calamagrostis acutiflora 'Overdam' Variegated Feather Reed Grass 1 Gal.Cont. 7 CA KF Calamagrostis x acutiflora 'Karl Foerster'Foerster's Feather Reed Grass 1 Gal. Cont. 42 HE SE Helictotrichon sempervirens Blue Avena 1 Gal.Cont. 8 PERENNIALSPERENNIALSPERENNIALSPERENNIALS AC MO Achillea 'Moonshine'Moonshine Yarrow 1 Gal.Cont. 5 AQ CO Aquilegia coerulea Rocky Mountain Columbine 1 Gal.Cont. 4 EC PU Echinacea purpurea Purple Coneflower 1 Gal.Cont. 15 PE ST Penstemon strictus Rocky Mountain Penstemon 1 Gal.Cont. 3 SCALE: SEATING PLAZA DETAIL21"=10' SCALE: ELKHORN STREETSCAPE DETAIL11"=10'TREE REPLACEMENT SPECIES SIZE REPLACEMENT REQUIREMENT 1 ASH 3"0 2 ASH 3"0 3ASH 3"0 4 COTTONWOOD 12"3 5 COTTONWOOD 11"3 6 COTTONWOOD 12"3 7 COTTONWOOD 12"3 8 COTTONWOOD 11"3 9 COTTONWOOD 12"3 10 COTTONWOOD 12"3 11 COTTONWOOD 12"3 12 COTTONWOOD 11"3 13 COTTONWOOD 12"3 14 AUSTRIAN PINE 9"2 15 AUSTRIAN PINE 9"2 16 ASPEN 8"3 17 AUSTRIAN PINE 10"2 TOTAL 39 SCALE: SOUTH ENTRY DETAIL31"=10' FURNISHINGS SCHEDULE 1. BENCH: VICTOR STANLEY, MODEL CR-138, 6' LENGTH, IRON, POWDER COATED BLACK, SURFACE MOUNT. 2. BIKE RACK: VICTOR STANLEY, MODEL BRWS-101, TUBULAR STEEL, POWDER COATED BLACK, IN-GROUND MOUNT. 1. 10 REPLACEMENT TREES ARE INCLUDED ON THIS PLAN. 2. 29 TREES WILL BE PROVIDED IN THE WINTER GARDEN EPIC New Site Plan.pln 10/12/15 2:21 PM© 2015 THORP ASSOCIATES, P.C. 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 Landscape Plan 5 of 13Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 16'-8"21'-6"42'-3"18'-6"44'-10"57'-6"CC CC BB AA AA AAAA AA AA AA AA AA AA AA AA AA AA AA23'-0"BB AA AAAAAAAA AA AA Phase II South Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20' West Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20'EPIC New Site Plan.pln 10/12/15 2:21 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Exterior Lighting Elevations 6 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 BB 18'-6"15'-4"43'-2"54'-2"AA AAAAAAAAAA AAAAAA 10'-8"CCCC18'-8"20'-6"23'-0"46'-0"58'-9"AAAAAA AA AA AA AA AA AA AA AAAAAAAAAA AAAAAA BB Phase II North Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20' Phase I North Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20' East Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20'EPIC New Site Plan.pln 10/12/15 2:22 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Exterior Lighting Elevations 7 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 Roof Parapet Wall Cornice Construction LED Light Fixture Framing to conceal light fixture Light cut-off line Support Timbers at approx 6'-6" oc Stucco Freeze Secondary Cornice Brick Finish below5'-6"±Photometric Site Plan Scale: 1" = 30'-0"North Cornice Lighting Detail Scale: 3/4'' = 1'-0'' TYPE CC TYPE BB TYPE AA EPIC New Site Plan.pln 10/12/15 2:22 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Photometric Site Plan 8 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 Major Arterial Elkhorn Avenue Up Up Up Up CD Zoning CD Zoning CD Zoning CD Zoning CD Zoning VA N 8" CW(E)8" CW(E)8" CW(E)8" CW(E) 10" SS(E)10" SS(E) 1" CW(E) 1" CW(E) 1" CW(E) 1" CW(E) 1" CW(E) 8" CW 8" CW 8" CW 8" CW 8" CW 4" S S ( E )G(E)G(E)T(E) T(E) 8" C W 8" C W 8" C W Trash Enclosure Performance Auditorium Ri v e r w a l k Existing Riverwalk Existing Riverwalk Bi k e R a c k Planter399' t o Hydr a n t a t East El k h o r n & Pa r k L a n e T Pl a n t e r Pla n t e r Fall River Fall River CD Zoning 61+3 Parking Spaces Pl a n t e r 2 9 5 ' t o H y d r a n t a t E a s t R i v e r s i d e D r . & R o c k w e l l S t . FH 2 4 7 ' t o H y d r a n t a t B i g H o r n D r . & C l e a v e S t .6" CW8" C W6" CW1" CW(E)4" SS ( E ) T T(E)T(E)T(E) MH(E)4"SS6"SS6"SS4" SSConduit Conduit Conduit Conduit Conduit Con d u i t Conduit Conduit Condui t Cond u i t E ( E )E(E)E( E ) E(E) FH New Fire Hydrant Location on North side of Elkhorn Ave per Fire Marshall FOLight & Power to remove existing transformer for reuse elsewhere Light & Power to relocate existing light pole - location to be determined Relocate parking lot control to North side of Fall River - see note above Existing gas meters and supply line to be relocated per Final Design Conduit from Building to 5'-0" outside of building for future Fiberoptic cable Existing Sanitary Sewer under building to be abandoned and removed Existing Transformers for buildings to the West Light & Power to remove/relocate existing light poles - location to be determined New Transformer for North half of Project and existing buildings to the East Relocated Parking Lot light controls Existing electrical vault to be removed Existing electrical feeder lines to be abandoned New electrical feed - Light & Power to verify easement - some sidewalk will be replaced by Developer MH Maintain existing electrical feed Existing electrical transformers to remain Install new manhole in existing sewer line Light & Power to remove/relocate existing light poles - location to be determined Light & Power to relocate existing light pole to location shown New 8" water main "loop" (by EPIC) to tie into existing service in Riverside New electrical service to South part of building 8" CWNew fire hydrant - location per Fire MarshallE Existing electrical transformer New empty conduit for Light & Power - keep 5'-0" away from water line Existing transformers to remain New Grease Trap - coordinate location with Hardscape Design Existing Light Pole relocated from Riverside parking lot EC o n d u i t C o n d u i t T New conduit below building for redundancy 4"SS Major ArterialMoraine AvenueNo Classifica t i o n Rockwell Str e e t 4" SS ( E ) 4" SS Utility Site Plan Scale: 1'' = 20'-0''0 10'20'30'40'North EPIC New Site Plan.pln 10/12/15 2:22 PM© 2015 THORP ASSOCIATES, P.C. 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 Utility Site Plan 9 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 Fenistrated Exit Stairwell b Low Point on Site(7528.70) T.O. Parapet 155'-8" T.O. Parapet 128'-6" Grade 94'-6" Finished Floor 97'-6" Brick veneer wall construction Stucco frieze Prefinished aluminum fascia Painted decorative corbels Brick veneer arches Precast concrete capitals Brick column detailing Precast concrete wall cap Prefinished aluminum shading devices and supporting tracery arches Precast concrete capitals Brick column detailing Sandstone panel stone veneer Precast concrete wall cap Prefinished aluminum supporting tracery arches Precast concrete capitals Brick column detailing Sandstone panel stone veneer Sandstone veneer wall construction Aluminum frame low-solar-heat-gain windows Aluminum frame low-solar-heat-gain windows Brick veneer wall construction Natural Grade 93'-9 1/2"33'-1 1/4" Allowed + 28'-9 1/4" Variance Request61'-10 1/2" Above Nat. GradePhase I - Hotel/Commercial Phase I - Atrium/"Winter Garden"Phase II - Performance Auditorium Fall River River Walk South Exit Doors Finish Floor 100'-0" Top of Ridge 143'-1" T.O. Parapet 155'-8" Low-solar-heat-gain skylight and clearstory windows Standing seam metal roofing Prefinished metal gutter Brick veneer fire-rated wall construction Retail building West of center Brick veneer arches Aluminum frame low-solar-heat-gain windows Precast concrete capitals Brick column detailing Sandstone panel stone veneer Riverwalk opening into Atrium Retail and Residential building East of Park Theatre Lobby Brick veneer fire-rated wall construction Stucco up-light cornice Stucco frieze Prefinished aluminum fascia Painted decorative corbels Existing riverwall to remain West of new construction Fabric awning Phase II South Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20' West Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20'EPIC New Site Plan.pln 10/12/15 2:22 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Development Review and Height Variance 10 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 River Walk T.O. Parapet 155'-8" T.O. Parapet 128'-6" Stucco up-light cornice Stucco frieze Prefinished aluminum fascia Painted decorative corbels Brick veneer wall construction Brick veneer arches Precast concrete capitals Brick column detailing Precast concrete wall caps Prefinished aluminum shading devices and supporting tracery arches Precast concrete capitals Brick column detailing Sandstone panel stone veneer Potential Advertising Flags on supports for fabric awning Phase I River Walk, Restrooms and Winter Garden Construction Existing Retail and Residential building East of Park Theatre Lobby River Walk aHigh Point on Site (7534.90) Finish Floor 100'-0" Ridge Beyond 143'-1" Existing Retail Building Existing Retail Building Aluminum frame windows Sandstone panel stone veneer Standing seam metal roofing Precast concrete wall caps Stone veneer wall construction Steel & cable railing Stucco wall finish Component II Atrium Construction Beyond Standing seam metal roofing Stone veneer Electronic marquee Finish Floor 100'-0" Phase II- Performance Auditorium Phase I - Atrium/"Winter Garden"Phase I - Hotel/Commercial (7586.57) (7528.70) River WalkbLow Point on Site Fall River aHigh Point on Site (7586.57) (7534.90) T.O. Parapet 155'-8" T.O. Parapet 128'-6" Finish Floor 100'-0" Finish Floor 99'-6" Natural Grade 93'-9 1/2" Stucco frieze Prefinished aluminum fascia Painted decorative corbels Low-solar-heat-gain skylight and clearstory windows Standing seam metal roofing Prefinished metal gutter Brick veneer fire-rated wall construction Retail building East of center Brick veneer arches Aluminum frame low-solar-heat-gain windows Precast concrete capitals Brick column detailing Sandstone panel stone veneer Precast concrete wall cap Prefinished aluminum shading devices and supporting tracery arches Precast concrete capitals Brick column detailing Sandstone panel stone veneer Brick veneer wall construction Brick veneer arches Precast concrete capitals Brick column detailing Line of Natural Grade/Finish Grade Fabric Awnings Phase II North Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20' Phase I North Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20' East Elevation Scale: 3/32'' = 1'-0''0 4'8'12'16'20'EPIC New Site Plan.pln 10/12/15 2:22 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Development Review and Height Variance 11 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015 B.O. Roof Deck 149'-8" Balcony/Control 134'-3" Vomitorium 124'-3" Cross Walk 99'-6" Slab on grade Slab on metal framing Water table Platform 93'-0" Orchestra Pit 91'-0" Front Row 96'-6" Parapet 155'-8" B.O. Roof Deck 149'-8" Basement 88'-0" Smoke vent Solar collectors Main roof structure Catwalk Acoustic clouds Speakers Fire curtain Walking grate 1 12 1 8 38'-8" clear stage ht.50'-2"15'-3" minOne Hour Two Hour Two HourTwo HourTwo HourOne HourOne HourOne HourOne HourOne Hour15'-5" maxStage/Back Balcony 114'-3" Proscenium arch Balcony Doors 124'-3" Fly Gallery 140'-0" B.O. Roof Deck 127'-0" of Stage 99'-6" Auditorium Cross Section & Height Requirements Scale: 3/16'' = 1'-0''0 2'4'6'8'10'EPIC New Site Plan.pln 10/12/15 2:22 PM© 2015 THORP ASSOCIATES, P.C. Rocky Mountain Performing Arts Center Estes Performance Incorporated 120 East Elkhorn Avenue and 110 Rockwell Street, Estes Park, Colorado 80517 131 Stanley Avenue, Suite 100, Estes Park, Colorado 80517 Height Variance 12 of 13 Revision #3: October 12, 2015 Revision #2: September 4, 2015 Revision #1: June 15, 2015 Original Issue: May 27, 2015