HomeMy WebLinkAboutORDINANCE 14-91ORDINANCE 14-91
AN ORDINANCE APPROVING CHAPTER 17.44 OF THE
MUNICIPAL CODE OF THE TOWN OF ESTES PARK,
COLORADO, THE SAME RELATING TO PROCEDURES AND
STANDARDS FOR DEVELOPMENT IN THE STANLEY
HISTORIC DISTRICT
WHEREAS, on the 9th day of July, 1991, the Board of Trustees
of the Town of Estes Park, Colorado, held a public hearing on the
adoption of Chapter 17.44 to be added to the Municipal Code of the
Town of Estes Park, the same relating to procedures and standards
for development in the Stanley Historic District; and
WHEREAS, the Board of Trustees announced that the public
hearing was to be continued to July 23, 1991; and
WHEREAS, the Board of Trustees has determined that adoption of
this Ordinance is in the best interests of the Town of Estes Park,
Colorado.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF TRUSTEES OF THE
TOWN OF ESTES PARK, COLORADO:
Section 1: Chapter 17.44, Procedures and Standards for
Development in the Stanley Historic District are hereby adopted as
more fully set forth on Exhibit "A" attached hereto and
incorporated herein by this reference.
Section 2: Adoption of this Ordinance is hereby declared an
emergency due to the fact that it is necessary to immediately
implement procedures and standards for development in the Stanley
Historic District in order to protect and preserve the Stanley
Historic District and, WHEREAS, it is the opinion of the Board of
Trustees that an emergency exists, this Ordinance shall take effect
and be enforced immediately after its passage, adoption and
signature of the Mayor.
PASSED AND ADOPTED BY THE BOARD OF TRU EES OF THE TOWN OF
ESTES PARK, COLORADO, THIS ' DAY OF
TOWN OF ESTES PARK, COLORADO
By:
ATTEST:
Town Clerk
Mayor
, 1991.
I hereby certify that the above ordinance was introduced and read
a a eeting of the Board of Trustees on the cZ54d _ day of
1991, and published in a newspaper of general
p in the Town of Estes Park, Colorado, on the 6 ---
day of , 1991.
7 e „.€2,d
Town Clerk
ESTABLISHMENT AND STANDARDS FOR IMPLEMENTATION
of the
STANLEY HISTORIC DISTRICT
CHAPTER 17.44
PROCEDURES AND STANDARDS
FOR DEVELOPMENT IN THE STANLEY HISTORIC DISTRICT
17.44.010 PURPOSE AND INTENT
The purpose and intent of the provisions contained in this section
are to:
1. Administer the historic resources of the Stanley Historic
District in a manner that will preserve the integrity of their
location, setting, design, materials, workmanship, and visual
character.
2. Ensure that development in the foreground of the Stanley
Hotel Complex does not destroy its essential historic character,
or lessen its ability to conduct an economically viable operation.
3. Establish certain requirements that must be met before
development within the Stanley Historic District is to be
permitted.
17.44.020 DEFINITIONS
In addition to the definitions set forth in Section 17.08.030, the
following definitions shall apply:
1. The Stanley Historic District is an area of approximately
75 acres depicted in Appendix A to this chapter, containing within
it the historic resources of the Stanley Hotel District as listed
on the National Register of Historic Places.
2. The Stanley Hotel Complex is the group of original
Stanley buildings, including the main hotel, the Manor House and
Stanley Hall.
3. Designated Open Space is an area within development land
reserved for common use and enjoyment as open space by the owners
of the remainder of the development land, designated as such on the
development plat. It shall not include streets, driveways or
parking areas, but it shall include walkways and unpaved natural
or landscaped recreation areas.
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17.44.030 CREATION
The Stanley Historic District (the "District") is hereby created.
The District shall include the following described properties:
1. A tract of land located in Section 19, TSN, R72W of the
6th P.M., and Section 24, T5N, R73W of the 6th P.M., Town
of Estes Park, County of Larimer, State of Colorado being
more particularly described as: Tract 4 and Tract 5 of
the Stanley Addition to the Town of Estes Park, Colorado,
except those portions of said Tract 4 and said Tract 5
contained within Stanley Hills Subdivision (a plat on
file in the office of the County Clerk and Recorder in
Book 1758 at Page 566).
17.44.040 APPLICABILITY
1. The procedures and standards set forth in this Chapter
shall apply to any use, development, re -development or exterior
alteration or expansion of property within the Stanley Historic
District. Special review is not required for normal maintenance and
rehabilitation of the Stanley Hotel Complex buildings and other
buildings after construction.
2. Only uses permitted by right or by special review in the
zoning districts underlying the Historic District shall be
permitted in their respective portions of the Stanley Historic
District --except that mobile home parks, recreational vehicle
parks, commercial storage (including self -storage) operations,
light manufacturing and product assembly, motor vehicle service
stations, motor vehicle dealerships or repair operations,
commercial amusements including but not limited to go-kart tracks,
water slides, miniature golf courses and maze, commercial kennels,
and adult uses shall not be permitted.
3. Provisions of the zoning districts underlying the Stanley
Historic District shall apply within their respective areas, unless
superseded by the provisions of this Chapter. In the event of any
conflict between the provisions of this Chapter and any other
provision of the municipal code, the provisions of this Chapter
shall apply.
17.44.050 REVIEW PROCEDURES
1. Development plan review in accord with the provisions of
Section 17.36.010 of the Estes Park Zoning Ordinance shall be
required for all development, regardless of size, within the
Stanley Historic District. Special Review shall be required for all
developments 5,000 square feet or larger, in accordance with
Section 17.36.030. Where special review is required, submission
of a Concept Plan shall be required in all cases, and approval of
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the Concept Plan shall precede submission of the Development Plan.
Prior to submitting a Concept Plan, the applicant shall have a pre -
application conference with the Community Development Director.
2. Both the Concept Plan and Development Plan shall conform
to the specifications of Section 17.36.040.
3. Concept plan submittals shall also include the following:
a. Four photographic panoramic views showing the site
from the perimeter of the property on 90 ° compass
intervals, or as otherwise specified by the Director
(one set).
b. Identical panoramic views to those specified above
with the addition of the building structure(s)
superimposed to scale on the photographs (one set).
c. Overall landscape concept.
4. Development Plan submittals shall also include the
following:
a. Four photographic panoramic views showing the site
from the perimeter of the property on 90° compass
intervals, or as otherwise specified by the Director
(one set).
b. Identical panoramic views to those specified above
with the addition of the building structure(s)
superimposed to scale on the photographs (one set).
c. Four elevations of the structure(s) with the
elevation referenced to USGS datum, of the following
features: existing ground surfaces, finished grade,
top of foundation, floor elevation, roof line, and
the highest point on the structure.
d. Floor plans.
e. Color and texture samples of all exterior materials
with combinations of materials and colors shown as
they will appear in the finished building (one set) .
f. Colored architectural rendering for town records,
or a color photograph of a rendering (8 1/2" x 11") .
g. A lighting plan indicating all exterior lights,
their style, intensity and location.
h. A landscaping plan at a scale of 1" = 20' or larger
containing property lines, dimensions, structures,
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existing natural features, final grading plan with
existing and proposed topography, a plant
specification list identifying botanical and common
names, keyed to the plan, transplanting method,
sizes at planting and maturity, and quantities.
5. Both the Concept Plan and Development Plan shall be
submitted to the State Historic Preservation Officer of
the State Historical Society of Colorado for review and
comment. Comments of the Historical Society shall be
made public.
17.44.060 DESIGN AND PERFORMANCE STANDARDS
1. Designated Building Envelopes and View Corridors.
a. Development shall maintain the existing views of the
main Stanley Hotel building and of the Manor House
building from Highway 36 from its intersection with
Highway 7 to its intersection with Highway 34.
b. Development shall maintain the view of the main
Stanley Hotel building from the Visitors' Center
entrance deck, taking into account all authorized
development in Stanley Village.
c. Development envelopes A, B, C, D and E, for a
portion of Tract 5, as illustrated on Exhibit A, are
hereby incorporated. Development envelopes B and
D shall be limited to use for access, open space,
below grade parking, and underground utilities. The
area of Development Envelopes B and D may be used
to calculate floor area ratios and density for
development within envelopes A, C and E.
d. Attached hereto and incorporated by reference are
the following exhibits:
Exhibit B (pages 1,2,3): Map of View Corridors
Exhibit C: Photographs of the View Corridor to
the Stanley Hotel
2. Open Space.
a. The minimum designated open space for all
development parcels in the Stanley Historic District
shall be 30% of the total parcel area.
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Site Design.
a. Buildings shall be designed to follow natural
contours.
b. Retaining walls over 6 ft. tall shall be stepped to
form benches, with a minimum width of 4 ft., which
shall be landscaped.
c. Service functions shall not be visible on the
primary facades of buildings or in front yard areas.
Trash and service areas shall be screened with
landscaping, berming, fencing, or combinations
thereof.
d. Parking shall be located to the rear of buildings
or screened. Double parking bays shall be separated
by a landscaped area, a minimum of 5 ft. in width.
Parking areas shall be depressed into the ground,
stepped on sloping terrain with berming and
landscaping provided to screen the parking from off -
site view from the Highway 36 corridor and from the
Stanley Hotel complex.
e. A minimum of 10% of the interior of a parking area
that exceeds 10 spaces shall be landscaped with
trees and shrubs.
f. Underground Parking. The Planning Commission may
approve an increase in the Floor Area Ratio from 25%
to 30% with the provision of below grade parking,
provided a building is placed over it, or the grade
surface is reclaimed as landscaped open space.
g•
Cut and fill slopes shall be re -vegetated. Rock
cuts shall be treated to create a natural appearance
simulating the original patina.
h. Pedestrian Circulation. An integrated pedestrian
pathway system shall be provided for each
development. It shall be attractively landscaped
and adequately illuminated with connection at
property lines to existing or appropriate future
public pathways, clearly separated from vehicular
roadways where possible, with access provided where
feasible to useable open space.
Building Design.
a. Height. Building height shall not exceed 30 feet,
unless a greater height is authorized on Special
Review in accordance with Section 17.20.050.
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b. New buildings shall not imitate the historic style
of the Stanley Hotel Complex.
c. The following architectural styles and motifs are
prohibited:
1. A -frame structures.
2. Geodesic dome structures.
3. Tudor.
4. Swiss chalet.
5. Rustic frontier, western town.
6. Franchise, fast food or chain
architecture.
7. Mediterranean.
8. American Southwest Adobe.
d. Roof lines shall be designed to be compatible with
the Stanley Hotel Complex and shall have a minimum
pitch of 4:12. The following roof forms are
prohibited:
1. Mansard or fake mansard.
2. Gambrel roofs.
3. Curvilinear roofs.
4. Domed roofs.
5. Geodesic domes.
6. Conical roofs.
7. A -frames or modified A -frame roofs.
8. Flat roofs.
Roof materials and colors shall blend with the
natural background. Roof color is limited to a
maximum chrome of 4 on the Munsell color notation
system. Preferred materials are shingles, slate or
standing seam metal roofs. The following roofing
materials are prohibited:
1. Untreated metal or aluminum, except for copper
allowed to weather.
2. Reflective materials.
3. Red roofs and other brightly colored roofing
materials such as bright blue, yellow, or other
highly visible colors.
Mechanical equipment on roofs shall be hidden so
that it is not visible from off -site.
Skylights and solar panels must be designed to fit
within a maximum of 2 f t . above the roof's surface
and incorporated as an integral part of the
building's design. Skylights and panels shall be
tinted to blend with the roof.
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h. Facade lengths shall be varied by providing changes
in the planes of walls, changing direction, and
providing variety in roof form. Structures greater
than 60 ft. but less than 120 ft. in length on any
facade must provide a prominent shift in the facade
of the structure so that no greater than 75% of the
length of the building facade appears unbroken.
Each shift shall be in the form of either a 10 ft.
change in building facade alignment or a 10 ft.
change in roof line height, or a combined change in
facade and roof line totalling 10 ft.
Structures which exceed 120 ft in length on any
facade shall provide a prominent shift in the mass
of the structure at each 120 ft. interval (or less) ,
reflecting a change in function or scale. The shift
shall be in the form of either a 15 ft. change in
the building facade alignment, or a combination of
a change in both the roof line and facade at the
same building plane a total of 15 ft. (see
attachment D).
Buildings shall be constructed of natural materials
such as finished wood, brick, stone and
architectural block. Hardboard may be permitted
provided it is replicated to resemble finished wood.
Buildings shall be designed so that all sides and
service areas are coordinated in design, finish, and
appearance with their principal facades.
The following wall materials are prohibited:
1. Heavy shakes.
2. Ceramic tiles.
3. Slump block and weeping mortar.
4. Plastic or vinyl siding, smooth plywood
siding, aluminum siding
5. Synthetic stone products.
6. Pre -cast stone or concrete imbedded with
stone fragments.
7. Asphalt siding.
8. Flat concrete block.
9. Highly reflective glass surfaces.
Exterior wall colors should recede into the
landscape. White walls are not permitted. Harshly
contrasting color combinations are not permitted.
Brilliant, luminescent, and/or day -glow colors are
not permitted.
Color choices for all buildings within the District
shall be made from those allowed within the range
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delineated according to the Munsell color notation
system from the Munsell Book of Color on display in
the Community Development Department.
The Munsell system of color notation is broken into
three categories: hue, chroma and value. Chroma is
the only characteristic with a set limit, which is
as follows:
Body color is limited to a maximum chroma of
4. Trim color is limited to a maximum chroma
of 6. Accent color is limited to a maximum
chroma of 8.
The number of colors used on one structure is
limited to three. This does not include
specifically appropriate additional colors for such
elements as window sashes, porch floors, ceiling
halftimbers, or roof coverings.
If three colors are used, the color that covers the
most building area is the body; the color covering
the second most building area is the trim, and the
color covering the least building area is the accent
color.
If two colors are used, the color covering the
lesser area is the trim color for purposes of
regulating of maximum chroma.
If a different value or chroma of the same hue is
used, this is considered a separate color.
All exterior elements of a building that are metal,
such as flue, flashings, etc., shall be painted a
flat, dark color, or one that is a compatible color
with the building.
Exterior lighting shall be arranged and directed so
as to create no glare off -site. Lighting with low
intensity sources close to the area requiring
illumination is required. Lighting levels shall be
reduced after 10:00 P.M.
A standard lighting fixture shall be used within the
District. For all exterior, freestanding lights
this fixture will be specified by the Planning
Commission.
�a
Signs.
a. Sign Plans. All development shall obtain approval
of a Sign Plan from the Planning Commission prior
to any signs being erected upon or within any
structure. All signs erected or maintained within
the structure that are visible from outside, shall
conform at all times to the approved Sign Plan.
b. The Application. An application for a Sign Plan
shall include at least the following information:
1. The total amount of proposed signage for each
structure.
2. The location, materials and maximum area of
each sign that an individual business will be
allowed to display.
3. Directory signs, building identification signs,
information signs, and freestanding signs shall
be included in the plan.
c. Maximum Sign Area. The total square footage of
allowable sign area for any building shall be equal
to sixty-six percent (66%) of the building's
frontage. All signs displayed shall be used in
determining the total sign area for a building
Example: (linear feet of building frontage) x 0.66
= total square footage of allowable sign area.
The area of any one sign shall not exceed twenty
square feet.
d. Freestanding Signs. There shall be no more than one
freestanding sign on each lot.
A landscaped area equal to two (2) square feet for
each one square foot of each side of a freestanding
sign shall be maintained by the permit holder.
No freestanding sign shall exceed six (6) feet in
height, or twenty (20) square feet in area.
A freestanding sign used to identify a master
planned project of three (3) or more buildings may
exceed the twenty square foot limit up to a maximum
sign size of 40 sq. ft. The maximum allowable size
of any such sign shall be determined by the Planning
Commission based upon the number of buildings, the
distance of the sign from any roadway, and the
necessity of facilitating traffic circulation by
adequately identifying the project.
When a project has multiple vehicular accesses all
of which accesses are not visible from a single
location, the Planning Commission may permit one (1)
freestanding sign at each point of vehicular access
to the project.
Backlit signs are not permitted. Sign color shall
be compatible with building colors and shall not be
brilliant luminescent or day -glow.
6. Stanley Hotel Complex.
a. Nothing in this section shall operate to prevent or
impede the Colorado Historical Foundation or its
successors and assigns from exercising the rights
granted to it under various easements to control the
character of construction, alteration, and
remodeling of the Stanley Hotel Complex, or of the
eight acres adjoining the parcel of land designated
for scenic and conservation easement. The rights
and restrictions of those easements apply to all
extensions of the Stanley Hotel Complex. Deed of
Conservation easements and any amendments are
incorporated by reference as follows:
1. Deed of Conservation Easement dated December
30, 1985 and recorded December 31, 1985,
Reception No. 85065982, Larimer County,
Colorado.
2. Deed of Conservation Easement dated December
31, 1983 and recorded January 17, 1984, Book
2253, Page 2445, Larimer County, Colorado.
3. Deed of Conservation Easement dated December
31, 1984 and recorded December 31, 1984,
Reception No. 85000081, Larimer County, CO.
b. Construction work on the Stanley Hotel Complex
buildings must meet the Secretary of Interior
Standards for the Rehabilitation of Historic
Buildings. Original materials and details, as well
as distinctive form and scale that contribute to
the historic significance of the Complex should be
preserved. Rehabilitation work should not destroy
the distinguishing quality or character of the
property or it's environment. Original doors,
windows, porches, and facade materials should be
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preserved. The existing color patterns of the
Stanley Hotel Complex should be maintained.
c. Additions to existing buildings.
1. Any additions to the Stanley Hotel Complex
buildings shall occur in accordance with the
Deed of Conservation easements, or amendments
thereto.
2. Additions to the Stanley Hotel Complex
buildings shall be designed so that they will
not destroy any significant historic
architectural feature. Additions should be set
back from primary facades in order to allow
the original proportions and character to
remain prominent, or set apart from the main
building and connected with an appropriate
link.
3. Additions should be compatible in scale and
size with the existing buildings, be visually
subordinate to the building, and no taller than
the building being added on to. Similar
materials, window patterns and building lines
shall be incorporated.
4. Additions should be recognized as a product of
their own time and be distinguishable from the
historic building element, while remaining
visually compatible. New design that creates
an appearance inconsistent with the historic
character of the Stanley Hotel Complex
buildings is not permitted.
d. New Buildings.
1. New buildings shall be located to protect the
views of the main hotel and Manor House from
the designated view corridors. New buildings
shall be designed so that they will not destroy
the historic significance of the Complex. New
buildings should be compatible in scale and
size with the existing buildings and be
visually subordinate.
2. New buildings should be recognized as a product
of their own time and be distinguishable from
the historic buildings, while remaining
visually compatible. New design that creates
an appearance inconsistent with the historic
character of the Stanley Hotel Complex is not
permitted.
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e. Alteration. All proposed exterior alterations to
the Stanley Hotel Complex buildings which are not
normal maintenance or rehabilitation under the
Standards for Rehabilitation, shall be submitted to
the Planning Commission for review and approval.
The Planning Commission shall not approve an
application for alteration unless it finds:
1. The proposed work preserves, enhances or
restores, and does not damage or destroy the
exterior architectural features of the Stanley
Hotel Complex.
2. The architectural style, arrangement, texture,
color, arrangement of color and materials used
on existing and proposed structures are
compatible with the Stanley Hotel Complex.
Non -historic Buildings. The nine non -historic
buildings currently located west of the main hotel,
may be relocated in an area north of the north
facades of the three Stanley Hotel Complex buildings
and west of a line extended north along the east
edge of Stanley Hall, without development plan
review.
Demolitions. No demolition of any Stanley Hotel
Complex building shall be permitted unless the
demolition is approved by the Planning Commission.
No approval for demolition shall be granted unless
the Planning Commission finds that all of the
following standards are met:
1. The structure proposed for demolition is not
structurally sound despite evidence of the
owner's efforts to properly maintain the
structure.
2. The structure cannot be rehabilitated or reused
on -site to provide for any reasonable economic
use of the property.
3. The applicant demonstrates that the proposal
mitigates to the greatest extent practical, the
following:
a. Any impacts that occur to the character
of the historic district where demolition
is proposed to occur.
b. Any impact on the historic importance of
the Stanley Hotel Complex.
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c. Any impact to the architectural integrity
of the Stanley Hotel Complex.
17.44.070 APPEALS FOR VARIANCE
Appeals for variance from administrative decisions made under
this section shall be heard and decided by the Estes Park
Board of Trustees following recommendation from the Planning
Commission, in accord with the provisions of Paragraph 4 of
Section 17.36.010 of the Estes Park Zoning Ordinance.
Proposed variances must demonstrate that they do not violate
the essential purposes and intent of this section, and must
show that strict enforcement of the provisions of this Chapter
would result in exceptional and undue hardship. No variance
shall authorize any use other than those permitted under this
section. No more than five percent (5%) variance of open
space requirements may be permitted. No more than a 10%
variance may be permitted for allowable signage.
4
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BUILDING PLACEMENT
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EXHIBIT A
BOUNDARY
i
•
•
EXHIBIT B
(Pages 1, 2, 3)
MAP OF VIEW CORRIDORS
MAY BE VIEWED AT THE MUNICIPAL BUILDING
EXHIBIT C
PHOTOGRAPHS OF THE VIEW CORRIDOR
MAY BE VIEWED AT THE MUNICIPAL BUILDING
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EXHIBIT D
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7
January 11,1994
STANLEY HISTORIC DISTRICT MASTER PLAN
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
The Stanley Historic District Master Plan is divided into three main sections. They have been
organized to facilitate quick access to pertinent information.
Part I. Introduction
This introduces the principles guiding the development of the Stanley Historic District
Master Plan, hereafter referred to as Master Plan, the authority for the document, and the
Technical Review process which will be utilized for the District.
Part II. Master Land Use Plan
The Master Plan provides a description of the overall goals and objectives for the future
development of the area and includes a summary of the environmental and cultural criteria
that have been developed. A brief summary of the circulation, land use, and infrastructure
requirements are included to provide a complete framework used in the development of
the Master Plan. This section is intended as background for Parcel owners as well as for
members of the Technical Review.
Part III. Development Standards and Design Guidelines
The Development Standards and Design Guidelines section for Stanley Historic District
Master Plan includes a brief overview of community design principles, physical site
relationships, as well as a discussion on architectural character and design.
The Development Standards and Design Guidelines are discussed on a parcel by parcel
basis. Areas addressed within each parcel include site development considerations, which
discuss visual, environmental, and other issues that must be addressed during the technical
review process prior to development. The development standards outline the specific
criteria established on each parcel regarding setbacks, building height, parking, and other
site specific issues that regulate development. The design guidelines also provide guidance
regarding site preparation, access, grading, vegetation and landscaping, as well as specific
site features.
The specific guidelines and standards which are incorporated into Part III of this document
shall be used in the review process to direct the character of design for all development
within the Stanley Historic District.
January 11,1994
I. INTRODUCTION
The Stanley Hotel, the Overlook Partnership, and the FHK Partnership, (the three
landowners within the District), have joined together to cooperatively prepare an overall
Master Plan for the 75 acres within the Stanley Historic District. The Design Guidelines and
Development Standards contained within this document are an integral part of the Master
Plan and reflect a mutual agreement and desire to plan and develop the Stanley Historic
District accordingly.
The primary impetus directing the development of the Master Plan and the Development
Standards and Design Guidelines has been to ensure that the historic importance and
physical setting of the Stanley Hotel be maintained in perpetuity. The Stanley Hotel and
the associated structures are to remain as the "Crown Jewel" of the site with the
surrounding adjacent development providing the necessary support for this overall
concept. Ultimately, the intent of this document and process shall ensure that the future
development of the 75 acres provides for orderly, appropriate, and sensitive development
for which the entire Estes Valley can be proud of. To this end, the private ownership
interest and the public authorities have jointly prepared and agreed to the overall Master
Plan and Development Standards and Design Guidelines.
A. Document Organization and Intent
The architectural significance and historic aspects of the Stanley Hotel are an important
part of the history of Estes Park. The buildings in the historic district serve as a
reminder of the early history of the town, and provides a strong link to the tourism
heritage of the area. The preservation of this visual resource is a high priority in the
development of the Master Plan.
The intent of this document as a part of the Stanley Historic District Master Plan is to:
• Maintain the visual and environmental quality of the property and surrounding
areas.
• Maintain the integrity of the Stanley Historic District
• Require surrounding development to maintain and support the architectural
significance of the Stanley Hotel.
• Provide standards and guidelines for development within the Stanley Historic
District.
• Maintain the historic scale of the Stanley Hotel.
• Enhance a pedestrian oriented environment within the District, and provide
connections to surrounding areas.
• Protect and enhance views into and out of the Historic District.
Compliance and performance related to these goals and objectives shall be carefully
evaluated by the Technical and Architectural Review Committees during project/parcel
review.
Stanley Historic District Master Plan/ 2
January 11,1994
B. Authority
The Development Standards and the Design Guidelines allow flexibility in final design
while at the same time preserving and enhancing the natural and physical qualities of
the site which are valued by the community. The standards and guidelines contained
in this document will be used to review potential development. The intent of these
standards is to provide both the Town and developer uniform review and
predictability.
Applicable Town of Estes Park Municipal Codes and agreements pertaining to the
Stanley Historic District include, but are not limited to:
• Development Agreement signed by participants.
• Stanley Historic District Development Standards and Design Guidelines. (This
document)
• Town of Estes Park Municipal Code Sections:
- Title 14.00 (Uniform Building Codes).
- Section 17.24.050 (Drainage).
Chapter 17.44 (Stanley Historic District).
- Title 16 (Subdivision).
• All applicable State and Federal regulations.
C. Review and Approval Process
Estes Park is a Town with a unique setting, internationally known for its natural beauty,
alpine environment, and its historic compatibility of man-made structures with the
environment. These characteristics have caused a significant number of visitors to come
to Estes Park with many of them eventually becoming permanent residents
participating in community life. These factors constitute an important economic base
for the Town, both for those who earn their living here and for those who view the
Town as a precious physical possession.
Development within the Stanley Historic District (SHD) will, therefore, have a
substantial impact on the character of the extended project area.
In order to preserve the natural beauty of the SHD and its setting, to protect the welfare
of the community, to maintain the values created in the community, to protect and
enhance land and property, to promote health, safety, and general welfare in the
community, and to attain the objectives set out in this section; the improvement or
alteration of open space, exterior design of all new development, and all modifications
to existing development shall be subject to a project review process described below.
Stanley Historic District Master Plan/ 3
January 11,1994
1. Technical Review
a. The applicant and development design team (consultants) shall schedule a pre -
application conference with the Community Development Director prior to
submittal of any project proposal. The intent of this initial meeting shall be
fourfold:
1) To informally discuss the overall context and development objectives for
of the proposed project.
2) To review the standards, guidelines, and criteria for development.
3) To prepare a reasonable schedule for technical review based on the
development schedule.
4) To review a sketch (concept) plan prepared by the Parcel owner which
illustrates overall site development, general roadway layout, and other
major site development components. The sketch plan is intended to be a
very preliminary sketch of the proposed development concept and not a
formal site plan.
b. A Technical Review Committee, appointed by the Town Administrator, will be
composed of five members, two public sector and two private sector
representatives, plus Town Administrator. The private sector representatives
shall be selected from a list approved by the property owners. The private
sector representatives shall not have a financial or employment interest in the
project. Technical Review Committee members shall be selected from the
following list:
Community Development Director, Public Works Director, Special Projects
Director, Urban Renewal Authority Executive Director, Street/Park
Superintendent, practicing architect, practicing engineer, and practicing
landscape architect.
The Committee shall be selected for their expertise related to the specific
proposed project and will serve for the duration of the review of a particular
project.
The Technical Review Committee has the right, by majority vote, to grant
variances or modify the Guidelines based on the applicant's ability to
demonstrate innovative approaches, design solutions or future market
conditions which the committee feels is advantageous to, and in conformity
with, the intent of the Master Plan and the Guidelines. In no event shall the
Technical Review Committee be allowed to grant a variance to the permitted
uses or density or square footage in a development parcel. The decision of the
Technical Review Committee may be appealed to the Town Board of Trustees.
Stanley Historic District Master Plan/4
January 11,1994
c. At each step, the burden is on the applicant to demonstrate compliance with the
Guidelines. The Technical Review Committee and Architectural Review Board
may approve, approve with conditions, or deny an application.
d. Any approval with condition or denial shall be in writing with stated reasons for
conditions or denial.
2. Preliminary Package
All submittals shall be prepared by a qualified land planner (LP), landscape
architect (LA), professional engineer (PE), and architect (AR) based on their
appropriate area of expertise. Please note the suggested professional designations
listed below. The following Preliminary Package (1" = 20') shall be required for the
entire development parcel:
Twenty-one (21) sets of the following are required at the time of submission:
a. Statement of Development Intent.
b. Property Survey including topography (2' contour interval), location and
sizing of existing trees and utilities.
c. Preliminary site plan. (LP/LA/AR)
d. Preliminary grading plan. (LA/PE/AR)
e. Preliminary drainage plan and report. (PE)
f. Preliminary landscape plan. (LA/AR)
g. Preliminary utility service plan. (PE)
h. Preliminary roadway plan and profile. (PE)
i. Preliminary architectural plan and proposed materials showing typical
elevation, schematic floor plan, and style of architecture. (AR)
j. Photo survey of site illustrating proposed development and its
relationship to surrounding neighborhood as per Estes Park municipal
code 17.44.050 (C) and (D). (LA/AR)
k. Proposed project phasing. (LP/AR)
1. Preliminary plat if subdivision is proposed. (LP/PE)
The Technical Review Committee will meet with the applicant within three
weeks of notification of acceptance of receipt of the complete Preliminary
Package. During this three-week review period, the Architectural Committee
shall meet with the Technical Review Committee to preliminarily evaluate the
project. The Technical Review Committee will then issue its findings/decision
within one week after its scheduled meeting with the applicant.
Stanley Historic District Master Plan/5
January 11,1994
Upon approval of the Preliminary Package, the applicant shall submit a final
(revised) package for review and approval by the Technical Review Committee.
This package shall consist of final development plans, engineering, and site
design drawings (consisting of items a-k above, as revised).
3. Architectural Review
Upon approval of the Preliminary Package, the applicant shall prepare architectural
drawings to be submitted to the Architectural Review Board.
The Architectural Review Committee shall be composed of two Colorado licensed
architects to determine compliance with the Guidelines. The Architectural Review
Committee shall be appointed by the Town Administrator from a list of architects
approved by the property owner.
4. Application for Building Permit
Upon approval of the Final Package by the Technical Review Committee and the
Architectural Review Committee, the proposed project may be submitted for
building permit application. All drawings shall be in conformance with the
Uniform Building Code, current edition.
5. Final Walk-through
A final walk-through shall be performed by the Town to determine compliance with
project approval. All deficiencies shall be corrected prior to issuance of a Certificate
of Occupancy.
6. Fees
At the time of submittal of the preliminary package, the Town and the applicant
shall mutually agree upon a reasonable fee to be paid by the applicant for the
outside members of the Technical Review Committee and Architectural Review
Committee.
7. Improvement Guarantees
All landscaping street utility and site improvements shall be guaranteed as set forth
in the Town of Estes Park Zoning and Subdivision Regulations, as applied on a
Town -wide basis.
Stanley Historic District Master Plan/ 6
January 11,1994
II. MAS I ER LAND USE PLAN
The Master Plan for the Stanley Historic District responds primarily to the natural and
cultural features of the site. In order to develop a realistic plan, it was necessary to
understand the limits and capabilities of the site related to the proposed development
program. An environmental scan was conducted which reviewed and identified key
development opportunities and constraints. While the Master Land Use Plan graphic is
intended to establish appropriate land use areas, land use relationships and overall access,
it must be considered as illustrative only. The Development Agreement, Development
Standards and Design Guidelines have precedence over graphically depicted information.
The following statements are provided as guidance to the Technical Review Committee, the
Architectural Review Committee, and, in particularly, to the applicant and the planning
and design team.
A. Environmental Protection
1. Natural Resources
• Slope
The slope on the 75 acre site varies from very flat (less than 5%), on the
southeast portion of the Historic District and along the drainage in the western
part of the site, to over 25% in the northwest portion of the site. The steepest
slopes also correspond to several large rock outcroppings which exist on the site.
The majority of the site is less than 25%, and is developable in terms of slope
constraints. In steeper parts of the site, where the slope is closer to 25%, special
design considerations must be used to ensure minimal disruption to the site.
The site generally has a southern aspect, providing opportunities for passive
solar applications for heating.
▪ Vegetation/Wildlife
The entire Stanley Historic District falls within elk and mule deer winter range
and migratory routes. While this does not create site specific design limitations
in certain areas of the site, it does create the need to consider wildlife in the
overall design and development within the site. Design considerations which
have been incorporated into the design of the Stanley Historic District Master
Plan acknowledge the need to accommodate wildlife. These include:
- Minimal use of fencing
- Cluster development which allow for open corridors between
development
- Minimize non-native plant materials
- Minimize the use of through -streets to reduce through traffic
Stanley Historic District Master Plan/ 7
January 11,1994
The native wildlife of Estes Park is considered a major asset of the community
by the majority of the residents in the community. Every effort shall be taken to
preserve the wildlife which currently migrate through the site.
The vegetation on the site consists of Ponderosa Pine, and native dryland shrubs
and grasses. Along the Black Canyon Creek on the western portion of the site,
willow and other riparian vegetation is present along the bottom of the
drainageway. Some exotic introduced species exist immediately adjacent to the
Stanley Hotel, but this has been kept to a minimum. Most of the site is open,
with few trees. This is most noticeable in the front of the Stanley Hotel, and in
the northern portion of the site, directly north of the hotel. The northeastern
portion of the site has numerous stands of Ponderosa Pine, which can be used to
successfully buffer and screen development. Care shall be taken to preserve as
much of the existing vegetation as possible to insure buffering of development
to adjoining properties and to limit the visual impact of new development on the
site.
Floodplain and Drainage
The Black Canyon Creek is the only drainageway that exists on the site. A one
hundred (100) year floodplain extends through the creek channel, limiting
development within the area. Approximately one third of the western portion
of the site drains into Black Canyon Creek. The eastern two-thirds of the site
sheet flows south and east. A drainageway exists east of the site, along the
eastern edge of Steamer Drive.
2. Cultural Resources
The Stanley Hotel is designated as a National Historic District, as well as being
listed on the National Register of Historic Places, including a designation as a Place
of National Significance. The prominence of the hotel from many locations in the
valley makes the hotel a regional landmark. The Manor House and Stanley Hall,
both of which are located just to the east of the hotel, provide context for the entire
site and support the dominance of the main hotel. It is imperative that any
development on the site acknowledge the importance of these structures.
The Town of Estes Park has designated several key viewsheds which must be
protected from any development. These are designated in the Stanley Historic
District Ordinance. Please refer to this ordinance to examine the visual exhibits
which further illustrate the protected viewsheds. They include the view of the hotel
from the porch of the Visitors Center, and the view along Highway 36 from its
intersection with Highway 7 to its intersection with Highway 34.
Stanley Historic District Master Plan/ 8
January 11,1994
B. Circulation
The circulation system for the Stanley Historic District consists of the primary public
roadway, secondary private roadways that serve the Stanley property, and the adjacent
residential development north and east of the Stanley.
The primary public road system accesses the site along Highway 34, along the southern
boundary of the site. Upon entering the site, there is a "T" intersection. The left turn
provides access to the future main access of the Stanley Hotel, as well as a cluster of
attached dwelling units located in Parcel 7 along the east side of Black Canyon Creek.
The public portion of the road provides access only as far as the attached dwelling
units. Permanent access to the future front entry to the Stanley Hotel shall be a private
road constructed by the Stanley Hotel and/or Parcel 2.
At the "T" intersection, a right turn provides access to the majority of development
within the Historic District. The public road extends to the north and east, providing
access to the current entrance of the Stanley Hotel, and to future residential and
commercial development along the eastern and northern portions of the site. The
public road extends to Steamer Drive, providing a secondary access to the property.
A private road system provides access to the Stanley Hotel and associated buildings.
This private road also provides access to the site of the potential Cultural Arts Center,
which is to be located at the site of the existing Carriage House. Additional private
circulation is provided within the Stanley Campus area to future accommodations units
north of Stanley Hall.
Pedestrian/bike access throughout the site is provided by detached walkways along the
roads. Direct access is provided between the commercial development south of the
main entry road and the proposed cultural center. Future access may also be provided
from the Stanley Hotel campus to the Black Canyon Creek area.
Stanley Historic District Master Plan/ 9
January 11,1994
C. Land Use
Land uses have been graphically depicted in the Master plan to illustrate how they may
be developed on the site. It must be understood that the Master Plan is illustrative in
nature and that all development must be further planned and designed to
accommodate site specific opportunities and constraints which were not accounted for
as a part of this Master Planning process. Such site specific considerations may include,
by illustration only, geotechnical investigations, severe bedrock conditions, architectural
programming, and changing market conditions. Detailed design shall be subject to the
Development Agreement and Development Standards and Design Guidelines.
A variety of land uses are anticipated within the Stanley Historic District Master Plan.
The most prominent use on the site will occur at the Stanley Hotel (Parcel 1). The
existing operation of the hotel is anticipated to expand, and include ancillary uses such
as a recreation center, limited retail and restaurants. An addition to the existing hotel is
planned to the west of the existing hotel. Additional accommodations units may be
built behind the front facade of the Stanley Hotel Complex buildings. Additional
parking to accommodate the expansion of the hotel also will occur behind said front
facade. Future parking demand will be met by the phased construction of parking.
Construction phasing of parking is to be directly linked to development thresholds.
Stanley Hall will be used as a public Performing Arts Center. A Cultural Arts Center is
planned for the site east of Stanley Hall. This would include up to 40,000 square feet of
space, and would become a public facility. Parking for the Cultural Arts Center would
be located to the north and east of the building, and immediately to the south.
A commercial/mixed use development is anticipated south of the Cultural Arts Center,
and directly to the north of the existing Stanley Village (Parcel 4). Up to 30,000 square
feet of commercial/office/residential space could be built on this site with up to 20
residential units on the second floor. The buildings would be located along the public
roadway, with parking located to the south. An alternate use of Parcel 4 is a residential
multi -family with up to 40 dwelling units.
Residential development is planned for the northern (Parcel 2) and northeastern areas
(Parcel 3) of the Master Plan area. It is anticipated that these units would be attached,
with multiple units. A buffer will be provided between these units and the
developments to the north and east of the property. A variety of product types are
anticipated, with smaller footprints and building masses occurring on the perimeter,
and larger footprints being built on the interior of the site. Parcel 2 may have
accommodation units.
Stanley Historic District Master Plan/10
January 11,1994
Office or multi -family development is planned in the southwest corner of the site
(Parcel 9), adjacent to MacGregor Avenue. Up to 10,000 square feet of office
development may occur, or 14 multi -family units. All access would occur from
MacGregor Avenue, with limited curb cuts. No development in this area will be
allowed to encroach into the flood plain along Black Canyon Creek. Portions of the site
are steep, and design on the parcel must be sensitive to environmental concerns, cut
and fill, and wildlife issues.
Residential development is planned for Parcel 7 just east of the open space (Parcel 8)
where Black Canyon Creek is located. Up to 20 units, or 15 units plus 1 bed and
breakfast with 5 bedrooms may be built within the parcel. The units should be sited to
mitigate the open space setting which makes up the foreground to the Stanley Hotel.
The units should be located to have minimal visual impact on the area as well.
Orientation toward Black Canyon Creek and the views to the west are recommended.
Two single family lots may be located on Parcel 1. No more than one single family
residence will be allowed on each lot. Creation of these lots must be approved through
the Town of Estes Park's normal subdivision process and access must be provided at
that time.
The following land uses are specifically prohibited in the Stanley Historic District:
mobile home parks, recreational vehicle parks, commercial storage (including self -
storage) operations, light manufacturing and product assembly, motor vehicle service
stations, motor vehicle dealerships or repair operations, commercial amusements
including but not limited to go-kart tracks, water slides, miniature golf courses and
mazes, commercial kennels, and adult uses.
D. Utilities
Major utility lines currently exist on the site. The majority of the utilities are located to
serve the Stanley Hotel. Water, sewer, and natural gas are all available. A major
overhead electric line is in place which extends from north of the site, through the site to
the west of the Stanley Hotel, and extends off the site to the southwest.
Additional utility lines will be required to be built in order to serve the proposed
development within the site. All proposed utilities will be placed underground, and
have minimal visual and environmental impact on the site at roads and drainages. All
utilities will be installed at the expense of the Developer.
E. Signage
Signage on all development parcels shall be as permitted and as provided according to
the Stanley Historic District Ordinance.
Stanley Historic District Master Plan/ 11
January 11,1994
III. MAS I't R PLANNING GUIDELINES AND DEVELOPMENT STANDARDS
Historic District Design Principles
Several key design principles were identified early in the planning and design for the
Stanley Historic District. These principles served as the primary design goals throughout
the process. The baseline goal referenced throughout the planning and design process was
the concept of supporting the integrity of the Stanley Hotel complex and transferring of
development densities from Parcel 5, 6 and 8 as outlined in the Stanley Historic District
Ordinance. If the proposed development on any parcels surrounding the Stanley,
including development on the Stanley grounds, could be viewed as being of the highest
quality, and supporting the integrity of the hotel, then the development would be an asset
to the Historic District, and therefore the entire community. While this consideration was
the primary criteria, other issues were important in determining the appropriateness of
development. Other key issues included design sensitivity to the physical environment,
minimizing visual impact on the property, and the desire to have a pre -approved plan for
the Historic District.
The master plan acknowledges not only the importance of the Stanley Hotel as a historic
resource of national significance, but also recognizes the importance of maintaining the
integrity of the physical site on which the hotel is located. The environmental concerns
addressed in the master plan included:
• Existing vegetation
• Views (both on and off -site) as defined in the Stanley Historic District Ordinance.
▪ Wildlife migration and feeding patterns
• Historic drainage
▪ Geologic conditions
Man-made, and cultural considerations were also incorporated as part of the planning
process. Areas addressed included:
▪ Regulatory issues
• Surrounding land uses
• Circulation
▪ Public and private uses
The primary design direction for the Historic District was to develop the Stanley Hotel and
surrounding development into a campus. The discussion that follows describes the
principles and relationships most important to the master planning of the Historic District.
As previously stated, the Master Plan depicting these principles and relationships is for
illustrative purposes only. The Stanley Hotel is the central focus for the project, and is to
maintain its dominance as the largest, most prominent structure on the site. The hotel is
also intended to be the center of activity within the project area. The overall development
on the site will be phased, and may take many years to reach total build -out.
Stanley Historic District Master Plan/12
January 11,1994
Three facilities adjacent to the existing hotel complex will act as the primary support
facilities. The proposed cultural arts complex, which is to be located at the site of the
Carriage House, and ancillary accommodations will be new facilities which will most
directly support the future development of the hotel. Stanley Hall will be maintained and
managed by the Town of Estes Park as a performing arts facility. The renovation of this
existing facility will also strengthen the existing hotel complex.
The other proposed uses to be developed within the master plan area will indirectly
support the hotel by bringing permanent residents, visitors, tourists, and retail activity to
the site. While the exact timeline for development is not identified within this master plan,
it is anticipated that one of the first new uses to occur in the Stanley Historic District will be
residential development.
• Residential/Accommodation Development (Parcels 1, 2, 3, 4, 7)
Residential/accommodation development in the Stanley Historic District shall be
visually and physically subordinate to the Stanley Hotel. Residential development
will occur to the north and east of the hotel, and no structures will encroach on the
foreground of the hotel. Visual intrusion impacting surrounding areas will be
mitigated by existing vegetation, new landscaping, and buffer setbacks.
• Commercial Development (Parcel 4) [See Parcel 4 Development Standards for
Alternate Residential Criteria.]
The commercial development anticipated in Parcel 4 shall be village appearance
retail development. It is not anticipated, nor is it the intent of the Master Plan, to
provide for retail development which would create a regional draw.
The architecture would be compatible with the Stanley Hotel, but would not mimic
the architectural style. Primary facades which face the Stanley Hotel and the
proposed Cultural Arts Center will strengthen these uses, and support the concept
of maintaining the Stanley Hotel as the centerpiece to the site.
The concept of joint parking for the District is encouraged by means of joint
access/joint parking easements among the owners.
Stanley Historic District Master Plan/13
January 11,1994
Office Development/Residential (Parcel 9)
The office/residential development proposed for Parcel 9 is physically separated
from the main campus area, and therefore will not directly support the Stanley
Hotel or adjacent uses. It will act as a transition between the residential
development west of MacGregor Avenue and the development surrounding the
hotel. The development will be small scale, and be designed to have a minimum
impact on the site. There will be limited access to the development from MacGregor
Avenue. The architecture on the site must be designed to fit in to the steep slopes
found on the site, and step down the hillside toward Black Canyon Creek which
should be the focus of site design.
1. Overall Site Organization
Site organization reflects the primary goal of the master plan stated earlier, which is to
create a master plan which supports the hotel as the primary focus on the site. Hotel
related uses, and other uses which directly support the hotel, are located within close
proximity to one another and the hotel. These uses include Stanley Hall, the Cultural
Arts Center, ancillary accommodations, and the proposed recreation/conference
facility north of the hotel. The retail development has been located within easy walking
distance to the hotel and Cultural Arts Center, to strengthen these uses. Adjacent to the
uses in the core area is residential and accommodation development, which is also
within easy walking distance to all uses within the core area.
2. Overall Architectural Character
The architectural style established for future development within the Stanley Historic
District will affect visitors and residents image of the area more than any other single
element. It is not the intent of this Master Plan to dictate specific design solutions for
the site related to architecture. The intent of these guidelines is to insure that all future
development is subordinate to the Stanley Hotel Complex, and provides an appropriate
setting for the existing structures.
Section 17.44.060 of the Town of Estes Park Municipal Code, outlines in detail design
criteria for architecture within the Stanley Historic District. The information contained
in these Development Standards and Design Guidelines augments the criteria in the
Municipal Code, and is not intended to supersede it. The following summarizes
architectural considerations for construction within the Historic District. Please refer to
the Municipal Code for more specific information.
New construction for Parcel 1 shall be compatible with the existing architectural style,
but not mimic the historic style of the Stanley Hotel Complex. It is appropriate to look
to the existing development for scale, massing, and spacing. It is also appropriate that
new construction, especially buildings identified to directly support the use of the
Hotel, reflect the proportion, roof forms, and modern interpretations of details found at
the Hotel.
Stanley Historic District Master Plan/14
January 11,1994
All residential construction located in the Stanley Historic District should be muted.
Materials should be in keeping with the mountain environment, and be compatible
with the adjacent residential neighborhood. Rooflines have a minimum pitch of 4:12.
Development shall provide a unified high quality architectural character with a variety
of building configurations designed to fit the site and create visual interest with varied
rooflines, building footprints, and entry treatments.
The relationship of the buildings to the immediate site shall demonstrate a high level of
design in attention to detail and the creation of visually attractive and functional
blending of indoor and outdoor living space. Careful consideration of wind protection,
solar orientation, framing of desirable views, privacy, and varied entry treatments shall
be clearly demonstrated in the building architecture and its relationship to the site and
neighborhood buildings.
Attached decks and patios shall be encouraged but not required for all units. These
shall be spacious, private functional outdoor living spaces carefully sited and partially
enclosed by building walls, low landscape retaining walls, and plantings. These shall
be constructed using the same stone and wood materials and detailing used on the
building exterior.
Residential building and site design should avoid presenting garage fronts and
driveways as the dominant visual element of the streetscape.
Exterior lighting shall not create any glare off -site. It is best to use low intensity light
sources close to the area requiring illumination. A standard light fixture shall be used
along all public roadways within the site and shall be selected and approved by
property owners and the Town's Light and Power Depai Intent.
Stanley Historic District Master Plan/15
January 11,1994
DESIGN GUIDELINES
It is understood that The Stanley Historic District has not been subject to final design,
engineering, geotechnical analysis, architectural design, or market feasibility analysis.
The following guidelines shall apply to all development within the Stanley Historic District as
the Technical and Architectural Review Committees deem appropriate. Some of the allowed
uses and potential building sites within the Stanley Historic District may be exempted by the
Technical and Architectural Review Committees from the application of specific inappropriate
guidelines, where such exemptions are consistent with the principles, goals, and objectives set
forth in part I and II of the Master Plan.
A. Site Planning
1. Buildings shall be sited in a manner that preserves existing land forms.
Natural land forms are important in creating the appeal and the special character of the
Stanley Historic District. The objective is to fit buildings to their sites in a way that
leaves natural massing and features of the landscape intact. The most visually
dominant and distinctive natural characteristics of the parcels should be left in their
natural condition. Scale buildings so that they do not dominate the site.
2. New construction should be compatible with existing adjacent residential buildings and
uses.
When planning new construction, analyze the setting for the new building. Look at the
siting and mass of other buildings in the residential neighborhood. Notice the setbacks,
heights, parking arrangements and building shapes. Observe the building forms and
materials of surrounding buildings. Be aware of the elements that are repeated nearby,
such as certain roof pitches, window shapes and porch and entrance orientations. New
construction should blend with the residential neighborhood without copying other
buildings.
3. Grading.
Overlot grading for the sole purpose of creating flat building pads is prohibited within
the Stanley Historic District. Foundations that step up or down with the natural slope
of the site can greatly reduce site disturbances. Extensive grading to create large flat
lawn areas is prohibited unless appropriate to grades at building site.
Stanley Historic District Master Plan/16
January 11,1994
4. Drainage.
Culverts and flow dissipaters are to be constructed in a manner that reflects the natural
character of streams in the Rocky Mountain region. River rock and cobbles are
required. Use of angular rip -rap and exposed concrete is prohibited.
Minor drainageways that are created to collect and convey storm water shall be
constructed of materials and revegetated so as to appear natural.
5. Buildings shall be sited in a manner that preserves significant vegetation.
New construction and landscaping shall respect and be compatible with natural
vegetative patterns. Consult the Landscape Section for additional discussion.
6. Buildings should be sited in a manner that preserves significant views.
The primary concerns relate to maintaining views to the site. Projects should be
designed so they complement rather than dominate the natural landscape. Views
should also be considered in the preparation of a landscape plan, particularly where
plant material will be considerably larger at maturity.
7. Site design should not change natural drainage patterns.
Site grading should be sensitive to existing land forms and topography in the area so
that the natural setting may be preserved to the greatest extent possible. Every effort
shall be to minimize the limits of construction on the site and all stock piling of
materials and equipment storage shall occur within those limits. Abrupt grade changes
on property lines are not permitted. Grade changes within tree driplines should be
avoided. When modifications are necessary, surface drainage systems such as swales
and detention basins are preferable to underground systems. Drainage designs should
avoid the concentration of runoff and acceleration of the rate of runoff. Site design
should be executed in a way which will avoid drainage impacts such as erosion and
road damage both on -site as well as downstream. Slopes steeper than 3-to-1 shall be
stabilized using natural materials and revegetated. Cuts and fills should have good
surface drainage and must be revegetated and terraced or controlled by retaining walls
to protect against erosion and sedimentation.
Silt fencing shall be established in a continuous barrier on all downslope boundaries of
the development site prior to earthmoving activity. Additional silt barriers and silt
settlement areas shall be established along drainage courses as necessary to prevent
erosion and the flow of transported sediments beyond site construction areas. These
erosion/siltation control facilities shall be maintained throughout construction activity
until disturbed areas are successfully revegetated.
Stanley Historic District Master Plan/17
January 11,1994
8. Clustering of buildings and parking is encouraged.
Efficiencies in design result from building clustering when it applies to appropriate
building types and land uses. Service needs can be combined in a central location.
Access roads and utility services to scattered areas within a site can be reduced and
disruption of the natural land forms and vegetation can be minimized through
clustering. Building clustering may result in a visually more cohesive design solution.
Clustering may also provide more usable open space.
B. Building Placement
1. Buildings should respect existing landforms.
Buildings should be located so that earthwork can be minimized. Emphasis should be
placed on building locations that fit existing contours rather than those that require a
building solution that would dominate the site.
2. The alignment of roads and driveways should follow the contours of the site.
By meandering roads to follow land forms, it is possible to minimize cuts and fills,
preserve natural drainage patterns, and produce roads that are easily negotiated.
Efforts should be made to construct roads parallel to contours. When roadways or
drives must be located on cross slopes, they are preferred to be cut into the slope rather
than placed in a location creating a fill condition.
3. Site design should consider solar access.
Building placement and planting materials should accommodate passive solar designs.
Maintaining solar access to adjoining building sites, roadways, and parking shall be
considered during the review process.
4. Site design must consider the placement and screening of service areas and auxiliary
structures.
Utility meters and service functions should not be visible on the primary facades of
buildings or in front yard areas. Minimize the visual impact of trash storage and
pickup areas. Screen trash and service areas with landscaping, berming or fencing.
Consider snow accumulation in planning access to trash receptacles and service areas.
Auxiliary structures should be architecturally compatible with the rest of the site
development.
Stanley Historic District Master Plan/18
January 11,1994
5. Site design around intersections must provide a clear view of intersecting streets.
In order to allow drivers a safe visibility at intersections, no obstruction in excess of two
feet high may be placed within a triangular area formed by the streets at property line
and a line connecting them at points 25' from the intersection of the street lines. Trees
pruned high enough to permit driver visibility may be permitted.
6. Site design should facilitate pedestrian circulation.
Care should be taken to provide pedestrian circulation that is separate from and does
not conflict with vehicular circulation. A master pedestrian circulation plan for each
parcel shall be developed by the developer at the time of initial development review
process.
7. Building Setbacks.
The Technical Review Committee may adjust interior line setbacks based upon
innovative site design, site planning, and access. Each parcel has perimeter setbacks
which shall be maintained.
C. Building Design
1. New buildings designed to imitate historic styles of the Stanley Hotel will not be
approved.
The Town considers that the integrity of the Stanley Hotel historic structures will be
compromised by the introduction of new buildings that appear to be older than they
really are and, therefore, will not approve historic imitations.
The following architectural styles and motifs are prohibited in Stanley Historic District
Ordinance:
• A -frame structures,
• Geodesic dome structures,
Mediterranean motifs,
▪ Tudor or mock tudor,
• Swiss chalets,
• Highly ornate Victorian,
• Rustic frontier,
• Colonial, and
• Other historical or period design motifs that have a strong connection or
association with other regions or which have no historical connection with Estes
Park.
Stanley Historic T rict Master Plan/19
January 11,1994
2. Building designs should attempt to minimize the apparent scale of buildings.
Buildings can be made to seem larger or smaller depending on the proportional
relationship of the building elements that comprise the building front. Doors, windows,
roof shapes, siding, lighting and signs should all be considered carefully in order to
create an appropriate scale of development.
3. Rooflines of buildings should be designed to be compatible with surrounding building
forms.
Clashes in styles and materials should be avoided. The objective in determining roof
shape is to establish a visual order to building clusters. The following roof forms are
prohibited in Stanley Historic District:
• Mansard or fake mansard,
• Gambrel,
• Curvilinear,
• Domed,
• Geodesic domes,
• Conical, and
• A -frames.
4. Roof surfacing materials should be selected to help new buildings blend with their
surroundings.
The use of similar building materials throughout areas that are seen together provides a
very strong link that unifies the varying architectural features of the buildings.
Preferred materials are cedar shingles, resawn shakes (to give a less rustic appearance
than heavy shakes), standing seam metal roofs in colors that approximate the color of
weathered cedar shingles and composition shingles. The following roofing materials
are prohibited:
• Untreated aluminum or metal,
• Reflective materials,
• Brightly colored roofing materials such as bright red, blue, yellow, or similar
colors that are highly visible,
• Red tile roofs, (tile roofs may be allowed in shades of grays and browns that
approximate the color of weathered cedar shingles),
Roof color should approximate the color of weathered shingles; however, colors which
blend with the background natural materials, such as forest green, are acceptable.
Stanley Historic District Master Plan/ 20
January 11,1994
5. Skylights and solar panels must be designed in an unobtrusive manner.
Skylights and solar panels must be designed to fit flush with the roofs surface or up to
a maximum of 2' above the roofs surface. No reflective materials may be used unless
thoroughly shielded to prevent reflection onto adjoining or nearby properties.
The use of alternate energy sources is encouraged, however, the hardware associated
with these features should be incorporated as an integral part of the building's design
rather than as an add -on which detracts from the building and its surroundings.
6. Allowable Building Height.
Care must be exercised in siting structures and orienting roofs so that allowable height
of 30 feet as regulated by the Stanley Historic District Ordinance is not exceeded.
"Building height" is defined by ordinance as the vertical distance from the average of
the finished ground level at the center of all walls of a building to the highest point of
the roof surface, exclusive of chimneys, ventilators, pipes and similar apparatus.
7. Facade lengths must be varied.
The objective of this requirement is to ensure that buildings do not become
overpowering. A change in the planes of walls, changing the direction or providing
some variety in the roof form gives diversity and visual interest. Structures must
exhibit a prominent shift in the facade of the structure so that no building facade
appears unbroken. Each shift shall be in the form of either a change in building facade
alignment or a change in roofline height, or a combined change in facade and roofline.
8. Building should be constructed of natural wall materials.
The use of natural materials such as redwood and cedar, and accent stone is
encouraged. Wall materials should convey a sense of human scale and warmth. Stones
should be laid in a manner that conveys the appearance of a structural element rather
than as a veneer facing another material. They should not convey an overly urban or
industrial character. The following wall materials are prohibited:
Stanley Historic District Master Plan/ 21
January 11,1994
• Thick shake shingles,
• Ceramic tile,
• Slump block,
• Weeping mortar,
• Plastic or vinyl siding,
• Used brick,
• Synthetic stone products,
• Precast stone or concrete imbedded with stone fragments,
• Lava rock,
• Clinkers,
• Asphalt siding,
• Exposed concrete block (architectural or split -face block may be acceptable),
• Plywood siding, and
• Aluminum siding.
9. Exterior wall colors should harmonize with the site and surrounding buildings.
On exterior walls the predominant tone should tend toward warm earthy hues, whether
in the natural patina or weathered color of the wall surface itself or the color of the
paint, stain or other coating. White walls are not permitted. Accent colors on the wall
surfaces can enliven buildings; however, their location should be confined to entries
and gathering points which do not disrupt the overall harmony of the area. Body trim
and accent colors as per Historic Code. In most cases, only one or two accent colors
should be used in addition to the base color. Doors may be painted a bright accent
color or they may be left natural wood finish. Harshly contrasting color combinations
should be avoided. Brilliant, luminescent, or day -glow colors will not be approved.
The colors found in the landscape around Estes Park, the dark green of forests, the
gray -brown of mountains, and the tan of grasses all relate well to wood and stone
masonry. Colors indigenous or associated with other parts of the country should be
avoided, such as colonial and tropical paint schemes.
10. Exterior alterations and secondary structures are subject to the same guidelines as new
construction.
11. Exterior lighting systems should be chosen with care so that glare is not created and
light is not cast on neighboring properties.
The objective is to provide subdued night lighting illuminating only what needs to be lit
to promote safe and pleasant use. Lighting with a number of low intensity sources
close to the area requiring illumination will in nearly all cases be more effective than
lighting with a remote single source. Generally, exterior lighting should direct light
downward and the light sources should not be visible from neighboring property.
Stanley Historic District Master Plan/ 22
January 11,1994
D. Landscaping
1. Landscape plan.
Off -site views of building masses shall be substantially softened with plantings of large
coniferous trees carefully located to create a natural appearance which blends with
existing vegetative patterns. The landscape plan should reflect the landscape character
of an area. On those sites where the existing vegetation is considered a significant
attribute of the site, the siting and design of buildings shall retain the existing
significant vegetation wherever possible.
The landscaping should reflect the native vegetation patterns and plant materials.
Outward orienting portions of the landscape shall be planted with the same species of
plants which are found on the adjacent undisturbed areas. New plantings should blend
in with the existing landscape so that several years hence all traces of the site
disturbance will have disappeared. Proper landscaping transition to adjacent properties
and natural areas should be provided without strong demarcation. All disturbed areas
must be revegetated. Landscaped areas should be planned as an integral part of the
project and not simply located in left -over space on the site. Landscaping should
complement the architecture of adjacent buildings and not hide it.
2. The design of fences and walls should harmonize with the site and the buildings.
Walls and fencing can only be used to provide privacy or service area screening.
Screening should not dominate the buildings or the landscape. Planting may be
integrated with screening schemes in order to soften the visual impact. The tops of
screens should generally be maintained horizontal. If the ground slopes, the screen
should be stepped. Fencing may be allowed around private areas provided it is
attached to the building, does not adversely impact elk or deer migration patterns, and
does not adversely impact common open areas. Fencing materials should be
compatible with the materials and color of the surrounding or the prevailing building
materials and color in adjacent developments. Unacceptable fencing materials include
chainlink, plywood, chain and bollard, and slump block.
Stanley Historic rict Master Plan/ 23
January 11,1994
3. Retaining walls should be compatible in form, scale, and materials with the architectural
details and materials of nearby buildings.
Retaining walls may not be faced with any material disallowed for buildings. Rock
facing on walls should be applied in a manner that makes the rock appear as a
structural element rather than a veneer. Specially formed architectural block or stone
are encouraged wall materials. Retaining walls over 24 inches high may require railings
or planting buffers for safety. Low retaining walls may be used for seating if capped
with a surface of at least 12 to 16 inches wide. Retaining walls must be designed to
minimize their impact on the site. Retaining walls over 5' tall are discouraged. In
situations where a series of walls occur, landscape material shall be planted within
benched terraces to soften the appearance of the walls. Architectural block or stone
construction material is encouraged. Exposed poured -in -place concrete retaining walls
are not acceptable.
4. Site furnishings and paving materials should be selected to complement the
architectural style of the building and the paving and site furnishings of surrounding
properties.
5. Consider site conditions, drought tolerance, and hardiness when selecting plant species.
Soil conditions, exposure, wind, temperatures, and other factors vary. These factors
should be considered in the choice of plant materials. Soils tests to determine soil
amendment mixes shall be required. Plant species selected should be compatible with
the activity of the particular area.
Drought tolerant plant species shall be used wherever possible to reduce water
demand. Only plant materials acclimated to the Historic District environment shall be
used. Select plant material to be tolerant of browsing by elk and deer.
6. Native vegetation shall be encouraged. The use of blue grass turf is not allowed except
in Parcel 1 and 4 (retail use).
Stanley Historic District Master P'an/ 24
January 11,1994
7. Significant existing vegetation is an attribute to any site and the vegetation should be
protected and retained.
Areas that are not disturbed do not have to be revegetated and projects which retain
existing vegetation are much more desirable to prospective buyers. In addition, the
more areas left undisturbed as a result of construction, the less erosion problems will be
produced from the site.
Site disturbance shall be minimized in the layout, grading, and drainage design of all
development sites, drives, and parking areas. This goal of minimizing site disturbance
has been established in order to minimize the impacts of erosion, siltation, and removal
of existing vegetation. The removal of significant, mature trees should be avoided. In
the event of removal of existing mature trees, a tree replacement plan shall be submitted
to the technical review committee. To achieve these goals, site disturbance limits shall
be established based on approval site grading plans and fenced, prior to any
earthmoving or site preparation activity.
Site preparation activity will require fencing constructed of 2" x 4" lumber with
horizontal rails set at a maximum 30" height above grade. This fencing is required to
accommodate elk and deer, minimizing disturbance to the seasonal passage of wildlife
through the site.
Builders and developers should avoid the following hazardous situations, all of which
can kill trees:
▪ Placing backfill into protected areas or on top of roots of trees to be saved.
▪ Felling trees into protected areas.
• Driving construction equipment into or through protected areas.
▪ Bumping into trees with construction equipment and/or driving over the top of
their roots.
▪ Stacking or storing supplies in protected areas.
• Changing site grades which cause drainage to flow into, or to collect in,
protected areas.
▪ Trenching underground utilities through root zones.
Stanley Historic f;rfrict Master Plan/ 25
January 11,1994
8. All trees to be removed shall be removed in a manner that will not damage the
remaining trees.
Any trees that are to remain that are damaged during the clearing operation must be
repaired in an approved manner or by a tree expert as soon as final clearing has been
completed. After construction is completed, temporary barriers, surplus materials, and
all trash, debris and rubbish shall be removed from the site. All backfill shall be clear of
building material, stone, and rubbish.
Retained existing trees (more mature trees, especially) will undergo "post operative
shock" caused by the construction activity. All possible safeguards should be taken to
minimize these effects and to provide optimum growth conditions. Foliage feeding and
liquid fertilizer root feeding may be appropriate. Branch and foliage thinning may be
desirable also.
9. There shall be construction limits set for every project.
Any vegetation which is removed without specific approval beyond those established
limits of disturbance must be replaced with large specimen plant materials of similar
species.
10. Generally the seasons for planting in Estes Park are from April to September.
11. Landscape Maintenance Requirements.
All planting areas except native seeded areas shall be irrigated until landscape material
is established.
Stanley Historic District Master Plan/ 26
January 11,1994
S11'h SPECIFIC
DEVELOPMENT STANDARDS
AND DESIGN GUIDELINES
PARCEL 1 - THE STANLEY HO ILL COMPLEX
Site Development Considerations
The Stanley Hotel Complex, located within Parcel 1 represents the "Crown Jewel" of the Stanley
Hotel Historic District. The cultural values this parcel holds for the Town of Estes Park with its
historic background, set amidst the rugged Rocky Mountain landscape have been central to the
efforts of this and many pervious planning and historic preservation designations. Recognition
must be granted to the fact that the economic viability of the hotel complex is a core issue in the
preservation of the historical structures that the Historic District has been established to
protect. Expansion of these facilities and the thoughtful accommodation of other, new facilities
to further enhance the activity base of the Historic District must be considered essential if these
structures are to be preserved well into the future.
Historic facade viewsheds have been established through the Historic District Ordinance of the
Town of Estes Park. As governed by the ordinance, these viewsheds protecting the facades of
the Stanley Hotel and Manor House must not be encroached upon by new development. The
natural dry land ponderosa pine landscape that defines this setting must be considered an
integral identity element in the overall appeal of the region and the hotel complex. The back
drop of Ponderosa pine also provides a significant contribution to this setting and, therefore,
deserves the greatest consideration possible in proposals of new development.
In keeping with the desire to create a Stanley Hotel Campus, land uses, pedestrian circulation
and outdoor space scale must contribute to a well integrated built environment setting that
encourages activity throughout Parcel 1. Pedestrian -oriented circulation is encouraged and
outdoor spaces of pedestrian scale should be created to achieve activity levels that are inviting
and varied in concentration. The pedestrian circulation system should provide access radiating
outward from Parcel 1 to surrounding development parcels, while providing primary linkages
along the east/west axial corridor established by the original Stanley Hotel complex structures.
To preserve the setting of the Stanley complex and Parcel 1 vehicular circulation and parking
should be integrated into the site.
Stanley Historic District Master Plan/ 27
January 11,1994
In the interest of invoking new activity within Parcel 1, impacts to adjacent development must
not be ignored. Building height of new development and removal of existing significant
vegetation will not only impact the historical setting of the Stanley complex, but also
surrounding development. View opportunities for development Parcels (2 and 3) above Parcel
1 must be accommodated to the greatest extent possible in planning new development in
Parcel 1. Traffic and service activity impacts must also be carefully considered in planning.
The stipulations set forth in the Town of Estes Park Historic District Ordinance must be
carefully considered in all development proposals.
Stanley Historic District Master Plan/ 28
January 11,1994
Parcel 1
DEVELOPMENT STANDARDS
Land Use:
Recommended Uses:
Maximum Allowable
Development:
Maximum Building
Floorplate:
Maximum Building
Height:
Off-street Parking:
Minimum Setback
From Property Lines
Buildings:
Parking/Drives:
Street right-of-way andlor
private street reservation:
*Note: Mandatory build -to
Performing Arts Centers.
Hotel/Accommodations
Commercial uses - Hotel, overnight, weekly, and monthly rentals,
attached and detached residential, small scale commercial uses,
museum, theater, recreation facilities.
75,000 s.f. Stanley Hotel expansion, 14,000 s.f. Manor House
expansion, 25,000 s.f. recreationlconference center, 22,800 s.f.
accommodations, 5,000 s.f. retail, performing arts center, 40,000 s.f.
cultural arts center, surface parking. Two single family detached
units.
Stanley Hotel Expansion:
Recreation/Conference Center:
Cultural Center:
Manor House Expansion:
30 ft.
33,000 s.f.
25,000 s.f.
40,000 s.f.
7,200 sf.
Hotel: One and one quarter (1.25) spaces per room.
Commercial: Five (5) spaces per 1,000 s.f.
Residential: Two (2) spaces per dwelling unit.
Rec/Wellness: Three (3) spaces per 1,000 s.f.
Arts Center: Five (5) spaces per 1,000 s.f.
Minimum setback from perimeter: 25'
Minimum building separation: 10'
Minimum setback from private drives right-of-way: 10'
10' setback from all property lines
45' width
lines have been established on the drive bisecting the Cultural Arts and
Stanley Historic District Master Plan/ 29
January 11,1994
Parcel 1
DEVELOPMENT STANDARDS
SPECIAL CONDITIONS
1. Historic facade easements as described in the Historic District Ordinance shall not be
encroached upon as prescribed in the Ordinance.
2. Preservation and rehabilitation of existing historic structures for reuse shall be fully evaluated
by a qualified historical architect prior to proposals for new construction that may displace
primary or contributing structures of historic significance. This evaluation shall emphasize
potential reuse on existing sites, but shall also consider possible relocation within the historic
district.
3. Expansion of the existing historic Stanley Hotel shall be located generally to the west and north
of the existing hotel structure. The expansion shall not interfere with or diminish historic views
established in the Historic District Ordinance. The expansion shall not exceed a maximum floor
plate of 33,000 s.f. and shall generally be located within a designated building envelope
extending 275 ft. to the west of the existing hotel structure, setback to the north from the
southwest corner, and extending northward approximately parallel with the east wing of the
existing hotel structure. Expansion will be subordinate to hotel building. All development will
be coordinated with the Colorado Historical Foundation and Colorado Historical Society.
4. Expansion of the historic Manor House shall be located generally to the north of the existing
structure. The expansion shall not interfere with or diminish historic views established in the
Historic Ordinance. The expansion shall not exceed a maximum floor plate of 7,200 s.f. and
shall be in conformance with the facade easement granted to the Colorado Historical
Foundation. All development will be coordinated with the Colorado Historical Society and
Colorado Historical Foundation.
5. Stanley Hall, designated for use in this plan as a performing arts center shall not be appreciably
expanded except for necessary improvements associated with access and service facilities.
6. The proposed cultural arts facility located to the east of Stanley Hall shall be located so as not
to diminish the setting established by the existing historic structures in Parcel 1. This facility
shall not extend beyond the southern -most facade of the Stanley Hotel structure.
Stanley Historic District Master Plan/ 30
January 11,1994
7. Additional accommodations structures, RecreationlConference Center facilities shall be
generally located behind the Stanley Hotel complex structures. To mitigate building height
impacts to the Stanley complex buildings and adjacent development parcels to the north and
east, these structures shall employ foundations that are set into the hillside, accommodating
the natural existing slope. The structure shall not exceed 30 feet elevation or the existing
Stanley Hotel at its highest point to preserve view opportunities of properties to the north.
8. Two primary access points have been designated from public road right of way for Parcel 1.
A. An access point has been designated at the terminus of the public right of way at the
southwest of the Parcel to serve the relocated main guest entrance in the westward
expansion of the Stanley Hotel. Extension of a private roadway from this point is the
responsibility of the Stanley Hotel.
B. A second primary access point is located at the intersection of the existing entry drive to
the Stanley Hotel and the public right of way to the southeast of the existing Stanley Hotel.
9. Secondary access points have been designated with the CulturallPerforming Arts Center, and to
the east of the Cultural Arts Center.
10. Parking requirements for expansion of facilities in Parcel 1 shall be met in the following phasing
approach:
A. The temporary parking lot located on the grass area to the south and east of the Stanley
Hotel may be used only as overflow parking until such time as new construction occurs for
the addition to the Stanley Hotel, or an addition is added to the Manor House. At such time
the temporary lot will be removed and revegetated. The existing parking area to the west of
the Stanley Hotel may remain in use.
B. Additional parking for Parcel 1 will occur behind the front facade of the Stanley Hotel
complex unless otherwise noted. As an alternative, temporary parking may be constructed
at and around the Carriage House (proposed Cultural Arts Center Site), subject to TRC
approval. This parking shall be paved, landscaped and screened. The Town shall have no
obligation to replace this parking upon construction of the Cultural Arts Center.
C. At such time that the Cultural Arts Center is constructed, a joint use for parking for the
Stanley Hotel and the Cultural Arts Center may become a part of the overall parking plan for
the Cultural Arts Center.
D. Regardless of other phasing considerations, parking facilities immediately south of the
Manor House shall be upgraded in circulation capability and landscape improvements
without significant capacity increase at the time of any new on site constructionlexpansion.
Stanley Historic District Master Plan/31
January 11,1994
E. Performing Arts Center parking shall be shared with existing Stanley Hotel parking, not
necessarily tied to the Cultural Arts Center.
F. Upon construction of the Cultural Arts Center, permanent parking facilities shall be
provided to accommodate parking based on the total floor area of the Performing/Cultural
Arts facilities based on Gross Floor Area of the combined facilities.
11. A 50 ft. minimum landscape buffer shall be provided upon development of the Cultural Arts
Center adjacent to the property line between Parcel 1 and Parcel 3. Landscape density shall
provide effective buffering of Parcel 1 uses (within the character of the natural landscape).
12. Ancillary and support structures shall be generally located north of the front facade of the
Stanley Hotel complex.
13. Should Parcel 4 be developed in entirely residential uses, an additional 5,000 s.f. of retail use
shall be allowed on Parcel 1. However, this floor area shall be deducted from the allowable floor
area of another allowable use designated for Parcel 1, resulting in no net gain in developable
floor area.
14. Favorable consideration shall be given by the Technical Review Committee to an applicant who
provides a detailed circulation and parking plan prepared by a qualified transportation
consultant which clearly delineates the phasing and construction of all proposed access,
parking, and related circulation issues.
15. The use of exotic, non-native landscape species previously introduced on Parcel 1, including
blue grass lawns, may be used surrounding the Hotel, Hotel expansion, and Manor House,
Stanley Hall and proposed performing arts center.
16. Section 17.44.060, F of the Historic District Ordinance must be referred to for development of
Parcel 1.
Stanley Historic District Master Plan/32
January 17,1994
PARCEL 2 -- THE OVERLOOK PARCEL
Site Development Considerations
Parcel 2 — The Overlook Parcel requires special development consideration, not only to
preserve the significant site qualities it possesses, but also to ensure that development impact
to all adjacent home sites, particularly those to the north, is mitigated to the fullest extent
possible. Views to the south and west are of particular value in this upper portion of the
hillside. Therefore, viewshed preservation must address impacts to off -site homes, while
providing view windows for existing and proposed development. The seasonal migration of
elk and deer populations must be considered to reduce hindrance of their natural passage
through the parcel. The upper reaches of this parcel are grassed hillside, while existing
significant vegetation is generally located in the lower portions of the parcel. However, more
dense development is proposed in these lower areas to provide a density transition away from
existing off -site homes. To mitigate this conflict, careful clustering of the higher density
development that responds to existing tree locations is required to preserve the valuable
natural setting that the undeveloped parcel holds. The Development Standards and Design
Guidelines that follow have been prepared to address these and other, more general site
preservation considerations.
Development of this parcel may consist of either Residential or Accommodations development
or a combination of both.
Stanley Historic District Master Plan/ 33
January 11,1994
Parcel 2
DEVELOPMENT STANDARDS
Land Use:
Recommended Uses:
Maximum Allowable
Development:
Minimum Lot Area
Single Family Detached:
Maximum Building
Height:
Off-street Parking:
Minimum Setbacks from
exterior property lines.
Buildings:
Minimum Open Space:
1. Residential • Multi -family and single family;
2. Accommodations
3. Mixed ResidentiaUAccommodations
Single family detached residences and attached dwellings in two-,
three-, four-, and multi-plex building configurations.
1. Residential: 46 dwelling units
Actual development is based on meeting the specific
setbacks and design guidelines and standards.
2. Accommodations: 92 units not to exceed 75,000 s.f.
6,000 s.f.
30 ft.
Residential: Two (2) covered spaces per unit, enclosed by
building structure.
Accommodations: per Town Code.
North: 50'
East: 25' Residential; 50' Accommodations
South: 15'
West: 15'
Minimum Building Separation: 10'
Minimum setback from private drives right-of-way: 10'
30%
In subdivided single family detached development,
30% designated open space shall be provided exclusive of
lotted area.
Right-of-way andlor
private street reservation: 45' width
Stanley Historic District Master Plan/ 34
)anuaty19.19Sit
Parcel 2
DEVELOPMENT STANDARDS
SPECIAL COND EIONS
1. A minimum buffer; stack of 50' shall be established along the north property Ilne of Parcel 2.
2. Residential usage: Only single family detached or duplex are allowed along the north property
line.
3. Accorr.rnods as usage: A maximum of nine (9) building footprints, not to exceed 3,600 si of
groan floor area each, shall be allowed along the meth property line (with 50' setback). These
may be constructed as one (1) or two (2) for sale wits or a maxmmum of two or four
accommodation units. One enclosed parking spy per each accommodation unit
4. Residential develcpanent: A 25' minimum building setback Is required at the cast parcel
boundary arIlacent to Parcel 3.
5. Accommodation development Building setback along the east property line is 50 feet.
6. If ama mrmadatlens are developed at the north edge of the parcel, the balance of the property
shall be developed for acconamedetions with no single building footprint to exceed 120 feet In
length.
7. Prior to development on Parcel 2, a private street system built to Town of Estes Perk Pubic
Street Standards must be constructed byte developer and shell connect Parcel 2 with a public
street. Street location must meet Technical Review Committee approval.
6. Perking for accommodations shall be clustered with no extensive stufam;a areas.
9. Mixed reaidentiallaccammodaUOn shill be es follows:
a. Res! _ tin! aim II occur on the north portion of the parcel
b. Time total number of mixed reiidentiallaccommodstiomts units shall not exceed 92 units.
Each residential unit constructed shall reduce the number of remaining 'accommodations
units allowed by t*u units. Each two accommodation units constructed shall reduce the
number of remaining residential units by one unit
c. Each residential unit constructed shell reduce the allowable square footage for
accommodations by 1,230 square feet.
Stanley A[Nosic District Master Plan / 35
January 11,1994
SITE SPECIFIC GUIDELINES FOR PARCEL 2
1. Garage/driveway orientation.
Drive/garage location and orientation should be well integrated with site terrain and
residential architecture to enhance neighborhood curb appeal and reduce impacts to the site
and neighboring development.
'Walkout' siting is best suited for home sites where the terrain slopes downward from the
driveway to the rear of the site. Garages are located at the upper level of the home to avoid
site disturbance and costly excavation.
'Garage Under' siting is preferred for homesites with sloping terrain that rises up from the
driveway elevation. Garages are located at the lower level of the home avoiding steeply
sloped driveways.
By providing additional garage setback from the front facade of the house, garage and
parking areas are less visible on more narrow homesites.
To reduce the impacts of paved surfaces (impervious cover), driveways should taper
beyond the immediate garage/parking area.
Stanley Historic District Master Plan/ 36
January 11,1994
PARCEL 3
Site Development Considerations
Parcel 3, as with Parcel 2, must be developed with special consideration given to the mitigation
of development impacts to adjacent homesites. Meanwhile, the significant attributes that
imbue Parcel 3 with its natural appeal must also be carefully addressed to prevent those
attributes from being lost in the development process. The upper portions of this parcel
provide views to the south, across the Estes Valley. Viewshed preservation for adjacent
existing homesites and proposed development within the parcel must be considered in the
planning of both the upper and lower portions of Parcel 3. As with the entire Historic District,
the seasonal presence of elk and deer populations must be regarded as a component in
planning and development. Parcel 3 possesses the most significant stands of ponderosa pine
in the Historic District. Density transitions and site access must be sensitively tucked within
and around these stands if the valuable natural setting they create is to remain following
development. Finally, the elevational change presented from a point near Steamer Drive to the
Parcel 3 highpoint is the greatest within the Historic District. Development shall preserve the
hillside character and insure that development does not degrade this attribute.
Stanley Historic District Master Plan/37
January 11,1994
Parcel 3
DEVELOPMENT STANDARDS
Land Use:
Recommended Uses:
Maximum Allowable
Development:
Minimum Lot Area
Single Family Detached:
Maximum Building
Height:
Off-street Parking:
Minimum Setbacks
from property lines.
Buildings:
Minimum Open Space:
Residential • Single-family and multi -family
1. Single family detached residences
2. Attached dwellings in two-, three- and four-plex building
configurations.
50 dwelling units.
6,000 s.f.
30 ft.
Two (2) covered spaces per unit, enclosed by a garage
attached to dwelling unit.
North: 30'
East: 30'
South: 25'
Parcel 213 boundary: 25'
Parcel 113 boundary: 15'
Minimum Building Separation: 10'
Minimum setback from private drives and parking.
30 %
In subdivided single family detached development,
30% designated open space shall be provided exclusive of
lotted area.
Street R.O.W. or
Private Street Reservation: 45' width
Stanley Historic District Master Plan/ 38
January 11,1994
Parcel 3
DEVELOPMENT STANDARDS
SPECIAL CONDITIONS
1. A minimum buffer setback of 30' shall be established along the north property line of Parcel 3. It
is emphasized that this setback is considered a minimum and greater setback distance is
encouraged. Variation in the setback distance is encouraged to avoid the appearance of homes
Tined up in a row at the setback line.
2. In the interest of preserving existing mature trees, a 25' minimum building setback is required at
the west parcel boundary adjacent to Parcel 2.
3. An emergency access connection may be provided to the existing drive to the northeast of
Parcel 3. If this access is for emergency use only, it may be blocked with a "break -away" type
barrier.
4. Provide a predominant hard surface pedestrian path adequately lit.
Stanley Historic District Master Plan/ 39
January 11,1994
SITE SPECIFIC GUIDELINES FOR PARCEL 3
1. Garage, Driveway.
Drive/garage location and orientation should be well integrated with site terrain and
residential architecture to enhance neighborhood curb appeal and reduce impacts to the site
and neighboring development.
'Walkout' siting is best suited for home sites where the terrain slopes downward from the
driveway to the rear of the site. Garages are located at the upper level of the home to avoid
site disturbance and costly excavation.
'Garage Under' siting is preferred for homesites with sloping terrain that rises up from the
driveway elevation. Garages are located at the lower level of the home avoiding steeply
sloped driveways.
By providing additional garage setback from the front facade of the house, garage and
parking areas are less visible on more narrow homesites.
To reduce the impacts of paved surfaces (impervious cover), driveways are required to
taper beyond the immediate garage/parking area.
Stanley Historic District Master Plan/40
January 11,1994
PARCEL 4 - COMMERCIAL DEVELOPMENT
Site Development Considerations
Parcel 4 extends from the open landscape adjacent to the US-34 Bypass to residential properties
at the east edge of the Historic District. Its location also sandwiches it between the historic
structures of the Stanley Hotel complex and contemporary off -site development of suburban
commercial uses.
In this context, Parcel 4 must achieve several critical transitions in land use and development
character in a narrow linear parcel configuration, without violating the visual corridor elements
of the Historic Ordinance. Setbacks, landscape buffers, and site plan organizational elements
within Parcel 4 must all be considered as tools in achieving this challenging role.
The Parcel 4 location, adjacent to the major entry roadway, provides the opportunity to
establish an early character for the Historic District to visitors entering the district. Building
placement close to the roadway can create a comfortable scale for pedestrians, but buffering
from passing traffic is necessary. Separation from the unsightly off -site development can be
achieved by placing parking to the rear of buildings. Consideration must also be given to the
mass of buildings. Floor plates that are too large will simply bring the encroachment of
contemporary commercial development closer to the historic complex rather than buffering it
through transition. Therefore, land use transition, building scale, view corridor preservation,
and vehicular and pedestrian access must become foremost considerations for Parcel 4.
Stanley Historic District Master Plan/41
January 11,1994
Parcel 4
DEVELOPMENT STANDARDS
Land Use:
Recommended Uses:
Maximum Allowable
Development:
Maximum Building
Coverage:
Max. Floor PlatelBuilding:
Max. Building Height:
Off-street Parking:
Min. Setback from
Property Lines/Building:
Commercial:
Mixed-uselCommercial - Residential
1. Commercial uses - businesses engaged in retail sales or
services, particularly those related to restaurants, offices and
tourist and travel -related sales and services.
2. Attached dwellings.
3. Single Family Detached dwellings.
1. 30,000 s.f. Commercial, Office, 20 units of second floor multi-
family residences subject to meeting development standards and
design guidelines, or
2. Residential: 45,000 s.f. with max. of 40 units. Maximum building
floorplate is 10,000 s.f. with total of 30,000 s.f. coverage max.
30,000 s.f.
10,000 s.f.
30 ft.
Commercial: Five (5) spaces per 1,000 s.f.
Residential: One (1) space per one -bedroom unit.
Two (2) spaces per dwelling unit, two bedrooms or greater
From Stanley Historic District Road: Build to line
to allow development of an appropriate streetscape.
East: 25' landscaped buffer
South: 15' landscaped buffer
West: 0' from non -development area boundary
Residential: North: 25' from Stanley Historic District Road
East: 25' landscaped buffer
South: 15' landscaped buffer
West: 0' from non -development area boundary
Minimum Building Separation: 10'
Minimum setback from private drives and parking: 10'
ParkinglDrives: 10' setback from all property lines.
*Note: A mandatory build -to line has been established at the front property line.
Stanley Historic District Master Plan/ 42
January 11,1994
Parcel 4
DEVELOPMENT STANDARDS
SPECIAL CONDITIONS
1. Site development shall be clustered to the central portion of the development parcel to provide
the 30% Open Space in the southwestern most portion of the Parcel.
2. Commercial development shall be planned with all off-street parking located behind (to the
southeast) buildingslbuilding groups.
3. Primary access shall be provided at two points. The eastern most point shall be aligned to
create a four-way intersection with the public roadway serving Parcel 3 to the north. The
second primary access point shall be located to the northwest at a point approximately
midway between the eastern access and the access drive to the Stanley Hotel.
4. A secondary access may be provided at the south between Parcel 4 parking areas and the
adjacent Stanley Village shopping area parking. Under no circumstances shall direct access
to the public right of way northwest of Parcel 4 be provided from this secondary access.
5. Pedestrian access shall be provided by building separations and pedestrian walks between
the Parcel 4 parking and the public right of way to the northwest. The location of these
pedestrian ways shall be coordinated with street intersection locations to provide safe street
crossing opportunities.
6. At the time of commercial development of Parcel 4, additional public right of way shall be
dedicated to accommodate 10' minimum width landscaped median islands and additional
travel and turn lanes as warranted. All improvements shall be the responsibility of the
developer, and shall be dedicated to the Town.
7. The southern portion of the parcel may be utilized for storm water detention.
8. Commercial building construction should reflect a traditional or downtown streetscape and
provide store entryways and window displays at sidewalk levels.
9. Pedestrian linkage shall be provided serving Parcel 4, the Stanley Hotel Campus and Stanley
Village.
Stanley Historic District Master Plan/43
January 11,1994
SITE SPECIFIC GUIDELINES FOR PARCEL 4
1. Landscape.
Plazas and malls should be designed and planted to reflect a place suited to the pedestrian
scale. Small trees can occur at regular intervals along narrow corridors. Deciduous canopy
and flowering trees should be grouped at focal points and within plazas or sitting areas. A
variety of color and texture is encouraged if arranged logically. Blue grass turf shall be
allowed in Parcel 4.
2. Residential.
Second floor residential over commercial will have a minimum size of 800 feet per dwelling
unit.
All access to the second floor residential will be located from the interior of the first floor.
No exterior stairways are allowed.
3. Minimize the visual impact of the off-street parking.
Parking should be located to the south of buildings or screened so that it does not dominate
the streetscape. Fences, hedges, berms and landscaping shall be used to screen parking
areas. In the design of large parking areas, arrange bays of stalls which are separated by
landscaping. Design the landscaping to provide snow storage areas in the winter. When
parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than
allowing the lot surface to extend above natural grade. Walkways will be provided from
parking lot to building.
4. Residential compatibility.
The architectural treatment of this area should be compatible with the appearance of
Parcel 3.
Stanley Historic District Master Plan/44
January 11,1994
PARCELS 5 & 6 - OPEN SPACE
Site Development Considerations
None.
Stanley Historic District Master Plan/45
January 11,1994
Parcels 5 & 6
DEVELOPMENT STANDARDS
Land Use: Dedicated Open Space
Recommended Uses: Historic view preservation.
Maximum Allowable
Development: None. No permanent structures or parking facilities shall be
allowed on these parcels.
Stanley Historic District Master Plan/46
January 11,1994
PARCEL 7
Site Development Considerations
The location of Parcel 7, adjacent to the Highway 34 Bypass, the relocated main entry drive of
the Stanley Hotel and the open front lawn of the Stanley, makes its visual sensitivity a key
consideration in planning and development. The several knolls and draws at the western edge
of Black Canyon Creek offer siting opportunities. To fully optimize the site features in
reducing visual impacts, disturbance to slopes and existing vegetation must be minimized.
The adjacent open space is attractive to seasonal elk and deer populations, so careful siting
(clustering) of homesites to allow reasonable wildlife passage must occur to reduce potential
conflict.
Stanley Historic District Master Plan/47
January 11,1994
Parcel 7
DEVELOPMENT STANDARDS
Land Use:
Recommended Uses:
Maximum Allowable
Development:
Minimum Floor Area
per Dwelling Unit:
Minimum Lot Area
Single Family Detached:
Maximum Building
Height:
Off-street Parking:
Minimum Setbacks
from property lines.
Buildings:
Minimum Open Space:
Residential • Multi-familylBed and Breakfast
Single family detached residences and attached dwellings in two-,
three- and four-plex building configurations.
20 dwelling units
or 15 dwelling units plus one (1) 5-bedroom bed and breakfast.
Multi -family: 1,200 s.f.
Single family
detached: 1,800 s.f.
6,000 s.f.
30 ft.
Two (2) covered spaces per unit, enclosed by a garage attached to
the building.
25' from Stanley Historic District Road
25' from Highway 34 Bypass
West: 10'
North: 10'
Minimum Building Separation: 10'
Minimum setback from private drives: 10'
30
Stanley Historic District Master Plan/48
January 11,1994
Parcel 7
DEVELOPMENT STANDARDS
SPECIAL CONDITIONS
1. Access shall be limited to a single point along the public road right of way near the northeast
corner of the site.
2. No direct access to the US 34 Bypass shall be allowed.
3. No fill shall extend beyond the west lot line.
4. The 30 percent minimum open space should be achieved substantially in the southeast corner
of the parcel.
Stanley Historic District Master Plan/49
January 11,1994
PARCEL 8 - OPEN SPACE
Site Development Considerations
Parcel 8 represents a community -wide resource in the natural beauty the Black Canyon Creek
corridor offers to the Historic District, to those traveling on MacGregor Avenue, and the US 34
Bypass and to neighboring development parcels. The scheduled dedication as Public Open
Space of Parcel 8 reflects this role and the value it holds for the citizens of Estes Park. In its
current natural state, this parcel offers wildlife habitat and scenic qualities within the
urbanizing fabric of Estes Park. The presence of these natural assets strengthen the
distinguishing Rocky Mountain identity that Estes Park enjoys. The land forms of Parcel 8 also
allow the parcel to serve a valuable function in stormwater detention. Special care must be
given in planning and construction to ensure minimal impact to the valued qualities that this
site possesses.
Since the site represents a portion of the Black Canyon Creek corridor, it also offers the
opportunity to serve as a linkage between up and downstream portions of Black Canyon
Creek. Pedestrian trail linkages may be provided within the site serving to expand existing
trail networks. However, to retain the qualities cited above, any trail development must be
carefully integrated with other proposed uses and natural features.
Stanley Historic District Master Plan/ 50
January 11,1994
Parcel 8
DEVELOPMENT STANDARDS
Land Uses: Dedicated Open Space
Recommended Uses:
Maximum Allowable
Development:
Transfer of Property:
Open space limited in use to wildlife habitat, potential
stormwater management facilities and passive outdoor recreation
associated with pedestrian trail linkages. All uses must be
consistent with the existing natural character of this parcel.
Development restricted to pedestrian trail linkages and
stormwater management facilities carefully integrated with natural
site vegetation and terrain. All development must be consistent with
the existing natural character of this parcel.
No buildings or vehicular access drives, streets or parking facilities
shall be allowed on this parcel. Limited maintenance access may be
provided to stormwater management facilities.
At the time of transfer of property to the Town or other entity, the
property owner may covenant the property to restrict development in
accordance with these guidelines.
Stanley Historic District Master Plan/51
January 11,1994
SITE SPECIFIC GUIDELINES FOR PARCEL 8
1. Landscaping.
Revegetation with naturally occurring material of all trenches for sewer line and water lines
installed to service Parcel 7 and 9 shall be done immediately after backfilling of the
trenches.
Stanley Historic District Master Plan/52
January 11,1994
PARCEL 9 - MACGREGOR AVENUE DEVELOPMENT
Parcel 9 is the parcel furthest removed from the core development area in the Stanley Hotel
Historic District. Visually separated by open space and rugged terrain, development is not
anticipated to directly impact the visual quality of the immediate Stanley Complex. The
western portion of the District, where Parcel 9 is located does, however, portray the
characteristic setting that the Hotel was built to showcase. For this reason, Parcel 9 must be
developed in a manner that is visually sensitive to its setting and achieves a sympathetic
physical fit with the surrounding natural features. The natural sloped condition of the site
suggests development with stepped foundations and siting that responds to changes in grade.
Access from MacGregor Avenue must acknowledge the MacGregor/US 34 Bypass intersection
to avoid the creation of safety issues and congestion. Elevational differences between
MacGregor and proposed development must be surmounted with reasonable access drive
slopes and perhaps the use of some retaining walls to provide adequate parking. The success
with which these issues are addressed will, to a great degree, determine the success of
proposed development planned for Parcel 9.
Stanley Historic District Master Plan/ 53
January 11,1994
Parcel 9
DEVELOPMENT STANDARDS
Land Use:
Recommended Uses:
Maximum Allowable
Development:
Maximum Building
Coverage:
Maximum Building
Height:
Off-street Parking:
Minimum Setbacks:
Buildings:
Parking areas)
drives:
Office • Multi -family
Offices: Businesses; Medical and Dental offices,
professional and public offices, multi -family dwellings.
10,000 s.f. Office or up to 14 dwelling units not to exceed
20,000 GFA.
7,000 s.f.
30 ft.
Office: Five (5) spaces per 1,000 s.f.
Multi -family: Two (2) spaces per dwelling unit
Minimum Building Separation: 10'
Minimum setback from driveslparking areas: 10'
Minimum setback from Highway 34 R.O.W.: 25'
Minimum setback from MacGregor R.O.W.: 25'
Highway 34 R.O.W.: 10'
MacGregor R.O.W.: 10'
Stanley Historic District Master Plan/ 54
January 11,1994
Parcel 9
DEVELOPMENT STANDARDS
SPECIAL CONDITIONS
1. Access shall be limited to 2 points on MacGregor Avenue. No continuous access shall be
allowed.
2. The northern most access point shall be located at a point near the location of the existing
private drive serving off -site development to the north.
3. The southern -most access point shall be located no closer than 150' distance from the edge of
the US 34 Bypass/MacGregor intersection.
4. Development shall be oriented toward open space and Black Canyon Creek to the east.
5. Prior to public dedication of Parcel 8, minor adjustment to the property boundary shall be
allowed to accommodate specific development proposal configurations.
6. Following public dedication of Parcel 8, a 10' temporary construction easement shall be granted
to Parcel 9. No site disturbance shall be allowed beyond this easement and site protection
measures as described in the Design Guidelines shall be employed at the easement boundary.
7. A 25' building and a 10' parking setback from Highway 34 Bypass right-of-way and MacGregor
Avenue right-of-way shall be required.
Stanley Historic District Master Plan/ 55
oPo
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usg
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EXHIBIT D
PROVIDED WITHIN EXHIBIT A
(SEE PG. 3 )
EXHIBIT F
January 11, 1994
LAND USE SUMMARY
PARCEL #
LAND USE
UNITS I GFA
1
HOTEL
75,000 SF HOTEL EXPANSION
14,000 SF MANOR HOUSE EXPANSION
25,000 SF RECREATION 1 CONF. CTR.
22,800 SF ACCOMMODATIONS
5,000 SF RETAIL
COMMUNITY
CENTER
6,000 SF (STANLEY HALL)
PERFORMING ARTS CTR.
40,000 SF CULTURAL ARTS CTR.
RESIDENTIAL SF
2 UNITS SINGLE FAMILY DETACHED
2
RESIDENTIAL MFISF
46 UNITS
AND
OR
ACCOMMODATIONS
92 UNITS (not to exceed 75,000 sf.)
3
RESIDENTIAL
MFISF
50 UNITS
4
COMMERCIAL I
MIXED USE
30,000 SF COMMERCIAL
RETAIL I OFFICE 1 RESIDENTIAL
20 UNITS 2ND FLOOR MF
OR
RESIDENTIAL
40UNITS (not to exceed 45,000 sf.)
5
OPEN SPACE
6
OPEN SPACE
7
RESIDENTIAL I MF
20 UNITS OR
15 UNITS Plus
1 BED & BREAKFAST
(5 bedroom maximum)
8
OPEN SPACE
9
OFFICE
10,000 SF OFFICE
OR
RESIDENTIAL MF
14 UNITS
P
E1"=100'
N
II
75,000 SF HOTEL ADDITION
14,000 SF MANOR HOUSE EXPANSION
25.000 SF RECREATION CTR.
22,800 SF ACCOMMODATIONS
5,000 SF RETAIL
6,000 SF PERFORMING ARTS CTR.
(STANLEY HALL)
40,000 5F CULTURAL ARTS CTR.
2 UNITS SINGLE FAMILY DETACHED
46 UNITS
50 UNITS
00,000 SF COMMERCIAL
RETAILJOFFICE)RESIDENTIAL
20 UNITS 2770 FLOOR MF
IIII
10,000 SF OFFICE OR 14 UNITS
5 OPEN SPACE
6 OPEN SPACE
7 RESIDENTIAL
8 ' OPEN SPACE
DEDICATION
9 OFFICE/ME
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