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1540RESOLUTIONNO.154ARESOLUTIONOFTHEESTESPARKURBANRENEWALAUTHORITYDETERMININGTHATAPROPOSEDDEVELOPMENTPLANKNOWNASROCKYMOUNTAINFACTORYSTORESONTRACT2,STANLEYADDITION,TOWNOFESTESPARKISINCOMPLIANCEWITHTHEESTESPARKDOWNTOWNREDEVELOPMENTPROGRAMWHEREAS,inaccordancewithSection17.36.020oftheEstesParkMunicipalCode,theproposeddevelopmentplanknownasRockyMountainFactoryStores,Tract2,StanleyAddition,TownofEstesParkwassubmittedtotheEstesParkUrbanRenewalAuthority(EPURA)fordeterminationofcompliancewiththeEstesParkDowntownRedevelopmentProgram(Plan);andWHEREAS,anoticeofpublichearingwaspublishedasrequiredbytheMunicipalCode;andWHEREAS,apublichearingwasheldonOctober30,1990andcontinuedtoNovember1,1990,beforetheEPURABoardofCommissioners(Board);andWHEREAS,allpersonsatsuchhearingwereallowedtopresenttestimonyandevidencetotheBoard;andWHEREAS,theBoardhasconsideredallofthetestimonyandevidencepresentedatthehearingandtheproposedplanofdevelopment.NOW,THEREFORE,BEITRESOLVEDBYTHEBOARDOFCOMMISSIONERSOFTHEESTESPARKURBANRENEWALAUTHORITY:Basedonthetestimony,comments,andevidencepresentedatthepublichearing,theBoardherebymakesthefollowingfindingsoffact:A.TheSecondModificationofthePlan,approvedbytheTownBoardonOctober23,1990,providesthatthesubjectareamaylieusedforretailandcommercialuses.Thezoningofthepropertyallowscommercialandretailuse.Evidencesubmittedbytheapplicantindicatesthattheproposeddevelopmentisretailsales,tolieoperatedonayear—aroundbasis.B.SomeofthepurposesofthePlanare:“2.Throughnewcommercialdevelopmentandredevelopment,newopportunitieswillbeprovidedto1 CstrengthenEstesPark’seconomicbaseandallowforthefulleconomicdevelopmentpotentialoftheredevelopmentarea”.(p.1)“3.Todevelopimplementationplansandstrategiesforthedowntownareatoguide,enhance,andencouragethedevelopmentandredevelopmentoftheareabyjointprivate/publicpartnerships”.(p.1)“9.ToimplementtheadoptedEstesParkComprehensivePlantoassistintheorderlygrowthoftheEstesParkarea”.(p.2)ThisproposedprojectisanewcommercialdevelopmentwhichshouldstrengthenEstesPark’seconomicbase.ThisproposedprivatedevelopmentwillbeconsistentwiththeproposedacquisitionofopenspacebyEPURAtoprovidealandscapeandviewbufferfordowntown.TheEstesParkComprehensivePlandesignatesthispropertyforcommercialuses.C.ThePlandirectsEPUPAtoencourageandpromoteyear—aroundtypedevelopmentinandneardowntownEstesPark.ThepropertyadjoinsdowntownEstesParkandisknownasthe“Knoll”.EvidenceconsideredbytheBoardand,inparticular,theapplicant’sStatementofIntent,indicatesthattheproposedretailuseswillbeoperatedyear—around.D.TheapplicabledesignguidelinesofthePlanareasfollows:“GUIDELINE4:Usematerialsappearingindigenoustothearea;i.e.,roughornaturallyfinishedwoodsiding,largetimbersandareastone...Paintsmoothsurfaceswithearthtonesusingtwotothreecontrastingtonestohighlighttrim,cornices,andotherarchitecturaldetails.”(p.103)Evidenceindicatestheproposedprojectwillusestonematerialandtimbersandwillbepaintedinearthtones.“GUIDELINE5:FACADERELATIONSHIPS:Relatetheprimaryarchitecturalelementsofadjacentbuildingstoeachotherbycontinuingandreinforcingcommonlinescreatedbywindows,doors,trim,signage,cornices,eaves,etc.”(p.103)2 0CEvidenceindicatesthisisafree-standingproject,andwillhaveitsowndistinctiveimage.Theproposedfacadedesignsaredirectedatcreatingavillageimage.“GUIDELINE6:BUILDINGSIGNAGE:Inadditiontoconformingtothesigncode,constructsignageonwoodpanelsseparatefromfacades,alignandproportionpanelsinrelationtoadjacentsignagewherepractical,andutilizegraphicsymbolsasmuchaspossible.”(p.103)Noevidenceregardingthisissuewassubmitted.“GUIDELINE7:ROOFS:Usehiproofsfornewconstructionwithwood,composition,ormasonrytypeshingles.Forbothnewconstructionandrenovations,usecolorsinthebrownrangeonly.”(p.103)Evidenceindicatestheprojectwillusehiproofs.Allheating,ventilationandairconditioningequipmentwillbehiddeninsidetherooflines.Theroofwillbeametalrolledseamroof.“GUIDELINE8:ENTRIESTOCOMMERCIALCOMPLEXES:Distinguishentriestocommercialcomplexesbydevelopingentryplazas.Insetactualentriesfromthemainbuildingfrontage.”(p.103)Therewasnoevidencepresentedaddressingthismatter.“GUIDELINE9:BUILDINGCOMPLEXES:Developdistinctivearchitecturalqualitiesforbuildingcomplexesseparatedfromthegeneralurbanpattern,butremaingenerallyconsistentwiththeseguidelines.”(p.103)Evidenceindicatestheproposeddesignwillbearchitecturallyuniqueandwillconsistofavillagetypedevelopment.“GUIDELINE10:BUILDINGHEIGHTSANDLOCATIONS:Keepbuildingsinscalewiththenaturalrivervalleyandexistingdevelopment.Keepviewcorridorstothemountainpeaks,rivers,andtheconfluenceareaopen.Keepvisualcontinuityofthehillsidebufferuninterrupted.”(p.103)EvidenceindicatestheproposedprojectwillintrudeuponthehillsidebufferviewcorridorwhenviewedfromtheHighways34and36intersection.Thebufferwillnotbeinterruptedintheviewfromdowntown.“GUIDELINE12:STORAGEANDSERVICEAREA:Internalizestorageandserviceasmuchaspossible.Useplanting3 CCareas,fences,andwallsofmaterialsanddetailingdescribedintheseGuidelinestoscreenoutdoorstorageandservice.”(p.104)Evidenceindicatesallbuildingserviceswillbefencedandhiddenfromview.“GUIDELINE13:LANDSCAPING:(referringtoparking):i.screening:Useplantingareastopartiallyscreenparkinglots,allowingenoughvisibilitytoprovidesurveillance.2.shading:Usecanopytreesinparkingislandsandalongperimeterstoprovideshadeandlandscapeinterest.3.Linkage:Providelandscapedentrywayslinkingparkingfacilitiestoshoppingareas.”(p.104)Evidenceindicatesthattheprojecthasdevelopedaninternalpedestriancirculationpatternlinkingthebuildingsandtheparking1t.Treeshavebeenplantedintheparkingislands.“GUIDELINE18:LANDSCAPEMANAGEMENT:2.Newdevelopment:Restrictdisturbancetothenaturallandscapeandthedevelopmentofroads,trails,andstructureswithintheHillsideVisualDistrictwherevertheywilldetractfromthequalityoftheDistrictasanaturalbufferarea.”(p.111)EvidencepresentedindicatesthattheprojectwillbesetbackfromthecliffareaoftheKnollbyanaverageof150feetandshouldnotdetractfromtheviewofthebufferfromdowntown.TheprojectwillbevisiblefromtheHighways34and36intersection.E.NotestimonyorevidencewaspresentedthatthisproposeddevelopmentwouldnotbeincompliancewiththePlan.Basedontheforegoingfindingsoffact,theBoardherebydeterminesthat:1)Theproposeddevelopmentplan,knownasRockyMountainFactoryStores,tobelocatedonTract2,StanleyAddition,TownofEstesPark,isincompliancewiththeEstesParkDowntownRedevelopmentProgram;2)TheAuthorityrecommendsthefollowingconditionsandchangesbemadetotheproposeddevelopmentplan:4 Ca.Alllandscapingindicatedonthelandscapeplanshallbeminimumrequirements.Allfillslopeswillberevegetatedwithnativematerialandirrigateduntiltheplantmatterwillsurvivewithoutirrigation.b.PlansforsignsshallbesubmittedtotheEPURAstaffforreviewandapprovalpriortoobtainingbuildingpermits,iftheproposeddevelopmentiscommenced.c.Allentriestostoresshouldbeaccentedthroughtheuseofentrysetbacks,landscaping,orpavementdetailing.d.Thedeveloperwillprovidedetaileddrawingsofbuildingfacadespriortoobtainingbuildingpermits,iftheproposeddevelopmentiscommenced.e.ThedeveloperwillinstallatrafficsignalattheentrytothedevelopmentifrequiredbytheTownofEstesPark,baseduponevidenceoftheneedforsame.Thisrequirementshallbeeffectivenotlongerthantwenty—four(24)monthsfollowingissuanceoftheCertificateofOccupancyfortheentireproject.ADOPTEDthis15thdayofNovember,1990.ESTESPARKURBANRENEWALAUTHORITYATTESTSSecretary5