HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2023-01-17This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos
ADVANCED PUBLIC COMMENT
By Public Comment Form: Members of the public may provide written public comment on a specific agenda item
by completing the Public Comment form found at https://dms.estes.org/forms/EPPCPublicComment. The form
must be submitted by 10:00 a.m., the day of the meeting. All comments will be provided to the Commission for
consideration during the agenda item and added to the final packet
__________________________________________________________________________
AGENDA
PLANNING COMMISSION – TOWN OF ESTES PARK
Tuesday, January 17, 2023
1:30 p.m.
AGENDA APPROVAL
INTRODUCTION OF NEW MEMBER
PUBLIC COMMENT (Please state your name and address).
CONSENT AGENDA
1.Planning Commission Minutes dated November 15, 2022
ACTION ITEMS
1.Stanley Home Museum Special Review Senior Planner Woeber
DISCUSSION ITEMS:
ADJOURN
The Town of Estes Park will make reasonable accommodations for access to Town services, programs, and activities and
special communication arrangements for persons with disabilities. Please call (970) 577-4777. TDD available.
January 10, 2023 1
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Town of Estes Park, Larimer County, Colorado, November 15, 2022
Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the
Town of Estes Park, Larimer County, Colorado. Meeting was held in said Town of Estes
Park on the 15 day of November 2022.
Committee: Chair Matt Comstock, Vice-Chair Matthew Heiser,
Commissioners Joe Elkins, Howard Hanson
Attending: Chair Comstock, Vice-Chair Heiser, Commissioner Elkins,
Commissioner Hanson, Director Jessica Garner, Senior
Planner Jeff Woeber, Larimer County Community
Development Director Lesli Ellis, Recording Secretary Karin
Swanlund, Town Attorney Dan Kramer, Town Board Liaison
Barbara MacAlpine
Absent: none
Chair Comstock called the meeting to order at 1:30 p.m. There were 18 people from the
public in attendance.
AGENDA APPROVAL
It was moved and seconded (Hanson/Heiser) to approve the agenda. The motion
passed 4-0.
PUBLIC COMMENT none
CONSENT AGENDA APPROVAL
It was moved and seconded (Hanson/Elkins) to approve the consent agenda. The
motion passed 4-0
ACTION ITEMS
Comprehensive Plan Director Jessica Garner
Miriam McGilvray, consultant and project manager from Logan Simpson, was
present and reviewed the entire process and steps of forming the Plan and
shared a 31-page PowerPoint presentation that covered the what/where/why and
how of the newly written Comprehensive Plan. The four chapters of the Plan
were briefly discussed. It was stressed that the future land use map (FLUM)
does not alter, circumvent or supersede established zoning districts; it is
aspirational. The new Plan has consolidated the previous 18 future land use
areas into 10.
Additional recommendations from the Estes Valley Planning Advisory Committee
(EVPAC) were to include language relating to the preservation of historic venues
in the County and the heritage of the community. Also, add language to the
three subjects under the Health and Social section to mirror the Larimer County
Comprehensive Plan. And to remove the Future Study Area noted on the south
end of the Opportunity Areas that are within the Larimer County unincorporated
area.
DISCUSSION:
Vice Chair Heiser questioned Director Ellis about the deletion of the south-end
study area. Ellis answered that it is not intended to be a growth area per the
Larimer County Comp Plan. Director Garner stated that it would be agreeable to
scale the study area back but was opposed to removing it. Regarding the
Health and Social recommendations, Chair Comstock asked why they needed to
be changed since the language is advisory and not binding. Ellis answered that
this wording would mirror the Larimer County Plan.
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Planning Commission – November 15, 2022 – Page 2
PUBLIC COMMENT:
The following town citizens spoke in opposition to the Suburban Estate Future
Land use category, stating that ¼ acre lots should not replace 1+ acre lots in the
current E and E1 zoning and reducing the size of the lots won't fix the housing
problems.
Rebecca Urquhart, Connie Phipps, John Phipps, Pat Newsom, Kevin Smith,
Wayne Newsom, Dick Spielman.
Dave Shirk, town citizen, asked why the Plan had to go before the Town Board.
Town Attorney Kramer answered that while the Planning Commission adopts the
Plan, it is still subject to approval by the Town Board per state statutes.
It was moved and seconded (Heiser/Hanson) to amend the document to include
the language requested by the EVPAC, revising policy BE 3.5 on page 26: "The
Town and County support opportunities for historic preservation, rehabilitation, and
adaptive use of historic structures and sites in development review and land
conservation activities to preserve the heritage of the community." The motion
passed unanimously.
It was moved and seconded (Hanson/Heiser) to amend the document to include
the language requested by the EVPAC, revising policy HS 2.1 on page 42: The
Town and County encourage expansion of health care and improve social services
including availability, affordability and access to medical services in Estes Park.
The motion passed unanimously.
It was moved and seconded (Heiser/Hanson) to amend the document to include
the language requested by the EVPAC, revising policy HS 2.2 on page 42: "The
Town and County encourage partnerships between public not-for-profit and private
health care provider clinics in the hospital in Estes Park and permanent supportive
housing to provide a valuable resource and appropriate medical care for the community
including vulnerable populations." The motion passed unanimously.
It was moved and seconded (Heiser/Hanson) to amend the document to represent
the diagram shown in option 2 to reduce the size of the Future Study Area on the
south end of the Opportunity Area map. The motion passed unanimously.
It was moved and seconded (Heiser/Elkins) to correct the Scribners errors on
pages 2, 3, 11, 29 and 84, 90. These include changing all dates from 1997 to 1996,
changing Planning Department to Planning Division, adding Department after
Community Development, adding Park after Estes, changing visioning by the numbers
to engagement by the numbers, and changing the map color in chapter 2, County
Policies, to orange. The motion passed unanimously.
Heiser acknowledged that he was listening to the public, there was extensive public
comment over the past 18 months, and all comments have been considered. Trustee
MacAlpine suggested the commission address the public comments regarding the ¼ lot.
It was moved and seconded (Hanson/Elkins) approval and adoption of Resolution
#01-22 for the Estes Forward Plan as amended, which will proceed to the Town
Board for approval on December 6. The motion passed unanimously.
REPORTS:
Thanks were given to the CompPAC and all involved other the past 18 months to get us
to where we are today.
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Planning Commission – November 15, 2022 – Page 3
Chris Pawson will be considered for an appointment as a new Commissioner at the Town
Board meeting on November 22. If approved, he will be at the next meeting.
There will not be a Planning Commission meeting in December.
There being no further business, Chair Comstock adjourned the meeting at 3:00
_______________________________
Chair Comstock
Karin Swanlund, Recording Secretary
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COMMUNITY DEVELOPMENT Memo
To: Chair Matt Comstock
Estes Park Planning Commission
Through: Jessica Garner, AICP, Community Development Director
From: Jeffrey Woeber, Senior Planner
Date: January 17, 2023
Application: Amendment to an S2 Special Review for a Cultural Institution
Historic Stanley Home Foundation, Owner/Applicant
Recommendation: Staff recommends the Planning Commission forward a recommendation
of approval to the Town Board of Trustees, subject to the findings described in the staff report.
Land Use:
2022 Estes Forward Comprehensive Plan Designation (Future Land Use): Suburban Estate
Zoning District: E-1 (Estate)
Site Area: 4.44 Acres
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
Planning Commission will review and open and close a public hearing for an amendment to an
“S2 Special Review” for a “Cultural Institution” located in an E-1 (Estate) Zoning District, and
forward a recommendation to the Town Board.
Location:
The 4.44-acre property is located at 415 West Wonderview Avenue, west of the intersection of
Wonderview Avenue (Highway 34) and Big Horn Drive.
Background:
The Historic Stanley Home Foundation was established as a 501(c)(3) nonprofit to purchase the
Stanley Home, originally constructed in 1904 as the residence of F.O. and Flora Stanley. The
Foundation’s mission is to renovate and preserve the Stanley Home in order to operate it as a
cultural center and museum for local history education.
“Cultural Institution” is a use allowed in the E-1 (Estate) Zoning District as an S2 Special Review
use. The S2 procedure requires a review and recommendation by the Estes Park Planning
Commission (EPPC), with the Town Board of Trustees being the Decision-Making Body.
The Special Review for the Cultural Institution (Stanley Home Museum and Education Center)
was approved by the Town Board on August 28, 2018 with the following conditions of approval:
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PLANNING COMMISSION, JANUARY 17, 2023
STANLEY HOME MUSEUM SPECIAL REVIEW AMENDMENT
PAGE 2 OF 7
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.
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.
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.
4. Use of the property for private facility events, including weddings, shall not be permitted.
5. A conservation easement on parcels numbered 3524300025 shall be initiated within one
year of closing by the Historic Stanley Home Foundation.
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.
7. Original fencing shall receive routine maintenance.
8. On-site food preparation shall not be permitted.
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 Wonderview Avenue to prevent access.
10. Shuttle service shall be required May 1 – October 31.
11. Onsite parking shall be limited to 11 parking spaces for ADA parking and employee
parking from May 1-October 31.
12. Dark Sky Compliant Lighting shall be required.
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.
As required under Condition of Approval No. 13, an annual review was presented to the EPPC
on April 19, 2022. The applicant demonstrated full compliance with the Special Review
conditions of approval at that time.
Project Description:
The applicant is requesting amendments to the approved Special Review, with some revisions
to the conditions of approval as explained in detail below.
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PLANNING COMMISSION, JANUARY 17, 2023
STANLEY HOME MUSEUM SPECIAL REVIEW AMENDMENT
PAGE 3 OF 7
Location and Context:
Project Location, Zoning
Vicinity Map
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PLANNING COMMISSION, JANUARY 17, 2023
STANLEY HOME MUSEUM SPECIAL REVIEW AMENDMENT
PAGE 4 OF 7
Table 1: Zoning and Land Use Summary
COMPREHENSIVE PLAN ZONING USES
SUBJECT PARCEL Suburban Estate E-1 (Estate) Cultural Institution, Museum
NORTH Suburban Estate E-1 (Estate) Residential
SOUTH Suburban Estate E-1 (Estate) Residential
EAST Suburban Estate E-1 (Estate) Residential
WEST Suburban Estate E-1 (Estate) Residential
The subject property is a well-known landmark on Wonderview Avenue (Highway 34).
Surrounding properties all contain established low density residential uses.
Project Analysis:
Special Review Amendment Description:
There are amendments proposed to five of the thirteen Conditions of Approval. A general
overview and scope of the amendments is described below. Staff notes the applicant’s
“Application for Amendments” provides greater detail and the rationale for each, beginning on
page 4 (attached).
Condition No. 1: The applicant proposes allowing two tour groups of up to 12 people (the
maximum currently allowed) to be on the property at the same time, but with more overlap than
what is currently allowed. Currently only “brief and incidental overlap” is allowed. The applicant
notes 99% of tours have six or fewer people.
Condition No. 2: Currently Sunday hours are 12:30 p.m. to 4:45 p.m. The applicant proposes
amending the Sunday hours to 9:45 a.m. to 4:45 p.m. Mondays are closed under current
Condition #2, unless it is a holiday. The applicant proposes expanding this to Mondays that are
a holiday, or if a Special Event is scheduled.
Condition No. 3: Special Events are a key component of the Stanley Home operation. Currently
there is a limit of two Special Events per month. The applicant proposes expanding this to four
per month, with eight allowed during the month of December. Outdoor Special Events are also
proposed, up to one per month with a limit of four during a calendar year.
Condition No. 10: Currently tour attendees must use a shuttle to visit the Stanley Home, from
May 1 to October 31. The applicant proposes allowing attendees to park on-site year-round.
There are eleven existing parking spaces, with five additional spaces proposed. Shuttle service
would continue to be used for Special Events.
Condition No. 11: The eleven existing parking spaces are designated for employee parking, in
addition to one ADA Handicap space, from May 1 to October 31. The applicant proposes
allowing these, as well as the five proposed spaces to be used by tour attendees year-round.
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PLANNING COMMISSION, JANUARY 17, 2023
STANLEY HOME MUSEUM SPECIAL REVIEW AMENDMENT
PAGE 5 OF 7
Review Criteria:
Procedures for approval of Special Review Uses are found in the EPDC Section 3.5, which
“…offer an opportunity for the Town Board to allow the use when there are manageable
impacts, to allow the use but impose mitigation measure to address identified concerns, or to
deny the use if findings establish that concerns cannot be resolved.
Approval of a Special Review Use shall not constitute a change in the base zoning district and
shall be granted only for the specific use approved at the specific site. Approval is subject to
such modifications, conditions, and restrictions as may be deemed appropriate by the
Decision-Making Body.
The Applicant’s Cultural Institution use was conditionally approved in August 2018, and found
to be fully in compliance in April 2022. The change in the operation as proposed may change
the manageable impacts slightly. Staff recommends the EPPC forward a revised condition of
approval to require the applicant to submit an annual review similar to Condition No. 13.
Section 3.5 of the EPDC requires a Special Review application to include “…a narrative that
describes how the proposed use fulfills the applicable requirements and standards for the use.
The EPDC specifies various aspects of the proposed use to be included in the narrative “as
applicable.” The applicant has submitted a detailed narrative describing the amendments and
proposed changes in the operation (see attached “Application for Amendments”). Staff
analysis of the narrative are as follows:
Traffic Generation Traffic generation and traffic flow was a key consideration in the initial
Special Review. Ultimately, shuttles were required. Privacy fences have been constructed
to screen the Stanley Home access and parking area from adjacent residences (see
attached Amended Site Plan). The applicant has analyzed traffic and attendees over the last
16 months of operation, noting the required online ticket orders show the majority of tours
involve multiple tickets per order which usually involves multiple occupants in each vehicle.
The applicant has estimated traffic generation on site and onto Wonderview Avenue using
CDOT Traffic Count Stations on Wonderview Avenue. The applicant provides detailed
analysis of the traffic generation. See “Application for Amendments” beginning on page 7.
The applicant has found the trips generated would not significantly increase overall traffic on
Wonderview Avenue.
Access, Parking Access remains as originally approved, with the driveway area on the
southeastern part of the property no longer being used. Parking areas are not in close
proximity to adjacent residences, and new proposed parking areas are screened with privacy
fencing.
Hours of operation, including when certain activities are to occur The applicant
proposes a slight increase in the hours of operation, as well as an increase in the number
and scope of Special Events. The applicant has been sensitive to impacts to neighboring
properties, and will continue to ensure traffic, noise, etc. are minimized. Staff is
recommending a condition of approval where an annual review will be required, to provide
the EPPC the opportunity to evaluate the impacts of the operational changes proposed.
Noise As mentioned above, the applicant has been sensitive to minimizing noise and other
impacts to adjacent residential properties. The outdoor Special Events would be restricted to
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PLANNING COMMISSION, JANUARY 17, 2023
STANLEY HOME MUSEUM SPECIAL REVIEW AMENDMENT
PAGE 6 OF 7
a small area of the property, closely monitored and there would be no audio amplification
permitted.
Staff Findings:
1. Based on the EPDC’s review procedures and applicable standards for this Amended
S2 Special Review use, staff finds impacts will be minimal and therefore the use is
allowable as proposed.
2. Adequate public facilities are available to serve the proposed project.
3. This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
Reviewing Agency Comments: This rezoning application was referred out for agency
comments. Agency comments received were minimal, with no issues identified. Minor plan
revisions were required by Public Works and Planning and addressed in the current application
materials.
Public Comments:
Three neighborhood and community meetings were held by the applicant. The first meeting,
held on 3/8/2022 had 14 attendees, a second meeting on 3/29/2022 had 12 attendees, and the
last meeting on 8/18/2022 had 8 attendees. Each of the meetings was also attended by
numerous Stanley Home board members and Town Planning staff. Potential issues and
questions were taken into consideration, and significant revisions were made to the proposed
Special Review Amendment in order to satisfy neighborhood concerns.
In accordance with the notice requirements in the EPDC, notice of the Planning Commission
meeting was published in the Estes Park Trail-Gazette, on December 30, 2022. Notice was
mailed to all required adjacent property owners on December 28, 2023.
Any comments submitted will be posted to: www.estes.org/currentapplications.
RECOMMENDATION:
Staff recommends the Planning Commission forward a recommendation of approval of the
Special Review Amendment with Staff findings and the following condition of approval:
1. The applicant shall provide the Town of Estes Park Community Development
Department a written review of the Stanley Home Museum and Education Center
“Cultural Institution” use. This review shall address the overall status and the impacts
from the revisions approved in this Amended Special Review. This shall be provided to
the Community Development Department no later than January 31, 2024, and staff will
submit it to the Estes Park Planning Commission at their regular February 2024 meeting.
SAMPLE MOTIONS FOR THE SPECIAL REVIEW AMENDMENT:
1. I move to forward a recommendation of approval to the Town Board of Trustees of the
Special Review Amendment with the findings and condition of approval recommended
by Staff.
2. I move to continue the Special Review Amendment application to the next regularly
scheduled meeting, finding that … [state reasons for continuing].
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PLANNING COMMISSION, JANUARY 17, 2023
STANLEY HOME MUSEUM SPECIAL REVIEW AMENDMENT
PAGE 7 OF 7
3. I move to forward a recommendation of denial to the Town Board of Trustees of the
Special Review Amendment application, finding that … [state findings for denial].
Attachments:
1. Application
2. Application for Amendments
3. Amended Development Plan
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Revised 20
Condominium Map
Preliminary Map
Final Map
Development Plan
Special Review
Preliminary Subdivision Plat
Final Subdivision Plat
Minor Subdivision Plat
Amended Plat
Project Description
Lot Size Area of Disturbance in Acres
Proposed Land Use
Town Well None
Town Well None
Existing Sanitary Sewer Service EPSD UTSD Septic None
Proposed Sanitary Sewer Service EPSD UTSD Septic
Is a sewer lift station required?Yes No
Existing Gas Service Other None
Existing Zoning Proposed Zoning
Are there wetlands on the site?Yes No
Site staking must be completed at the time application is submitted. Complete?Yes No
Name of Primary Contact Person
Complete Mailing Address
Primary Contact Person is Owner Applicant Consultant/Engineer
Existing Land Use
Existing Water Service
Attachments
Proposed Water Service
Site Access (if not on public street)
Please review the Estes Development Code Appendix B for additional submittal requirements, which
may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report,
wildfire hazard mitigation report, wetlands report, and/or other additional information.
Project Address
Parcel ID #
Legal Description
General Information
Boundary Line Adjustment
ROW or Easement Vacation
Street Name Change
Other: Please specify
Project Name
Supplemental Map
ESTES
APPLICATION
Type of Application
Submittal Date:
Site Information
Application fee
Statement of intent
copies (folded) of plat or plan
11" X 17" reduced copy of plat or plan
Xcel
Primary Contact Information
Community Development Department Phone: (970) 577-3721 Fax: (970) 586-0249 www.estes.org/CommunityDevelopment
Town of Estes Park P.O. Box 1200 170 MacGregor Avenue Estes Park, CO 80517
Other (specify)
Other (specify)
Digital Copies of plats/plans in TIFF or PDF format emailed to
planning@estes.org
Historic Stanley Home
Amend Approved siteplan to allow (5) additional parking stalls
415 West Wonderview Ave
Metes and Bounds
3524300925
4± acres N/A
Museum
Museum
E-1 E-1
Jes Reetz
1692 Big Thompson Ave, Suite 200, Estes Park, CO 80517
Wonderview Ave.
9/12/2022
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Application for Amendments
To the Special Review Use (S2) Application for
The Stanley Home Museum and Education Center
Approved August 28, 2018
Table of Contents
Pg Sec Content
1 1. Executive Summary
3 2. The Mission of Stanley Home Museum and Education Center
3 3. Brief History: Stanley Home Museum and Education Center
3 4. Definitions: Stanley Home Museum and Education Center Tours and Special Event
4 5. Stanley Home Museum and Education Center - Operating Conditions & Amendment Requests
6 6. Stanley Home Museum and Education Center - Attendance Analysis
8 7. Stanley Home Museum and Education Center - Traffic Impact Discussion
10 8. Stanley Home Museum and Education Center - Neighbor Meetings Summary
12 9. Stanley Home Museum and Education Center - Additional Fencing Description
13 10. Summary
14 11. List of Attachments
1. Executive Summary
1.1. Brief History of Stanley Home Museum and Education Center:
1.1.1. The Special Review Use approved on August 28, 2018, by the Board of Trustees of the
Town of Estes Park (Please see Attachment 01- “Special Review Approval Letter 2018
09Sep 10”) approved “the 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).
1.1.2. The original application was filed by the Historic Stanley Home Foundation for the
property addressed 415 W. Wonderview Avenue in Estes Park. The property is now
owned by the Historic Stanley Home Foundation and named “The Stanley Home Museum
and Education Center.”
1.2. Application for Amendments to the Special Review Application approved in 2018
1.2.1. As a result of
1.2.1.1. Three public meetings with our neighbors (Please see Section 08 - Stanley Home
Museum and Education Center - Neighbor Meetings Summary), and
1.2.1.2. Based on what we have learned from 16 months of Museum operations, and
1.2.1.3. To further enable us to support the Town of Estes Park’s Strategic Goal of
“providing an exceptional guest experience by providing high-quality events that
attract guests to the Town,”
1.2.1.4. The Historic Stanley Home Foundation is requesting amendments to five of the
thirteen operation conditions approved by the Town Board of Trustees.
1.2.2. Summary of requested amendments (Please see details in Section 5 - The Stanley Home
Museum and Education Center - Operating Conditions an Amendment Requests):
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1.2.2.1. Allow Year-round On-Site Parking for Tour Guests. Allow guests attending
tours to park in on-site parking year-round, not just Nov 1 to April 30. Our analysis
of 16 months of tour attendance data and ticket orders demonstrates that we have
enough on-site parking for tour guests with the current 10 spaces plus one
Americans with Disabilities Act (ADA) space. Based on our on-site parking
experience for tours from Nov 1 to April 30, guests find parking on-site
considerably more convenient than using the guest shuttle service for transportation
to and from the Visitors’ Center. If approved, this amendment would also remove
any tour-related guest shuttle service transit noise and dust for our neighbors to the
East. It would also eliminate any tour-related guest shuttle service contribution to
vehicle congestion at the Visitor’s Center and downtown intersections, and also
eliminate the significant challenge of finding tour-related shuttle service drivers and
funding shuttle service fuel.
1.2.2.2. Allow five (5) additional parallel parking stalls on the Museum’s upper
driveway (Please see Attachment 02 – “Stanley Home Amendment Statement of
Intent – Add 5 parking stalls,” and Attachment 03 “Stanley Home Amendment to
Development Plan”). If approved, this amendment would add five additional on-site
parallel parking stalls on the upper driveway and would further guarantee that we
have more than enough on-site parking stalls for tour guests and museum staff.
1.2.2.3. Require Guest Shuttle Service for Special Events, but do not require Guest
Shuttle Service for Tours. If this amendment is approved, because there is
sufficient on-site parking for tour guests, guest shuttle service for tour guests would
not be needed year-round. Guest shuttle service would still be used for Special
Events and would help regulate the number of guests on site. (Please see Section 4.
– Definitions: Stanley Home Museum and Education Center Tours and Special
Events).
1.2.2.4. Allow the possibility of additional Special Events: If allowed, this amendment
would permit the possibility of an increase from up to two (2) Special Events per
month to up to four (4) Special Events per month. If approved, this amendment
would also allow up to eight (8) Special Events per month in the month of December
when Yuletide Open houses are offered. If approved, this amendment would also
allow up to four (4) Outdoor Special Events per year limited to the area in front of
the Museum and garage. Outdoor Special Events would be limited to one per
month, and an Outdoor Special Event would count as one of the four Special Events
allowed per month. These increases in Special Events would help us accommodate
diverse interests in the Museum and help make the Museum financially sustainable.
Examples of Special Events are class visits from schools, special interest groups,
local organization Veranda gatherings, Yuletide Open Houses, Vino on the Veranda,
Scott Fest VIP Reception on the Veranda, etc.
1.2.2.5. On Sundays, in place of opening from 12:30 pm to 4:45 pm, allow the museum
to open at 9:30 am as is allowed on Tuesday – Saturday. Sundays are often a
high visitation day for Estes Park, and this will increase visitation opportunities.
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2. The Mission of The Stanley Home Museum and Education Center:
2.1. “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.”
2.2. The Stanley Home Museum and Education Center is supported by The Historic Stanley Home
Foundation, a 501(c)(3) nonprofit with the mission “to purchase, renovate, preserve, and operate
Rockside, the F.O. Stanley home as a cultural center for local history education. The home will
be an enduring reminder of the evolution and development of Estes Park and Rocky Mountain
National Park.”
3. Brief History of The Historic Stanley Home Foundation and the Stanley Home Museum and
Education Center:
3.1. The Historic Stanley Home Foundation was formed in the fall of 2016 and was able to raise over
$1.3 million to purchase the Historic Stanley Home in February 2020. At that time, over 500
individuals had added their names to the “First 500” list of those in Estes Park who “believe that
preserving Mr. and Mrs. Stanley's 1904 home as a cultural center for local history education will
forever save a remarkable local treasure.” In 2020, the Historic Stanley Home was placed on the
Colorado Register of Historic Places, and also received a grant from History Colorado for
structural assessment in preparation for historic preservation projects. The Stanley Home
Museum & Education Center opened in May 2021.
4. Definitions: Stanley Home Museum and Education Center Tours and Special Events
4.1. The Stanley Home Museum and Education Center will have two types of events:
4.1.1. Tours:
4.1.1.1. The primary visit focus is a tour lasting generally one hour
4.1.1.2. The number of guests on a tour is 12 or fewer
4.1.2. Special Events:
4.1.2.1. The primary visit focus is not a tour, but the Special Event may include tours
4.1.2.2. The number of guests present on-site at any one time is up to 50
4.1.2.3. Special Events are hosted by the Museum and Museum staff are present
4.1.2.4. An Outdoor Special Event is one type of Special Event
4.1.2.5. Examples of Special Events are class visits from schools, special interest groups,
local organization Veranda gatherings, Yuletide Open Houses, Vino on the Veranda,
Longs Peak Scottish-Irish Highland Festival VIP Reception on the Veranda, etc.
4.2. The Stanley Home Museum and Education Center will not have private facility events
4.2.1. A private facility event is an event not hosted by the Museum, and a member of the
Museum staff would not be present at a private facility event.
4.2.2. Weddings are a type of private facility event, and the Stanley Home Museum and
Education Center will not have weddings.
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5. Stanley Home Museum and Education Center: Operating Conditions & Amendment Requests
5.1. Condition 1
5.1.1. Condition 1 states: “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.”
5.1.2. We are requesting that two tour groups of up to 12 people be allowed to be on the property
at the same time for some period of time. For example, as one tour group arrives and the
departing tour group visits the Gift Ship, the two groups may overlap for some minutes
until the departing group leaves the site. As described in Section 06 - Stanley Home
Museum and Education Center - Attendance Analysis, to optimize our guests’ tour
experience, we generally limit tours to a maximum of 8 people by on-line ticket
reservation constraints. Assessing the last 16 months of actual tour attendance at the
Stanley Home Museum and Education Center, 99% of tours had 6 or fewer people, and
80% of tours had 3 or fewer people. The actual expected number of people on the
property at any one time with two groups overlapping is certainly 16 or fewer, and more
likely 6 to 12 people or fewer.
5.2. Condition 2
5.2.1. Condition 2 states: “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.”
5.2.2. We are requesting that we be allowed to be open on Sunday from 9:30 am to 4:45 pm in
place of 12:30 pm to 4:45 pm. Sundays are often a high visitation day for Estes Park. We
are also requesting to be closed Monday unless Monday is a holiday or if there is a Special
Event scheduled on Monday.
5.3. Condition 3
5.3.1. Condition 3 states: “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.”
5.3.2. We are requesting:
5.3.2.1. Up to four (4) Special Events per month in place of the current two (2) per month.
5.3.2.2. Up to eight (8) Special Events allowed in the month of December when we have
Yuletide Open Houses.
5.3.2.3. One Outdoor Special Event per month, with a limit of four (4) Outdoor Special
Events per year. An Outdoor Special Event would count as one of the four Special
Events allowed per month. Outdoor Special Events would be held outdoors in the
area on the upper driveway from in front of the Stanley Museum to in front of the
garage, and no audio amplification for Outdoor Special Events would be permitted.
(Please see Attachment 04 – “Proposed Outdoor Special Event Location”).
5.3.2.4. These increases in Special Events would help us accommodate diverse interests in
the Museum and help make the Museum financially sustainable.
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5.3.2.5. Examples of Special Events are class visits from schools, special interest groups,
local organization Veranda gatherings, Yuletide Open Houses, Vino on the Veranda,
Scott Fest VIP Reception on the Veranda, etc.
5.4. Condition 4
5.4.1. Condition 4 states: “Use of the property for private facility events, including weddings,
shall not be permitted.”
5.4.2. No changes requested.
5.5. Condition 5
5.5.1. Condition 5 states: “A conservation easement on parcels numbered 3524300025 shall be
initiated within one year of closing by the Historic Stanley Home Foundation.”
5.5.2. No changes requested. This condition was met. (Please see Attachment 05 – “Historic
Stanley Home Foundation Letter re Conservation Easement” and Attachment 06 – “Email
from Randy Hunt to Peggy Lynch re Stanley Home Conservation Easement).
5.6. Condition 6
5.6.1. Condition 6 states: “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.”
5.6.2. No changes requested. This condition was met. (Please see Attachment 07 – “Emails
from Jeff Woeber re Compliance with all Special Review Conditions”).
5.7. Condition 7
5.7.1. Condition 7 states: “Original fencing shall receive routine maintenance.”
5.7.2. No changes requested. This condition was met. (Please see Attachment 07 – “Emails
from Jeff Woeber re Compliance with all Special Review Conditions”).
5.8. Condition 8
5.8.1. Condition 8 states: “On-site food preparation shall not be permitted.”
5.8.2. No changes requested. This condition was met.
5.9. Condition 9
5.9.1. Condition 9 states: “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 Wonderview Avenue to prevent access.”
5.9.2. No changes requested. This condition was met. (Please see Attachment 07 – “Emails
from Jeff Woeber re Compliance with all Special Review Conditions”).
5.10. Condition 10
5.10.1. Condition 10 states: “Shuttle service shall be required May 1 – October 31.”
5.10.2. We are requesting that tour attendees be allowed to park on-site year-round using the 11
on-site parking stalls (one of the 11 spaces is an ADA parking space) and the five
additional parallel parking stalls on the upper driveway we are requesting (see Condition
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11 below). (Please see Attachment 03 “Stanley Home Amendment to Development
Plan”). Assessing the last 16 months of actual tour data demonstrates that we have
sufficient parking on-site for tours (Please see Section 06 “Stanley Home Museum and
Education Center – Attendance Analysis”).
5.10.3. Shuttle service will still be used for Special Events
5.10.4. If this amendment is approved, using on-site parking year-round will be more convenient
for tour guests, will eliminate tour shuttle service-related noise and dust for our neighbors
on the East side of the Museum property and reduce traffic congestion to and from the
Visitor’s Center and within the Visitor’s Center during tour periods. It would also
eliminate two major operational challenges for the museum: finding drivers for the shuttle
service and funding shuttle service fuel.
5.11. Condition 11
5.11.1. Condition 11 states: “Onsite parking shall be limited to 11 parking stalls for ADA parking
and employee parking from May 1-October 31.”
5.11.2. We are requesting that tour attendees be allowed to park on-site all year using the 11 on-
site parking stalls (one of the 11 spaces in an ADA parking space) and the five additional
parallel parking stalls on the upper driveway we are requesting. Looking at 16 months of
actual tour data provides confidence that we have sufficient parking on-site for tours
(Please see Section 06 “Stanley Home Museum and Education Center – Attendance
Analysis”).
5.11.3. Using on-site parking will reduce the vast majority of any tour-related shuttle service
noise and dust for our neighbors on the East side of the Museum property and reduce
congestion to and from the Visitor’s Center and within the Visitor’s Center during tour
periods. It will also eliminate two major operational challenges for the museum: finding
drivers for the shuttle service and funding shuttle service fuel.
5.12. Condition 12
5.12.1. Condition 12 states: “Dark Sky Compliant Lighting shall be required.”
5.12.2. No changes requested. This condition was met.
5.13. Condition 13
5.13.1. Condition 13 states: “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.”
5.13.2. No changes requested. This condition was met. Please see Attachment 08 – “Stanley
Museum Year One Report to Planning Commission 2022 04Apr 13” with attachments
08A through 08F.)
6. Stanley Home Museum and Education Center - Attendance Analysis
6.1. Tour attendance data from the first 16 months of Stanley Home Museum and Education Center
were analyzed with the following conclusions:
6.1.1. The number of people attending each tour is limited to eight (8) attendees to optimize
visitor experience. The eight-attendee limit optimizes our tour guests’ museum
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experience and is accomplished by constraints entered in our on-line ticketing software.
However, the actual number of people on tours is generally considerably less than eight
(Please see below Table 1. “Stanley Home Museum Tours – Count Number of Attendees
Per Tour”).
6.1.2. 99% of tours have 6 or fewer attendees, 80% have 3 or fewer attendees, and 67% of tours
have 2 or fewer attendees. The one tour that appears to have 13 attendees was a Special
Event group in February 2022 that was broken into 2 separate tours.
6.1.3. It is our impression that, during the Nov 1 to April 30 period when tour attendees were
able to park on-site, while some tour attendees arrived as solo attendees (perhaps 11%
based on Table 1 above), it is more common for two (2) or more attendees to arrive in a
single car.
6.1.4. To assess how many cars were likely to arrive for any given tour, we looked at how many
ticket orders were associated with tours over the last 16 months of operations. When
someone enters the Stanley Home Museum and Education Center on-line ticket
application, when they start a ticket order, they can put up to eight (8) tickets on a ticket
order (assuming eight places are available at that tour time). It is our assumption that all
individuals with tickets on a single ticket order are very likely to arrive for the tour
together in one car.
6.1.5. In Table 2. “Stanley Home Museum Tours – Count Number of Ticket Orders Per Tour,”
56% of tours had one ticket order for all attendees, 86% had 2 or fewer ticket orders, and
99% of tours had 4 or fewer ticket orders. These data support our impression that a
maximum of 4 cars are likely to arrive for any tour of the Stanley Home Museum and
Education Center, and that the 10 standard and one ADA parking stalls available currently
are enough for tour attendees to park on-site. With the additional five parallel parking
stalls we are requesting, we are confident there will be sufficient parking stalls for tour
attendees and staff on-site.
Count Of
Attendees Per
Tour
Count Of Tours with a
Given Number of
Attendees
Pct Total
Tours
Cum Pct
of Tours
1 130 11.37% 11.37%
2 635 55.56% 66.93%
3 153 13.39% 80.31%
4 132 11.55% 91.86%
5 56 4.90% 96.76%
6 29 2.54% 99.30%
7 2 0.17% 99.48%
8 2 0.17% 99.65%
10 2 0.17% 99.83%
12 1 0.09% 99.91%
13 1 0.09% 100.00%
1143
Table 1. Stanley Home Museum Tours
Count Number of Attendees Per Tour
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7. Stanley Home Museum and Education Center Traffic Impact Discussion
7.1. The Colorado Department of Transportation (CDOT) has regularly sampled traffic the along the
length of Wonderview Avenue since at least 2001. One site, Station ID 101411, is across from
the intersection of Big Horn Drive and Wonderview Avenue, across Wonderview Avenue from
the Stanley Home Museum and Education Center (Please see Image 01 below - “CDOT Traffic
Count Station ID 101411” ). Station ID 101411 has traffic counts dating from 2001, generally
about every 3 years, most recently from 2010, 2015, 2017, and 2020 (Please See Attachment 09 -
“CDOT Traffic Counts for Estes Park Wonderview Ave Station ID 101411 2001 to 2020”).
Image 01. CDOT Traffic Count Station ID 101411
Number of Ticket
Orders per Tour
Number of Tours with Given
Number of Ticket Orders
Pct Total
Tours
Cum Pct
Tours
1 395 55.71% 55.71%
2 218 30.75% 86.46%
3 75 10.58% 97.04%
4 18 2.54% 99.58%
5 3 0.42% 100.00%
Total 709 100.00%
Note: Assume all attendees on same tiicket order arrive in one car
Table 2. Stanley Home Museum Tours
Count Number of Ticket Orders Per Tour
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7.2. In Table 3 below are traffic data from CDOT Station ID 101411 from 2020, on Tuesday June 30
and Wednesday July 1, from 2017 on Wednesday June 14 and Thursday June 15, and from 2015,
on Tuesday June 16 and Wednesday June 17, 2015.
Table 3. CDOT Traffic Data for Station Id 101411 on Wonderview Ave in Estes Park
7.3. It appears the traffic counts from the summer of 2020 may be lower than expected based on
comparing 2020 data to data from 2017 and 2015 in “Table 3. CDOT Traffic Data for Station Id
101411 on Wonderview Ave in Estes Park.” The lower counts in summer 2020 may be the
result of the COVID-19 pandemic having temporarily closed many local operations. Traffic
counts from 2015 and 2017 seem roughly similar. However, for the hours from 9 am to 5 pm
(Please see far right column), traffic counts declined about 27% to 28% from 2017 to 2020, from
4,487 to 4,717 in 2017 to 3,288 to 3,411 in 2020.
7.4. Based on 16 months of tour attendance data and ticket reservation data, The Stanley Home
Museum and Education Center would be expected to add a range of zero (0) to perhaps an
unlikely maximum of eight (8) cars per hour (the sum of zero (0) to a less likely maximum of
four (4) cars arriving, and zero (0) to a less likely maximum four (4) cars departing) during
operating hours from 9:30 am to 4:45 pm. Within the estimated 400 to 500 cars per hour from 9
am to 5 pm expected, we do not consider adding zero to perhaps an unlikely maximum of 8 cars
Online Transportation Information System
https://dtdapps.coloradodot.info/otis/TrafficData#ui/0/0/0/station/101412/criteria/25115//true/true/
Traffic Data Explorer for Estes Park
ON SH 34, FALL RIVER RD E/O WONDERVIEW AVE, ESTES PARK (Station Id: 101411)
1-Jul-2020 Wednesday 4
Dir 0h 1h 2h 3h 4h 5h 6h 7h 8h 9h 10h 11h 12h 13h 14h 15h 16h 17h 18h 19h 20h 21h 22h 23h Sum 9a to 5p Sum
Primary Direction 2 0 1 0 1 6 36 72 113 128 149 166 177 183 163 189 239 202 158 108 89 77 24 4 2287 1596
Secondary Direction 1 2 3 0 7 38 38 82 143 149 178 209 238 205 223 210 221 182 141 119 101 45 29 10 2574 1815
Sum 3 2 4 0 8 44 74 154 256 277 327 375 415 388 386 399 460 384 299 227 190 122 53 14 4861 3411
30-Jun-2020 Tuesday 3
Dir 0h 1h 2h 3h 4h 5h 6h 7h 8h 9h 10h 11h 12h 13h 14h 15h 16h 17h 18h 19h 20h 21h 22h 23h Sum 9a to 5p Sum
Primary Direction 3 0 0 1 0 6 52 89 93 153 160 180 171 185 176 181 203 188 128 95 97 59 21 5 2246 1597
Secondary Direction 0 2 3 1 6 29 33 82 153 186 164 170 200 213 201 194 201 162 131 122 84 55 24 4 2420 1691
Sum 3 2 3 2 6 35 85 171 246 339 324 350 371 398 377 375 404 350 259 217 181 114 45 9 4666 3288
15-Jun-2017 Thursday 5
Dir 0h 1h 2h 3h 4h 5h 6h 7h 8h 9h 10h 11h 12h 13h 14h 15h 16h 17h 18h 19h 20h 21h 22h 23h Sum 9a to 5p Sum
Primary Direction 4 4 1 1 3 13 31 100 142 206 195 247 245 252 279 313 287 275 197 159 160 109 42 20 3285 2299
Secondary Direction 2 2 0 1 6 13 74 145 234 242 281 293 313 304 265 287 233 200 178 153 115 100 38 18 3497 2418
Sum 6 6 1 2 9 26 105 245 376 448 476 540 558 556 544 600 520 475 375 312 275 209 80 38 6782 4717
14-Jun-2017 Wednesday 4
Dir 0h 1h 2h 3h 4h 5h 6h 7h 8h 9h 10h 11h 12h 13h 14h 15h 16h 17h 18h 19h 20h 21h 22h 23h Sum 9a to 5p Sum
Primary Direction 0 2 0 0 4 11 36 98 156 187 213 211 230 247 260 312 298 262 196 166 120 67 30 14 3120 2220
Secondary Direction 0 8 1 1 7 14 62 136 208 266 266 292 274 251 256 235 218 209 164 157 130 61 47 13 3276 2267
Sum 0 10 1 1 11 25 98 234 364 453 479 503 504 498 516 547 516 471 360 323 250 128 77 27 6396 4487
17-Jun-2015 Wednesday 4
Dir 0h 1h 2h 3h 4h 5h 6h 7h 8h 9h 10h 11h 12h 13h 14h 15h 16h 17h 18h 19h 20h 21h 22h 23h Sum 9a to 5p Sum
Primary Direction 3 1 0 2 3 20 55 128 151 182 194 207 199 263 242 307 271 239 215 152 142 73 41 26 3116 2104
Secondary Direction 5 3 2 2 3 15 54 121 193 224 235 220 236 271 255 277 259 262 193 156 118 84 46 24 3258 2239
Sum 8 4 2 4 6 35 109 249 344 406 429 427 435 534 497 584 530 501 408 308 260 157 87 50 6374 4343
16-Jun-2015 Tuesday 3
Dir 0h 1h 2h 3h 4h 5h 6h 7h 8h 9h 10h 11h 12h 13h 14h 15h 16h 17h 18h 19h 20h 21h 22h 23h Sum 9a to 5p Sum
Primary Direction 4 3 0 2 5 18 39 100 176 179 192 184 197 231 241 272 267 232 198 132 108 61 26 10 2877 1995
Secondary Direction 7 7 3 1 4 6 40 109 175 250 212 254 248 218 236 233 244 226 167 132 131 64 40 18 3025 2121
Sum 11 10 3 3 9 24 79 209 351 429 404 438 445 449 477 505 511 458 365 264 239 125 66 28 5902 4116
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per hour, perhaps a one (1) to two (2) percent increase in traffic on Wonderview Ave, to be a
significant addition to local traffic.
8. Stanley Home Museum and Education Center - Neighbor Meetings Summary
8.1. The Stanley Home Museum and Education Center held three (3) public meetings with our
neighbors.
8.2. The meetings were held on:
8.2.1. Meeting #1 - Tuesday March 8, 2022, 6:30 – 8:00 pm, Key Bank’s George Hix Room
8.2.1.1. We followed the procedures described in the “Estes Park Town Neighborhood and
Community Meeting Information Sheet” (Please see Attachment 10) provided by
Karin Swanlund in the Community Development Department.
8.2.1.1.1. The Hix Room at Key Bank was accessible to our neighbors and the meeting
was scheduled to start at 6:30 pm, after 5:00 pm on a weekday as
recommended.
8.2.1.1.2. Notification of the neighborhood meeting occurred a minimum of 10 business
days in advance of the meeting. Individual notices were mailed on February
15, 2021 to all 51 owners and occupants on the neighbor list provided by Karin
Swanlund (Please see Attachment 11 – “Neighbor list provided by Town of
Estes Park”). A meeting notice was also published in the Estes Park Trail
Gazette. In addition, a meeting notification sign from the Community
Development Department was posted on the Stanley Home Museum and
Education Center driveway.
8.2.1.1.3. Board members called neighbors from contiguous properties if they did not
respond to the meeting invitation.
8.2.1.1.4. Twelve (12) neighbors attended the meeting.
8.2.1.2. The list of attendees at meeting #1 is in Attachment 12 – “Invitees and Attendees at
the March 8 2022 Neighbor Meeting”
8.2.1.3. The Powerpoint presented at the March 8, 2022 meeting is Attachment 13.
8.2.1.4. Summary of the discussion at the March 8, 2022 neighbor meeting:
8.2.1.4.1. Our neighbors seemed OK with letting two tour groups overlap for some
period so one group could visit the Gift Shop while another group was starting
a tour, seemed OK with Sunday hours from 9:30 am to 4:45 pm, and seemed
OK with the Museum being closed on Monday unless there was a Special
Event or Monday was a Holiday.
8.2.1.4.2. Our neighbors wanted more clarity about how Special Events would be more
or less spaced out throughout the year. The discussion arrived at four (4)
Special Events per Month as a helpful clarification.
8.2.1.4.3. Some neighbors were concerned about whether Outdoor Special Events would
be noisy, so we discussed a proposal that Outdoor Special Events would have
no audio amplification, we would notify neighbors in advance of an Outdoor
Special Event, and we discussed limiting the number of Outdoor Special
Events to four (4) per year.
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8.2.1.4.4. Our neighbors were OK with allowing tour guests to park on-site and use the
visitor shuttle service for Special Events. There was some discussion about
whether 14 additional parking stalls were needed and where 14 additional
parking stalls would be located.
8.2.1.4.5. Some neighbors were concerned about their perception of a trend of increasing
traffic and increasing traffic speed on Wonderview Ave. It was not clear that
visits to the Stanley Home Museum would significantly increase to traffic on
Wonderview Avenue. There was agreement to look at actual CDOT traffic
count information for Wonderview Avenue.
8.2.1.4.6. Our neighbors requested clear definitions about what types of events would be
held at the Museum (Tours and Special Events) and what types of events
would not be held at the Museum (Private Facility Events like weddings).
8.2.1.4.7. Agreed a second neighbor meeting for additional discussion would be
valuable.
8.2.2. Meeting #2 - Tuesday March 29, 2022, 6:30 – 8:00 pm, Key Bank’s George Hix
Room Bank
8.2.2.1. We emailed invitations to the second neighbor meeting to all of the attendees at
meeting #1 and encouraged them to forward the email to any neighbors they thought
would be interested in the proposed operational condition amendments and the
opportunity to express their thoughts about the Stanley Home Museum and
Education Center.
8.2.2.2. Board members called neighbors from contiguous properties if they did not respond
to the meeting invitation.
8.2.2.3. The list of neighbors emailed the invitation and the list of attendees at meeting #2 is
in Attachment 14 – “Invitees and Attendees at the March 29, 2022 Neighbor
Meeting.”
8.2.2.4. The Powerpoint presented at the March 29, 2022 meeting is Attachment 15.
8.2.2.5. Summary of the discussion at the March 29, 2022 meeting:
8.2.2.5.1. In response to a neighbor request in the last meeting, we discussed definitions
of what types of events would be held at the Museum (Tours and Special
Events) and what types of events would not be held at the Museum (Private
Facility Events like weddings).
8.2.2.5.2. Discussed that Outdoor Special Events would have no audio amplification, we
would notify neighbors in advance of an Outdoor Special Event, guests would
be limited to the space on the upper driveway in front of the Museum and in
front of the Garage, and would be limited to four (4) events per year.
8.2.2.5.3. Discussed adding 14 parking stalls so guests on tours could park on-site.
Some neighbors were concerned that adding a parking area below the current
parking area on the lower driveway could adversely impact the Museum’s
appearance. Agreed to evaluate parking alternatives.
8.2.2.5.4. Discussed CDOT traffic counts for Station ID 101411 that is across
Wonderview Avenue from the Stanley Home Museum location.
8.2.2.5.5. Agreed a third neighbor meeting for additional discussion would be valuable.
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8.2.3. Meeting #3 - Thursday August 18, 2022, 6:30 – 8:00 pm, Key Bank’s George Hix
Room
8.2.3.1. We emailed invitations to the third neighbor meeting to all of the attendees at
meeting #1 and meeting #2 and encouraged them to forward the email to any
neighbors they thought would be interested in the proposed operational condition
amendments and the opportunity to express their thoughts about the Stanley Home
Museum and Education Center.
8.2.3.2. Board members called neighbors from contiguous properties if they did not respond
to the meeting invitation.
8.2.3.3. The list of neighbors emailed the invitation and the list of attendees at meeting #3 is
in Attachment 16 – “Invitees and Attendees at the August 18, 2022 Neighbor
Meeting”
8.2.3.4. The Powerpoint presented at the August 18, 2022 meeting is Attachment 17.
8.2.3.5. Summary of the discussion at the August 18, 2022 meeting:
8.2.3.5.1. Discussed that the number of guests per tour is generally limited to eight (8) by
the Museum’s ticket reservation system to optimize guest experience.
8.2.3.5.2. In response to neighbor concerns in the last meeting, proposed to add four (4)
parallel parking stalls on the upper driveway, not fourteen (14) parking stalls
near the lower driveway so that tour guests could park on site year-round. Our
neighbors seemed to respond favorably to this modified parking proposal.
8.2.3.5.3. Discussed fencing three locations on the upper driveway: 40 feet along the east
Museum property line to provide more privacy for the Bankers, 88 feet along
the south edge of the upper driveway for visitor safety, and 12 feet extending
from the southwest edge of the garage/Gift Shop.
8.2.3.5.4. Discussed CDOT traffic counts for Station ID 101411 that is across
Wonderview Avenue from the Stanley Home Museum location and the
minimal impact expected from Museum operations on Wonderview Avenue
traffic.
9. Stanley Home Museum and Education Center - Additional Fencing Installation Description
9.1. The Historic Stanley Home Foundation Board decided to contract with MDF Construction, LLC
to install three new sections of six (6) foot high fence (Please see Attachment 18 – New Stanley
Museum Fencing Image”)
9.2. The fencing along the East upper property border where the upper driveway turns south toward
the lower driveway will provide increased privacy for the Bankers. Fencing design and
placement were discussed with the property owners. The fencing will not interfere with fire
apparatus turning or transit on the upper driveway (Please see Attachment 19 – “Historic Stanley
Home Fence Fire Engine Access”). The fencing location is also permitted within the Town’s
easement consistent with the Town’s rights and privileges (Please see Attachment 20 - Stanley
Historic Home Easement use information”).
9.3. The fencing along the south edge of upper driveway will provide a safe boundary on the south
side of the upper driveway.
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9.4. The fencing on north side of the upper driveway between rock outcropping and the garage will
provide safe boundary to prevent gift shop visitors from walking north off of the upper driveway.
10. Summary
10.1. The Stanley Home Museum and Education Center is applying for amendments to the Special
Review Application approved in 2018.
10.2. The application for amendments is the result of:
10.2.1. Three (3) public meetings with our neighbors (Please see Section 08 – “Stanley Home
Museum and Education Center - Neighbor Meetings Summary),
10.2.2. Based on what we have learned from 16 months of Museum operations, and
10.2.3. To further enable us to support the Town of Estes Park’s Strategic Goal of “providing an
exceptional guest experience by providing high-quality events that attract guests to the
Town,”
10.3. The Historic Stanley Home Foundation is requesting amendments to five of the thirteen
operation conditions approved by the Town Board of Trustees.
10.4. Summary of requested amendments (details provided in Section 5 - Stanley Home Museum and
Education Center: Operating Conditions & Amendment Requests)
10.4.1. Allow Year-round On-Site Parking for Tour Guests. Allow guests attending tours to park
in on-site parking year-round, not just Nov 1 to April 30. Our analysis of 16 months of
tour attendance data and ticket orders demonstrates that we have enough on-site parking
for tour guests with the current 10 spaces plus one Americans with Disabilities Act (ADA)
space. Based on our on-site parking experience for tours from Nov 1 to April 30, guests
find parking on-site considerably more convenient than using the guest shuttle service for
transportation to and from the Visitors’ Center. If approved, this amendment would also
remove any tour-related guest shuttle service transit noise and dust for our neighbors to
the East. It would also largely eliminate any tour-related guest shuttle service contribution
to vehicle congestion at the Visitor’s Center and downtown intersections, and also
eliminate the significant challenge of finding tour-related shuttle service drivers and
funding shuttle service fuel.
10.4.2. Allow five (5) additional parallel parking stalls on the Museum’s upper driveway (Please
see Attachment 03 - Stanley Home Amendment to Development Plan). If approved, this
amendment would add five additional on-site parallel parking stalls on the upper driveway
and would further guarantee that we have more than enough on-site parking stalls for tour
guests and museum staff.
10.4.3. Require Guest Shuttle Service for Special Events, but do not require Guest Shuttle Service
for Tours. If this amendment is approved, because there is sufficient on-site parking for
tour guests, guest shuttle service for tour guests would not be needed year-round. Guest
shuttle service would still be used for Special Events. Please see definitions of tours and
Special Events in Section 4. – “Definitions: Stanley Home Museum and Education Center
Tours and Special Events”).
10.4.4. Allow the possibility of additional Special Events: If allowed, this amendment would
permit the possibility of an increase from up to two (2) Special Events per month to up to
four (4) Special Events per month. If approved, this amendment would also allow up to
eight (8) Special Events per month in the month of December when Yuletide Open houses
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are offered. If approved, this amendment would also allow up to four (4) Outdoor Special
Events per year limited to the area in front of the Museum and garage. Outdoor Special
Events would be limited to one per month, and an Outdoor Special Event would count as
one of the four Special Events allowed per month. These increases in Special Events
would help us accommodate diverse interests in the Museum and help make the Museum
financially sustainable. Examples of Special Events are class visits from schools, special
interest groups, local organization Veranda gatherings, Yuletide Open Houses, Vino on
the Veranda, Scott Fest VIP Reception on the Veranda, etc.
10.4.5. On Sundays, in place of opening from 12:30 pm to 4:45 pm, allow the museum to open at
9:30 am as is allowed on Tuesday – Saturday. Sundays are often a high visitation day for
Estes Park, and this will increase visitation opportunities.
11. Attachment Listing
Attachment 00a - Stanley Museum Request for Application Fee Waiver Request
Attachment 00b - Development Application Stanley Museum p 1 2022 11Nov 15
Attachment 00c - Development Application Stanley Museum p 2
Attachment 00d - Development Application Stanley Museum p 3
Attachment 01 - Special Review Approval Letter 2018 09Sep 10
Attachment 02 - Stanley Home Amendment Statement of Intent- Add 5 Parking Stalls 2022 11Nov 15
Attachment 03 – Stanley Home Amendment to Development Plan 2022 11Nov 15
Attachment 04 - Proposed Outdoor Special Events Location
Attachment 05 - Historic Stanley Home Foundation Letter re Conservation Easement
Attachment 06 - Email from Randy Hunt to Peggy Lynch re Stanley Home Conservation Easement
Attachment 07 - Emails from Jeff Woeber re Compliance with all Special Review Conditions
Attachment 08 - Stanley Museum Year One Report to Planning Commission 2022 04Apr 13
Attachment 08A - S2 Approval Letter - Stanley Home
Attachment 08B - Emails from Jeff Woeber re Compliance with all Special Review Conditions
Attachment 08C - Stanley Home Foundation Letter to Jeffrey Boring re Land Trust Application
Attachment 08D - Email from Tyler Boles - Power and Communications re Stanley Home Trees
Attachment 08E - Fire Marshall Report In Stanley Access Drive 072720
Attachment 08F - Letter from Summit Forestry re Stanley Home Tree Plantings
Attachment 09 - CDOT Traffic Counts for Estes Park Wonderview Ave Station ID 101411 2001 to 2020
Attachment 10 - Estes Park Town Neighborhood and Community Meeting Information Sheet
Attachment 11 - Stanley Home Neighbor list from Town of Estes Park
Attachment 12 - Invitees and Attendees at the March 8 2022 Neighbor Meeting
Attachment 13 - Powerpoint presented at Neighbor Meeting 2022 03Mar 08
Attachment 14 - Invitees and Attendees at the March 29 2022 Neighbor Meeting
Attachment 15 - Powerpoint presented at Neighbor Meeting 2022 03Mar 29
Attachment 16 - Invitees and Attendees at the August 18 2022 Neighbor Meeting
Attachment 17 - Powerpoint presented at Neighbor Meeting 2022 08Aug 18
Attachment 18 - New Stanley Museum Fences Image
Attachment 19 - Historic Stanley Home Fence Fire Engine Access 072022
Attachment 20 - Stanley Historic Home Easement use information
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PARCEL No. 3524300025
PARCEL No. 3524300025
PARCEL No. 3524300025
EXISTING STRUCTURE
EXISTING DRIVEWAY
(COMPACTED BASE
COURSE OR MILLED
ASPHALT)
EXISTING DRIVEWAY
(COMPACTED BASE
COURSE OR MILLED
ASPHALT)
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W
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ON
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W
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ONE-WAY
TWO-WAY
TW
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26'
EXISTING 12-FOOT
DRIVEWAY
S 58
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2
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US No. 34 (BYPASS)
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PARCEL No. 3524307100
411 BIG HORN DR.
ZONED E-1 ESTATE
PARCEL No. 3524307147
451 BIG HORN DR.
ZONED E-1 ESTATE
PARCEL No. 3524300042
ZONED E-1 ESTATE
PARCEL No. 3524300041
503 BIG HORN DR.
ZONED E-1 ESTATE
R25.00
INSTALLED
ADA PARKING
(CONCRETE
SURFACE)
12'
23'
EXISTING
GARAGE
EXISTING
STEPS
24'
EXISTI
N
G
G
R
A
V
E
L
D
R
I
V
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RECLAIMED
EXISTING
DRIVEWAY
INSTALLED
WALKING
PATH
EXISTING
ROCK
WALL TO
REMAIN
EXISTING GR
A
V
E
L
D
R
I
V
E
25' BUILDING
SETBACK (TYP.)
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
EXISTING
FENCING TO BE
MAINTAINED
INSTALLED
ROCK BARRIER
INSTALLED BUFFER
LANDSCAPING
LOCATION AND SPECIES
PER PROPERTY
OWNERS REQUEST.
INSTALLED
PRIVACY
FENCE
TWO-WAY
1
18.5'9'
6
7
10
1
3
9'(T
Y
P
.
)
23'
(
T
Y
P
.
)
EXISTING
STRUCTURE
1
2
INSTALLED 12" ADS CULVERT.
UPSTREAM FLARED END
SECTION W/ RIPRAP
INSTALLED
PRIVACY
FENCE
SUBJECT
PROPERTY
SUBJECT PROPERTY LINE
SUBJECT PROPERTY LINE
BUILDING SETBACK
EXISTING TREE (TYP.)
30
SCALE 1" = 30'
0 30 60 90
HISTORIC STANLEY HOME
THE HISTORIC STANLEY HOME FOUNDATION
SHEET TITLE:
BY:REVISION:DATE:
CLIENT:
SHEET
1
SHEET
1205.144
JOB NO.---
DATE
SCALE
APPROVED BY
AS SHOWN
SEPT 2022
JLR
JLR
MST
DRAWN BY
CHECKED BY
DESIGNED BY
PROJECT TITLE:
ESTES PARK, CO 80517
2022 CORNERSTONE ENGINEERING & SURVEYING, INC.
COPYRIGHT - ALL RIGHTS RESERVED
1692 BIG THOMPSON AVE.
SUITE 200
ESTES PARK, CO 80517
PH: (970) 586-2458
FAX: (970) 586-2459
AMENDED DEVELOPMENT PLAN
LEGEND:
R
Know what's below.
Call before you dig.
CALL 3-BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
SCALE 1"=500'
VICINITY MAP:
IMAGE TAKEN FROM TOWN OF ESTES PARK DIGITAL MAPPING
METES AND BOUNDS DESCRIPTION
REC No. 2006-0074516
DATED 10/02/2006
RECORDS OF LARIMER COUNTY
CLERK AND RECORDER
LEGAL DESCRIPTION
PARKING CALCULATIONS:
TOTAL REQUIRED PARKING 10
1 PER 300 SF + 1 PER 90 SF OF
ASSEMBLY AREA (NO ASSEMBLY
AREA)
10CULTURAL INSTITUTIONS
(EVDC 7.11)
(~3000 SF)*
PROPOSED STANDARD PARKING STALL 15
PROPOSED ADA ACCESSIBLE STALL 1
TOTAL PARKING PROPOSED 16
THE UNDERSIGNED, BEING THE OWNERS OF THE REAL PROPERTY AS
SHOWN ON THIS DEVELOPMENT PLAN, SHALL BE SUBJECT TO THE
PROVISIONS OF THE ESTES VALLEY DEVELOPMENT CODE AND ANY
OTHER ORDINANCE OF THE TOWN OF OF ESTES PARK, COLORADO,
PERTAINING THERETO.
OWNER:
By:
OWNER AND LIENHOLDER'S STATEMENT
1) ZONING - E1 - ESTATE
2) SETBACKS - 25 FEET FROM STREETS, 25 FEET FROM REAR AND 25 FEET FROM SIDES.
3) ALL EXTERIOR LIGHTING SHALL BE SHIELDED AND DOWNCASTING; (REFER TO ESTES VALLEY
DEVELOPMENT CODE CHAPTER (EVDC) 7, SECTION 7.9 ). ALL STREET LIGHTS WILL NOT EXCEED
15 FT IN HEIGHT.
4) ALL DISTURBED AREAS WILL BE RESEEDED OR SODDED WITH NATIVE GRASSES/WILDFLOWER
MIX. ALL NEW TREES AND SHRUBS WILL BE MAINTAINED IN A HEALTHFUL CONDITION. ALL
AREAS WILL BE IRRIGATED.
5) TRASH ENCLOSURES WILL BE SCREENED WITH A SOLID FENCE AND ANIMAL RESISTANT.
6) CONTRACTORS MUST CALL UTILITIES NOTIFICATION CENTER OF COLORADO PRIOR TO
EXCAVATING (1-800-922-1987).
7) ALL REQUIRED IMPROVEMENTS SHALL BE COMPLETED OR GUARANTEED IN ACCORDANCE WITH
EVDC 7.12 AND 10.5.K.
8) THE OWNER SHALL BE REQUIRED TO PROVIDE FOR HANDICAP ACCESSIBILITY IN ACCORDANCE
WITH THE A.D.A., I.B.C. AND EVDC 7.11.J REQUIREMENTS.
9) APPROVAL OF THIS DEVELOPMENT PLAN CREATES A VESTED RIGHT PURSUANT TO ARTICLE 68
OF TITLE 24, C.R.S., AS AMENDED.
10) THIS DEVELOPMENT PLAN IS A SCHEMATIC REPRESENTATION OF PROPOSED IMPROVEMENTS
AND DOES NOT SHOW ALL THE DESIGN ELEMENTS NEEDED TO CONSTRUCT ANY OF THE
IMPROVEMENTS.
11) ALL OUTDOOR LIGHT NOT NECESSARY FOR SECURITY PURPOSES SHALL BE REDUCED,
ACTIVATED BY MOTION SENSORS DEVICES OR TURNED OFF DURING NONOPERATING HOURS;
(EVDC 7.9.D.2)
12) ACCESSIBLE PARKING SPACE TO BE IDENTIFIED WITH SIGNS AND PAVEMENT MARKINGS
IDENTIFYING THEM AS RESERVED FOR PERSONS WITH DISABILITIES. SIGNS TO BE POSTED
DIRECTLY IN FRONT OF THE PARKING SPACE AT A HEIGHT OF NO LESS THAN FORTY-TWO (42)
INCHES AND NO MORE THAN SEVENTY-TWO (72) INCHES ABOVE PAVEMENT LEVEL.
13) THE PURPOSE OF THIS AMENDMENT IS TO ADD (5) ADDITIONAL PARKING SPACES. THIS IS AN
AMENDMENT TO A PREVIOUSLY APPROVED DEVELOPMENT PLAN;
LEVEL S2 SPECIAL REVIEW 20-EP-00319
GENERAL NOTES:
415 WEST WONDERVIEW AVE.
Print Name:
AMENDED SITEPLAN
TO PROPOSE (3)
ADDITIONAL
PARKING SPACES
WAIVER APPROVAL UNDER ESTES PARK DEVELOPMENT CODE,
APPENDIX D I. D. 1 AND 2:
APPROVAL IS GIVEN TO WAIVE THE COMPLIANCE WITH SECTION
7.11.O.2 REQUIRING THAT OFF-STREET PARKING AREAS AND ACCESS
DRIVES SERVICING EIGHT (8) OR MORE PARKING SPACES SHALL BU
SURFACED WITH AT LEAST TWO (2) INCHES OF BITUMINOUS PAVING
MATERIAL OR FOUR (4) INCHES OF CONCRETE. THIS APPROVAL
ADVANCES THE GOALS AND PURPOSES OF THIS CODE AND RESULTS
IN LESS VISUAL IMPACT ON THE HISTORIC SITE.
WAIVER APPROVAL:
TOWN CLERK
APPROVED AND ACCEPTED BY THE BOARD OF TRUSTEES OF THE TOWN OF ESTES
PARK, COLORADO, ON THE _____ DAY OF __________, 20__.
BOARD OF TRUSTEES' CERTIFICATE
MAYOR
JACKIE WILLIAMSON WENDY KOENIG
AMENDED DEVELOPMENT PLAN
SPECIAL REVIEW-S2
SPECIAL REVIEW - S2
AMENDED SITEPLAN
TO PROPOSE (2)
ADDITIONAL
PARKING SPACES
JLRCONDITIONS OF APPROVAL REVISIONS08/03/2018
JLRPLANNING/ENGINEERING COMMENTS11/03/2022
29