HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2022-04-19
1 Prepared April 14, 2022
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PLANNING COMMISSION – TOWN OF ESTES PARK
TO BE HELD VIRTUALLY
Tuesday,April 19, 2022
1:30 p.m.
Estes Park, CO 80517
The Estes Park Board Planning Commissionwill participate in the meeting remotely due to the
Declaration of Emergency signed by Town Administrator Machalek on March 19, 2020, related to
COVID-19 and provided for with the adoption of Ordinance 04-20 on March 18, 2020.Procedures for
quasi-judicial virtual public hearings are established through Emergency Rule 06-20 signed by Town
Administrator Machalek on May 8, 2020, and outlined below.
Please click the link below to join the webinar: https://zoom.us/j/93771272278
Or Join by Telephone:
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2
Prepared 4/14/2022
AGENDA
PLANNING COMMISSION – TOWN OF ESTES PARK
Tuesday, April 19, 2022
1:30 p.m.
AGENDA APPROVAL
PUBLIC COMMENT. (Please state your name and address).
CONSENT AGENDA:
1.Planning Commission Minutes dated March 15, 2022
ACTION ITEMS
1.Development Plan, Raven RockPlanner II Bergeron
DISCUSSION ITEMS:
1.Stanley Home Museum Annual UpdatePlanner Woeber
2.CPAW UpdatePlanner Bergeron
3.Special Study SessionDirector Garner
4.In Person vs Virtual Meetings
5.CompPlan UpdateDirector Garner
ADJOURN
NOTE: The Planning Commission reserves the right to consider other appropriate items not available at the time the agenda
was prepared.
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4
Town of Estes Park, Larimer County, Colorado, March15, 2022
Minutes of a Regular meeting of the ESTES PARK PLANNING
COMMISSION of the Town of Estes Park, Larimer County, Colorado.
Meeting held VIRTUALLYin said Town of Estes Park on the 15 day of March
2022.
Committee:Chair Matt Comstock, Vice-Chair Matthew Heiser,
Commissioners Joe Elkins, Howard Hanson, Janene
Centurione.
Attending:Chair Comstock, Vice-Chair Heiser, Commissioner Elkins,
Commissioner Hanson, Director Jessica Garner, Senior
Planner Jeff Woeber,Planner II Alex Bergeron, Planning
Technician LJ Baur, Recording Secretary Karin Swanlund,
Town Attorney Dan Kramer, Town Board Liaison Barbara Attorney Dan Kramer, Town Board Liaison Barbara
MacAlpine
Also Attending:Mike Scholl, Matt Ashby, Matt Ashby, Matt Ashby, Ayres Associates consultantAyres Associates consultantAyres Associates consultants
Absent:None
Chair Comstock called the meeting to order at 1:3r Comstock called the meeting to order at 1:30 p.0 p.0 p.m.m.m.
AGENDA APPROVAL
It was moved and seconded ((Heiser/ElkinsHeiser/ElkinsHeiser/Elkins) ) ) tototoapprove the agendaapprove the agendaapprove the agenda. T. The motion
tt
passed 5-0.
PUBLIC COMMENT nonenone
ff
CONSENT AGENDA APPROVALCONSENT AGENDA APPROVALCONSENT AGENDA APPROVAL
It was moved and seconded It was moved and seconded It was moved and seconded (((Hanson/HeiserHanson/HeiserHanson/Heiser) ) ) to to to approve the conapprove the conapprove the consent
agenda. The
motion passed motion passed 5-5-5-0.0.0.
ACTION ITEMSACTION ITEMS
aa
1.Golden Leaf Minor SubdivisionGolden Leaf Minor SubdivisionGolden Leaf Minor SubdivisionSenior Planner Woeber
Planner Woeber reviewed the staff report for the Golden Leaf Minor SubdiPlanner Woeber reviewed the staff report for the Golden Leaf Minor SubdiPlanner Woeber reviewed the staff report
for the Golden Leaf Minor Subdivision.
The 4.44± acre site is within The 4.44± acre site is within The 4.44± acre site is within thethethe E- E-1 (Estate) Zone District. Currently1 (Estate) Zone District. Currently1 (Estate)
Zone District. Currently, there are two
rr
residences on the property. The proposed subdivision creates an additional singleresidences on the property. The proposed subdivision creates an additional singleresidences on the property.
The proposed subdivision creates an additional single-
family lot forfora a a singlesinglesingle--family home. Staff recommended approval of the family home. Staff recommended approval of the family home. Staff recommended approval of the
Minor
Subdivision with one condition of approval:ubdivision with one condition of approval:ubdivision with one condition of approval:
1.Prior to recordation of the Golden Leaf Minor Subdivision, the owner/applicantPrior to recordation of the Golden Leaf Minor Subdivision, the owner/applicantPrior to recordation of
the Golden Leaf Minor Subdivision, the owner/applicant
shall guarantee installation of public improvements for water and sewershall guarantee installation of public improvements for water and sewershall guarantee installation of public improvements
for water and sewer
infrastructure per recommendation of the Town Utilities Department and theinfrastructure per recommendation of the Town Utilities Department and the
dd
Estes Park Sanitation District. This may involve installing the improvements orEstes Park Sanitation District. This may involve installing the improvements or
submitting an improvement agreement, subject to review and approval by
Community Development.
Owner Mark Adelmann thanked the Commission and the Staff for working with him
over the past months.
It was moved and seconded (Heiser/Hanson)to recommend that the Town
Board approve the Golden Leaf Minor Subdivision with findings and condition
of approval recommended by Staff. The motion passed 5-0.
DISCUSSION ITEMS
1.Missing MiddleMike Scholl, Ayers Associates
At the November 11, 2021, Planning Commission meeting, Staff presentedMissing
Middle housing types and discussed potential changes to the Zoning Code to
facilitate denser development. The discussion was a follow-up to a previous
5
Planning Commission – March15, 2022 – Page 2
discussion on the proposed RM-2 Zoning District. This incentive-based system
allows building at higher densities and reducesregulatory burdens such as parking
requirements in exchange for some affordable components.
While the Planning Commission indicated a general desire to allow for greater
densities, it was clear that a more nuanced approach was needed to ensure
compatibility with existing residential neighborhoods and the town overall.
As a result of the feedback from the Commission, Staff was provided direction to
explore the concept of the Missing Middle. The Missing Middle refers to medium-
density (gentle density) housing types that can be more easily integrated into single-
family residential neighborhoods while providing much-needed housing options. The
Planning Commission informally signaled that they would be favorable to Planning Commission informally signaled that they would be favorable to
considering this approach.
Staff willstart building online modulesto be viewed on EngageEstes.orgto be viewed on EngageEstes.orgto be viewed on EngageEstes.org, followed by
a staff workshop to review the existing code andandandcreatecreatecreatea draft amendment. a draft amendment. a draft amendment.
Staff will also begin planning community engagement sessionStaff will also begin planning community engagement sessionStaff will also begin planning community engagement sessions s s
in conjunction with in conjunction with in conjunction with
the Comprehensive Plan process to share ideas and gather input. the Comprehensive Plan process to share ideas and gather input. the Comprehensive Plan process to share ideas and gather
input.
Director Garner noted that this concept is about expanDirector Garner noted that this concept is about expanDirector Garner noted that this concept is about expanding choices, not dictatingding
choices, not dictatingding choices, not dictating
terms.It provides variety and options for a It provides variety and options for a It provides variety and options for a framework in the future. framework in the future. framework
in the future.
t
2.CPAW (Community Planning Assistance for Wildfire)CPAW (Community Planning Assistance for Wildfire)CPAW (Community Planning Assistance for Wildfire) Planner II BergeronPlanner
II BergeronPlanner II Bergeron
This analysis ofrecommendations providedrecommendations providedrecommendations providedbybythe CPAW teamthe CPAW teamthe CPAW teamis based on their is based on their is based on their
f
reviewof the Estes ParkEstes ParkDevelopment Code and related documents. The Development Code and related documents. The Development Code and related documents. The review
lensfocused solelyfocused solelyon strengthening wildfire mitigation and reducing wildfire risk. As on strengthening wildfire mitigation and reducing wildfire risk. As on strengthening
wildfire mitigation and reducing wildfire risk. As
such, recommendations should be reviewed and considered with other community such, recommendations should be reviewed and considered with other community such, recommendations should
be reviewed and considered with other community
priorities and competing interests.priorities and competing interests.priorities and competing interests.
The recommendations The recommendations The recommendations supplementsupplementsupplementadditional CPAW products and tools to increase additional CPAW products and tools to increase
additional CPAW products and tools to increase
a
understanding, support, and action around community wildfire risk mitigation.understanding, support, and action around community wildfire risk mitigation.understanding, support, and
action around community wildfire risk mitigation.
Some key recommendations and concurrence for updating the Development Code Some key recommendations and concurrence for updating the Development Code Some key recommendations and concurrence
for updating the Development Code
to reduce wildfire risk to reduce wildfire risk to reduce wildfire risk are:are:
r
• Update Zoning StandardUpdate Zoning StandardUpdate Zoning Standards
• Update the Subdivision StandardsUpdate the Subdivision StandardsUpdate the Subdivision Standards
• Enhance mapping of Wildfire Hazard AreasEnhance mapping of Wildfire Hazard AreasEnhance mapping of Wildfire Hazard Areas
• Educational MaterialsEducational Materials
• Enhanced setbacks and consideration of otherEnhanced setbacks and consideration of other-dimensional aspects
d
• Fire hazard in campgrounds and short-term rentals
Landscaping standards could be one of the urgent Codes to rewrite prior to the
Comprehensive Planadoption.
3.Discussion on Virtual vs. In-Person meetings
Discussion included the potential need for police presence and public
participation.
Commissioners preferred hybrid meetings.
4. Comprehensive Plan Update
The Committee had two joint meetings with the Estes Valley Planning Advisory
Committee, discussing Community Choices.Policy development is the next step
in the Plan rewrite.
There being no further business, Chair Comstock adjourned the meeting at 4:05 p.m.
6
Planning Commission – March15, 2022 – Page 3
_______________________________
Matt Comstock, Chair
Karin Swanlund, Recording Secretary
t
f
a
r
d
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8
COMMUNITY DEVELOPMENT
Memo
To:Chair Matt Comstock
Estes Park Planning Commission
Through:Jessica Garner, AICP, Community Development Director
From:Alex Bergeron, Planner II
Date:April 19, 2022
Application:Raven Rock Townhomes Development Plan
James and Susan Mackey, Owners/Applicants
Recommendation: Staffrecommends the Planning Commission approve the
development plan request, subject to the findings described in the staff report.
Land Use:
Comprehensive Plan Designation: Accommodations
Zoning District:A(Accommodations)
Site Area: 10.13 acres
Objective:
The applicantrequests the Planning Commission review the proposed request,and
open and close a public hearing to considerand approve adevelopmentplan for a 38-
unitduplextownhome development.
Location:
Parcels 3402121001 through 3402121038 (38townhome lots) AND Parcels
3402122001 through 3402122003 (3outlots); collectively Raven Rock Townhomes
subdivision
The Property is located onthe easterly side ofMarys Lake Road,approximatelymidway
between Marys Lake and the junction ofMarys Lake Road withHighway 7.
Background:
The Property currentlyconsists ofvacantland located inthe A (Accommodations) zone
district. Itwas annexed intotheTownin2017 and subdivided intotheexisting lot
configuration with therecordationof a finalplatinJuly 2018. Thesubdivision
approvby the TownBoard in December 2017 following an appeal of the Planning
inNovember 2017 of a38-unit townhome development.
Estes Park Development Code (EPDC)§3.8.E (Effect of Approval/Lapse)allows for
three years to begin construction following final approval of a development plan, with
some flexibility, before development rights expire.Includingconsideration of a grading
permit for materials stockpiling, which added six months to the initial three-yearperiod,
the development rights for the project expired on March 9, 2021. The applicants are
9
Attachment 2cluding
new street names and updated paperwork, the development plan application is the
same development plan approved in 2017 (see Attachment 3
Attachment 4and Floor Plan
Project Description
Overview:The proposed development would include 38 townhomes which present as
duplexes (19 buildings), spread over approximately10 acres.The units are tobe sold
as residential dwellings to individual owners. The owners would be able to use their
properties as vacation homes, including use as short-term rentals.
Location and Context:
Map 1
Project Location
10
Map 2
Zoning Map
Table 1: Zoning and Land Use Summary
ComprehensivePlanZoneUses
SubjectA
AccommodationsVacant
Site(Accommodations)
EV A
NorthAccommodationsVacant
(Accommodations)
EV A
SouthAccommodationsVacant
(Accommodations)
E (Estate)/
Residential/
EastResidential PUDEV A
Vacant
(Accommodations)
AReligious
WestRural Estate
(Accommodations)Assembly/Accommodations
11
Project Analysis:
1. Buildings,Lots, and Access
The Property is approximately10.13 acres in size. The townhome lots and
outlotscontained thereinare platted and recognized by Larimer County and the
Town of Estes Park. Interior streets have been dedicated, and the street names
proposed in 2022 have been accepted by the Larimer Emergency Telephone
Authority (LETA) upon inquiry. The townhome productsmeet the standards of
the EPDC.
The proposed structures are duplexes, each with a two-car garage and parking
for two additional vehicles on the driveway for eachproperty. The structures
would be approximately 27.5 feet in height, which is below the 30-foot height limit
for the A (Accommodations) Zone District, and consist of two full levels and a
walk-out level. The color scheme is earth-toned, using green and off-white forthe
body and trim of the buildings, and orangeas an accent for the gutters and
doors.
2. Natural hazards
The Property is not located in any mapped natural hazard areas.
3. Landscaping
An alternative landscaping plan approvedin 2017 has been honored in this
review, with acknowledgementthat the plant species proposed are acceptable in
up-to-date planting recommendations. 164 new trees and 273
shrubs are collectively proposed to meet arterial & non-arterial street landscaping
and buffering objectives. Please see Page 6 of the Development Plan for more
detail.
4. TownUtilities
The Town of Estes Parkwill supply water and electricity to the site, and the
applicant will submit construction plans for Town acceptance prior infrastructure
installation.
5. Sanitary Sewer
The Upper Thompson Sanitation District (UTSD) provides the sanitary sewer
service for this site. The Property will be connected into the existing main on the
southeasterly side of the Property.
6. Fire Protection
The Estes Valley Fire Protection District (EVFPD) is the provider of fire-related
emergency response services to this siteand has reviewed this development
plan application. They have provided fire suppression guidance tothe applicant.
7. Streets and Trails
A traffic impact study was submitted at the request of the Public Works
Department (see Attachment 5Public Worksreviewed
the submitted study, andrecommend aneweight-foot-widetrail along Marys
Lake Road.Although thiswas notarequirement of the previous approvaland the
area is a lower priority on the adopted Trails Master Plan, the trail is a desirable
12
amenity that would increase safe options to access the area without adding auto
congestion to the roadways.
Reviewing Agency Comments:
In addition to the agencies identified in the section above this request has been routed
to other relevant reviewing agency staff for review and comment. Comments received
support approval of this development plan.Prior to construction, the Town will require
an Improvement Agreement that outlines public improvements and infrastructure
needed for the project, and will work with the applicant as the Agreement is drafted and
finalized.
Public Comment/Outreach:
Staff provided public notice of the application in accordance with Town and State public
noticing requirements. As of the time of writing this reportabout half a dozen verbal
publicinquiries were received, with some opposition indicated,and twowritten
comments have been received for the development plan request.
All written comments received in writing will be posted on our websiteand made
available via this link:
https://drive.google.com/file/d/1QNDQIqUBXtDxJpNsYHMvq-9VECD1zGWW/view?usp=sharing
Written notice was mailed to adjacent property owners by April1, 2022.
-Gazette onApril 1, 2022.
April 1,
2022.
Propertyon February
28, 2022.
Staff Findings:
1.The Development plan is generally consistent with the goals and policies set
forth in the Estes Valley Comprehensive Plan.
2.The development plan complies with applicable standards set forth in the EPDC.
3.Adequate public facilitieswill be made available to serve the proposed project,
and an ImprovementAgreement to ensure the same will be signed by the Town
and the applicant upon acceptance of construction plans and cost estimates.
4.This request has been submitted to all applicable reviewing agency staff for
consideration and comment. No significant issues or concerns remain.
Action Recommended:
Staff recommends the Planning Commission Approvethedevelopment plan,based on
staff findings listed above.
Finance/Resource Impact:
Little/none.
Level of Public Interest:
Moderate.
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Sample Motions:
I move to APPROVEtheRaven Rock Townhomesdevelopment plan in accordance
withthe findings as presented.
I move to deny the Raven Rock Townhomesdevelopment plan,finding that \[state
findings for approval\].
I movetocontinue theRaven Rock Townhomesdevelopment plan to the next regularly
scheduled meeting \[state reasons for continuing\].
Attachments:
Application Form
Statement of Intent
Development Plan
Elevation and Floor Plan Drawings
Traffic Impact Study
2017Meeting Minutes from Planning Commission and Town Board
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15
16
17
18
19
20
21
22
23
24
25
26
27
28
LOWESTFINISHGRADE0.5'BELOWBASEMENTFINISHFLOOR
TMAINLEVEL
HIGHESTFINISHGRADEAFINISHFLOOR
29
30
32
33
36
37
controlled intersections is level of service E or betterduring the peak hours. As can be seen
in Table 1, the Mary’s Lake/Promontoryintersection is currently operating acceptably with
existing control and geometry.
Trip generation is important in considering the impact of a development such as this
upon the existing and proposed street system. A compilation of trip generation information
th
contained in Trip Generation, 11Edition, ITE was used to estimate trips that would be
generated by the proposed/expected uses atthe Raven Rock Development site.Single
Family Attached Housing \[Townhome\](Code 215) was used to estimate the trip
generationof the 38 dwelling units. Table 2shows the expected trip generation to/from
the site on a daily and peak hour basis. Atrip is defined as a one-way vehicle movement
from origin to destination. Thetrip generation resulted in 240daily trip ends, 14 morning
peak hour trip ends, and 19afternoon peak hour trip ends.
Trip distribution for the Raven Rock Developmentwas estimated using the
knowledge of the existing and planned street system, development trends, existing traffic
patterns, and engineering judgment. Figure 5 shows the trip distribution used in the
following analyses.
Trip assignment is the product of both the trip generation and trip distribution
processes. Figure 6 shows the full development site generated peak hour traffic at the
Mary’s Lake/Promontory-Raven Rockintersection.
Background traffic projections for the short range (2027) future horizon were
obtained byincreasing the traffic on the area streetsat a rate of two percentper year.
Figure 7 shows the short range (2027) background peak hour traffic at theMary’s Lake/
Promontoryintersection. The traffic volumes generated by the proposedRaven Rock
Developmentwere added to the background traffic volumes toproduce the total traffic
volume forecasts for the short range (2027)future. Figure8 showsthe short range (2027)
total peak hour traffic at the Mary’s Lake/Promontory-Raven Rockintersection.
Table 3 shows the short range (2027) background morning and afternoon peak
hour operation at the Mary’s Lake/Promontory intersection. The Mary’s Lake/ Promontory
intersection will operate at acceptable levels of service. Calculation forms for these
analyses are provided in Appendix C.
Table 4 shows the short range (2027)total morning and afternoon peak hour
operation at the Mary’s Lake/Promontory-Raven Rockintersection. The Mary’s Lake/
Promontory-Raven Rockintersection will operate at acceptable levels of service.
Calculation forms for these analyses are provided in Appendix D.
Auxiliary lanes were evaluated at the Mary’s Lake/Promontory-Raven Rock
intersectionusing criteria in the Larimer County Urban Area Street Standards (LCUASS).
Figure 9 shows a schematic of the short range (2027) geometry. No auxiliary turn lanes
are required with constructionof the Raven Rock Development. The Raven Rock
Developmentsite is not expected to produce very manypedestrian or bicycle trips since
this site is somewhat far from the main sections of Estes Park.
DELICH Raven Rock DevelopmentTIS, February 2022
ASSOCIATES
38
It is concluded thattheMary’s Lake/Promontory-Raven Rockintersectionwill
operate acceptably. No additionalauxiliary lanes are recommended with development of
the Raven Rock Development.
DELICH Raven Rock DevelopmentTIS, February 2022
ASSOCIATES
39
40
41
42
43
TABLE 1
Current Peak Hour Operation
Level of Service
IntersectionMovement
AMPM
EB LTAB
EB RTAA
Mary’s Lake/Promontory
EB APPROACHAA
(stop sign)
NB LT/TAA
OVERALLAA
TABLE 2
Trip Generation
AWDTEAM Peak HourPM Peak Hour
CodeUseSize
RateTripsRateInRateOutRateInRateOut
Single Family
215
38D.U.EQ240EQ4 EQ10EQ11EQ8
Attached Housing
DELICH Raven Rock DevelopmentTIS, February 2022
ASSOCIATES
44
45
46
47
48
TABLE 3
Short Range (2027) Background Peak Hour Operation
Level of Service
IntersectionMovement
AMPM
EB LTBB
EB RTAA
Mary’s Lake/Promontory
EB APPROACHAA
(stop sign)
NB LT/TAA
OVERALLAA
TABLE 4
Short Range (2027) Total Peak Hour Operation
Level of Service
IntersectionMovement
AMPM
EB LT/TBB
EB RTAA
EBAPPROACHAA
Mary’s Lake/Promontory-Raven
WB LT/T/RTBB
Rock
(stop sign)
NB LT/T/RTAA
SB LT/T/RTAA
OVERALLAA
DELICH Raven Rock DevelopmentTIS, February 2022
ASSOCIATES
49
50
APPENDIX A
51
52
53
54
55
APPENDIX B
56
Intersection
Int Delay, s/veh1.8
MovementEBLEBRNBLNBTSBTSBR
Lane Configurations
Traffic Vol, veh/h12161679788
Future Vol, veh/h12161679788
Conflicting Peds, #/hr000000
Sign Control StopStopFreeFreeFreeFree
RT Channelized-None-None-None
Storage Length1000----
Veh in Median Storage, #0--00-
Grade, %0--00-
Peak Hour Factor858585858585
Heavy Vehicles, %222222
Mvmt Flow14191993929
Major/MinorMinor2Major1Major2
Conflicting Flow All228971010-0
Stage 197-----
Stage 2131-----
Critical Hdwy6.426.224.12---
Critical Hdwy Stg 15.42-----
Critical Hdwy Stg 25.42-----
Follow-up Hdwy3.5183.3182.218---
Pot Cap-1 Maneuver7609591491---
Stage 1927-----
Stage 2895-----
Platoon blocked, %---
Mov Cap-1 Maneuver7509591491---
Mov Cap-2 Maneuver750-----
Stage 1915-----
Stage 2895-----
ApproachEBNBSB
HCM Control Delay, s9.31.30
HCM LOSA
Minor Lane/Major MvmtNBLNBTEBLn1EBLn2SBTSBR
Capacity (veh/h)1491-750959--
HCM Lane V/C Ratio0.013-0.0190.02--
HCM Control Delay (s)7.409.98.8--
HCM Lane LOSAAAA--
HCM 95th %tile Q(veh)0-0.10.1--
Mackey Subdivision 02/21/2022Synchro 11 Light Report
Delich Associatesrecent am.syn
57
Intersection
Int Delay, s/veh1.5
MovementEBLEBRNBLNBTSBTSBR
Lane Configurations
Traffic Vol, veh/h111519861228
Future Vol, veh/h111519861228
Conflicting Peds, #/hr000000
Sign Control StopStopFreeFreeFreeFree
RT Channelized-None-None-None
Storage Length1000----
Veh in Median Storage, #0--00-
Grade, %0--00-
Peak Hour Factor888888888888
Heavy Vehicles, %222222
Mvmt Flow131722981399
Major/MinorMinor2Major1Major2
Conflicting Flow All2861441480-0
Stage 1144-----
Stage 2142-----
Critical Hdwy6.426.224.12---
Critical Hdwy Stg 15.42-----
Critical Hdwy Stg 25.42-----
Follow-up Hdwy3.5183.3182.218---
Pot Cap-1 Maneuver7049031434---
Stage 1883-----
Stage 2885-----
Platoon blocked, %---
Mov Cap-1 Maneuver6939031434---
Mov Cap-2 Maneuver693-----
Stage 1869-----
Stage 2885-----
ApproachEBNBSB
HCM Control Delay, s9.61.40
HCM LOSA
Minor Lane/Major MvmtNBLNBTEBLn1EBLn2SBTSBR
Capacity (veh/h)1434-693903--
HCM Lane V/C Ratio0.015-0.0180.019--
HCM Control Delay (s)7.5010.39.1--
HCM Lane LOSAABA--
HCM 95th %tile Q(veh)0-0.10.1--
Mackey Subdivision 02/21/2022Synchro 11 Light Report
Delich Associatesrecent pm.syn
58
UNSIGNALIZED INTERSECTIONS
Average Total Delay
Level-of-Service
sec/veh
A< 10
B> 10 and < 15
C> 15 and < 25
D> 25 and < 35
E> 35 and < 50
F
> 50
59
Table 4-2
Loveland (GMA and City Limits)
Motor Vehicle LOS Standards (Intersections)
Intersection Major Minor
Driveway
134234
ComponentIntersectionIntersection
Overall(City
LOS CLOS CNo Limit
Limits)
Overall (GMAs)LOS DLOS DNo Limit
Any LegLOS DLOS ENo Limit
Any MovementLOS ELOS FNo Limit
1
Includes all signalized and unsignalized arterial/arterial and arterial/major collector
intersections
2
Includes all unsignalized intersections (except major intersections) and high volume
driveways
3
There are no LOS standards for I-25 Interchanges
4
On State Highways, overall LOS D is acceptable
60
APPENDIX C
61
Intersection
Int Delay, s/veh1.9
MovementEBLEBRNBLNBTSBTSBR
Lane Configurations
Traffic Vol, veh/h13181887869
Future Vol, veh/h13181887869
Conflicting Peds, #/hr000000
Sign Control StopStopFreeFreeFreeFree
RT Channelized-None-None-None
Storage Length1000----
Veh in Median Storage, #0--00-
Grade, %0--00-
Peak Hour Factor858585858585
Heavy Vehicles, %222222
Mvmt Flow15212110210111
Major/MinorMinor2Major1Major2
Conflicting Flow All2511071120-0
Stage 1107-----
Stage 2144-----
Critical Hdwy6.426.224.12---
Critical Hdwy Stg 15.42-----
Critical Hdwy Stg 25.42-----
Follow-up Hdwy3.5183.3182.218---
Pot Cap-1 Maneuver7389471478---
Stage 1917-----
Stage 2883-----
Platoon blocked, %---
Mov Cap-1 Maneuver7279471478---
Mov Cap-2 Maneuver727-----
Stage 1903-----
Stage 2883-----
ApproachEBNBSB
HCM Control Delay, s9.41.30
HCM LOSA
Minor Lane/Major MvmtNBLNBTEBLn1EBLn2SBTSBR
Capacity (veh/h)1478-727947--
HCM Lane V/C Ratio0.014-0.0210.022--
HCM Control Delay (s)7.5010.18.9--
HCM Lane LOSAABA--
HCM 95th %tile Q(veh)0-0.10.1--
Mackey Subdivision 02/21/2022Synchro 11 Light Report
Delich Associatessb am.syn
62
Intersection
Int Delay, s/veh1.5
MovementEBLEBRNBLNBTSBTSBR
Lane Configurations
Traffic Vol, veh/h121721951359
Future Vol, veh/h121721951359
Conflicting Peds, #/hr000000
Sign Control StopStopFreeFreeFreeFree
RT Channelized-None-None-None
Storage Length1000----
Veh in Median Storage, #0--00-
Grade, %0--00-
Peak Hour Factor888888888888
Heavy Vehicles, %222222
Mvmt Flow14192410815310
Major/MinorMinor2Major1Major2
Conflicting Flow All3141581630-0
Stage 1158-----
Stage 2156-----
Critical Hdwy6.426.224.12---
Critical Hdwy Stg 15.42-----
Critical Hdwy Stg 25.42-----
Follow-up Hdwy3.5183.3182.218---
Pot Cap-1 Maneuver6798871416---
Stage 1871-----
Stage 2872-----
Platoon blocked, %---
Mov Cap-1 Maneuver6678871416---
Mov Cap-2 Maneuver667-----
Stage 1855-----
Stage 2872-----
ApproachEBNBSB
HCM Control Delay, s9.71.40
HCM LOSA
Minor Lane/Major MvmtNBLNBTEBLn1EBLn2SBTSBR
Capacity (veh/h)1416-667887--
HCM Lane V/C Ratio0.017-0.020.022--
HCM Control Delay (s)7.6010.59.1--
HCM Lane LOSAABA--
HCM 95th %tile Q(veh)0.1-0.10.1--
Mackey Subdivision 02/21/2022Synchro 11 Light Report
Delich Associatessb pm.syn
63
APPENDIX D
64
Intersection
Int Delay, s/veh2.1
MovementEBLEBTEBRWBLWBTWBRNBLNBTNBRSBLSBTSBR
Lane Configurations
Traffic Vol, veh/h12017703188731869
Future Vol, veh/h12017703188731869
Conflicting Peds, #/hr000000000000
Sign Control StopStopStopStopStopStopFreeFreeFreeFreeFreeFree
RT Channelized--None--None--None--None
Storage Length100-0---------
Veh in Median Storage, #-0--0--0--0-
Grade, %-0--0--0--0-
Peak Hour Factor858585858585858585858585
Heavy Vehicles, %222222222222
Mvmt Flow14020804211024110111
Major/MinorMinor2Minor1Major1Major2
Conflicting Flow All2572571072652601041120010600
Stage 1109109-146146-------
Stage 2148148-119114-------
Critical Hdwy7.126.526.227.126.526.224.12--4.12--
Critical Hdwy Stg 16.125.52-6.125.52-------
Critical Hdwy Stg 26.125.52-6.125.52-------
Follow-up Hdwy3.5184.0183.3183.5184.0183.3182.218--2.218--
Pot Cap-1 Maneuver6966479476886459511478--1485--
Stage 1896805-857776-------
Stage 2855775-885801-------
Platoon blocked, %----
Mov Cap-1 Maneuver6856379476656359511478--1485--
Mov Cap-2 Maneuver685637-665635-------
Stage 1883804-844764-------
Stage 2839763-865800-------
ApproachEBWBNBSB
HCM Control Delay, s9.5101.20.1
HCM LOSAB
Minor Lane/Major MvmtNBLNBTNBREBLn1EBLn2WBLn1SBLSBTSBR
Capacity (veh/h)1478--6859477311485--
HCM Lane V/C Ratio0.014--0.0210.0210.0160.001--
HCM Control Delay (s)7.50-10.48.9107.40-
HCM Lane LOSAA-BABAA-
HCM 95th %tile Q(veh)0--0.10.100--
Mackey Subdivision 02/21/2022Synchro 11 Light Report
Delich Associatesst am.syn
65
Intersection
Int Delay, s/veh1.8
MovementEBLEBTEBRWBLWBTWBRNBLNBTNBRSBLSBTSBR
Lane Configurations
Traffic Vol, veh/h120176022195831359
Future Vol, veh/h120176022195831359
Conflicting Peds, #/hr000000000000
Sign Control StopStopStopStopStopStopFreeFreeFreeFreeFreeFree
RT Channelized--None--None--None--None
Storage Length100-0---------
Veh in Median Storage, #-0--0--0--0-
Grade, %-0--0--0--0-
Peak Hour Factor888888888888888888888888
Heavy Vehicles, %222222222222
Mvmt Flow14019702241089315310
Major/MinorMinor2Minor1Major1Major2
Conflicting Flow All3263291583353301131630011700
Stage 1164164-161161-------
Stage 2162165-174169-------
Critical Hdwy7.126.526.227.126.526.224.12--4.12--
Critical Hdwy Stg 16.125.52-6.125.52-------
Critical Hdwy Stg 26.125.52-6.125.52-------
Follow-up Hdwy3.5184.0183.3183.5184.0183.3182.218--2.218--
Pot Cap-1 Maneuver6275908876195899401416--1471--
Stage 1838762-841765-------
Stage 2840762-828759-------
Platoon blocked, %----
Mov Cap-1 Maneuver6165788875965779401416--1471--
Mov Cap-2 Maneuver616578-596577-------
Stage 1823760-826751-------
Stage 2823748-808757-------
ApproachEBWBNBSB
HCM Control Delay, s9.910.61.30.2
HCM LOSAB
Minor Lane/Major MvmtNBLNBTNBREBLn1EBLn2WBLn1SBLSBTSBR
Capacity (veh/h)1416--6168876561471--
HCM Lane V/C Ratio0.017--0.0220.0220.0140.002--
HCM Control Delay (s)7.60-119.110.67.50-
HCM Lane LOSAA-BABAA-
HCM 95th %tile Q(veh)0.1--0.10.100--
Mackey Subdivision 02/21/2022Synchro 11 Light Report
Delich Associatesst pm.syn
66
RECORDOFPROCEEDINGS
Estes Valley Planning CommissionEstes Valley Planning Commission – – Special MeetingSpecial Meeting
November 14November 14, 2017, 2017
Board Room, Estes Park Town Hall
Commission:Chair Russ Schneider, Vice-Chair Bob Leavitt, Commissioners Betty Hull, Steve
Murphree,Sharry White, Robert Foster, Doyle Baker
Attending: Chair Russ Schneider, Vice-Chair Leavitt, CommissionersSteve Murphree,Sharry
White, Robert Foster
Also Attending:Director Randy Hunt, Senior Planner Jeff Woeber, Planner Audem Gonzales,
Planner Carrie McCool, Code Compliance Officer Linda Hardin, Planner Robin
Becker, Town Board Liaison Ron Norris, County Staff Liaison Michael Whitley,
and Recording Secretary Karen Thompson
Absent:Commissioners Baker and Hull
Chair Schneider called the meeting to order at 1:30 p.m. He explained the purposeof the Planning
Commission. There were approximately 50people in attendance.
1.APPROVAL OF AGENDA
It was moved and seconded (White/Foster)to approve the agenda as presented and themotion
passed 5-0 with two absent.
2.PUBLIC COMMENT
Greg Rosener/town resident commented on the two memos presented by Town Attorney White
and Director Hunt regarding the responsibilities of the Planning Commission.
Rebecca Urquhart/town resident stated Town Attorney White issues opinionson how “the Code”
is interpreted.
3.CONSENT AGENDA
A.Approval of minutes of October 17, 2017 Planning Commission meeting.
B.Large Vacation Home Rental; 1020 Otis Lane; Melissa Hawley/Owner
It wasmoved and seconded(White/Leavitt) toapprovethe consent agenda asamended and the
motionpassed 5-0.
4.AMENDMENT TO THE ESTES PARK MUNICIPAL CODE, SECTION 17.66 - SIGNS
Linda Hardin, Code Compliance Officer (CCO) stated this item was continued from the September
19, 2017 Planning Commission meeting. She met with the Estes Valley Board of Realtors and the
Estes Park Partners for Commerceregarding the proposed revisions to the sign codeto get their
feedback. The most recent revisions to the codecan be viewed on the Town website.
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RECORDOFPROCEEDINGS
Estes Valley Planning Commission – Special Meeting
November 14, 2017
Board Room, Estes Park Town Hall
Staff/Commission Discussion
There was brief discussion regarding political signs.
Public Comment
None.
It was moved and seconded (Leavitt/Murphree) to recommend approval to the Town Board of
Trustees the amendment to the Estes Park Municipal Code Section 17.66 as presented,
including findingsas recommended by staffand the motion passed 5-0 with two absent.
5.AMENDMENT TO THE ESTES VALLEY DEVELOPMENT CODE REGARDING OUTDOOR FOOD
VENDORS
Planner Becker stated this item was continued from the October 17, 2017 Planning Commission
meeting. Revisions were made following feedback from businesses using food trucks, and food
truck owners. The proposed amendment would require the applicant to undergo an application
process with a staff-level review.
Staff and Commission Discussion
Planner Becker stated there would not be a limit on the number of food trucks allowed. Town
Attorney White stated it would be difficult for mobile food vendors to serve liquor due to state
regulations.
Public Comment
None.
It was moved and seconded (Leavitt/Foster) to recommend approval to the Town Board of
Trustees and Larimer County Board of County Commissioners the text amendment to the Estes
Valley Development Code, with findings of fact and as recommended by staff and the motion
passed 5-0 with two absent.
6.LOT 20, LITTLE PROSPECT MOUNTAIN ADDITION; REZONE FROM E–Estate to RM–Residential
Multi-Family; 260 STANLEY AVENUE
Planner Gonzales stated the applicant desires to rezone 260 Stanley Avenue to proceed with a
proposed workforce or attainable housing development. Staff waived the requirement for a
development plan submittal with the rezoning application. A legal notice was published in the
local newspaper and notices were mailed to adjacent property owners. No public comment was
received. Staff recommends approval of the rezoning.
Staff and Commission Discussion
Commissioner Murphree was supportive of the project. There was brief discussion regarding the
process for notifying adjacent property owners.
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RECORDOFPROCEEDINGS
Estes Valley Planning Commission – Special Meeting
November 14, 2017
Board Room, Estes Park Town Hall
Public Comment
None.
It was moved and seconded (Foster/Murphree)to recommend to the Estes Park Town Trustees
the 260 Stanley Avenue Zoning Map Amendment according to findings of fact with findings
recommended by staff and the motion passed 5-0 with two absent.
Chair Schneider read a statement concerning differences of opinion and the goal to be a community.
He expects the members of the public in attendance today to be respectfuland accepting of the
outcome of the Commissioner’s decisions. Commissioner Murphree stated Engineers are licensed by
the state and their findings should be considered valid and accurate.
7.DEVELOPMENT PLAN AND PRELIMINARY TOWNHOME SUBDIVISION PLAT; RDEVELOPMENT PLAN AND PRELIMINARY TOWNHOME SUBDIVISION PLAT; RAVEN ROCKAVEN ROCK
TOWNHOMES; TBD PRTOWNHOMES; TBD PROMONTORY DRIVEOMONTORY DRIVE
Planner Gonzales stated this application was continued from the October 17, 2017 Planning
Commission meeting. The applicant met with the neighbors, and subsequently made some
revisions to the plans. Darcy Tiglas/environmental consultant submitted a letter stating the elk
migration patterns would not be interrupted by this development. Staff presented research on
county zoning of this parcel prior to the adoption of the Estes Valley Development Code. Staff
does not make recommendations based on the Estes Valley Comprehensive Plan, but uses it as a
development guideline. The comprehensive plan is not a regulatory document. Staff
recommends approval of the project.
Staff and Commission Discussion
Planner Gonzales stated the most recent staff report does not include reference to the
comprehensive plan in order to avoid confusion with the public and the Commissioners who may
think the comprehensive plan is a regulatory document.
Applicant Presentation
Jim Mackey/applicant stated his team appliedbest practices and principles in the coderegarding
this development
Joe Coop/project manager reviewed the revisions made to the plans, which were the result of
meetings with the neighbors
David Bangs/project engineer briefly discussed the final drainage design, which will be reviewed
by the Town Engineer and will be a part of the Final Plat application.
Darcy Tiglas/environmental consultantreviewed her letter regarding elk migration in the area.
According to comments from the Colorado Division of Parks and Wildlife Officer Larry Rogstad,
there are no set elk migration corridors across the subject property. Mr. Rogstad recommended
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RECORDOFPROCEEDINGS
Estes Valley Planning Commission – Special Meeting
November 14, 2017
Board Room, Estes Park Town Hall
protecting the riparian area, building clustering, and landscaping that will keep residents safe by
not surprising wildlife. Other recommendations can be read in his letter. As a state agency, CPW
only becomes involved in local land use review at the request of the local agencies, and their
comments are advisory.
Lonnie Sheldon/Van Horn Engineering commented on traffic.Greg Muhonen/Public Works
Director reviewed and approved the traffic report. Crosswalks are not warranted for this area,
and the parking requirement has been exceeded.
Jim Mackey/applicant reviewed his discussions with the neighbors and explained the changes that
were made to the plans. He clarified how square footage of the dwellings is calculated.
Public Comment
Michael Keilty/town residentsubmitted and read a written comment.
Dawn James/town resident thanked Planner Gonzales for sending the application to the Division
of Parks and Wildlife.
Richard James/town resident stated the applicant needs to comply with both the development
code and the comprehensive plan.
Marie Gordon/town resident stated the comprehensive plan’s overall theme is toprotect the
Marys Lake corridor. She was opposed to the development.
Claire Ray/town resident stated there have been some positive revisions to the plan that would
not have happened if it were not for the continuances.
Jon Nicholas/Economic Development Corp. shared his opinion regarding what might happen if the
Planning Commission begins to base their decisions on the contents of the comprehensive plan
rather than the development code.
Public comment closed.
Staff and Commission Discussion
Each Commissioner provided a closing statement. There were final comments also made by Mr.
Sheldon and Mr. Mackey.
ItItwas moved and seconded was moved and seconded ((Leavitt/White)Leavitt/White)to recommend denial of the Raven Rock Preliminary to recommend denial of the Raven Rock Preliminary
Plat Plat T Townhome Subdivisionownhome Subdivisionto the Estes Park Town Boardto the Estes Park Town Board a and the motion passed 3nd the motion passed 3--2 with 2 with
Commissioners White, LCommissioners White, Leavitt and Foster voting for andeavitt and Foster voting for andCommissionersCommissionersSchneider and Schneider and
Murphree voting Murphree voting againstagainst. .
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RECORDOFPROCEEDINGS
Estes Valley Planning Commission – Special Meeting
November 14, 2017
Board Room, Estes Park Town Hall
It was moved and seconded It was moved and seconded (Leavitt/Foster)(Leavitt/Foster)to deny the Raven Rock Dto deny the Raven Rock Development Plan finding evelopment Plan finding
it does not meet comprehit does not meet comprehensive plan standards and it is an unacceptable precedent moving ensive plan standards and it is an unacceptable precedent moving
forward and the motion passed forward and the motion passed 3-3-2 with 2 with Commissioners Commissioners White, Leavitt, and Foster voting in White, Leavitt, and Foster voting in
favor and favor and Commissioners Commissioners Schneider and Murphree voting against. Schneider and Murphree voting against.
Director Hunt stated the appeal process will involve a written request to appeal. The deadline to
th
meeting is tomorrow at 5 p.m.
appeal to the Town Board forthe November 28
8.REPORTS
Senior Planner Woeber reminded the Commissioners of the Planning Refresher workshop on
November 29, 2017 from 4 to 6:30 p.m. This workshop will be presented by the state Department
of Local Affairs.
There being no further business, Chair Schneider adjourned the meeting at 3:35 p.m.
_________________________________
Russ Schneider, Chair
__________________________________
Karen Thompson, Recording Secretary
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Stanley Home Museum & Education Center
Year One Operations Review
Submitted to the Estes Park Planning Commission
April 13, 2022
Mission:The Stanley Home Museum & Education Center strives to educate and inspire diverse audiences by
developing a deeper understanding of F.O. and Flora Stanley’s experiences, character, and leadership through the
interpretation and preservation of the history, context, and culture of the historic Stanley home.
As a part of the of the Board of Trustees of the Town of Estes Park’s approval on September 10, 2018 (Please see
Attachment A), of the request for a Special Review Use (S2) Application filed by the Historic Stanley Home
Foundation for the property addressed 415 Wonderview Avenue for operation of a historic house museum for local
history education of which may provide guided tours and a gift shop on a parcel zoned E-1 (Estate), the operation
was subject to 13 conditions, and condition 13 stated that “an initial annual review shall be given to the Planning
Commission after one year of operation.”
th
We are submitting this report with the hopeful expectation that it will satisfy the 13 condition.
Executive Summary
The operation of the Stanley Home Museum & Education Center was subject to 13 conditions as approved by the
Town of Estes Park Board of Trustees. Condition 6, addressing additional landscaping, required modification to
comply with Estes Park Town Power and Communications Department’s specifications for tree setbacks from
power lines, and the Estes Valley Fire Protection District’s requirements for driveway access that met minimum
standards for fire apparatus access and life-safety standards. With the required modification of Condition 6, all 13
conditions have been satisfied with the submission of this report (Please see Attachment B – emails from Jeff
Woeber re Compliance with Special Review Conditions). Details of compliance with the 13 conditions are
provided in Section I. Compliance with Conditions of Operation below.
In addition to satisfying the conditions of operation, the Stanley Home Museum & Education center has endeavored
to be a good neighbor by initiating dialogue with our neighbors on how we could include their preferences in
changes we were making to the Historic Stanley Home and property, inviting our neighbors for free tours and free
admission to our special events, providing more and safer fencing than the original, repairing and cleaning our
neighbor’s fencing, landscaping and cleaning the property and implementing fire mitigation measures, among other
details provided in Section II. Good Neighbor Initiatives below.
The Stanley Home Museum & Education center has also endeavored to be a good community member, initiating
conversations with Estes Park School District R-3 on how the museum can be used for student education and
development, becoming a part of the Estes Valley Museum network, referring our visitors to our fellow Estes
Valley museums, and other details provided in Section III. Good Community Member Initiatives below.
Finally, some operational details from the Stanley Home & Education Center’s first year of operation are presented
in Section IV First Year Highlights below.
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Section I. Compliance with the 13 Conditions of Operation
Condition 1: The maximum group size for tours shall be 12 persons in any given group. No more than one group
tour shall be on the property at any time, except occasional brief and Incidental overlap at the beginning and end of
a tour.
Condition 1 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
Condition 2: Operating hours shall be limited to 5.5 days per week with the exception of operations on holidays
that may fall on a Monday, e g. Labor Day,
a. Monday - Closed (unless on a holiday)
b. Tuesday-Saturday 9:30 a.m. to 4:45 p.m.
c. Sunday-12:30 p.m. to 4:45 p.m.
Condition 2 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
Condition 3: Special events hosted by museum may not extend past 8:00 pm, shall be limited to 50 people, shall
not to be held outdoors, and a maximum of 2 special events per month shall be enforced.
Condition 3 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
Condition 4: Use of the property for private facility events, including weddings, shall not be permitted.
Condition 4 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
Condition 5: A conservation easement on parcels numbered 3524300025 shall be initiated within one year of
closing by the Historic Stanley Home Foundation
Condition 5 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition. Please see Attachment C Letter to Jeffrey Boring at the Estes Valley Land Trust. While a conservation
easement was initiated, the Historic Stanley Home Foundation Board determined that pursuing and receiving the
conservation easement was not practically or financially feasible and placed the initiative on indefinite hold.
Condition 6: Additional landscaping shall add 1 tree for every 35 feet concentrated along the adjacent eastern
driveway, installed and maintained per EVDC Chapter 7 - Landscaping Requirements.
Condition 6 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition as modified to comply with required Estes Park Town Power and Communications Department’s
specifications for tree setbacks from power lines (Please see Attachment D – email from Tyler Boles, Utility
Department, Power and Communications Division), Estes Valley Fire Protection District’s requirements for
driveway access that met minimum standards for fire apparatus access and life-safety standards Please see
Attachment E – Fire Marshall Report), and the unlikelihood of planted tree survival in some purely rock or
severely rocky areas (Please see Attachment F – Summit Forestry re Stanley Home Tree Plantings). The required
modifications to the condition also received the consent of our immediately affected neighbors. Please see Trees
and Landscaping in section II. Good Neighbor Initiatives below.
Condition 7: Original fencing shall receive routine maintenance,
Condition 7 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition and exceeded the requirements. Please see Fencing in the Good Neighbor Initiatives section below.
Condition 8: On-site food preparation shall not be permitted.
Condition 8 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
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Condition 9: The Eastern driveway shall be removed and reclaimed and shall not be used for property access.
During time of re-seeding of pavement/road base, a blockade shall be placed at the entrance from Wonder View
Avenue to prevent access.
Condition 9 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition. In addition, large rocks and a good-sized blue spruce tree with irrigation have been added to prevent any
vehicle passage through this area.
Condition 10: Shuttle service shall be required May1 - October 31.
Condition 10 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
Condition 11: Onsite parking shall be limited to 11 parking spaces for ADA parking and employee parking from
May 1-October 31.
Condition 11 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
Condition 12: Dark Sky Compliant Lighting shall be required.
Condition 12 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition.
Condition 13: An initial annual review shall be given to the Planning Commission after one year of operation.
Subsequent reviews may be at the request of the Estes Valley Planning Commission.
Condition 13 Compliance Status: The Stanley Home Museum & Education Center is in compliance with this
condition with the submission of this report.
Section II. Good Neighbor Initiatives
Initiatives to Establish and Maintain Good Relationships with Our Neighbors: As a continuation of
the dialog with our neighbors leading up to the Board of Trustees of the Town of Estes Park’s approval of
the request for a Special Review in 2018, we have continued our conversations with our neighbors. Before
we installed the wooden buck fence to replace the rusted, deteriorating, hazardous barbed wire fence, we
discussed fencing options with our neighbors most affected by the fencing and chose an option with less
visibility: un-peeled buck fence. When original plans for tree planting along the East border of the property
became problematic given power line setback requirements and Fire Marshall requirements, we had
extended conversations with our two neighbors to arrive at solutions for screening planting that they agreed
to. We also redirected a flood light on the Carriage House away from our neighbors at their request. We
have kept our neighbors informed when significant repair or landscaping activities are scheduled. We have
invited our surrounding neighbors to our open houses and special event activities as non-paying guests, and
we have offered them private tours as well.
Fencing: Compared to original fencing on the property, we provided additional footage of fencing to
protect our neighbors’ property. As a part of this additional fencing, we improved the back yard by
removing the original, rusted, deteriorating, hazardous barbed wire fence and installed a wooden buck
fence, safer for animals and easier to weed and clean around. Before installing the new fencing, we
discussed fencing options with our neighbors and received their endorsement. While installing the fencing
we worked with our neighbors to remove and dispose of weeds and erosion materials that had accumulated
around the old fencing. In addition, with our neighbor’s permission, we repaired, weeded, and removed
debris from around our neighbor’s fence on the Western side of our property.
Trees and Landscaping: We planted trees, both at the top of the East driveway that we closed and
reseeded, and in the back yard to help screen our neighbors view of the back of the museum from the
North. Our closest neighbor agreed to three large wooden planters with shrubs. We asked them to choose
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80
which shrubs they would prefer. It is our responsibility to maintain the planters with both water and
fertilizer as needed. Our neighbor closest to the Carriage House requested that we plant a cluster of Aspen
trees. In order to address their request and satisfy the required setback from the power lines, we needed to
place the trees on their property. At our neighbor’s request, we assisted in creating a berm for the trees. We
are responsible for maintaining the trees with fertilizer and watering. A drip irrigation system has been
installed to assure proper watering. In addition, a blue spruce pine tree was planted to further shield the
neighbor’s view of the Carriage House. Landscaping was also added to the front and side of the house with
planted beds.
Fire Mitigation: We invited the Estes Valley Fire Protection District’s Fire Marshall to tour our property
and make fire mitigation recommendations. We subsequently removed dead trees, shrubs, and grasses, as
well as highly flammable junipers. We also limbed-up all trees on our property and cleaned out weeds and
pine cones from all gutters. We had to blast out some rock features to comply with the Fire Marshall’s
requirements for fire apparatus turning radius.
Visual Property Improvements: We improved our property visually by removing dead vegetation,
landscaped the front and side of the house, weeded and removed dead shrubs from the front of the property
visible from the road and planted several aspen trees in the back yard area to shield our neighbors view of
the back of the house and driveway. We also improved and widened the driveway and created the parking
area on the lower driveway. We also created a handicapped parking area and a ramp for handicapped
access from that area to the museum.
Other Improvements: To ensure our property would not have any detrimental impact on our neighbors,
we have engaged a monthly pest control service and have purchased a bear-proof trash receptacle.
Section III. Good Community Member Initiatives
Building Relationships with Estes Park School District R-3: We have had preliminary conversations
with Estes Park School District about free student field trips to the museum to provide an opportunity for
our students to have a place to touch and feel Estes Park history. We have discussed establishing a junior
guide program for interested students, and also talked about setting up a guided tour in Spanish with
Spanish-speaking students conducting the tours. We have also explored providing senior high school
students the opportunity/chance to fulfill a graduation requirement of public service at the museum.
Building Relationships with the Estes Valley Museum Network: We have worked with the Estes Park
Museum from the early days of working to establish the Stanley Home Museum & Education Center,
including receiving their permission to use visual materials in our promotional video about FO and Flora
Stanley with Nick Moll. We have also worked with the Estes Park Museum and our fellow Estes Valley
Museums and other historic sites like MacGregor Ranch, Enos Mills Cabin, the Stanley Home Museum,
the Stanley Hotel to encourage each other’s visitors to visit other historic sites. We want to collaborate
with our fellow historic sites to learn how, together, we might create something special.
Supporting Estes Park Visitation: In June of 2021 when we had our Grand Opening, our Grand Opening
banner was placed at the intersection of Hwy 36 and 34 and at the Visitor’s Center by the town, announcing
the opening of the new museum. This was added to the town’s calendar of events, adding an additional
event and supporting additional Estes Park visitation.
Special Free Visitation Events for All in Our Community and Visitors: To enable everyone in our
community to enjoy and learn from visits to the Stanley Home Museum & Education Center, we have had
special free visitation events like 150 community members coming to our free brownies and tour ticket
drive by the day before we opened, and over 300 members of our community came to our free Yuletide
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Holiday Open Houses to see the historic home fully decorated with wreaths, Christmas trees, and plenty of
candle lights. Our guides were there to answer questions and to share hot cider and cookies with all that
attended.
Continued Expansion of Supporters List: At the onset of the Historic Stanley Home Foundation’s effort
to purchase, renovate, preserve and operate Rockside, the F.O. Stanley home as a cultural center for local
history education, we gathered more than 500 names of individuals who believed that preserving Mr. and
Mrs. Stanley's 1904 home as a cultural center for local history education will forever save a remarkable
local treasure. That list has continued to grow and now numbers over 1,100 individuals.
Section IV. First Year Highlights
The first year of Stanley Home Museum & Education Center operations exceeded our hopes in our startup year and
a year the world was dealing with the Covid-19 Pandemic.
Tours number and number of visitors
o 522 tours for 2,203 visitors
Special events and number of attendees
o We held five Vino on the Veranda events between May 28 – August 27, 2021 for 180 attendees.
All but a few of the attendees were from the local community.
o On December 11th and 12th, we held free holiday walkthroughs of the Stanley Home Museum for
the Estes Park community. 300 people toured the museum over this two-day period.
4,718 total estimated volunteer hours and number of volunteers
o 918 volunteer hours, 20 volunteers, Daily Interpretive Tours
o 1,144 volunteer hours, 9 volunteers, Daily Shuttle Drivers
o 105 volunteer hours, 35 volunteers, Vino on the Veranda
o 181 volunteer hours, 27 volunteers, Yuletide Open House
o 270 volunteer hours, 10 volunteers, Buildings, Grounds, Landscaping
o 2,100 volunteer hours, 10 volunteers, Foundation Officers and Board
Support from our community
o We installed ten Interactive Sensory Boxes through the support of a $2,250 grant from the
Community Foundation of Northern Colorado.
o The community purchased approximately 195 ducks for the Stanley Home Museum & Education
Center as part of the 33rd Annual Estes Park Rotary Duck Race in 2021.
o Six local businesses made in-kind donations to the five Vino on the Veranda events we held in
2021.
o Three local music groups made an in-kind donation of five hours of music for our Yuletide Open
House.
Other noteworthy items
o History Colorado awarded the Stanley Home Museum & Education Center designation as a State
Historic Site
o The Stanley Home Foundation was awarded $35,000 from History Colorado to have Steve Lane, a
historical restoration architect, assess the home and determine steps and projects for restoration
o The Stanley Home Museum & Education Center organized a group of 15 volunteers to help the
Estes Chamber of Commerce with their 2nd Annual Chamber Cup Golf Tournament on August 13,
2021.
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Section V. Summary
With the submission of this report, The Historic Stanley Home Foundation and the operations of the Stanley Home
Museum & Education Center have satisfied all 13 of the operating conditions required by the Town of Estes Park
Board of Trustees. We have also focused on establishing and maintaining good relationships with our neighbors
and being a good, contributing member of our Estes Park community. Our first year of operation exceeded our
expectations for tours, special events, volunteer involvement, and support from our community. Having described
our good neighbor and good community member initiatives in our first year, we believe our community can depend
upon us to continue our efforts in the future with the same goals.
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170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG
Planning Division 970-557-3729
bhathaway@estes.org
Community Development Department
84
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170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG
Planning Division970-557-3729
bhathaway@estes.org
Community Development Department
85
From: Jeff Woeber <jwoeber@estes.org>
Date: Fri, Apr 23, 2021 at 1:12 PM
Subject: Stanley Home Museum Special Review
To: JoAnn Batey <joannbatey@gmail.com>
Hello Ms. Batey:
The Estes Park Board of Trustees approved a Special Review for operation of a historic house museum,
for the Historic Stanley Home located at 415 W. Wonderview Avenue in Estes Park. This was approved
by the Town Board on August 28, 2018.
There are 13 conditions of approval associated with the Special Review (see attached letter dated
September 10, 2018.) Based on documents you recently provided (which staff has on file), and a site
visit on April 22, 2021, I find the approved use is in compliance with the conditions of the Special Review
as applicable. I note that I have documentation that landscaping is being planted by May 1, 2021. This
determination is contingent on that landscaping being installed. Let me know when it is planted, and I
will come up and take a look. Thank you.
Sincerely,
Jeff
Jeffrey Woeber, AICP
Senior Planner
Community Development Department
Town of Estes Park
970-577-3727 (Office)
719-369-9101 (Cell)
From: Jeff Woeber <jwoeber@estes.org>
Date: Wed, Feb 23, 2022 at 4:32 PM
Subject: Re: Stanley Home Museum Special Review
To: JoAnn Batey <joannbatey@gmail.com>
Hello JoAnn, I have visited the site and the landscaping with trees is consistent with the approved
development plan, including the minor revisions regarding tree locations as agreed to by myself and
Randy Hunt last year.
With that, all conditions of approval for the Special Review are in compliance. I am not aware of any
violations or complaints.
Email or call with questions or comments.
Thank you.
Jeff
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Hello Joann,
I am sending this email to you in regards tothe tree planting at the Stanley House on
Wonderview Ave.As we discussed on site last week we do not recommend any tree
planting in the power line easementbecause of the potential interference withthe power
lines.I have attached the drawingfrom thePower and Communications vegetation
management policy that shows the area within the easement that the trees would be
removed to protect the powerlines and in the case of the Stanley House all of the
proposedtrees in their staked placements.
Thank you.
Tyler Boles
970-577-3607
970-232-5741
Town Of Estes Park
Utilities Department
Power and Communications Division
Line Crew Supervisor
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Notice of Fire Code Requirements
July 27, 2020
RE:FIRE APPARATUS ACCESS REQUIREMENTS
Applicant/Owner:Attn: Mr. Jes Reetz, Cornerstone Engineering and Surveying, Inc.
Historic StanleyHomeFoundation
166 Virginia Drive, Estes Park,CO 8051
jreetz@ces-ccc.com
Phone (970)586-2458
Applicable Project:The Historic Stanley Home
415 West WonderviewAvenue, Estes park, CO 80517
Thank you for the opportunity to work in partnership with the Historic StanleyHome Foundation
to assess proposed driveway access for the purpose ofmeetingminimum standards for fire
apparatus accessand life-safety standards. The following requirements outline what is required
within the Estes Valley Fire Protection District(EVFPD)as perthe adopted 2018 International
Fire Code(IFC).The following shall be required:
Applicable Fire Code Section:
IFC503,1 Where required-Fire apparatus access roads shall be provided and maintained
in accordance withSections 503.1.1 503.1.3 \[the Fire Code\].
Fire Marshal Commentary& Requirements:
Based upon our site visit and documentation established during an actual turning radius test
with Engine 71, the driveway shall be modified to accommodateclear turning radius at both
the upper and lower driveway turns.
Additionally, the proposed planting of trees along the northeasternportion of the upper turn,
adjacent to the neighbors property, shall be modified and/or plantingseliminated for the
purpose of accommodatingtheturningoffire apparatus.
Please do not hesitate to contact this office directly ifyou have questions, or we can assist with
facilitating a safe and successful outcome.The Estes Valley Fire Protection District (EVFPD) is
dedicated to ensuring the safety of residents, guests, and the volunteers who respond to assist you.
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Thank You,
Kevin Sullivan, Fire Marshal
Estes Valley Fire Protection District
Cell phone (970) 238-0678
Office phone (970) 577-3689
Email ksullivan@estesvalleyfire.org
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