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Home My WebLink AboutPACKET Estes Valley Planning Commission 2019-11-19Prepared November 8, 2019 The Estes Valley Planning Commission reserves the right to consider other appropriate items not available at the time the agenda was prepared. AGENDA ESTES VALLEY PLANNING COMMISSION November 19, 2019 6:00 p.m. Board Room, Town Hall 1. OPEN MEETING Planning Commissioner Introductions 2. AGENDA APPROVAL 3. PUBLIC COMMENT The EVPC will accept public comments regarding items not on the agenda. Comments should not exceed three minutes. 4. CONSENT AGENDA Study Session Minutes: October 15, 2019 Meeting Minutes: October 15, 2019 5. CODE AMENDMENT: AMENDED PLAT REVIEW PROCESS Planner Woeber 6. AMENDED PLAT: 1700 BIG THOMPSON AVENUE, Mountain Village Development LLC Planner Woeber 7. DEVELOPMENT PLAN: 3110 S SAINT VRAIN AVE NUE, Taharaa Mountain Lodge Planner Hardin 8. REPORTS 9. ADJ OURN RECORD OF PROCEEDINGS Estes Valley Planning Commission October 15, 2019 Board Room, Estes Park Town Hall Commission: Chair Bob Leavitt, Vice-Chair Sharry White, Commissioners Steve Murphree, Frank Theis, Nick Smith, Dave Converse Attending: Chair Leavitt, Vice-Chair White, Commissioners Murphree, Theis, Smith, Converse Also Attending: Director Randy Hunt, Senior Planner Jeff Woeber, Planning Technician Claire Kreycik, Recording Secretary Karin Swanlund, Town Board Liasion Eric Blackhurst, Town Attorney Dan Kramer Absent: None OPEN MEETING Chair Leavitt called the meeting to order at 6:00 p.m. There were approximately 8 people in attendance. APPROVAL OF AGEND A It was moved and seconded (Theis/Murphree) to approve the agenda as presented and the motion passed 6-0. PUBLIC COMMENT None CONSENT AGENDA 1. Study Session Minutes dated September 17, 2019 2. Meeting Minutes dated September 17, 2019 It was moved and seconded (White/Murphree) to approve the consent agenda as presented and the motion passed 5-0 with Converse abstaining. ACTION ITEMS 1. AMENDED PLAT, 321 4TH STREET, Steve Ferrante, Owner Senior Planner Woeber explained that the property containing the Church (340 S St Vrain) and residence has been under one ownership and has been considered one parcel for many years. The current owner intends to transfer the residence (Lot 9) to a different owner and with the configuration of an established fence line, and is proposing to slightly rearrange the rear lot line to match the fence location. Lot 9 is zoned R-Residential and will have a small piece of RM-Multi- family residential zoning added to it. Split zoning is not ideal bud does not run counter to Code requirements. Public Comment: None RECORD OF PROCEEDINGS Estes Valley Planning Commission October 15, 2019 Board Room, Estes Park Town Hall It was moved and seconded (Murphree/Smith) to APPROVE the Preliminary Amended Plat of Lots 5, 7 and 9, and the Southwesterly 57 feet of Lot 6, all within Block 6 of the Reclamation Subdivision, as described in the staff report, and recommended by staff. The motion passed 6-0. 2. CODE AMENDMENT; CHANGE OF USE IN DEVELOPMENT PLANS Planning Technician Kreycik reviewed the proposed Code Amendment to Chapter 3.8, Table 3-3 regarding Development Review requirements in certain cases of Changes in Use. Changes in use may create impacts that are appropriate to address through development plan reviews. This text amendment would add a provision for evaluating nonresidential projects that constitute a change in use that could change character or intensity, thereby impacting surrounding property owners. It was moved and seconded (Theis/Smith) to continue the code amendment to a future meeting. The motion passed 6-0. 3. PLANNING COMMISSION MEETING TIMES Director Hunt noted that this is not Amending the Bylaws, just changing the meeting times as allowed in the Bylaws. Leavitt stated that this has been a good experiment and even though the numbers haven’t changed much, giving the 6:00 p.m. start time a chance through the winter may produce better attendance. This will place the next meeting-time discussion in May 2020. It was moved and seconded (Leavitt/White) to continue the Planning Commission start times of 6:00 pm for an additional six months. The motion passed 6-0. 4. ADVISE AND DISCUSS: Ground lease agreement with Park R-3 School District for the Career and Technical Education (CTE) Building Director Hunt discussed the new CTE building being proposed by Estes Park High School. The property is on Town-owned land and will be leased by the Park R-3 School District. The ground lease was approved by the Town Board of Trustees on October 8, 2019. Final approval authority for the project resides with the District Board of Education; no formal action is needed by the Planning Commission. RECORD OF PROCEEDINGS Estes Valley Planning Commission October 15, 2019 Board Room, Estes Park Town Hall Chuck Scott, High School Principal, spoke on the project. It was passed as a mill levy in the 2016 election. There will be an auto bay, woodshop, welding shop, office, classroom and workroom, along with a 1500 square foot greenhouse. There will be a small amount of room for students to work outside, which will also house two composting machines. A grant for a plastic recycler is in the works to make shredded plastic for 3D printers. The goal is to make the CTE Building as technical and as green as possible. There will be a crosswalk and the property will be fenced and gated. Work-based learning is being emphasized at the High School. There are plans for construction, automotive mechanics and culinary classes to be offered. Ground-breaking is set for October 17. The Commission asked a number of questions and shared thoughts regarding building and site design, programming, and need in the community. Verbal comments indicated in general support for the project. 5. ALPACA FARMS/FERGUSON SUBDIVISION: hearing of concerns (Comments are summarized) Trudy Ester, 1070 Griffith Court, questioned why Griffith Court residents weren’t given the same courtesy the Upper Broadview residents were given previously for public comment and traffic concerns. Griffith Court can not handle the number of cars this project will bring. There seems to be two sets of rules: Larimer County and Estes Valley. Seth Hanson, Property Owner, agrees that it is a confusing process. Accommodations in A1 zoning is a right by use, as is a duplex on the A1 lot. Individually selling a duplex requires a subdivision process if all code requirements are met. That is what has happened with all previous developments. Lonnie Sheldon, Van Horn Engineering, noted three things: 1) there is no increase in density, 2) the lots meet minimum lot size for A1 zoning, 3) fire truck turn-around is afforded by the use of hammer-head driveways. Attorney Kramer cautioned the Commission that this could come back to them as a Subdivision Plat and they should save their project-related comments for that future date. Director Hunt proposed facilitating a face to face meeting with all involved parties. RECORD OF PROCEEDINGS Estes Valley Planning Commission October 15, 2019 Board Room, Estes Park Town Hall REPORTS • Planner II position will be filled by Alex Bergeron on November 1. • Upcoming IGA dates: October 22 Town Board Meeting discussion item and November 14 Joint meeting with Town Board and County Commissioners to vote on the future of the IGA. County staff is working on their own discussion items. • The PUD Amendment will be Denied Without Prejudice at the County Commissioners meeting on October 21 due to discussion needed regarding the conflict involved with Vacation Home rentals. • The Parking Study with Public W orks is being pushed into 2020 due to funding issues for future studies. • Member Thies noted that the Estes Park Annexation Plan, which was distributed to the Commission at today’s study session, was created by Frank Theis and is in no way related to the Town of Estes Park. ADJOURN There being no further business Chair Leavitt adjourned the meeting at 7:22 p.m. _________________________________ Bob Leavitt, Chair _________________________________ Karin Swanlund, Recording Secretary Town of Estes Park, Larimer County, Colorado October 15, 2019 Minutes of a Study Session meeting of the PLANNING COMMISSION of the Estes Valley, Larimer County, Colorado. Meeting held in Room 202-203 Town Hall. Commission: Chair Leavitt, Vice-Chair White, Commissioners, Murphree, Smith, Theis, Converse Attending: Leavitt, Theis, Murphree, Smith, White, Converse Also Attending: Town Board Liaison Blackhurst, Director Hunt, Planning Technician Kreycik, Senior Planner Woeber, Recording Secretary Swanlund, Town Attorney Kramer Absent: None Chair Leavitt called the meeting to order at 4:00 p.m There were four people in attendance. This study session was recorded and can be viewed on the Town of Estes Park YouTube channel. Amended Plat: 321 4th Street: Planner Woeber reviewed the request to amend the internal lot line for the property at 340 South Saint Vrain and 321 4th Street. The current owner of the home intends to transfer the residence and the lot containing the residence to a different owner, which will slightly rearrange the rear lot line. Commissioner Converse asked several questions to clarify specificity of the public GIS mapping and apparent offset of parcel boundary lines on GIS in this area. Code Amendment: Amended Plat reviews As evidenced from the previously reviewed amended plat, Planner Woeber explained a proposed Code Amendment to the current process in which boundary line adjustments and lot consolidations are reviewed, suggesting that a staff-level review would be sufficient for many of these applications as they have little or no impact on the surrounding properties. Public interest is typically benign. Theis suggested that PC be made aware if there were public opposition. Putting the request on consent rather than an action item was proposed. Another option would be to continue to notify abutting neighbors, but make it an Administrative review. Code Amendment: Change of Use in Development Plans Planning Technician Kreycik described the proposed updated Code Amendment regarding changes of use in nonresidential developments triggering a Development Plan review. The Code Amendment would add a provision for evaluating nonresidential projects that could change character or intensity, thereby impacting surrounding properties. Leavitt suggested labeling uses as Low, Medium or High. Property owners would need to be educated. Factors that trigger a review such as safety, lighting, noise, odor, amount of use and compatibility are important to further define the three categories. Examples from the last year or two would help to identify factors. High School Career Technical Education Building: Director Hunt summarized the request by Park R-3 School District to lease property from the Town of Estes Park (Stanley Park) to build a Career and Technical Education (CTE) Building. The Planning Planning Commission Study Session October 15, 2019 – Page 2 Commission's job is to review the plans and exhibits and render advice. No formal action is needed from the Planning Commission. Alpaca Farms/Ferguson Subdivision: Director Hunt discussed the ongoing project(s) being built by Seth Hanson on Mary’s Lake Road. There are property owners unhappy with numerous issues. These citizens will be given time to speak at today’s meeting to provide an organized approach to discuss the problems. Theis noted that he has previously recused himself from the Ferguson projects due to a possible building contract with the developer however, this is no longer the case. Amend Meeting Times: In May of 2019, the PC switched to evening meeting times for a 6 month test period to see if community attendance and involvement would increase. As noted by the attendance and viewership numbers, there was no significant increase. Summer-time could have been one of the reasons for the non-change. Evenings are generally an easier time for the public to attend. It was decided to continue the evening meetings and the data collection for an additional six months. Blackhurst noted that the issue is what draws attendance, not so much the meeting times. IGA Update: Director Hunt gave an update on the current status of the IGA situation. The joint meeting on September 30 was a good discussion, but no decisions were made. Option A is extending the current IGA and refining things in the next year was a fall-back position. Option B, to primarily separate the Code into two, with the County adopting an overlay set of regulations, was supported by some. Option B, with some blending, was also recommended. There will be a discussion item at the Town Board meeting on October 22. Thursday, November 14, will be the next joint meeting. Annexation policies were discussed. Theis shared a mock-up annexation plan (attached) for informational purposes. Questions/Future Items The Commission is interested in hearing more explanation and background regarding Growth Management Areas. Chair Leavitt adjourned the meeting at 5:30 p.m. _____________________________________ Bob Leavitt, Chair Karin Swanlund, Recording Secretary Memo COMMUNITY DEVELOPMENT To: Estes Valley Planning Commission From: Jeffrey Woeber, Senior Planner Date: November 19, 2019 RE: Amendment to the Estes Valley Development Code to Allow a Boundary Adjustment (or Amended Plat), or a Land Consolidation Plat to be Defined as a “Minor Adjustment,” and to be Processed as a Staff Level Review Planning Commission Objective: Review and provide a recommendation for a proposed text amendment to the Estes Valley Development Code (EVDC), to allow a Boundary Adjustment, Amended Plat, or Land Consolidation Plat to be defined as a “Minor Adjustment,” and to be processed as a staff level review. Code Amendment Objective: Currently the EVDC defines a Boundary Adjustment (or Amended Plat), or a Land Consolidation Plat as a Minor Subdivision, requiring Estes Valley Planning Commission (EVPC) review and Board approval. As typically there is little or no impact from these “Minor Adjustment” processes, they can appropriately be reviewed and processed by staff. Staff proposes changes to the EVDC, summarized as: 1. Amend Chapter 3, Review Procedures and Standards, Section 3.9 Subdivisions, to differentiate a “Minor Subdivision” from a “Boundary Adjustment (or Amended Plat), or a Land Consolidation Plat.” The latter would be defined as “Minor Adjustments.” Minor Subdivisions will be limited to subdivisions involving not more than four lots, with each fronting onto an existing street and not requiring extension of public facilities. These Minor Subdivisions are currently defined as “Frontage Lots.” Minor Subdivision would require EVPC review and Board approval as they do now. A Minor Adjustment would be a staff level review. 2. Amend Chapter 3, Review Procedures and Standards, Section 3.2 Standard Development Review Procedure, G. Summary Table—Standard Development Review Process by Application Type, by adding a “Minor Adjustment” category which specifies a required staff review. 3. Amend Chapter 10, Subdivisions, Section 10.2 Applicability/Scope, to differentiate a Minor Subdivision from a Minor Adjustment, consistent with what is proposed for Section 3.9 (see No. 1., above). 4. Amend Chapter 13 Definitions, Section 13.3 Definitions of Words, Terms, and Phrases, by specifying that a Minor Subdivision does not include boundary adjustments (see No. 1., above). There are other points of clarification proposed by staff within the EVDC Sections 3.9 and 10.2. Currently there are descriptions of Boundary Adjustments (which are to be called “Amended Plats” if within a platted subdivision), and Lot Consolidation Plats. Lot Consolidation Plats are applicable only to unplatted parcels. Consolidating platted lots could presumably be done through an Amended Plat. However, currently the NOVEMBER 19, 2019 EVPC CODE AMENDMENT, AMENDED PLAT PROCESS PAGE 2 OF 3 definition spells out “…adjusting boundary lines between such lots, tracts, or parcels of land… (Emphasis by staff).” It is not clear that “adjusting” may include eliminating or vacating a boundary line, and for that reason staff proposes amending this to specify adjustment or elimination of property lines. Staff also proposes allowing a Minor Adjustment/Amended Plat to “adjust or eliminate previously established building envelopes.” Exhibit A, is attached, detailing the specific amendments. Staff recommends the Estes Valley Planning Commission recommend approval of the language in Exhibit A to the Town Board of Trustees and the Board of County Commissioners. Background, Discussion: There has been some inconsistency in past years in Community Development’s processing of Amended Plats and similar, where lots or parcels are consolidated (combining two or more into one), or where a lot line or lot lines are slightly adjusted. Staff has found examples where Amended Plats have been processed at staff level. This has not caused any issues that staff is aware of. However, staff recently realized that strict interpretation of the applicable review procedures within the EVDC, Section 3.9 require any of these to be processed as a “Minor Subdivision,” rather than, for example, a “Minor Modification to an Approved Final Plan” as provided for in Section 3.7. Minor Subdivisions require review by the EVPC and Board approval. Any subdivision process that creates an additional lot, or lots must appropriately go through a review and approval process involving public notice, public meetings, Planning Commission review, and Board approval. However, for Amended Plats and Consolidations that do not involve creation of any additional lots or building sites, there is little or no impact and they can be appropriately processed by staff. Staff Findings: The text amendments comply with EVDC §3.3.D (Code Amendments – Standards for Review). §3.3.D Code Amendments, Standards for Review “All rezoning and text amendments to the EVDC shall meet the following criteria:” 1. “The amendment is necessary to address changes in conditions in the areas affected;” Staff Finding: Although this finding is to be made for a proposed Code Amendment, staff notes it would seem to be mostly applicable to a rezoning (zoning map amendment). There is no affected area or change in conditions, and this Standard is essentially not applicable to the proposed Code Amendment. 2. “The development plan, which the proposed amendment to this Code would allow, is compatible and consistent with the policies and intent of the Comprehensive Plan and with existing growth and development patterns in the Estes Valley:” Staff Finding: There is no “development plan” associated with this and in fact it involves subdivision regulations. Although also not applicable, staff will point out there is nothing in the Comprehensive Plan that would preclude amending the EVDC as proposed. The proposed Code Amendment is not contrary to any recommendations within the Comprehensive Plan. 3. “The Town, County or other relevant service providers shall have the ability to provide adequate services and facilities that might be required if the application were approved.” Staff Finding: Town, County or other relevant service providers would not be significantly impacted regarding their respective services and facilities, if this Code Amendment is approved. NOVEMBER 19, 2019 EVPC CODE AMENDMENT, AMENDED PLAT PROCESS PAGE 3 OF 3 Advantages: • Generally complies with the EVDC §3.3.D Code Amendments, Standards for Review, as applicable. • Establishes and clarifies a review procedure for Amended Plats and similar that can streamline the process, which benefits both the Town and the residents of the Estes Valley. Disadvantages: • Adds slightly to Code length and complexity. Action Recommended: Review the amendment for compliance with Estes Valley Development Code (EVDC) §3.3.D Code Amendments, Standards for Review, and forward a recommendation to the Estes Park Town Board of Trustees and the Board of Larimer County Commissioners for a final decision to approve. Level of Public Interest Low. Little input or public comment has been received. Sample Motion: APPROVAL I move to recommend that the Estes Park Town Board of Trustees and the Board of Larimer County Commissioners APPROVE the text amendment to the Estes Valley Development Code as presented in Exhibit A as recommended by staff, with findings as recommended by staff. CONTINUANCE I move to CONTINUE this agenda item to the next regularly scheduled Planning Commission meeting because…. (state reason(s) for continuance). DENIAL I move to recommend that the Estes Park Town Board of Trustees and the Board of Larimer County Commissioners DENY the text amendment to the Estes Valley Development Code as presented in Exhibit A, finding that . . . (state reasons for denial). Exhibit: Exhibit A (Red font with strikethrough is the existing Code text which staff proposed to delete, the red underline font is that which would be added.)  EVDC Chapter 3, Review Procedures and Standards, Section 3.9 Subdivisions  EVDC Chapter 3, Review Procedures and Standards, Section 3.2 Standard Development Review Procedure, G. Summary Table—Standard Development Review Process by Application Type  EVDC Chapter 10, Subdivisions, Section 10.2 Applicability/Scope  EVDC Chapter 13 Definitions, Section 13.3 Definitions of Words, Terms, and Phrases, 235. Subdivision, Minor § 3.9 – Subdivisions A. Purposes. 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. B. Applicability. All subdivisions shall be subject to the approval procedures set forth in this Section. C. Procedure for Approval of Subdivisions (Except Minor Subdivisions and Minor Adjustments) 1. General. Subdivisions are approved in two (2) stages: first, a preliminary subdivision plan is approved, and second, a final subdivision plat is approved and recorded. The Board of Trustees or the Board of County Commissioners is the entity with final approval authority for both preliminary and final subdivision plats, depending on the location of the property. 2. Procedure for Approval of Preliminary Subdivision Plats. Applications for preliminary subdivision plat approval shall follow the standard development approval process set forth in §3.2 of this Chapter. 3. Procedure for Approval of Final Subdivision Plats. Applications for final subdivision plat approval shall follow the standard development approval process set forth in §3.2 of this Chapter, except that Step 4 (EVPC Review and Action) shall not apply. D. Minor Subdivisions and Minor Adjustments. 1. Defined. Minor subdivisions shall be defined as follows: Minor Subdivisions and Minor Adjustments are categorized as follows: a. Frontage Lots Minor Subdivision. Division of one (1) or more lots, tracts or parcels of land into a total of not more than four (4) lots shall also be a minor subdivision, provided that each resulting lot fronts onto an existing street, and that the subdivision entails no extension of public facilities. No more than a total of four (4) lots shall be created out of a lot, tract or parcel or set of contiguous parcels in the same ownership using the minor subdivision procedure. Frontage Lot Minor S subdivisions shall be titled as a "Subdivision." (Ord. 18-01 #8; Ord. 8-05 #1) b. Boundary Adjustments . Division of one (1) or more lots, tracts or parcels of land for the purpose of adjusting boundary lines between such lots, tracts or parcels of land and adjacent lots, tracts or parcels of land, which adjustments do not create additional lots or building sites for any purposes, shall be considered a minor subdivision for review procedure. Boundary Adjustments shall be titled as a "Boundary Line Adjustment" for properties not within a platted subdivision or "Amended Plat" for properties within a platted subdivision. Minor Adjustments are Boundary Line Adjustments, Amended Plats, or Land Consolidation Plats. Boundary Line Adjustments are changes to interior boundaries among two or more lots or parcels (platted or unplatted), that does not change an outer boundary. An Amended Plat may eliminate interior property lines between lots, tracts, or parcels, and may adjust or eliminate previously established building envelopes. Boundary Line Adjustments and Amended Plats shall not create addtional lots, building sites, or interests in property. The final map shall clearly indicate the original boundaries of each lot and shall contain the following statement: (Ord. 8-05 #1) "Boundary lines indicated on this map are adjustments of former boundary lines of the property depicted hereon. Such adjustments do not create additional lots or building sites for any purposes. The area added to each lot shown hereon by such adjustment is to be considered an addition to, shall become a part of, and shall be conveyed together with, each lot as shown." (Ord. 8-05 #1) c. Land Consolidation Plats . Unplatted contiguous legal lots approved for single-family residential development can be combined with a land consolidation plat. Land Consolidation Plats shall be titled as a "Land Consolidation Plat." The final plat shall clearly indicate the original boundaries of each lot and shall contain the following statement: (Ord. 8-05 #1) "Boundary lines indicated on this map are adjustments of former boundary lines of the property depicted hereon. Such adjustments do not create additional lots or building sites for any purposes." (Ord. 8-05 #1) 2.Hazard Areas. Except Land Consolidation Plats, areas with geologic hazards as defined by §7.7 of this Code shall not be eligible for the minor subdivision process. (Ord. 18-01 #9; Ord. 8-05 #1) 3.Procedure for Approval of Minor Subdivisions. Applications for minor subdivision approval shall follow the standard development approval process set forth in §3.2 of this Chapter, except that Land Consolidation Plats shall not be subject to review by the Planning Commission. Land Consolidation Plats shall follow the review timeframe established for Final Plats. (Ord. 18-01 #10; Ord. 8-05 #1) 4.Submittal Requirements. Boundary Line Adjustments and Amended Plats A Minor Adjustment shall follow the applicable subdivision submittal requirements within the EVDC Appendix B. II., as determined by the Community Development Director or designee. Minor Adjustments involving exchange of land shall require deeds describing the resultant parcels, signed and dated by owners, and dated and sealed by a Notary Public, to be submitted with the Mylars. (Ord. 18-01 #11; Ord. 8-05 #1) 5.Modifications and Waivers. The Community Development Director, or designee, shall have authority to grant modifications and/or waive standards set forth in Chapter 10 in conjunction with a Boundary Adjustment or Land Consolidation Plat. Approval of requested modifications and/or waivers shall require that the Director finds that approval of such modification and/or waiver: (Ord. 8-05 #1) a. Advances the goals and purposes of this Code; (Ord. 8-05 #1) b. Either results in less visual impact, more effective environmental or open space preservation, relieves practical difficulties in developing a site or results in the use of superior engineering standards than those required by this Code; (Ord. 8-05 #1) c. There will be no increase in the intensity of use; and (Ord. 8-05 #1) d. There will be no increase in development and/or demand for services that necessitates compliance with EVDC standards. (Ord. 8-05 #1) E. Standards for Review. 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. For minor subdivisions, the EVPC 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 this Code. F. Effects of Approval. 1. Effect of Approval of a Minor Subdivision or Minor Adjustment. Within sixty (60) days of the Board's Decision-Making Body’s approval of the minor subdivision or minor adjustment, the developer shall submit the minor subdivision or minor adjustment final plat for recording. If the minor subdivision plan is not submitted for recording within this sixty-day time period, the approval shall automatically lapse and be null and void. (Ord. 8-05 #1) 2. Effect of Approval of a Preliminary Subdivision Plan. a. Within twelve (12) months from the date of the final approval of a preliminary subdivision plat, the developer shall submit an application for final subdivision plat for either all or at least one (1) phase of the proposed subdivision. b. An approved final subdivision plat for any phase of the preliminary subdivision plan shall extend the life of the preliminary subdivision plan for an additional twelve-month period from the date the final subdivision plat is approved. If the original twelve-month period or any successive twelve-month period expires before a final subdivision plat is approved, then the preliminary plan approval automatically lapses and becomes null and void. c. During the period in which an approved preliminary subdivision plan is effective, no subsequent change or amendment to this Code or any other governing ordinance or plan shall be applied to affect adversely the right of the Applicant to proceed with any aspect of the approved development in accordance with the terms of such preliminary subdivision plat approval. However, the Applicant shall comply with those local laws and regulations adopted subsequent to the approval of such preliminary subdivision if the Estes Valley Planning Commission determines, on the basis of written findings, that compliance is reasonably necessary to protect the public health, safety or welfare. 3. Effect of Approval of a Final Subdivision Plat. Within sixty (60) days from the date of the Board's action on the final subdivision plat, the Applicant shall make all required revisions, if any (see §3.2.E above), and shall submit the final subdivision plat to the Town for recording. If the final plat is not submitted for recording within this sixty-day time period, the approval shall automatically lapse and be null and void. § 3.2 - Standard Development Review Procedure G. Summary Table—Standard Development Review Process by Application Type. "V" = Voluntary "M" = Mandatory "A" = Applicable "N/A" = Not Applicable "APP" = Appeals "BOA" = Board of Adjustment "SR" = Special Requirements (Refer to Text) Step 1 Pre- Application Conference Step 2 Neighborhood & Community Meeting Step 3 Application/ Completeness Certification Step 4 Staff Review & Report Step 5 EVPC Action Step 6 Board Action Minor Subdivision (Ord. 18-01 #5 M V A A A A Minor Adjustment V V A A N/A N/A § 10.2 - APPLICABILITY/SCOPE A. General. Prior to subdividing any tract of land in the Estes Valley, including land being annexed into the Town, the subdivider shall comply with all of the standards set forth in this Code and obtain approval pursuant to the procedures set forth in Chapter 3. No building permits shall be issued for any improvement or work on any parcel not subdivided in compliance with this Chapter. No owner or agent of the owner of any land located within an addition or subdivision shall transfer, sell, agree to sell or negotiate to sell any land by reference to, exhibition of or by the use of a plan, plat or map of an addition or subdivision before such plan, plat or map has been approved pursuant to the provisions of this Chapter and Chapter 3 of this Code and recorded in the office of the clerk and recorder of Larimer County, Colorado. B. Minor Subdivisions and Minor Adjustments. Minor Subdivisions and Minor Adjustments are subject to full review and compliance with the standards set forth in Chapter 10 and the submittal requirements set forth in Appendix B. (Ord. 18-01 #22) 1. Frontage Lots Minor Subdivision. Division of one (1) or more lots, tracts or parcels of land into a total of not more than four (4) lots shall also be a minor subdivision, provided that each resulting lot fronts onto an existing street, and that the subdivision entails no extension of public facilities. No more than a total of four (4) lots shall be created out of a lot, tract, parcel or set of contiguous parcels in the same ownership using the minor subdivision procedure. Frontage Lot Minor Ssubdivisions shall be titled as a "Subdivision." (Ord. 18-01 #23; Ord. 8-05 #1) 2. Boundary AdjustmentsMinor Adjustments. Division of one (1) or more lots, tracts or parcels of land for the purpose of adjusting boundary lines between such lots, tracts or parcels of land and adjacent lots, tracts or parcels of land, which adjustments do not create additional lots or building sites for any purposes, shall be considered a minor subdivision for review procedure. Boundary Adjustments shall be titled as a "Boundary Line Adjustment" for properties not within a platted subdivision, or "Amended Plat" for properties within a platted subdivision. Minor Adjustments are Boundary Line Adjustments, Amended Plats, or Land Consolidation Plats. Boundary Line Adjustments are changes to interior boundaries among two or more lots or parcels (platted or unplatted), that does not change an outer boundary. An Amended Plat may eliminate interior property lines between lots, tracts, or parcels, and may adjust or eliminate previously established building envelopes. Boundary Line Adjustments and Amended Plats shall not create addtional lots, building sites, or interests in property. The final map shall clearly indicate the original boundaries of each lot and shall contain the following statement: (Ord. 8-05 #1) "Boundary lines indicated on this map are adjustments of former boundary lines of the property depicted hereon. Such adjustments do not create additional lots or building sites for any purposes. The area added to each lot shown hereon by such adjustment is to be considered an addition to, shall become a part of, and shall be conveyed together with, each lot as shown." (Ord. 8-05 #1) 3. Land Consolidation Plats. Unplatted contiguous legal lots approved for single-family residential development can be combined with a Land Consolidation Plat. Land Consolidation Plats shall be titled as a "Land Consolidation Plat". The final map shall clearly indicate the original boundaries of each lot and shall contain the following statement: (Ord. 8-05 #1) "Boundary lines indicated on this map are adjustments of former boundary lines of the property depicted hereon. Such adjustments do not create additional lots or building sites for any purposes." (Ord. 8-05 #1) (Ord. 18-01 #22, 23, 10/23/01; Ord. 8-05 #1, 6/14/05) CHAPTER 13. – DEFINITIONS § 13.3 - Definitions of Words, Terms and Phrases 235. Subdivision, Minor shall mean subdivision for the purposes of boundary adjustments; or shall mean subdivision into a total of not more than four (4) lots, provided that each resulting lot fronts onto an existing dedicated public street and the subdivision entails no extension of municipal facilities. ESTES VALLEY PLANNING COMMISSION MEETING DATE & LOCATION: November 19, 2019, 1:30 p.m., Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST: This application proposes approval of an Amended Plat to remove two lots within a platted “Townhome Subdivision.” STAFF OBJECTIVE: 1. Review for compliance with the Estes Valley Development Code (EVDC); and 2. Provide a recommendation to the Planning Commission LOCATION: Located in the Estes Park Marina area near Lake Estes, addressed as 1700 Big Thompson Avenue in the Town of Estes Park. OWNER/APPLICANT : Mountain Village Development, LLC CONSULTANT/ENGINEER: Cornerstone Engineering and Surveying, Inc., Jess Reetz STAFF CONTACT: Jeffrey Woeber, AICP, Senior Planner DESCRIPTION: This project went through a lengthy and comprehensive review process in June 2017. The Estes Park Resort Townhome Subdivision created 33 lots on a parcel approximately 9 acres in size. The property is zoned A (Accommodations). The subdivision, as well as the development plan that was approved for the project, involves 32 lots for individual accommodations units, and one lot for an existing hotel/lodge. The Estes Park Resort Townhome Subdivision is recorded in the records of the Larimer County Clerk and Recorder at Reception No. 20180005399, on January 26, 2018. Development Plan No. 2017-05 was approved by the Estes Valley Planning Commission on June 20, 2017. A staff level amendment to the approved Development Plan is being processed concurrently with this Amended Plat. The project is currently being developed and the owner/applicant determined a minor reconfiguration was desirable, essentially to create a bit more distance between some of the planned accommodations units. The applicant is proposing simply eliminating two of the 32 lots and slightly reconfiguring some of the adjacent lots. No other changes are proposed. The existing recorded Townhome Subdivision Final Plat is included in this packet for comparison to the proposed Amended Plat. REVIEW CRITERIA: Per the EVDC, Section 3.9 Subdivisions, Subsection 3.9.1.b., a “Boundary Adjustment” involving lots in a platted subdivision is to be titled “Amended Plat.” An Amended Plat is considered, under Section 3.9, a type of “Minor Subdivision.” Minor Subdivision requires a recommendation by the EVPC and action by the governing body, in this case the Town Board. Amended Plat Estes Park Resort Townhome Subdivision Estes Park Community Development Department, Planning Division Room 210, 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, NOVEMBER 19, 2019 PAGE 2 OF 2 AMENDED PLAT, ESTES PARK RESORT TOWNHOME SUBDIVISION SITE DATA TABLE: Surveyor: Cornerstone Engineering and Surveying, Inc. Parcel Number: 2529208001 Zoning: A (Accommodations) Adjacent Zoning: East: CO (Outlying Commercial) North: A (Accommodations) West: E-1 (Estate) South: CO (Outlying Commercial) Adjacent Land Uses: East: Lake Estes Marina North: Motel West: Residential South: Lake Estes Services: Water, Electric: Town of Estes Park Sewer: UTSD REVIEWING AGENCY COMMENTS: This request has been submitted to reviewing agency staff for consideration and comment. No concerns were expressed by reviewing agencies. PUBLIC COMMENTS: Notice was published, and sent to adjacent property owners in accordance with the notice requirements in the EVCD Section 3.15 General Notice Provisions. At this writing, no written comments have been received for this application. Written comments will be posted to www.estes.org/currentapplications if received after November 13. STAFF REVIEW, FINDINGS: 1. This proposal complies with applicable sections of the EVDC. 2. This request has been submitted to all applicable reviewing agency staff for consideration and comment. No issues or concerns were expressed by reviewing staff relative to code compliance or the provision of public services. 3. Within sixty (60) days of the Board’s approval of the Final 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. 4. This is a Planning Commission recommendation to the Town Board. RECOMMENDATION: Staff recommends the Estes Valley Planning Commission forward a recommendation of approval of the Amended Plat to the Town of Estes Park Board of Trustees, with staff findings. SAMPLE MOTION: I move to recommend the Estes Park Board of Trustees approve the Amended Plat to eliminate two lots from the Estes Park Resort Townhome Subdivision, as described in the staff report, with the findings as recommended by staff. Attachments: 1. Vicinity Map 2. Statement of Intent 3. Application 4. Recorded Plat 5. Amended Plat Site Location Ú LAKE ESTES BIG THOMPSON AVEDRY GULCH RDEAST LNWEST LNN SAINT VRAIN AVE ELKTRAILCTNORTH LN RAVEN AVE WILDFIRE RD LAKEFRONTS TPINE L N SOUTH LN W H IG HWAY34LONEPINEDRO TIS LN GRANDESTATES DR DEERP A TH C T B E LLEVUE DRRAVEN CIRP T A R M IG A N TRL VISTA L N D E VILS GU L C H R DMALL RDSUMMI T DRHIGH PINE DR H I L L SIDELNMA C CRACKEN LN NORTH RI DGELNNORTHLAKEAVE HAYBARN H ILLRDRED TAIL HAWK DR 1STSTSTONEGATE DR OLYMPUS LN EB E A C H L N SOARI N G C I R AXELL RD WESTON LNFREELAND CT0 500 1,000 Feet -Town of Estes Par kCommunity Development Printed: 11/13/2019 Created By: jeff woeber Project Name: Project Description: Amended Plat Estes Park Resor t Townhome SubdivisionFor Illustrative Purposes Only September 18, 2019 Town of Estes Park Community Development P.O. Box 1200 Estes Park, Co. 80517 RE: Estes Park Resort Amended Development Plan and Amended Plat Mr. Randy Hunt, Cornerstone Engineering and Surveying, Inc. (CES), on behalf of the owners Rocky Mountain Hotel Properties I, LLC, is submitting an Amended Development Plan and Amended Plat for the Estes Park Resort Townhomes. Every attempt has been made to ensure the application meets the guidelines of the Estes Valley Development Code (EVDC). Legal Description Estes Park Resort, Town of Estes Park, County of Larimer, State of Colorado Amended Development Plan During the construction of the phase 1 improvements and cabin construction, the owner has determined some of the units to be too close proximity to each other. Therefore we are submitting an Amended Development Plan to remove two units previously approved (Lots 11 and 25). Utility connections remain as per the original development plan with the extension of sewer/water and electric mains to serve the proposed lots. Phase 2 construction will involve Lots 2 thru 9 and 12 thru 21. All other units have either been constructed, currently being constructed or have been removed. Amended Plat An amended plat has been submitted to reflect the removal of lots 11 and 25 and shifting of the remaining lots to acquire more clearance. Sincerely, Cornerstone Engineering & Surveying, Inc. Jes Reetz Planner SubmittalDate:September18,2019I1TTtA!hIt1]1rDevelopmentPlanrSpecialReviewFRezoningPetitionrPreliminarySubdivisionPlatrFinalSubdivisionPlatFMinorSubdivisionPlatAmendedPlatProjectNameProjectDescriptionProjectAddressLegalDescriptionParcelID#ESTESVALLEYULLa‘-DEVELOPMENTREVIEWAPPLITlONSEP18)19LIrBoundaryLineAdjustmentrROWorEasementVacationrStreetNameChangerTimeExtension‘5Other:PleasespecifyAmendmenttoanexistingdevelopmentplanEstesParkResortAmendpreviousdevelopmentplantoreduceoveralldensitybytwo(2)units1700BigThompsonAveLot1,LakeEstesAdditionandLot1,LakeEstesSecondAddition2529208001rNonerrNoneFEPSDXEPSDYesOtherrProposedZoningEstesMarinaOther(specify)Other(specify)UTSDUTSDNoNoneA-AccommodationsFApplicationfeerFStatementofintentr3copies(folded)ofplatorplanr11”X17flreducedcopyofp1storplanJesReetz-CornerstoneEngineeringandSurveying,Inc.J2BigThompsonAve.,Suite?OO,EstesPark,CO80517FApplicantCondominiumMapFPreliminaryMaprFinalMaprSupplementalMapHotel&VacantLandAreaofDisturbanceinAcres6.1±acResidentialandAccommodationusesFWellFWellFFrrLotSize9.1acExistingLandUse_____________________________________________________________________________ProposedLandUse_____________________________________________________________________________ExistingWaterServiceXTown____________________ProposedWaterServiceTownExistingSanitarySewerServiceProposedSanitarySewerServiceIsasewerliftstationrequired?ExistingGasServiceYXcelExistingZoningA-AccommodationsSiteAccess(ifnotonpublicstreet)LakeAretherewetlandsonthesite?XYesFNoSitestakingmustbecompletedatthetimeapplicationissubmitted.Complete?XYesFNorFSepticFNoneSepticNameofPrimaryContactPersonCompleteMailingAddressPrimaryContactPersonisrOwnerXConsultant/EngineerDigitalCopiesofplats/plansinTIFForPDFformatemailedtoplanning@estes.orgPleasereviewtheEstesValleyDevelopmentCodeAppendixBforadditionalsubmittalrequirements,whichmayincludeISOcalculations,drainagereport,trafficimpactanalysis,geologichazardmitigationreport,wildfirehazardmitigationreport,wetlandsreport,andiorotheradditionalinformation.TownofEslesPark-aP.O.Box1200-a170MacGregorAvenue-aEstesPark,CD80517CommunityDevelopmentDeportmentPhone:(970)577-3721-aFax:(970)586-0249-awww.estes.org/CommunityDevelopmentRevised2013.08.27KT RecordOwner(s)MountainVillageDevelopment,LLCMailingAddress9170EBahiaDr.,Suite101,Scottsdale,AZ85260Phone___________________________________________CellPhone730.532.3164Fax______________________________________________Emailpatrick@paciIicwestdevelopment.comApplicantMountainVillageDevelopment,LLCMailingAddress9170EBahiaDr.,Suite101,Scottsdale,AZ85260Phone_______________________________________________________________________________CellPhone730,532.3164Fax_______________________________________________________________________________Emailpatrickpaciflcwestdevelopment.comIConsultantiEngineerCornerstoneEngineeringandSurveying,Inc.MailingAddress1692BigThompsonAve.,Suite200,EslesPark,CO80517Phone(970)586-2458CellPhone__________________________________________________________________________Fax____________________________________________________________________________________Emailjreetz@ces-ccc.comMINERALRIGHTCERTIFICATIONArticle65.5ofTitle24oftheColoradRevisedStatutesrequiresapplicantsforDevelopmentPlans,SpecialReviews,Rezoning,PreliminaryandFinalSubdionPlats,MinorSubdivisionPlatsifpr4âtinganewlot,andPreliminaryandFinalCondominiumMapstoprovidenoticeoftapplicationandinitialpublichØ’rin9toallmineralestateownerswherethesurfaceestateandthemineralestatehavebeensevd.ThisnoticemustbeWen30dayspriortothefirsthearingonanapplicationfordevelopmentandmeetthestatutoryrequiremts.IherebycertifythattheprovisionsofSection24-65.5-1CR5avebeenmet.Names:RecordOwnerPLEASEPRINT:ApplicantPLEASEPRINT:/Signatures://“RecordOwner/DateApplicantDateAPPLICATIONFEESFordevelopmentwithintheEstesValleyPlanningArea,bothinsideandoutsideTownlimitsSeethefeescheduleincludedinyourapplicationpacketorviewthefeescheduleonlineat:www.estes.orclComDev/Schedules&Fees/PlanninqApplicationFeeSchedule.pdfAllrequestsforrefundsmustbemadeinwriting.Allfeesaredueatthetimeofsubmittal.Revised2013.08.27KT APPLICANTCERTIFICATIO4IherebycertifythattheinformationandexhibitsherewithsubmittedaretrueandcorrecttothebestofmyknowledgeandthatinfilingtheapplicationIamactingwiththeknowledgeandconsentoftheownersoftheproperty.IInsubmittingtheapplicationmaterialsandsigningthisapplicationagreement,IacknowledgeandagreethattheapplicationissubjecttotheapplicableprocessingandpublichearingrequirementssetforthintheEstesValleyDevelopmentCode(EVDC).IacknowledgethatIhaveobtainedorhaveaccesstotheEVDCIandthat,priortofilingthisapplication,Ihavehadtheopportunitytoconsulttherelevantprovisionsgoverningtheprocessingofanddecisionontheapplication.TheEstesValleyDevelopmentCodeisavailableonlineat:http://www.estes.org/ComDev/DevCodeIunderstandthatacceptanceofthisapplicationbytheTownofEstesParkforfilingandreceiptoftheapplicationfeebytheTowndoesnotnecessarilymeanthattheapplicationiscompleteundertheapplicablerequirementsoftheEVDC,understandthatthisproposalmaybedelayedinprocessingbyamonthormoreiftheinformationprovidedisincomplete,inaccurate,orsubmittedafterthedeadlinedate.Iunderstandthataresubmittalfeewillbechargedifmyapplicationisincomplete.TheCommunityDevelopmentDepartmentwillnotifytheapplicantinwritingofthedateonwhichtheapplicationisdeterminedtobecomplete.IgrantpermissionforTownofEstesParkEmployeesandPlanningCommissionerswithproperidentificationaccesstomypropertyduringthereviewofthisapplication.IacknowledgethatIhavereceivedtheEstesValleyDevelopmentReviewApplicationScheduleandthatfailuretomeetthedeadlinesshownonsaidschedulemayresultinmyapplicationortheapprovalofmyapplicationbecomingnullandvoid.Iunderstandthatfullfeeswillbechargedfortheresubmittalofanapplicationthathasbecomenullandvoid.Names:RecordOwnerPLEASEPRINT:PekrJC¶Jar’JApplicantPLEASEPRINT:S_\iv.’VSignatures:RecordOwner________________________________________________Date7/171/IApplicant___________________________________________Date//9/IRevised2013.08.27KT 4!.OZrv.—-r1”qqA.c12øs.441.0_nc—etaáas.&Pkflr4.V3Lwj4JAir)ISVWOffiCE?j;ir.4‘.flc’-—W‘*I——-i-U—-•,anh.avI1N-f3fl4’t5-**ZtCWIZV.uwWt,.’a•.flk!’J•€AZ4•taw.•S•Ya4‘%—•.•.•--:.tt#aIflflhIIva,W.flfitC_Lr.’rzt-t’;-rflte.mac..tcW—(V.•IJIt’Ia—aIr...-a..tT.flWrI•l;EM47r•‘•.•fJ!tIINW’W;aZW-4.IirIIIWfltrrrncV’&I...ai.r-IbtW•‘TTiU’SSF4*tit’Wfl:..—aIr.,&:_flcIriI’•JI.,-a--,.—e:flr-’.n•• j.-..F’i.-.WriSai‘-t-.-,.,.a4•,t’n.nl‘‘C.-AweSc:‘n.faLa-_*••fls4•-tIWS.PW’tf•efl•.-..aarrr.•-‘—aw..4,’as•_i•t-Icr5tee•••r1.r•a.—-:S.’.S.en._____CLrdqwA‘4AasJsJ—.maaibvand,iI•3y47li)tLcrSc)itfl.$—-—._-\ti-fl-,-iIN4—(1---:.t-‘t5IIWI,..it.a,.aIfl.Ir.,•wn•hTh••W(ftCi’f••..%tSae..4r..J.,-.,-rAa-t•flsfa...:_L**•.i-IS-•ftII.Ofl.afr...LS:ao;.I4-’.flLcSTW.-Nt•.•—-:IAt:/.flr’.-fl’.....,-?ç..c--/‘4p‘.rht’”iI/-‘--I.-.——.r—-I-Ii//—-..—-4•••Wh’k”9-•—-_..-=—0:?.l‘4)I7’Ci,_p____L.I2ZY.///jl\.4r34C1(rtM!I:n—&---‘k-f•,j--IiirçT14-h”_____4azIa•iTIUjWiWLt>’ir—•-an-sbraa+-.5Jr--IC_____•O%C-,a—-in—aIiMaweuwbflW*‘!—LitatEsaet..thr.a.s,aeaq4i-.a1a-r,SIC1a•WS-Wit.ItAsflWiLItnn.tyts’slsq.J.4fl(rc-a,#ccsflifl•t!-p..m,n!c’.a-W’a II-1r-a,I/.1awalawnAo,ssnG‘fl±iiUHOOflflaflIWTU,f4YNLtSA$IW1•4401Wcd1VNÜ+‘-fl-I—Fr1-4rrUZ-XI”s5fa COMMUNITY DEVELOPMENT Staff Report To: Estes Valley Planning Commission From: Linda Hardin, Planner I Date: November 19, 2019 RE: Development Plan – Taharaa Mountain Lodge Applicant Request: Approval of a Development Plan adding a fifty (50) space parking lot. Planning Commission Objectives: 1. Review for compliance with the Estes Valley Development Code (EVDC); and 2. Conduct a public hearing to consider applicant’s testimony, public comment and Town staff findings and analysis; and 3. Approve or deny the Development Plan application. Location: 3110 S. Saint Vrain Avenue Vicinity Map: Owner/Applicant: The Taharaa Mountain Lodge LLC / Thad Eggen Applicant’s Representative: David Bangs, Trail Ridge Engineering Consultants Project Description: Present Situation: The Taharaa Mountain Lodge is a popular accommodations and event venue that has recently been purchased by Mr. Eggen. Mr. and Mrs. Eggen currently own and operate the Twin Owls Steakhouse located in the Black Canyon Inn on MacGregor Planning Commission, November 19, 2019 Page 2 of 6 Avenue. The lease in their current location will expire on December 31, 2019, so the Eggens purchased the Taharaa Mountain Lodge with the intent to convert the banquet area to a full- service fine dining restaurant. They are relocating the Twin Owls Steakhouse to the new property. The property currently includes 18 guest accommodations, two (2) apartments (one is employee housing), a banquet hall, and an outdoor wedding facility. There are 33 parking spaces on the property. History: The Taharaa Mountain Lodge was built in 1997 by Kenneth and Diane Harlan, and was in unincorporated Larimer County. It was zoned A-1 Accommodations and twelve (12) guest units were in the original lodge. In 2003, the property was rezoned to A – Accommodations to allow for expansion to 20 guest units and two apartments. At this time the property was annexed into the Town of Estes Park. A development plan was approved by staff for the increase in accommodation units and compliance with EVDC requirements with respect to parking, landscaping, exterior lighting, etc. There were approximately 24 parking spaces on the property at the time, which was compliant with the minimum parking calculations as regulated in the EVDC. This number has grown to 33 spaces. In 2013, the property was sold to JT Enterprises LLC, Michael and Gaylan Tracy. The Tracys continued to operate the property with lodging and events, which were catered by outside services. The banquet space did not include a commercial kitchen, so food service had to be catered. In July of this year, the Eggens purchased the property with the vision of moving their successful restaurant to this location and offering lodging and event services to the community and visitors. Proposal: The owner is proposing to add fifty (50) parking spaces to the property to accommodate additional restaurant patrons and wedding guests. The EVDC would require fifty-eight (58) parking spaces with eighteen (18) guest units (1 per unit), two (2) apartments (2 per apartment), 18 employees in peak season (1 per 3 employees), and a 3,000 square foot restaurant (1 per 100 sq. ft). This proposal would bring the total parking to eighty-three (83) spaces, exceeding the EVDC minimum requirement but in anticipation of enough parking to accommodate event guests. Site Data Table: Engineer: David Bangs, Trail Ridge Engineering Consultants Parcel Number: 3402400015 Development Area: 6 acres Existing Land Use: Accommodations and banquet events. Proposed Land Use: Accommodations and restaurant. Zoning Designation: A - Accommodations Adjacent Zoning: Northwest – A-1 Accommodations Northeast – E-1 Estate Southwest – RE – Rural Estate Southeast – A-1 Accommodations Adjacent Land Uses: Northwest - 1vacant lot Northeast – 2 vacant lots, 1 single family home Planning Commission, November 19, 2019 Page 3 of 6 Southwest – 2 single family homes Southeast – 1 vacant lot, 1 single family home Services: Water: Town of Estes Park Sewer: Upper Thompson Sanitation District 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 issues relevant to any particular project. 1. Buildings and Lots. The existing banquet space is being remodeled with a commercial restaurant kitchen. The footprint of the existing building is not changing. The new parking lot will be located on the south side of the building, adjacent to the existing parking lot. The existing parking lot will be reconfigured to meet ADA regulations. 2. Landscaping. An alternative landscaping plan is included with this development plan. This plan includes the addition of trees and shrubs to buffer the parking lot from State Highway 7 (southwest side), and private property (southeast side). In addition, trees and shrubs will supplement existing trees between the two parking lots and access driveways to the lots. The total proposed landscaping meets the calculations required by the EVDC. The alternative landscape plan requests an exception to adding interior islands in the new parking lot for the following reasons: • To minimize the limits of disturbance. The parking lot is designed to be narrow and devoid of interior landscape islands. • Overhead electric lines will be buried underground and will run the entire length of the new parking lot, reducing the availability of area for islands. • The southeast side of the new parking lot will have a tiered retaining wall. The space between the lower and upper walls will be planted with shrubs. • The impervious coverage of the property after construction will be 24%, well below the maximum allowable of 50%. Alternative landscape plans may be approved by the Decision-Making Body – the Planning Commission in this case. 3. Water. Existing available water service will not be impacted by this proposal. 4. Fire Protection. Estes Valley Fire Protection District was afforded the opportunity to review this proposal and did not provide any comments. 5. Electric. An existing overhead electric line that runs from the northwest property line straight through to the southeast property line will be buried under the new parking lot. This has been approved in concept by the Power and Communications division. 6. Sanitary Sewer. Upper Thompson Sanitation District has reviewed this proposal and will be contacting the applicant and engineer with regard to fees relevant to the restaurant remodel, however, there are no concerns with the new parking lot. 7. Stormwater Drainage. A preliminary drainage report has been submitted and reviewed by the Public Works department and is considered satisfactory. This report is available on the website at www.estes.org/currentapplications. A final drainage report will be Planning Commission, November 19, 2019 Page 4 of 6 required with the construction plans and recommendations from the Public Works department concerning the final report were acknowledged. 8. Access. The existing driveway from State Highway 7 to the current parking lot is 18 ft. wide and will be upgraded to meet the current standard of 24 ft. wide. Consideration of request to maintain the driveway at the current slope, which exceeds EVDC standards, has been acknowledged and approved by the Public Works department. In addition, a request to waive the slope requirement for the driveway to the new upper parking lot was made, citing that designing it to the EVDC standard would result in excessive cut and fill amount, resulting with a retaining wall. It would create more site disturbance and result in significant visual impact. A Traffic Impact Analysis is not triggered for this project and it was exempted by the Public Works department. The applicant requested consideration to waive the curb and gutter requirement for the driveway, stating that it will adversely impact the natural sheet flow drainage on the property. The Public Works department agreed and has waived the curb and gutter requirement. CDOT will require a new access permit to be issued as there will be work on the driveway within CDOT right-of-way. The applicant has verified that the right-of-way has not changed since the original construction and therefore with the existing constraints, it is not possible to build a left turn lane. CDOT will not require it at this time. 9. Sidewalk/Trail. A request to consider waiving the requirement of a sidewalk along State Highway 7 has been acknowledged and approved by the Public Works department. A 15 ft. sidewalk easement will be dedicated by separate instrument prior to the signature of the approved Development Plan to allow for potential future sidewalk construction. 10. Parking. The property currently has 33 parking spaces. In peak season, 58 spaces would be required with the new restaurant. The proposed new parking lot will bring the parking spaces to 83. 11. Outdoor Lighting. All lighting will be shielded and deflected down in compliance with EDVC §7.9. 12. Comprehensive Plan. The proposal confirms the goals and policies within the Comprehensive Plan, specifically as follows: • 4.5 – Encourage an adequate blend of public and private parking for both residents and visitors. • Encourage roadway standards that allow for preservation of distinctive landforms and significant vegetation within the right-of-way without sacrificing safety. • Implement access control improvements as development occurs. • 6.6 - Ensure that new development minimizes the impacts to visual and environmental quality within the Valley. • Sustain and support the existing tourism industry and marketing programs. Public Notice: Planning Commission, November 19, 2019 Page 5 of 6 Written notice has been mailed to adjacent property owners in accordance with EDVC, Section 3.15 General Notice Provisions. A legal notice was published in the Estes Park Trail-Gazette and the application is posted on the Town’s “Current Applications” webpage. Public Interest: No public comments have been received. Any comments received after the drafting of this report will be available at: www.estes.org/currentapplications Staff Findings: Based on the foregoing, staff finds: 1. The Planning Commission is the Decision-Making Body for the Development Plan. 2. Adequate public and private facilities are currently available to serve the proposed additional parking lot. 3. The Development Plan is consistent with the recommendations of the Estes Valley Comprehensive Plan. 4. This request has been submitted to all applicable reviewing agency staff for consideration and comment. Concerns and issues that were raised have been addressed or will be addressed with the issuance of building permits. Recommendation: Staff recommends approval of the Taharaa Mountain Lodge Development Plan, with the following conditions: 1. All public improvements shall be designed and constructed by the developer in accordance with the Estes Valley Development Code (EVDC), Larimer County Urban Area Street Standards (LCUASS), and CDOT standards. 2. Detailed construction plans for grading, drainage, erosion and sediment control, driveway, parking, and trail improvements shall be prepared/submitted/review/approved by Estes Park Public Works and, as applicable, CDOT, prior to issuance of any building permits. 3. ROW permits shall be issued by CDOT and Estes Park Public Works for the work in the CDOT ROW, prior to issuance of any building permits. 4. All improvements shall be fully constructed prior to the issuance of any building permits (unless otherwise approved pursuant to the provisions of Section 7.12.C.1 and Section 10.5.K of the EVDC), or the installation of the same have been guaranteed in accordance with the provisions of Chapter 10. Sample motion: 1. I move to approve the Taharaa Mountain Lodge LLC application according to findings of fact with findings and conditions recommended by Staff. Planning Commission, November 19, 2019 Page 6 of 6 2. I move to continue the Taharaa Mountain Lodge LLC application to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 3. I move to deny the Taharaa Mountain Lodge LLC application, finding that … [state findings for denial]. Attachments: 1. Statement of Intent 2. Application 3. Development Plan Set a. Site Plan b. Grading Plans (2) c. Utility Plan d. Landscape Plan 4. Photo – “Development Proposal” sign in place ESTESVALLEYDEVELOPMENTAPPLICATIONrdISubmittalDate:trirnn£‘JQr*istw*iTiWi’.ii11.I.XPie-Application(checkapplicationtype(s))FMinorSubdivisionFlatFCondominiumMapXDevelopmentPlanFAmendedPlatFPreliminaryMaprSpecialReviewFBoundaryLineAdjustmentFFinalMaprPreliminarySubdivisionPlatrRezoningPetitionfSupplementalMapFFinalSubdivisionRatFOtherPleasespecifyt1iipiIrnmIiITli[.]iProjectNameTahwaaMojnianLodgeDeveioomeniPianProjectDescriptionExpandedrestaurantfacwity.improvedaccess,newparking01ProjectAddress3h105ivramAve.EsiesParkco80511LegalDescriptionMeetsandBoundsParcelID#3402400015LotSize5.7acresExistingLandUseA-AccommdahonsProposedLandUseA-AccommdaiionsExistingWaterServiceXTownFWellFNoneFOther(specify)ProposedWaterServiceXTownFWellFNoneOther(specify)ExistingSanitarySewerServiceFEPSDXUTSDSepticrNoneProposedSanitarySewerServiceFEPSDXUTSDFSepticExistingGasServiceXXcelFOtherFNoneExistingZoningA-AccommdauonsProposedZoningA-Accommdai,s.iitirnc.w1iUlt’1iNameofPrimaryContactPersonDavidBangs-TraiiRidgeConsuMingEngineersEmaildbangs©trailridgece.comPrimaryContactPersonisOwnerFApplicantXConsultant/Engineer£tiiitt-hi4-XStatementofIntentxDigitalcopiesPDFemailedtoplanning©estes.orgX3copies,24’x36’(folded)ofplatlplansXApplicationFeeX1copy.11”X17’reducedsetofplatiplansRefertotheEstesValleyDevelopmentCodeAppendixBforapplicationsubmittalrequirements.TownofEstesPork.PC,Box1200.&170MacGregorAvenue-EstesPark,CC80517CommunityDevelopmentDepartmentPhone:970-577-3721..Email:plonning@estes.orgawww.estes.org/CammunityDevelopmenfRevised20i7.Oi.09KT RecordOwner(s)MailingAddressTheTaharaaMountainLodgeLLCP0Box322,EstesPa’k.CO80517Phone970-227-8846EmailthadeggengmaiLcomContactInformationApplicantThadEggenMailingAddressPCBox322,EsteaPark,CO8057Phone9702278848Emaillhadeggengrnail.comConsultantiEngineerDavidBangs-TrailRidgeConsultingEngineersMailingAddressPhone970.3088221Emaildbangs@trailridgece.comMINERALRIGHTCERTIFICATIONArticle65.5ofTitle24oftheColoradoRevisedStatutesrequiresapplicantsforDevelopmentPlans,SpecialReviews,Rezoning,PreliminaryandFinalSubdivisionPlats,MinorSubdivisionPlatsifcreatinganewlot,andPreliminaryandFinalCondominiumMapstoprovidenoticeoftheapplicationandinitialpublichearingtoallmineralestateownerswherethesurfaceestateandthemineralestatehavebeensevered.Noticemustbegiven30dayspriortothefirsthearingonanapplicationfordevelopmentandmeetthestatutoryrequirements.IherebycertifythattheprovisionsofSection24-65.5-103CR5havebeenmet.Names:RecordOwnerPLEASEPRINT:ApplicantPLEASEPRINT:Signatures:RecordOwnerTVvJã—..—_-Date‘772/7ApplicantT\..o4sqt,&.Date(1./7%WNER&APPNTCERTIFICATIONAsOwner,IcertifytheinformationandexhibitsherewithsubmittedaretrueandcorrecttothebestofmyknowledgeandIamtherecordowneroftheproperty.AsApplicant,IcertifytheinformationandexhibitsherewithsubmittedaretrueandcorrecttothebestofmyknowledgeandinfilingtheapplicationIamactingwiththeknowledgeandconsentoftherecordowner(s)oftheproperty.IgrantpermissionforTownofEstesParkemployees,reviewingagencystaff,PlanningCommissioners,membersoftheTownBoardofTrustees,orLarimerCountyCommissionerswithproperidentificationaccesstomypropertyduringthereviewofthisapplication.IacknowledgeIhavereceivedtheEstesValleyDevelopmentReviewApplicationScheduleandamawarethatfailuretomeetthedeadlinesshownonsaidschedulemayresultinmyapplicationbeyingdelayedoranyapprovalofmyapplicationbecomingnullandvoid.Names:RecordOwnerPLEASEPRINT:ApplicantPLEASEPRINT:Signatuce::Owne[h10C\1Date/AppIicantll’aA$nDate2/2/?Revised2017.01.09KT Page 1 of 3 September 18, 2019 Community Development Department Town of Estes Park 970-577-3729 RE: Statement of Intent for The Taharaa Mountain Lodge To whom it may concern: Trail Ridge Consulting Engineers, LLC is pleased to submit this Application for Development Plan Review on behalf of the subject property owner, The Taharaa Mountain Lodge, LLC. This letter is to serve as the Statement of Intent for the proposed project and will provide general descriptions regarding compliance with the key applicable standards for review as defined in the Estes Valley Development Code. Please refer to the Development Plan submitted herewith for specific details regarding the proposed project. Project Information The subject property is located at 3110 S. Saint Vrain Ave with approximately 5.7 acres of land area. The parcel is currently developed and contains 18 total accommodation units. The property is zoned A-Accommodations per the Estes Valley Zoning District Maps. The project proposes a remodel of the existing banquet/catering area to create a new commercial kitchen and restaurant in the building. Construction will also include a new 50 stall parking area and improvements to the existing access driveway. The lot is currently developed with a single accommodation building and banquet/event hall. Compliance with General Development and Development Standards Zoning District Standards: The proposed dinning and parking development are permitted use by right for the zoning district of the subject property and is subject to Development Plan Review. The minimum property area is 40,000 square feet with a minimum width of 200 feet. The proposed development meets the applicable minimum lot size standards with the lot being 261,359 square feet. Setbacks are 25’ to the front and rear and 15’ to the side of the properties in accordance with the zoning district standards. The average slope of the property is approximately 32%. The parking site average slopes for the proposed improvement is 25%. The maximum allowable lot coverage for properties in the Accommodations Zoning District is 50%. This development plan utilizes the existing building for the restaurant and an additional 15,144 square foot parking lot and will be in compliance with the allowable maximum lot Page 2 of 3 coverage for a total of 24% after the proposed project is completed. The proposed development generally complies the applicable zoning district standards for access, parking and adequate public facilities with the requested waivers noted within. Grading/Slope Protection Standards: The development has been designed considering the nature of the slopes encompassing much of the overall property boundary. The grade of the existing access drive will be maintained. The proposed parking lot access drive will be graded at 12%. The applicant is requesting a waiver for the non- residential drive 9% grade requirement. All other applicable standards are met with this access drive. Transportation/Parking: A parking count has been completed in accordance with the EVDC to determine the property’s parking requirements. The results of the study are the property in whole (hotel & restaurant) needs 55 parking stalls, of which 33 are existing, with 50 proposed to total 83 upon completion of the development. The proposed development does not trigger the 50 peak hour trips requiring a transportation impact analysis. See the development plan for the parking count breakdown. The applicant is requesting a waiver for adding curb and gutter to the existing drive and requiring islands in the proposed parking lot (7.5.G.3.(b)(c) Adequate Public Facilities: The subject property is serviced by the following utilities (note: existing building is already connected to public utilities): Electric- Town of Estes Park Existing overhead electric lines will be buried. Water- Town of Estes Park No proposed change Sewer- Upper Thompson Sanitation District No proposed change Natural Gas- Xcel Energy No proposed change Page 3 of 3 Communications/Broadband- TDS or Century Link No proposed change Storm Drainage Existing stormwater drainage will remain the same for the existing improvements. Minor increases in storm water runoff will be directed northeast toward a stormwater detention pond. All existing discharge locations will be maintained. Access Applicant proposes improving existing access road to a 24’ wide paved access drive. Adequate loading area and turn around dimensions will be provided at the end of this access drive. All other access points will remain in the current location with improvements proposed to meet the minimum width requirements for fire apparatus access. Mapped Hazard Areas Portions of the subject property are within the boundaries of the Estes Valley Mapped Ridge Line Protection Area. We thank you for time and consideration of the proposed “Taharaa Mountain Lodge” Development. If there are any questions about the project or items discussed above, please don’t hesitate to contact me at 970-308-8221. Sincerely, David Bangs, P.E. Principal Engineer Trail Ridge Consulting Engineers, LLC N E W P A R K I N G L O T 50 S P A C E S NEW 24' ACCESS DRIVE ∆ NEW RETAINING WALLS (∆ EXISTING ADA SPACE TO BE RELOCATED NEW 8' SIDEWALK THIS AREA TO BE USED AS EMERGENCY TURNAROUND EXISTING DRIVE TO BE WIDENED TO 24' NEW 15' PEDESTRIAN ACCESS EASEMENT FOR FUTURE SIDEWALK - SEE NOTE 13 PROPOSED ACCESS EASEMENT TO BE DEDICATED BY SEPARATE INSTRUMENT NEW RETAINING WALL BICYCLE RACK LOCATION TAHARAA MOUNTAIN LODGE DEVELOPMENT PLAN 3110 SOUTH SAINT VRAIN ESTES PARK, COLORADO 80517 SCALE: 1" = 40' 80'40'0 VICINITY MAP - SCALE 1" = 1000'SCALE: 1" = 1000'2000'1000'01191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2019 DAB UNDERGROUND ELECTRIC OVERHEAD UTILITY TREE (SIZE NOT NOTED) SHRUB FOUND PROPERTY MONUMENTATION MEASURED DIMENSIONS DEEDED DIMENSIONS ANNOTATIONS ABCDE LEGEND (NOT ALL ITEMS SHOWN ON EACH SHEET) STORM SEWER EASEMENT BOUNDARY EDGE OF ASPHALT SETBACK LINE PROPERTY LINE EASEMENT CENTERLINE MAJOR CONTOUR MINOR CONTOUR CONCRETE SURFACE ASPHALT SURFACE PROPOSED NOTES: 1. THIS DEVELOPMENT PLAN IS REPRESENTATIONAL ONLY AND IS NOT TO BE RELIED UPON AS A BOUNDARY SURVEY NOR IMPROVEMENT SURVEY PLAT. 2. CONTOURS SHOWN ARE AT A 1' INTERVAL AND ARE BASED UPON GPS OBSERVATIONS AND FIELD SURVEY DATA DURING AUGUST 2019. 3. SIGNIFICANT TREES ARE SHOWN ON THIS DEVELOPMENT PLAN LOCATED USING AERIAL IMAGERY. 4. ENGINEER DOES NOT WARRANT THE LOCATION OF ANY UNDERGROUND UTILITIES LOCATED WITHIN THE PROJECT AREAS. THOSE ARE THE RESPONSIBILITY OF THE CONTRACTOR/OWNER. 5. CONTACT INFORMATION: OWNER THE TAHARAA MOUNTAIN LODGE, LLC PO BOX 322 ESTES PARK, CO 80517 APPLICANT THE TAHARAA MOUNTAIN LODGE, LLC PO BOX 322 ESTES PARK, CO 80517 CONSULTANT/CONTACT PERSON DAVID BANGS, P.E. TRAIL RIDGE CONSULTING ENGINEERS, LLC 1191 WOODSTOCK DRIVE ESTES PARK ,CO 80517 970-308-8221 6. PORTIONS OF THE SUBJECT DEVELOPMENT ARE LOCATED WITHIN THE BOUNDARIES OF THE ESTES VALLEY MAPPED RIDGELINE PROTECTION AREA, NO PROPOSED BUILDINGS FALL WITHIN THIS AREA. NO PORTION OF THE PROPERTY IS LOCATED WITHIN A FLOOD HAZARD AREA. 7. THE OWNER SHALL BE REQUIRED TO PROVIDE FOR HANDICAP ACCESSIBILITY IN ACCORDANCE WITH THE A.D.A. AND U.B.C. 8. ALL REQUIRED IMPROVEMENTS SHALL BE COMPLETED OR GUARANTEED PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY. 9. APPROVAL OF THIS DEVELOPMENT PLAN CREATES A VESTED RIGHT PURSUANT TO ARTICLE 68 OF TITLE 24, C.R.S., AS AMENDED. 10. NO FENCE, WALL, HEDGE, LANDSCAPING, SIGN OR OTHER MATERIAL OR STRUCTURE THAT WILL OBSTRUCT VISION BETWEEN A HEIGHT OF THREE (3) FEET AND ELEVEN (11) FEET SHALL BE ERECTED, PLACED OR MAINTAINED WITHIN THE SIGHT VISIBILITY TRIANGLE FORMED BY AN IMAGINARY LINE STARTING AT THE POINT OF INTERSECTION OF PROPERTY LINES AND EXTENDING THIRTY (30) FEET FROM THEIR POINT OF INTERSECTION. SITE VISIBILITY TRIANGLES ARE SHOWN HEREON AT THE INTERSECTION OF STATE HIGHWAY 7. 11. NO PERMITS WILL BE ISSUED UNTIL THE FINAL APPROVED DEVELOPMENT PLAN IS EXECUTED AND FULL CONSTRUCTION PLANS ARE APPROVED AND ANY REQUIRED SURETIES AND AGREEMENTS HAVE BEEN PROVIDED. 12. WAIVERS REQUESTS: THE FOLLOWING WAIVER REQUESTS PROVIDED IN THE RESPONSES TO REVIEW COMMENTS DATED 10-25-19 ARE ADDRESSED AS FOLLOWS: I. WAIVER REQUEST FOR NOT INSTALLING NEW CURB & GUTTER ALONG THE LOWER EXISTING DRIVEWAY PER EVDC APPENDIX D.II.I AND FOR NOT RECONSTRUCTING THE LOWER EXISTING DRIVEWAY PAVEMENT TO MEET EVDC APPENDIX D.II.B.2 & D.II.F.3 & D.II.G.1 ARE APPROVED, FINDING THAT THE WAIVER ADVANCES THE GOALS AND PURPOSES OF THE EVDC, RESULTS IN LESS VISUAL IMPACT AND MORE EFFECTIVE ENVIRONMENTAL PRESERVATION, AND RELIEVES PRACTICAL DIFFICULTIES IN DEVELOPING THE SITE. II. WAIVER REQUEST FOR NOT DESIGNING/CONSTRUCTING THE UPPER NEW DRIVEWAY PER EVDC APPENDIX D.II.G.1 IS APPROVED, FINDING THAT THE WAIVER ADVANCES THE GOALS AND PURPOSES OF THE EVDC, RESULTS IN LESS VISUAL IMPACT AND MORE EFFECTIVE ENVIRONMENTAL PRESERVATION, AND RELIEVES PRACTICAL DIFFICULTIES IN DEVELOPING THE SITE. 13. AN UNEXECUTED SIDEWALK EASEMENT DOCUMENT SHALL BE PROVIDED PRIOR TO PLANNING COMMISSION APPROVAL OF THE DEVELOPMENT PLAN, WITH EXECUTION AND RECORDING OF THAT EASEMENT TO OCCUR AFTER PLANNING COMMISSION APPROVAL OF THE DEVELOPMENT PLAN AND PRIOR TO TOWN SIGNATURES BEING AFFIXED TO THE APPROVED DEVELOPMENT PLAN. 14. BEARINGS ARE BASED ON THE MEASURED CHORD OF THE SOUTHWEST CURVE OF THE SUBJECT PROPERTY BOUNDARY, MEASURED TO BEAR N35°44'33"W AS MEASURED GEODETICALLY. DEEDED BEARINGS WERE ROTATED 0°22'18" COUNTER CLOCKWISE TO MATCH THIS MEASURED LINE. DEEDED BEARINGS AND DISTANCES SHOWN HEREON REFLECT MEASURED PROPERTY LINES AS SHOWN ON THE TAHARAA MOUNTAIN LODGE ANNEXATION TO THE TOWN OF ESTES PARK (RECEPTION #2002112250) WHICH DIFFER SLIGHTLY FROM THE BEARINGS CALLED OUT IN THE LEGAL DESCRIPTION BELOW. STATISTICAL INFORMATION: ZONING DISTRICT - A-ACCOMMODATIONS SURROUNDING ZONING DISTRICTS - A1-ACCOMMODATIONS SETBACKS - 25' ARTERIAL, 15' SIDE GROSS PROJECT AREA - 247,094 SF/5.67AC PROJECT AREA IN FLOODPLAIN - 0 SF NET PROJECT AREA - 247,094 SF/5.67 ACRES EXISTING PARKING SPACES: 33 SURFACE SPACES (2 CAR ADA, 1 VAN ADA) TOTAL REQUIRED PARKING: 55 SPACES 17 UNITS <750 S.F. @ 1 PER UNIT = 17 1 UNITS >750 S.F. @ 2 PER UNIT = 2 2 APARTMENTS>750 S.F @ 2 PER UNIT = 4 (1 APARTMENT TO BE EMPLOYEE HOUSING) 4 HOTEL EMPLOYEES @ 1 PER 3 EMPLOYEES = 2 3,000 S.F RESTAURANT SPACE @ 1 PER 100 S.F. = 30 18 RESTAURANT EMPLOYEES ESTIMATED FOR PEAK SEASON REQUIRED ADA SPACES: 3 SPACES TOTAL (2 CAR, 1 VAN) ADDITIONAL PARKING REQUIRED - 22 SPACES FOR NEW RESTAURANT ADDITIONAL PARKING PROVIDED - 50 SPACES TOTAL PARKING: 83 SPACES (2 CAR ADA, 1 VAN ADA) EXISTING IMPERVIOUS LOT COVERAGE: 37,357.4 S.F., 15.1% PROPOSED IMPERVIOUS LOT COVERAGE: 59,344.1 S.F., 24.0% OWNER'S CERTIFICATION THE UNDERSIGNED, BEING THE OWNERS OF THE REAL PROPERTY SHOWN ON THIS DEVELOPMENT PLAN, SHALL BE SUBJECT TO THE PROVISIONS OF THE ESTES VALLEY DEVELOPMENT CODE AND ANY OTHER ORDINANCE OF THE TOWN OF ESTES PARK, COLORADO PERTAINING THERETO. __________________________________________________ THE TAHARAA MOUNTAIN LODGE, LLC APPROVAL APPROVED BY THE ESTES PARK TOWN ENGINEER ON THIS _____ DAY OF ____________________, 20_____. __________________________________________________ TOWN ENGINEER APPROVED BY THE ESTES VALLEY PLANNING COMMISSION ON THIS _____ DAY OF ____________________, 20_____. __________________________________________________ PLANNING COMMISSION CHAIR LEGAL DESCRIPTION OF PARCEL 1 (VERBATIM FROM WARRANTY DEED LOCATED AT LARIMER COUNTY RECEPTION #20190036542) A TRACT OF LAND IN THE SOUTH 12 OF THE SOUTHEAST 14 OF SECTION 2, AND THE THE NORTH 12 OF THE NORTHEAST 14 OF SECTION 11, TOWNSHIP 4 NORTH, RANGE 73 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SECTION 2,TOWNSHIP 4 NORTH, 73 WEST; THENCE NORTH 85 DEGREES 20 MINUTES WEST, A DISTANCE OF 871.8 FEET TO THE WEST LINE OF STATE HIGHWAY NO. 7; THENCE NORTH 54 DEGREES 31 MINUTES WEST, A DISTANCE OF 281.3 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 35 DEGREES 29 MINUTES WEST A DISTANCE OF 553 FEET TO THE EAST LINE OF STATE HIGHWAY NO. 7; THENCE ALONG THE ARC OF A CURVE, A DISTANCE OF 604 FEET,THE CHORD BEARS NORTH 36 DEGREES 24 MINUTES WEST, A DISTANCE OF 593 FEET; THENCE NORTH 3 DEGREES 11 MINUTES EAST, A DISTANCE OF 239 FEET; THENCE NORTH 81 DEGREES 13 MINUTES EAST, A DISTANCE OF 250 FEET TO THE WEST LINE OF STATE HIGHWAY NO. 7; THENCE ALONG THE ARC OF A CURVE, A DISTANCE OF 100.1 FEET, THE CHORD BEARS SOUTH 49 DEGREES 55 MINUTES EAST, A DISTANCE OF 100 FEET; THENCE SOUTH 54 DEGREES 31' EAST, A DISTANCE OF 400 FEET TO THE TRUE POINT OF BEGINNING. RIDGELINE PROTECTION BOUNDARY 11.91FL9.58FL1.98FL94.10 FL (∆26.1'19.3'32.9'PROPOSED ACCESS EASEMENT TO BE RECORDED UNDER SEPARATE INSTRUMENT NEW SPILL CURB INSTALL STEPS IN LIEU OF CUTBANK IN THIS AREA TO MAINTAIN SIDEWALK ACCESS END CURB AND GUTTER HERE 12.54FL9.04FL1.43FL88.44FL16.7%11.9%6.6%19.5%18.6% 30'30'30'30'EXISTING ACCESS DRIVE TO BE WIDENED TO 24' NEW 24' ACCESS DRIVE NEW 15' PEDESTRIAN ACCESS EASEMENT TO BE DEDICATED BY SEPARATE INSTRUMENT 30' SITE TRIANGLES - SEE COVER SHEET NOTE #10 12.60FL11.28FL10.3 % 10.7 % 8255 8260 8265 8270 8275 828082858290829583008305831083122:12:12:12:10+001+002+0 0 3 + 0 0 4+00 PC: 1+06.56 PC: 2+18.56PC: 3+65.45PT: 2+10.65PT: 2+37.48PT: 4+32.82PCC: 1+90.37PCC: 3+99.131 2 . 0 % 11.1% 8.2%3.9% 1 2 . 0 % 1 1 . 7 %2:12:12:12:12:1TOW=8321.1'BOW=8314.9' TOW=8311.7'BOW=8307.6' NEW CATCH CURB SIGN TO DIRECT GUESTS TO ADA SPACES TAHARAA MOUNTAIN LODGE DEVELOPMENT PLAN 3110 SOUTH SAINT VRAIN ESTES PARK, COLORADO 80517 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2019 DAB GRADING & EROSION CONTROL NOTES: 1.ALL REQUIRED PERIMETER SILT AND CONSTRUCTION FENCING SHALL BE INSTALLED PRIOR TO ANY LAND DISTURBING ACTIVITY (STOCKPILING, STRIPPING, GRADING, ETC). ALL OTHER REQUIRED EROSION CONTROL MEASURES SHALL BE INSTALLED AT THE APPROPRIATE TIME IN THE CONSTRUCTION SEQUENCE AS INDICATED IN THE APPROVED PROJECT SCHEDULE, CONSTRUCTION PLANS, AND EROSION CONTROL REPORT. 2.AT ALL TIMES DURING CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR PREVENTING AND CONTROLLING ON-SITE EROSION INCLUDING KEEPING THE PROPERTY SUFFICIENTLY WATERED SO AS TO MINIMIZE WIND BLOWN SEDIMENT. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR INSTALLING AND MAINTAINING ALL EROSION CONTROL FACILITIES SHOWN HEREIN. 3.PRE-DISTURBANCE VEGETATION SHALL BE PROTECTED AND RETAINED WHEREVER POSSIBLE. REMOVAL OR DISTURBANCE OF EXISTING VEGETATION SHALL BE LIMITED TO THE AREA(S) REQUIRED FOR IMMEDIATE CONSTRUCTION OPERATIONS, AND FOR THE SHORTEST PRACTICAL PERIOD OF TIME. 4.ALL SOILS EXPOSED DURING LAND DISTURBING ACTIVITY (STRIPPING, GRADING, UTILITY INSTALLATIONS, STOCKPILING, FILLING, ETC.) SHALL BE KEPT IN A ROUGHENED CONDITION BY RIPPING OR DISKING ALONG LAND CONTOURS UNTIL MULCH, VEGETATION, OR OTHER PERMANENT EROSION CONTROL BMPS ARE INSTALLED. NO SOILS IN AREAS OUTSIDE PROJECT STREET RIGHTS OF-WAY SHALL REMAIN EXPOSED BY LAND DISTURBING ACTIVITY FOR MORE THAN THIRTY (30) DAYS BEFORE REQUIRED TEMPORARY OR PERMANENT EROSION CONTROL (E.G. SEED/MULCH, LANDSCAPING, ETC.) IS INSTALLED, UNLESS OTHERWISE APPROVED BY THE LOCAL ENTITY. 5.IN ORDER TO MINIMIZE EROSION POTENTIAL, ALL TEMPORARY (STRUCTURAL) EROSION CONTROL MEASURES SHALL: a. BE INSPECTED AT A MINIMUM OF ONCE EVERY TWO (2) WEEKS AND AFTER EACH SIGNIFICANT STORM EVENT AND REPAIRED OR RECONSTRUCTED AS NECESSARY IN ORDER TO ENSURE THE CONTINUED PERFORMANCE OF THEIR INTENDED FUNCTION. b. REMAIN IN PLACE UNTIL SUCH TIME AS ALL THE SURROUNDING DISTURBED AREAS ARE SUFFICIENTLY STABILIZED AS DETERMINED BY THE EROSION CONTROL INSPECTOR. c. BE REMOVED AFTER THE SITE HAS BEEN SUFFICIENTLY STABILIZED AS DETERMINED BY THE EROSION CONTROL INSPECTOR.WHEN TEMPORARY EROSION CONTROL MEASURES ARE REMOVED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CLEAN UP AND REMOVAL OF ALL SEDIMENT AND DEBRIS FROM ALL DRAINAGE INFRASTRUCTURE AND OTHER PUBLIC FACILITIES. 6.THE CONTRACTOR SHALL CLEAN UP ANY INADVERTENT DEPOSITED MATERIAL IMMEDIATELY AND MAKE SURE STREETS ARE FREE OF ALL MATERIALS BY THE END OF EACH WORKING DAY. 7.ALL RETAINED SEDIMENTS, PARTICULARLY THOSE ON PAVED ROADWAY SURFACES, SHALL BE REMOVED AND DISPOSED OF IN A MANNER AND LOCATION SO AS NOT TO CAUSE THEIR RELEASE INTO ANY WATERS OF THE UNITED STATES. 8.COLORADO DISCHARGE PERMIT SYSTEM (CDPS) REQUIREMENTS MAKE IT UNLAWFUL TO DISCHARGE OR ALLOW THE DISCHARGE OF ANY POLLUTANT OR CONTAMINATED WATER FROM CONSTRUCTION SITES. POLLUTANTS INCLUDE, BUT ARE NOT LIMITED TO DISCARDED BUILDING MATERIALS, CONCRETE TRUCK WASHOUT, CHEMICALS, OIL AND GAS PRODUCTS, LITTER, AND SANITARY WASTE. THE CONTRACTOR SHALL AT ALL TIMES TAKE WHATEVER MEASURES ARE NECESSARY TO ASSURE THE PROPER CONTAINMENT AND DISPOSAL OF POLLUTANTS ON THE SITE IN ACCORDANCE WITH ANY AND ALL APPLICABLE LOCAL, STATE, AND FEDERAL REGULATIONS. 9.A DESIGNATED AREA SHALL BE PROVIDED ON SITE FOR CONCRETE TRUCK CHUTE WASHOUT. THE AREA SHALL BE CONSTRUCTED SO AS TO CONTAIN WASHOUT MATERIAL AND LOCATED AT LEAST FIFTY (50) FEET AWAY FROM ANY WATERWAY DURING CONSTRUCTION. UPON COMPLETION OF CONSTRUCTION ACTIVITIES THE CONCRETE WASHOUT MATERIAL WILL BE REMOVED AND PROPERLY DISPOSED OF PRIOR TO THE AREA BEING RESTORED. 10. A VEHICLE TRACKING CONTROL PAD SHALL BE INSTALLED WHEN NEEDED FOR CONSTRUCTION EQUIPMENT, INCLUDING BUT NOT LIMITED TO PERSONAL VEHICLES EXITING EXISTING ROADWAYS. NO EARTHEN MATERIALS, I.E. STONE, DIRT, ETC. SHALL BE PLACED IN THE CURB & GUTTER OR ROADWAY AS A RAMP TO ACCESS TEMPORARY STOCKPILES, STAGING AREAS, CONSTRUCTION MATERIALS, CONCRETE WASHOUT AREAS, AND/OR BUILDING SITES. 11. UNLESS OTHERWISE STATED ALL SPOT ELEVATIONS ARE TOP OF CONCRETE. 12. ALL PROPOSED CONTOURS ARE TO TOP OF FINISHED PAVING AND LANDSCAPED AREAS. 13. MATCH EXISTING GRADES AT THE LIMITS OF CONSTRUCTION. 14. ALL MATERIAL EXCAVATION, PLACEMENT, AND COMPACTION SHALL BE COMPLETED IN ACCORDANCE WITH THE GEOTECHNICAL REPORT FOR THE PROJECT. PAVING SECTIONS AND STRUCTURAL SLAB ON GRADE REINFORCING AND THICKNESS ARE BY OTHERS. UNSUITABLE MATERIALS (MUCK) ENCOUNTERED WITHIN THE SUBGRADE SHALL BE REMOVED TO THE DEPTH DIRECTED BY THE ENGINEER. THE EXCAVATED AREAS SHALL BE BACKFILLED TO THE FINISH GRADED SECTION WITH APPROVED MATERIALS. ALL UNSUITABLE MATERIAL SHALL BE DISPOSED OF IN ACCORDANCE WITH APPLICABLE LOCAL, STATE AND FEDERAL REGULATIONS. 15. THIS GRADING PLAN IS REPRESENTATIONAL ONLY AND IS NOT TO BE INTERPRETED AS A BOUNDARY SURVEY NOR IMPROVEMENT SURVEY. 16. ELEVATIONS SHOWN HEREON ARE BASED ON GPS OBSERVATIONS OF THE EXISTING PROPERTY MONUMENTATION. 17. TRAIL RIDGE CONSULTING ENGINEERS DID NOT CALL FOR UTILITY LOCATES. CONTRACTOR IS RESPONSIBLE FOR DETERMINING THE PRESENCE OF ANY EXISTING UTILITIES WITHIN THE PROJECT AREA PRIOR TO CONSTRUCTION AND IS RESPONSIBLE FOR PROTECTION OF AND REPAIR TO ANY EXISTING UTILITIES. 20' SCALE: 1" = 20' 0 40' 3" TYPE SX HOT MIX ASPHALT 4" COMPACTED CLASS 5 ABC COMPACTED NATIVE SUBGRADE UNDERGROUND ELECTRIC OVERHEAD UTILITY TREE (SIZE NOT NOTED) SHRUB FOUND PROPERTY MONUMENTATION MEASURED DIMENSIONS DEEDED DIMENSIONS ANNOTATIONS ABCDE LEGEND (NOT ALL ITEMS SHOWN ON EACH SHEET) EASEMENT BOUNDARY EDGE OF ASPHALT PROPERTY LINE EASEMENT CENTERLINE MAJOR CONTOUR MINOR CONTOUR CONCRETE SURFACE ASPHALT SURFACE PROPOSED RIDGELINE PROTECTION BOUNDARY 93.4693.4193.4693.46 93.5493.5493.46 93.54 99.41 99.49 0.16 0.24 NEW PARKING LOT 50 NEW SPACES 93.5493.548285 12.54FLTOW=8323.0' BOW=8316.5'TOW=8326.0'BOW=8318.0' TOW=8326.9'BOW=8319.0'TOW=8328.0' BOW=8319.5' TOW=8326.0' BOW=8320.6' TOW=8325.4' BOW=8321.1'12.60FL5.85FL5.27FL4.53FL11.28FL8 3 0 5 8 3 1 0 8 3 0 6 8 3 0 7 8 3 0 8 8 3 0 9 8 3 1 1 831283127+04 5+00 6+00 7+00 0.1%5.0%0 . 0% 0.1%1.6%1.0%1.0% 1.2%1.0%8330 83298330 83248324 8314 TOW=8332.0'BOW=8329.9'TOW=8333.0'BOW=8330.0' TOW=8331.0' BOW=8328.9' LANDSCAPE AREA NEW 8' SIDEWALK TOW=8317.4'BOW=8311.5'TOW=8319.2' BOW=8313.1' TOW=8316.3'BOW=8310.1' TOW=8314.6' BOW=8308.4' TOW=8312.2'BOW=8308.0' TOW=8321.7' BOW=8315.3' TOW=8321.1'BOW=8314.9' TOW=8311.7' BOW=8304.0'TOW=8310.5' BOW=8304.5'TOW=8309.3'BOW=8305.3'2:12:12:12:12:1CONCRETE RETAINING WALLS ±270 L.F. NEW CONCRETE RETAINING WALL ±110 L.F.9' (TYP.)21' (TYP.)8' PROVIDE POSITIVE DRAINAGE ACROSS SIDEWALK IN THIS AREA1.0%STEPS AND HANDRAIL PROPOSED DETENTION POND WQCV=592 C.F. DETENTION VOLUME=1812 C.F. INV IN 18" ADS = 8279.0' INV OUT 18" ADS = 8277.0' ±55 L.FL 18" ADS STORM SEWER EXISTING DITCH IN NEW PARKING AREA TO BE REBUILT HERE AND DRAIN TO DETENTION POND NEW CATCH CURB NEW SPILL CURB 5' CDOT TYPE RRIM ELEV =8304.7' INV OUT =8301.7' 24' DRIVE AISLE WIDTH TAPER RETAINING WALL TO GRADE TAPER RETAINING WALLS TO GRADE TAPER RETAINING WALL TO GRADE <3' ROCK WALL ALONG SOUTH SIDE OF NEW DITCH TAPER RETAINING WALL TO GRADE NEW HANDRAIL/ROCK WALL/GUARD RAIL - FINAL DETAILS PER CONSTRUCTION DRAWINGS ROCK EXCAVATION AT 1:1 OR RETAINING WALL 8305 8300 8295 8290 8290 2:12:1TAHARAA MOUNTAIN LODGE DEVELOPMENT PLAN 3110 SOUTH SAINT VRAIN ESTES PARK, COLORADO 80517 10' SCALE: 1" = 10' 0 20' 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2019 DAB UNDERGROUND ELECTRIC OVERHEAD UTILITY TREE (SIZE NOT NOTED) SHRUB FOUND PROPERTY MONUMENTATION MEASURED DIMENSIONS DEEDED DIMENSIONS ANNOTATIONS ABCDE LEGEND (NOT ALL ITEMS SHOWN ON EACH SHEET) STORM SEWER EASEMENT BOUNDARY EDGE OF ASPHALT SETBACK LINE PROPERTY LINE EASEMENT CENTERLINE MAJOR CONTOUR MINOR CONTOUR CONCRETE SURFACE ASPHALT SURFACE PROPOSED PROPOSED RIDGELINE PROTECTION BOUNDARY NEW 5' TYPE R INLET GRATE ELEV. =8304.7' 82 4 0 8 2 3 5 823 0 82 4 5 8 2 5 0 82 5 5 8 2 6 0 ±55 L.FL 18" ADS STORM SEWER 4'X4' OUTLET STRUCTURE 6' WIDE DITCH, SLOPED 3:1 PROPOSED DETENTION POND WQCV=592 C.F. DETENTION VOLUME=1812 C.F. INV IN 18" ADS = 8279.0' INV OUT 18" ADS = 8277.0' 50 NEW SPACES BEGIN BURIED ELECTRIC HERE - EXISTING OVERHEAD ELECTRIC LINE TO BE BURIED ACROSS PROPERTY - ±700 L.F. EXISTING TRANSFORMER AND SERVICE LINE TO BE RELOCATED POLE TO BE REMOVED POLE TO BE REMOVED END BURIED ELECTRIC HERE EXISTING ADA SPACE TO BE RELOCATED RE-ROUTE BURIED ELECTRIC TO NORTH OF PROPOSED RETAINING WALL TAHARAA MOUNTAIN LODGE DEVELOPMENT PLAN 3110 SOUTH SAINT VRAIN ESTES PARK, COLORADO 80517 SCALE: 1" = 30' 60'30'0 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2019 DAB 10' SCALE: 1" = 10' 0 20' UNDERGROUND ELECTRIC OVERHEAD UTILITY TREE (SIZE NOT NOTED) SHRUB FOUND PROPERTY MONUMENTATION MEASURED DIMENSIONS DEEDED DIMENSIONS ANNOTATIONS ABCDE LEGEND (NOT ALL ITEMS SHOWN ON EACH SHEET) STORM SEWER EASEMENT BOUNDARY EDGE OF ASPHALT SETBACK LINE PROPERTY LINE EASEMENT CENTERLINE MAJOR CONTOUR MINOR CONTOUR CONCRETE SURFACE ASPHALT SURFACE PROPOSED PROPOSED RIDGELINE PROTECTION BOUNDARY N E W P A R K I N G L O T 50 S P A C E S REMOVE TREES REMOVE TREES REMOVE TREE REMOVE TREES REMOVE TREES REMOVE TREES NEW 24' ACCESS DRIVE ∆ NEW RETAINING WALLS (∆ EXISTING ADA SPACE TO BE RELOCATED NEW 8' SIDEWALK THIS AREA TO BE USED AS EMERGENCY TURNAROUND EXISTING DRIVE TO BE WIDENED TO 24' NEW 15' PEDESTRIAN ACCESS EASEMENT FOR FUTURE SIDEWALK - SEE NOTE 13 PROPOSED ACCESS EASEMENT TO BE DEDICATED BY SEPARATE INSTRUMENT 2:1 NEW RETAINING WALL BICYCLE RACK LOCATION TAHARAA MOUNTAIN LODGE DEVELOPMENT PLAN 3110 SOUTH SAINT VRAIN ESTES PARK, COLORADO 80517 SCALE: 1" = 40' 80'40'0 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2019 DAB LANDSCAPE NOTES: 1. ALL DISTURBED AREAS SHALL BE RESTORED TO NATURAL-APPEARING LAND FORMS, WITH CURVES THAT BLEND IN WITH ADJACENT UNDISTURBED SLOPES. ABRUPT ANGULAR TRANSITIONS AND LINEAR SLOPES SHALL BE AVOIDED. 2. ALL AREAS DISTURBED BY GRADING SHALL BE RE-VEGETATED WITHIN ONE GROWING SEASON AFTER CONSTRUCTION USING A SUBSTANTIAL MIXED STAND OF NATIVE GRASSES AND GROUND COVERS. THE DENSITY OF THE REESTABLISHED GRASS VEGETATION AFTER ONE GROWING SEASON SHALL BE ADEQUATE TO PREVENT SOIL EROSION AND INVASION OF WEEDS. 3. ALL PORTIONS OF THE SITE WHERE EXISTING VEGETATIVE COVER IS DAMAGED OR REMOVED, THAT ARE NOT OTHERWISE COVERED WITH NEW IMPROVEMENTS, SHALL BE SUCCESSFULLY RE-VEGETATED WITH A SUBSTANTIAL MIXED STAND OF NATIVE OR ADAPTED GRASSES AND GROUND COVERS. 4. ON MAN-MADE SLOPES OF 25% OR GREATER, PLANT MATERIALS WITH DEEP ROOTING CHARACTERISTICS SHALL BE SELECTED THAT WILL MINIMIZE EROSION AND REDUCE SURFACE RUNOFF. ALL MAN-MADE SLOPES GREATER THAN 50% WILL BE MULCHED AND NETTED TO ENSURE ADEQUATE STABILIZATION AND RE-VEGETATION. 5. TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION SHALL BE STOCKPILED AND CONSERVED FOR LATER USE ON AREAS REQUIRING RE-VEGETATION OR LANDSCAPING, SUCH AS CUT-AND-FILL SLOPES. 6. NO TREES OR VEGETATION SHALL BE REMOVED OUTSIDE THE APPROVED LIMITS OF DISTURBANCE. 7. CONIFER TREES SHALL BE SIZED AS 50% EIGHT FEET TALL AND 50% AT SIX FEET TALL AT PLANTING. DECIDUOUS TREES SHALL BE SIZED AS 50% AT FOUR INCH CALIPER AND 50% AT TWO INCH CALIPER PLANTING. SHRUBS SHALL BE 5 GALLON CONTAINER OR LARGER AT PLANTING. 8. ALL PLANT MATERIAL SHALL MEET THE AMERICAN ASSOCIATION OF NURSERYMEN SPECIFICATIONS FOR NUMBER 1 G0RADE AND SHALL COMPLY WITH THE QUALITY STANDARDS OF THE COLORADO NURSERY ACT, TITLE 35, ARTICLE 25, C.R.S., AS AMENDED. 9. ALL LANDSCAPES SHALL INCLUDE A PROPERLY FUNCTIONING AUTOMATED SPRINKLER SYSTEM WITH INDIVIDUAL DRIP LINES FOR NATURAL AREAS. SPRINKLER SYSTEM TO BE TEMPORARY FOR PLANT ESTABLISHMENT. SPRINKLER SYSTEM TO BE IN PLACE FOR A MINIMUM OF 18 MONTHS. 10. REQUIRED LANDSCAPING SHALL BE MAINTAINED IN A HEALTHY, GROWING CONDITION AT ALL TIMES. THE PROPERTY OWNER IS RESPONSIBLE FOR REGULAR IRRIGATING, PRUNING, WEEDING, MOWING, FERTILIZING, REPLACEMENT OF PLANTS IN POOR CONDITION AND OTHER MAINTENANCE OF ALL PLANTINGS AS NEEDED. 11. ALL TREES SHALL BE STAKED, GUYED AND FENCED TO PROTECT FROM WILDLIFE DAMAGE. NO CHAIN LINK FENCING SHALL BE ALLOWED TO PROTECT LANDSCAPING FROM WILDLIFE DAMAGE. 12. DEPARTMENT OF WILDLIFE SHALL NOT BE RESPONSIBLE FOR DAMAGE BY WILDLIFE. 13. WEED BARRIER IS TO BE UTILIZED IN ALL MULCHED LANDSCAPING AREAS. LANDSCAPE REQUIREMENTS: IMPERVIOUS COVERAGE LANDSCAPING REQUIREMENTS 6000 S.F. ADDITIONAL IMPERVIOUS COVERAGE PROPOSED (NEW ACCESS DRIVE) 1 TREE AND 3 SHRUBS REQUIRED FOR EVERY 1000S.F. OF IMPERVIOUS COVERAGE 11 TREES AND 21 SHRUBS PROVIDED PARKING LOT PERIMETER LANDSCAPING REQUIREMENTS 226 FEET OF PARKING LOT FRONTAGE ALONG ARTERIAL STREET (STATE HIGHWAY 7), 67 FEET OF PARKING LOT FRONTAGE ALONG SIDE PROPERTY LINE 1 TREE PER 20 LINEAL FEET AND 1 SHRUB PER 5 LINEAL FEET REQUIRED ALONG ARTERIAL STREET 1 TREE PER 30 LINEAL FEET AND 1 SHRUB PER 5 LINEAL FEET REQUIRED ALONG SIDE PROPERTY LINE 11 TREES AND 45 SHRUBS REQUIRED FOR ARTERIAL FRONTAGE 2 TREES AND 13 SHRUBS REQUIRED FOR SIDE PROPERTY LINE FRONTAGE UNDERGROUND ELECTRIC OVERHEAD UTILITY TREE (SIZE NOT NOTED) SHRUB FOUND PROPERTY MONUMENTATION MEASURED DIMENSIONS DEEDED DIMENSIONS ANNOTATIONS ABCDE LEGEND (NOT ALL ITEMS SHOWN ON EACH SHEET) STORM SEWER EASEMENT BOUNDARY EDGE OF ASPHALT SETBACK LINE PROPERTY LINE EASEMENT CENTERLINE MAJOR CONTOUR MINOR CONTOUR CONCRETE SURFACE ASPHALT SURFACE PROPOSED PROPOSED RIDGELINE PROTECTION BOUNDARY -I--S&IrC4:4-I:•r•-r’N-CI•4,:14’•t:11