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Home My WebLink AboutSTAFF REPORT Visitor Center DP04-150aVisitorCenter:AmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReviewEstesParkCommunityDevelopmentDepartmentMunicipalBuilding,170MacGregorAvenueP0Box1200EstesPark,CO80517Phone:970-577-3721Fax:970-586-0249www.estesnet.comDATE:January18,2005REOUEST:Thisisarequestfor:(1)anamendedplattocombineoneplattedlotandonemetes/boundsparcelintoasinglelotofrecord;(2)arequesttorezonetwoparcelsfrom“CO”to“CD”;and,(3)aDevelopmentPlanlLocationandExtentReviewtobuildanewVisitorCenter/ConventionandVisitorBureaubuildingandaccompanyingparkinglot.LOCATION:Thesiteislocatedat500BigThompsonAvenue,withintheTownofEstesPark.APPLICANT/OWNER:TownofEstesParkSTAFFCONTACT:DaveShirkSITEDATATABLE:Engineer:BASISArchitecture(SteveLane),586-9140;CornerstoneEngineering(KerryProchaska),586-2458ParcelNumber:2530253902DevelopmentArea:5.44-acresNumberofLots:TwoexistLng,oneproposedExistingLandUse:VisitorCenter/parkingProposedLandUse:SameExistingZoning:“CO”CommercialAdjacentZoning-East:“CO”CommercialNorth:“CO”CommercialWest:“CD”CommercialSouth:“E”Estate(acrossHwy36)AdjacentLandUses-East:Sanitarysewerplant,RecreationNorth:StanleyVillage(commercial)districtoffice C)West:CommercialSouth:Single-familyresidentialServices-Water:TownSewer:EPSDFireProtection:EstesParkVolunteerPROJECTDESCRIPTION/BACKGROUND:Thisisarequestforanamendedplattocombinetwolotsintoone,arezoningfromthe“CO”districttothe“CD”district,andadevelopmentplan.Thepurposeoftheserequestsistobuildanewvisitor’scenter/ConventionandVisitor’sBureauofficebuilding.TheAmendedP1w’isnecessarytobuildthestructureintheproposedlocation;thecurrentlotlineflowsthroughthemiddleofthebuildingsite.TheRezoningisproposedforavarietyofreasons,asoutlinedbelow.TheDevelopmentPlan/LocationandExtentReviewisrequiredbythedevelopmentcodefordevelopmentthislarge,andfordevelopmentbyagovernmentalentity.REVIEWCRITERIA:ThisproposalissubjecttoapplicablesectionsoftheEstesValleyDevelopmentCode(EVDC).Dependinguponthecomplexityoftheproject,thissectionmaybeabriefsummaryofthestandardsofreviewormayinvolveamoredetailedanalysisofthestandardsbaseduponissuesrelevanttoanyparticularproject.Amendedflat.ThisamendedplatcomplieswithapplicablesectionoftheEstesValleyDevelopmentCode.Theplatshouldincludea“limitsofdisturbance”thatpreservesthewetlandslocatedinthewesternportionofLot1.Zoning.Thepropertyiscurrentlyzoned“CO”Commercialoutlying.Theapplicantproposestorezonethepropertyto“CD”CommercialDowntown.TheRezoningisproposedforavarietyofreasons.First,thevisitor’scenterisintendedasanextensionofthedowntownarea,asvisitorswillstopthere,andthenwalkdowntown.Second,the“CD”districtallowsforaclosersetbacktotheriver.Thisallowsthevisitorscentertohaveaprimaryentrancejustofftheexistingriverwalktrail.Thedevelopmentcoderequirespedestrianconnectivity,andthisproposalwillbeanexampleofutilizingtheEstesValleytrailsystem.Page#2—VisitorCenterAmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReview 00ThisproposedrezoningsatisfiesthefollowingCommunity-WideLandUsePoliciesadoptedwiththeEstesValleyPlan:•Encouragetheconcentrationofculturalusesandactivitiesinthedowntownbusinessdistrict.•Provideapedestrian-friendlydowntownenvironmentwhichprovidesforpedestrianmovement,areasforrelaxing,gatheringandwindowshopping.DevelopmentPlan/LocationandExtentReview.LandUse.Theproposeduse(“governmentfacility”)isallowedinthe“CD”district.Setbacks.TheEstesValleyBoardofAdjustmentgrantedasetbackvariancetoallowthebuildingtobelocatedfurtherawayfromthehighwaythanthemaximumallowedsetbackof16-feet.Density.Notapplicable.ImperviousCoverage.Notapplicable.FloorAreaRatio.Thisproposaldoesnotexceedthemaximumfloorratioof2.0establishedforthe“CD”District.PedestrianLinkageRequirements.Table4-8oftheEVDCrequiresprovisionforinterconnectionswithexistingorplannedtrails,aswellasarequirementforsidewalkconstruction.ThesiteplanemphasizesaconnectiontotheEstesValleyTrailSystem.ThebuildingwillbelocatedwithaprimaryentranceontotheRiverWalk.OneoftheprincipalconceptsofthedevelopmentistoprovideparkingforvisitorstoeitherwalkdowntownorrideatransitsystemintoRMNP.GradingandSiteDisturbance.Section7.2“GradingandSiteDisturbanceStandards”appliestothisproposal.Nograding,excavationortree/vegetationremovalshallbepermitted,whethertoprovideforabuildingsite,foron-siteutilitiesorservicesorforanyroadsordriveways,beforeissuanceofabuildingpermit.AlldisturbedareaswillneedtoberestoredinaccordancewithSection7.2.C“RestorationofDisturbedAreas.”LandscapingandBuffers.Propertieswithinthe“CD”CommercialDowntownDistrictareexemptfromparkinglotperimeter,streetfrontagebuffer,anddistrictPage#3—VisitorCenterAmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReview o0bufferlandscapingstandards.Therefore,onlythe“imperviouscover”andinteriorparkinglotstandardsapply.Staffrecommendstherezoningbeconditionedonmeetingthelandscapingstandardsforthe“CU”district.Thismeansthe“parkinglotperimeter”and“streetfrontagebuffer”standardsshouldapply(thedistrictbufferstandardswouldremainexemptbecausetheadjoiningsingle-familyzonedpropertiesareseparatedbytopographicfeatures).Thesubmittedlandscapingplanmeetstheserequirements.TheapplicantproposestouseCDOTright-of-wayforlandscapeplanting.Section7.5.D5LocationofRequiredLandscapingstates“Allrequiredlandscapingshallbelocatedoutsideofanyadjacentright-of-wayunlessawaiverisreceivedfromEstesParkorLarimerCountyPublicWorks.”AsthisisCDOTright-of-way,CDOTmustgrantthiswaiver.Thiswaivershouldbeaconditionofapproval.Thefollowingnotesshouldbeincludedonthelandscapingplan:1)Plantsthatwillexceedsix(6)inchesinheightshallnotbeplantedwithinthree(3)feetofafirehydrant.2)Treeswithamatureheightofmorethantwenty-five(25)feetshallnotbeplantedunderutilitylines.Thesouthernparkinglotlandscapingplanhasnotbeenpreparedatthistime.StaffshouldreviewtherequiredlandscapingplanforthesouthernparkingforcompliancewithEVDCstandardsatthetimeoftheconstructionoftheparkinglot.StreamandRiverCorridorProtection.Section7.6.E.Ia(3)providesfor20-footriversetbacksforstructuresand12-footsetbacksforparkinglotslocatedinthe“CD”district.Thisproposalcomplieswiththosestandards.ExteriorLighting.TheproposeddevelopmentwillbesubjecttolightingstandardssetforthinSection7.9,whichrequiresexteriorlightingbeshieldedanddowncast.Off-StreetParkingandLoading.Section7.ll,A1exemptsnewdevelopmentinthe“CD”districtfromtheadoptedOff-StreetParkingandLoadingStandards.AllADAspaceswillberequiredtobemarkedandsignedpertherequirementsofSection7.11.J4SignsandMarkings.MinorModification.ThedesignofthisparkinglotrequiresthePlanningCommissiongrantMinorModificationstolanewidthstandardsfoundinSection7.11.0.3ParkingStallDimensions.Therequiredcurb-to-curbwidthfor60°parkinglayoutwithone-waydoubleloadedaislesis62’;theapplicantproposes56’.Thisfallswithinthe“25%”PlanningCommissionreviewparameterassetforthinSection3.7MinorModifications.InPage#4—VisitorCenterAmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReview C)0addition,theproposed56’footcurb-to-curbwidthallowsforfutureconversiontoa900parkinglayoutwithone-waydoubleloadedaisles,whichrequiresaminimumof57’.Theapplicantproposes600parkinglayouttofacilitatethepreferredone-waytrafficpatternsinthatarea.Other.The24’aislestemmingfromwherethetwo18’travellanescometogetherneartheinteriorlandscapeislandshouldberedesignedforan18’width.Thereareseveralreasonsforhavingan18’foottravelaislethereinsteadof24’:1)Mayallowforadditionalparkingspaces.2)Willhelpdirecttrafficandpreventtwocarsfromside-by-sidedownthattravelaisle.3)Willhelpdirecttrafficandpreventvehiclesfrommistakenlyenteringthe“one-way”aisle.Thenorthernsidewalkshouldbe8’wideandlabeledassuch.Interiorcurbingshouldbe“layback”or“rollover”style.Thesewillaidlargervehiclesinturningcorners.AdequatePublicFacilities.NobuildingpermitshallbeissuedunlesssuchpublicfacilitiesandservicesareinplaceorthecommitmentsdescribedinSection7.12.Chavebeenmade.Thissectionrequiresthatfacilitiesareavailabletoservetheproposeddevelopmentwhenbuildingpermitsareissued.Thismeansfacilitieswillneedtobeeitherinstalledorguaranteedbeforeissuanceofthefirstbuildingpermit.Drainage/WaterQualityManagement.Theapplicantproposesstormwaterfiltrationpondsforthetwomainparkinglots.PursuanttoSection7.2.B8,“wheredetentionbasinsandotherstormanderosioncontrolfacilitiesmayberequired,anyadversevisualandaestheticimpactsonthenaturallandscapeandtopographyshallbeminimizedtothemaximumextentfeasible.”Thiswillbesatisfiedwiththeuseofplantmaterials,whichwillalsoaidinthefiltrationofstormwater.SanitarySewer.TheapplicantproposestoconnecttoanexistingEstesParkSanitationDistrictmain.Water.Atthetimeofissuanceofanybuildingpermit,allnecessarywaterfacilitiesandservices,shallbeinplaceandavailabletoservethenewdevelopmentinaccordancewiththeapprovedutilityplanforthedevelopment.Page#5—VisitorCenterAmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReview ciFireProtection.Theapplicantproposesonefirehydrantonthesite.MechanicalEquipment.Section7.13“OutdoorStorageAreas,ActivitiesandMechanicalEquipment.”Thetrashcollectionareaandelectriccabinetwillbewithinanenclosedarea,andHVACequipmentwillbeenclosedintheroofstructure.REFFERALCOMMENTSANDOTHERISSUES:Thisrequesthasbeensubmittedtoallapplicablereviewingagencystaffforconsiderationandcomment.DepartmentofBuildingSafety.CompliancewiththememofromWillBirchfieldtoDaveShirkdatedDecember21,2004shouldbeincludedasaconditionofapproval.PublicWorksDepartmenthadavarietyofcomments.Theseshouldbeincludedasconditionsofapproval.TownAttorneyWhitehascommentsregardingthededicationstatementandeasementsfortheamendedplat,andregardingconstructionofaparkingareaonBureauofReclamationlandforthedevelopmentplan.EstesParkSanitationDistrict.CompliancewiththememofromRonDuelltoDaveShirkdatedDecember15,2004shouldbeincludedasaconditionofapproval.UpperThompsonSanitationDistrict.CompliancewiththememofromDavidBrandtoDaveShirkdatedDecember30,2004shouldbeincludedasaconditionofapproval.USBureauofReclamationnotedthat“ReclamationwillcontinuetoworkwiththeTownofEstesParkandCornerstoneEngineeringandSurveyingtodetermineifandhowColorado-BigThompsonProject’soperationalandmaintenanceneedscanbemetwhileaccommodating”thisproject.Thisisanongoingdialogue,andStaffdoesnotanticipateanylingeringissues.TheBureau’smainobjectiveistoensureanabilitytoconductyearlymaintenanceoftheirmonitoringstationbelowtheeasternpedestrianbridge.CornerstoneEngineeringisdesigningthesitetoensureriveraccessfrombothsidesoftheriver.PortionsoftwoseparateeasementslocatedonthenorthsideoftheriverwillneedtobevacatednearthesouthernentrancetotheVisitor’sCenter.Thisvacationwillbedonethroughaseparateinstrument,andshouldbeaconditionofapproval.USArmyCorpsofEngineershadstandardcommentsregarding“permitrequirementspursuanttoSection404oftheCleanWaterAct.”Page#6—VisitorCenterAmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReview 00AlpineAnglers,thelocalchapterofTroutUnlimited,expressedconcernregardingstormwaterrun-offquality,whichincludes“contaminants[thatjaretoxictothefishandhabitat.”KeithKeenannoted“theproposeddesignofthedrainsintheparkingareasseemtointensifythisproblemevenfurtherbyfunnelingtherun-offdirectlyintoanexistingdraindesignedforrainwaterwhichappearstodumpdirectlyintotheBigThompsonRiver.”Theplanhassincebeenchanged,andpondsdesignedtofilterstormwaterhavebeenaddedtotheplan,asdescribedabove.Conduits.PerSection7.13,“conduit,meters,ventsandotherequipmentattachedtothebuildingorprotrudingfromtheroofshallbescreened,coveredorpaintedtominimizevisualimpacts”.ConstructionPlans.FinalconstructionplanswillneedtobeapprovedbyTownofEstesParkPublicWorks,LightandPower,andEPSDpriortoissuanceofthegradingpermitand/orfirstbuildingpermit.As-BuiltPlans.As-builtplans(1Mylar+Ipapercopy+1digitalcopy)shallbesubmittedatthetimeconstructionoftheimprovementsiscompleted.As-builtplansshallincludeutilities,parking,buildingfootprintsandbuildingsquarefootage.Finalcertificateofoccupancyshallnotbeissuedpriortosubmittalofas-builtplans(AppendixB.III.C.5).Other.Theexistingeasements(B907P89andB1041P542)willneedtobevacatedpriortoissuanceofabuildingpermit.VerificationshouldbesubmittedtoCommunityDevelopment.STAFFFINDINGSANDRECOMMENDATION:Basedontheforegoing,Stafffinds:1.ThisisarequestbytheTownofEstesParkforanamendedplat,arezoning,andaDevelopmentPlan/LocationandExtentReviewtobuildanewvisitor’scenter.2.Thesiteislocatedat500BigThompsonAvenue,withintheTownofEstesPark.3.TheEstesValleyBoardofAdjustmentgrantedasetbackvariancetoallowthebuildingtobelocatedfurtherawayfromthehighwaythanthemaximumallowedsetbackof16-feet.4.Thisproposalcomplieswithapplicablesetback,density,andimperviouscoveragerequirements.Page#7—VisitorCenterAmendedPlat,Rczoning,andDevelopmentPlan/LocationandExtentReview G5.TheproposedrezoningimplementsCommunityWideLandUsepoliciessetforthintheEstesValleyPlan.6.TheproposedAmendedPlatandDevelopmentPlanlLocationandExtentReviewmeetapplicablerequirementsoftheEstesValleyDevelopmentCode.7.ThisrequestincludesaMinorModificationtoparkingstalldimensions.8.ThisdevelopmentplanissubjecttocompliancewithapplicablesectionsoftheEVDC.Theseinclude,butarenotlimitedto:Section7.2“GradingandSiteDisturbanceStandards”;Section7.3“TreeandVegetationProtection”;Section7.12“AdequatePublicFacilities”;Section7.13“OutdoorStorageAreas,Activities,andMechanicalEquipment”,AppendixB.ffl.9.Thisrequesthasbeensubmittedtoallapplicablereviewingagencystaffforconsiderationandcomment.10.ThePlanningCommissionisthedecision-makingbodyforthedevelopmentplan.TherezoningrequestandamendedplatwillbeforwardedtotheTownBoardforfinalreview.Therefore,StaffrecommendsAPPROVALof:(A)AmendedPlattocombineoneplattedlotandonemetes/boundsparcelintoasinglelotofrecordCONDITIONALTO:1.Placementofwetlandsinaplattedno-disturbarea.Thisshallincludetherequiredsetback.2.TheamendedplatdedicationstatementshallbeamendedinaccordancewithTownAttorneyWhite’smemotoDaveShirkdatedDecember28,2004.(B)Requesttorezonetwoparcelsfrom“CO”to“CD”CONDITIONALTO1.Approvaloftheamendedplatanddevelopmentplan/locationandextentreview.2.Thelandscapingplanshallnotbeexemptfrom“parkinglotperimeter”orfrom“streetfrontagebuffer”standardssetforthintheEVDC.(C)“Visitor’sCenter”DevelopmentPlan04-15/LocationandExtentReviewCONDITIONALTO:1.CDOTlettertoallowlandscaping/signinROWshallbesubmittedpriortoissuanceofabuildingpermit.2.CompliancewiththememofromWillBirchfieldtoDaveShirkdatedDecember21,2004;memofromGregSieverstoDaveShirkdatedDecember27,2004;memofromTownAttorneyWhitetoDaveShirkdatedDecember28,2004;compliancewiththememofromRonDuelltoDaveShirkdatedDecember15,2004;and,compliancewiththememofromDavidBrandtoDaveShirkdatedDecember30,2004.Page#8—VisitorCenterAmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReview e03.Copiesofapplicablefederalpermitsshallbesubmittedwithbuildingpermitapplications.4.Theexistingeasemenis(B907P89andB1041P542)willshalltobemodifiedpriortoissuanceofabuildingpermit.VerificationshallbesubmittedtoCommunityDevelopment.5.Theplatshouldincludea“limitsofdisturbance”thatpreservesthewetlandslocatedinthewesternportionofLot1.6.Theaccessaislewherethetwonorthone-waydrivescometogethershouldbereducedto18’.7.Thenorthernsidewalkshouldbe8’wideandlabeledassuch.8.Interiorcurbingshouldbe“layback.”9.StaffshallreviewtherequiredlandscapingplanforthesouthernparkingforcompliancewithEVDCstandardsbeforeconstructionoftheparkinglot.10.Thefollowingnotesshallbeincludedonthelandscapingplan:a.Plantsthatwillexceedsix(6)inchesinheightshallnotbeplantedwithinthree(3)feetofafirehydrant.b.Treeswithamatureheightofmorethantwenty-five(25)feetshallnotbeplantedunderutilitylines.SUGGESTEDMOTION:APPROVAL:ImoveAPPROVALoftheLocationandExtentReview/DevelopmentPlan04-15withthefindingsandconditionsrecommendedbystaff,andImovetorecommendAPPROVALoftherezoningandamendedplattotheTownBoardwiththefindingsandconditionsrecommendedbyStaffDENIAL:ImoveDISAPPROVALofDevelopmentPlan04-I5/rezoninglamendedplatbecause...(statereasonfordenial-findings).Page#9—VisitorCenterAmendedPlat,Rezoning,andDevelopmentPlan/LocationandExtentReview