HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2023-11-21
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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 meeting day. 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, November 21, 2023
1:30 p.m.
AGENDA APPROVAL
INTRODUCTIONS AND ANNOUNCEMENTS
PUBLIC COMMENT items not on the agenda (Please state your name and address).
CONSENT AGENDA
1. Planning Commission Minutes dated October 17, 2023
ACTION ITEMS
1. Preliminary Plat Habitat on Raven Planner Washam
Review of a Preliminary Plat for a proposed five-lot subdivision on 0.82 acres.
Continued from the October 17, 2023 meeting.
2. Amended Development Plan Max Storage Planner Washam
Minor Modification to an approved Development Plan, substituting shrubs in
place of trees. Continued from the October 17, 2023 meeting.
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.
November 14, 2023
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Town of Estes Park, Larimer County, Colorado, October 17, 2023
Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the
Town of Estes Park, Larimer County, Colorado. Meeting held in said Town of Estes Park
on the 17 day of October 2023.
Commission:
Attending:
Chair Matt Comstock, Vice-Chair Matthew Heiser, Charles
Cooper, Chris Pawson, David Shirk
Chair Comstock, Vice-Chair Heiser, Commissioners
Cooper, Shirk, Pawson, Interim Community
Development Director Jason Damweber, Planner I Kara
Washam, Senior Planner Paul Hornbeck, Recording
Secretary Karin Swanlund, Town Attorney Dan Kramer,
Town Board Liaison Barbara MacAlpine
Absent: none (Shirk arrived at 1:35 p.m.)
Chair Comstock called the meeting to order at 1:30 p.m. There were 14 people in
attendance.
AGENDA APPROVAL
It was moved and seconded (Heiser/Cooper) to approve the agenda. The motion
passed 3-0-1, with Pawson abstaining and Shirk not yet in attendance.
PUBLIC COMMENT:
Kristine Poppitz, 650 Devon Drive, thanked Staff for the meet and greet held at the
Community Center on the 16th.
INTRODUCTIONS AND ANNOUNCEMENTS
New Commissioner Charles Cooper and new Senior Planner Paul Hornbeck were
introduced.
CONSENT AGENDA APPROVAL
It was moved and seconded (Heiser/Shirk) to approve the consent agenda. The
motion passed 3-0, with Cooper and Pawson abstaining.
ACTION ITEMS
1.Amended Development Plan Max Storage Planner Washam
DJMC LLC, Owner/Applicant
The Applicant has requested a minor modification to the landscape plan of the approved
development plan. The plan proposed planting eight (8) trees along Acacia Drive. With
the proximity of an existing sewer easement and insurance requirements for trees to be
a minimum of ten (10) feet from the structure, the Applicant cannot install trees in this
location. The Applicant proposes shrubs in place of trees in this location, at a ratio of
three (3) shrubs to one (1) tree for a total of twenty-four (24) additional shrubs along
Acacia Drive.
DISCUSSION:
Jes Reetz, Cornerstone Engineering, stated that insurance requirements brought on this
amendment. The shrubs from the original plan are in place, but he can't install the trees
in this location due to sewer easement requirements (10 feet required vs 5 feet available
space). Trees were not a requirement for street buffering in the original Development
Plan. The number of trees was required, but their specific placement was not. The overall
intent should be met.
Discussion on obtaining a Certificate of Occupancy (CO) was had. It was understood that
once this amendment was submitted, the owner could receive the CO and start doing
business. The Improvement guarantee for public improvements has been met. Leftover
funds from that will be rolled into a Landscape Guarantee.
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PUBLIC COMMENT:
Mike Copp, 1940 Baldpate Court, stated that wildlife no longer migrates through this
property. The structure has eight large street lights and suggested cutting that number
in half and installing motion sensors. Other storage facilities use LED lights, and the
Water Department uses only three lights. The lighting is affecting property owners two
blocks away on Scott Avenue. He handed out photos of the property at night.
Vice Chair Heiser confirmed that lighting was a part of the landscape plan requirements.
Planner Washam stated that if there is a problem with lighting, it would be a Code
Enforcement issue.
Commissioner Shirk noted that, per code, "if installed, all exterior lighting shall meet the
functional security needs of the proposed land use without affecting adjacent properties
or the community." He requested the Applicant return with a specific landscape plan and
lighting standards, suggesting finding a new location for trees.
It was moved and seconded (Pawson/Shirk) to continue the amended MAX Storage
Development Plan to the next regularly scheduled meeting, finding that a revised
landscaping plan describing the replacement shrub type and location, and more
information on how the landscaping will provide adequate screening of lighting be
submitted. The motion passed 5-0.
2. Location and Extent Review 360 Community Drive Planner Washam
Estes Valley Recreation and Park Department (EVRPD), Applicant.
Planner Washam reviewed the staff report. The EVRPD proposes a new "all wheels"
concrete/shotcrete skate park at Stanley Park. The skate park will be approximately
10,500 square feet in size. Public facilities and utilities will not be impacted. Lighting or
power to the skate park is not being proposed, as the intention is a dawn-to-dusk
operation.
PUBLIC COMMENT: none
DISCUSSION:
Vice Chair Heiser suggested the Planning Commission could approve a Master Plan for
Stanley Park to alleviate future individual Location & Extent hearings for the Park.
It was moved and seconded (Shirk/Pawson) to approve the Location and Extent
Review application, according to findings recommended by Staff. The motion
passed 5-0.
3. Rezone TBD Raven Avenue Planner Washam
Habitat for Humanity of the St. Vrain Valley, Inc., Owner/Applicant
The Applicant proposes rezoning the 0.82-acre parcel from RM (Multi-family
Residential) to R-1 (Single-Family Residential), with a minimum lot size of 5,000 square
feet, to create five (5) lots. The two western lots, Lots 1 and 2, will have access by a
single point from Raven Avenue, with Lots 3, 4 and 5 having individual access directly
from Raven Avenue.
Heiser disclosed that between 1999-2015 he was on the Board of the local Habitat for
Humanity but had no financial or prior interest in this.
PUBLIC COMMENT:
Scott Moulton, Executive Director of the Housing Authority, expressed support and the
need for the project.
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DISCUSSION:
David Emerson, Habitat for Humanity Director, stated that he has worked on this since
2019. Habitat does not want condo/stacked uses, hence the reason for the rezoning
request. Medical and Education are the primary industries served by Habitat. He
explained that Habitat clearly intended to develop this lot and that the landowners had
been purposely working with them since the start in 2011.
The Deed Restriction review is unnecessary during this hearing, per Town Attorney
Kramer.
There is no requirement for a Development Plan in single-family developments; the
Preliminary Subdivision Plat provides the documentation needed.
Chair Comstock suggested expediting a Code Amendment that addresses "changes in
conditions in the areas affected" as this wording is too vague.
Shirk noted that his subdivision was created in 2020, thus creating a change in conditions.
Considerable conversation on interpreting the Development Code and Comprehensive
Plan, where mistakes were made, and the history of the lot was had.
Shirk recommended denying the zoning request because the town board approved a
multi-family zoned lot on this location three years ago. He later withdrew the motion.
Shirk questioned why townhouses weren't considered. That would maintain the multi-
family zoning, allow the Applicant to use the property as they want and is in alignment
with the Comprehensive Plan, giving a different product without rezoning. Pawson
concurred. Emerson explained that they were told the minimum lot size would still be an
issue, or they would have pursued that path.
It was moved and seconded (Heiser/Cooper) to forward a recommendation of
approval to the Town Board of Trustees of the Zoning Map Amendment application
to rezone the 0.82-acre parcel from RM to R-1, according to findings of fact
recommended by Staff. We find that the conditions of 3.3.d have been met and are
compatible with the Comprehensive Plan and existing growth patterns in the Estes
Valley. The motion passed 3-2, with Shirk and Pawson voting against.
A five-minute break was taken at 3:20 p.m. Commissioner Pawson had prior
commitments and excused himself from the meeting.
4. Preliminary Plat TBD Raven Avenue Planner Washam
Habitat for Humanity of the St. Vrain Valley, Inc., Owner/Applicant
Habitat for Humanity plans to develop the five proposed lots with single-family residences
in the R-1 zone, a use-by-right. The subdivision application is contingent on approval of
the proposed rezoning application, known as Raven Subdivision Rezoning. Habitat for
Humanity will construct the dwellings and sell the homes to individual, qualified buyers.
§4.3.D.4 of the Estes Park Development Code (EPDC) states, "All developments in the
R-1 District shall be subject to the attainable housing limitations for rental and owner
occupancy outlined in §11.4.C." A Deed Restriction or Restrictive Covenant and
Agreement is required per §11.4.E.4.
PUBLIC COMMENT:
Ken Davis, 1776 Olympian Lane Unit B, supports the project. It provides needed
workforce housing and is compatible with the other houses across the street.
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John Fridrich, 1776 Olympian Lane Unit D, commented that, concerning the willow
removal, there are drawbacks to any development. He supports the project and won't
miss the willows if they must be removed.
DISCUSSION:
The willows are not in a wetlands area. Shirk recommended preserving the willows by
incorporating them into the open space and would like to see what vegetation is being
removed. Per Daniel Barrett, Van Horn Engineering, regrading will occur for drainage to
flow into the detention pond, which may affect the willows. Shirk requested more
consideration for conservation and possible movement of the swale, so it isn't impacting
the willows, starting with the stormwater design. Emerson stated that there aren't many
options due to drainage, existing conditions and landscaping near a house.
The plan is for the Housing Authority to take responsibility for the open space on Lot 5.
This is simpler than having five owners governing an out-lot. There is still more to be
worked through with the Conservation Easement before this goes before the Town Board,
per Attorney Kramer.
Heiser stated that the findings for a continuance would not change the conditions or what
this plan is trying to accomplish.
It was moved and seconded (Shirk/Comstock) to continue the recommendation of
the Raven Subdivision Preliminary Plat to the next regular meeting. We request
more information on 7.2.d, limits of disturbance, Subsection 2, criteria for
establishing limits of disturbance, information about the maintenance of a
stormwater pond, requirements of appendix B.2.c, submittal requirements for
Preliminary Subdivision Plans showing the vegetation on site. The Applicant
consented to the continuation. The motion passed 4-0.
REPORTS:
Interim Director Damweber spoke on where the Town stands with hiring a new
Community Development Director. Interviews of four candidates took place on October
16. Town Administrator Machalek will be the final decision maker.
There being no further business, Chair Comstock adjourned the meeting at 4:05 p.m.
_______________________________
Chair Comstock
Karin Swanlund, Recording Secretary
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To: Chair Matt Comstock
Estes Park Planning Commission
Through: Jason Damweber, Interim Community Development Director
From: Kara Washam, Planner I
Date: November 21, 2023
Application: Raven Subdivision Preliminary Plat
Habitat for Humanity of the St. Vrain Valley, Inc. (Owner/Applicant)
Van Horn Engineering and Surveying (Representative)
Recommendation: Staff recommends the Estes Park Planning Commission forward a
recommendation of approval to the Town Board of Trustees, subject to the
findings described in the staff report.
Land Use:
Comprehensive Plan Designation: (Future Land Use): Mixed Residential Neighborhood
Existing Zoning District: R-1 (Single-Family Residential)
Site Area: 0.82 Acre
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
The Applicant requests the Planning Commission review the proposed Raven
Subdivision Preliminary Plat to create five (5) lots in an R-1 (Single-Family Residential)
Zoning District.
Location:
The property is legally described as Lot 2A, Ward Minor Subdivision. It is located
approximately 300 feet east of the southeast corner of the intersection of Lone Pine
Drive and Raven Avenue.
Background:
The 0.82-acre subject property is undeveloped and was created through the Ward
Minor Subdivision in January 2021. The property was previously zoned RM (Multi-
Family Residential). The Minor Subdivision was completed in anticipation of further
subdividing the property, enabling Habitat for Humanity to develop single-family
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residences on five proposed lots. The rezoning application, known as Raven
Subdivision Rezoning, was submitted for concurrent review with this subdivision
application and proposed rezoning the 0.82-acre parcel from RM (Multi-Family
Residential) to R-1 (Single-Family Residential), which has a minimum lot area
requirement of 5,000 square feet. The Town of Estes Park Board of Trustees voted to
approve Ordinance 09-23 for the Raven Subdivision Zoning Map Amendment at the
regular public hearing held on November 14, 2023.
Project Description:
Habitat for Humanity plans to develop the five proposed lots with single-family
residences in the R-1 zone, which is a use by right.
Habitat for Humanity will construct the dwellings and sell the homes to individual,
qualified buyers. §4.3.D.4 of the Estes Park Development Code (EPDC) states that “All
developments in the R-1 District shall be subject to the attainable housing limitations for
rental and owner occupancy set forth in §11.4.C.” A Deed Restriction or Restrictive
Covenant and Agreement is required per §11.4.E.4. This will be finalized and recorded
with the subsequent Raven Subdivision final plat.
Open Space is required per §4.3.D.1 of the EPDC at a minimum of 15% of the total
subdivision. The applicant proposes a conservation easement for the open space on Lot
5, with the Estes Park Housing Authority serving as Grantee of the easement. This will
be finalized and recorded with the subsequent Raven Subdivision final plat. The open
space is approximately 6,288 square feet and is 17.5% of the total subdivision. The
open space will be used for passive recreation and accessed from the proposed
sidewalk along Raven Avenue.
Location and Context:
The proposed subdivision is situated approximately 500 feet north of Big Thompson
Avenue (Highway 34) near an area with a mixture of density and uses, including
residential, accommodations, and commercial. The adjacent residential properties
exhibit a range of density, including RM (Multi-Family) to the north and directly west of
the subject property. The properties to the east of the subject property are lower density
and zoned E (Estate). These lots are approximately 0.47 acres. The Rocky Mountain
Hotel and Conference Center sits just south of the subject property and is zoned A
(Accommodations).
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Zoning Map
Table 1: Zoning and Land Use Summary
Comprehensive Plan Zone Uses
Subject
Site
Mixed Residential
Neighborhood
R-1 (Single-Family
Residential) Residential
North Mixed Residential
Neighborhood
RM (Multi-Family
Residential) Residential
South Mixed-Use
Centers & Corridors A (Accommodations) Accommodations,
Motel
East Suburban Estate E (Estate) Residential
West Mixed Residential
Neighborhood
RM (Multi-Family
Residential)
Residential,
Condominiums
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Vicinity Map
Project Analysis
Review Criteria
Per the EPDC, Chapter 3 Review Procedures and Standards, Section 3.9.C.1.,
General, "Subdivisions are approved in two stages: first, a preliminary subdivision plat is
approved, and second, a final subdivision plat is approved and recorded."
Section 3.2 requires a Planning Commission review and recommendation of the
preliminary plat, with the Town Board's final action (approval or denial) as the decision-
making body. The final plat goes only to the Town Board. The Applicant intends to
submit a final plat application soon.
Depending upon the project's complexity, this section may be a brief summary of the
standards of review or may involve a more detailed analysis of the criteria based on issues
relevant to any particular project.
1. Lots. The proposed Raven Subdivision is a resubdivision of Lot 2A of Ward Minor
Subdivision, approved and recorded in early 2021. The proposed subdivision
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includes four (4) lots approximated 5,975 square feet in size with Lot Five (5)
approximately 11,950 square feet. With approval of the concurrently reviewed
Raven Subdivision Rezoning application, all lots meet applicable minimum zoning
standards for the R-1 (Single-Family Residential) Zoning District.
2. Comprehensive Plan. The subject property is designated as a Mixed Residential
Neighborhood in the Estes Forward Comprehensive Plan's Future Land Use Map.
This category "accommodates high density mixed residential development that
facilitates the coexistence of townhomes, condos and multi -family complexes."
There is a variety of existing development in this area of Estes Park and a variety
of Future Land Use categories surrounding the subject property. Nearby uses
include Accommodations, multi-family and single-family residential, commercial
and service uses. The proposed subdivision is consistent with the surrounding
area and with the recommendations of the Estes Forward Comprehensive Plan.
3. Grading and Site Disturbance. Limits of Disturbance. The EPDC Section
10.5.B.2 requires that limits of disturbance (LOD) be established with the
subdivision of land. With platted easements, setback requirements, an existing 20-
foot Drainage and Utility Easement and another proposed Drainage Easement, the
building area of each of the five lots is limited to a specific location. This establishes
limits of disturbance for the subdivision.
4. Open Space Area. The EPDC Section 4.3.D. requires residential subdivisions
containing five or more lots to set aside a percentage of the gross land area for
open areas. The proposed subdivision has 17.5% set aside for open space, which
exceeds the minimum requirements.
5. Geologic and Wildfire Hazard Areas. There are no Geologic or Wildlife Hazard
areas within this subdivision area.
6. Water. The Town of Estes Park will provide water service to the five proposed lots.
Town Utilities/Water has stated they can provide water with service lines using
existing mains in this area and has "no objection" to the preliminary plat application.
7. Fire Protection. The Estes Valley Fire Protection District has reviewed this
proposal and has provided comments. Specific requirements apply to building
permit applications.
8. Electric. There is an overhead electric line across the subject area. There was
some question about whether the proposed residential structures would have the
7.5-foot minimum required separation from this line. The Applicant has determined
this distance can be met. This will be verified through the building permit review
process and prior to the issuance of any Certificate of Occupancy. Power &
Communications does not have any other issues or concerns.
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9. Sanitary Sewer. Sewer service is provided by the Upper Thompson Sanitation
District (UTSD). Revisions to easements were made on the preliminary plat as
requested by UTSD, and with those revisions, UTSD has "no new comments."
10. Stormwater Drainage. A Utility, Grading and Drainage plan was submitted by the
Applicant and revised as requested by Public Works. An onsite detention pond
with drainage easement is proposed to capture stormwater flows from the project.
Public Works notes a Final Drainage Report will be required with construction
plans which will be finalized and approved prior to the recordation of the final plat
(Attachment 5).
11. Streets and Access. The two western lots, Lots 1 and 2, will have access by a
single point from Raven Avenue, with Lots 3, 4 and 5 having individual access
directly from Raven Avenue. An Access and Driveway Easement Agreement has
been submitted for the common drive for Lots 1 and 2. This will be finalized and
recorded with the final plat. A five (5) foot concrete sidewalk is proposed and will
follow the existing curb and gutter with a 2% cross-slope.
12. Public Right-Of-Way. There is no dedication of public right-of-way associated with
this subdivision plat.
Reviewing Agency Comments:
The preliminary plat application was referred out for agency comments. Agency
comments were received by Staff, which have been addressed with the revised plat
submittal (Attachment 3). There are no outstanding issues.
Planning Commission Continuance:
The Raven Subdivision Preliminary Plat application was presented to the Estes Park
Planning Commission on October 17, 2023. Questions were raised at that time, with
the Planning Commission ultimately voting to continue the Subdivision to the November
21st hearing. The following is a brief discussion of the questions that were raised on
October 17th:
1. Concern for existing vegetations, specifically willows. The willows are not in a
wetlands area. Commissioner Shirk recommended preserving the willows by
incorporating them into the open space and would like to see what vegetation is
being removed.
a. Per Daniel Barrett, Van Horn Engineering, regrading will occur for
drainage to flow into the detention pond, which may affect the willows.
b. Commissioner Shirk requested more consideration for conservation and
possible movement of the swale, so it is not impacting the willows, starting
with the stormwater design.
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c. Per David Emerson, Habitat for Humanity, there are not many options due
to drainage, and the Fire Department does not allow for landscaping near
a house.
2. It was moved and seconded (Shirk/Comstock) to continue the recommendation
of the Raven Subdivision Preliminary Plat to the next regular meeting, requesting
more information on 7.2.d, limits of disturbance, Subsection 2, criteria for
establishing limits of disturbance, information about the maintenance of a
stormwater pond, requirements of appendix B.2.c, submittal requirements for
Preliminary Subdivision Plans showing the vegetation on site. The Applicant
consented to the continuation. The motion passed 4 -0.
a. The applicant’s consultant submitted a revised preliminary plat, showing
existing vegetation in greater detail, including the extent of the willows.
The revised preliminary plat also shows the Limits of Disturbance in
greater detail. (Attachment 3)
b. The applicant’s consultant provided a response letter to summarize the
limits of disturbance and to provide more information on detention pond
maintenance. (Attachment 7)
Public Comments:
A neighborhood and community meeting regarding the project was held on August 7,
2023, at the Presbyterian Community Church. There were seven attendees. The
Applicant discussed the rezone and subdivision projects and answered questions
regarding the zoning, timeframe for the project, property valuation, and landscaping of
the proposed development. Staff has meeting notes and a sign-in sheet on file
(Attachment 6).
In accordance with the notice requirements in the EPDC, notice of the Planning
Commission meeting was published in the Estes Park Trail-Gazette, on November 3,
2023. Notification was mailed to all required adjacent property owners on October 2,
2023.
Staff has received no inquiries or opposition at this writing.
Any comments submitted will be posted to: www.estes.org/currentapplications.
Staff Findings:
Based on the foregoing, Staff finds:
1. The Planning Commission is the Recommending Body for the Preliminary Plat.
2. The Town of Estes Park Board of Trustees is the Decision -Making Body for the
Preliminary Plat. Town Board approval of a Final Plat is also necessary to
subdivide the property.
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3.Adequate public/private facilities are currently available to serve the subject
property.
4.This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
5.The Preliminary Plat application complies with applicable standards set forth in
the EPDC.
Recommendation:
Staff recommends approval of the Raven Subdivision Preliminary Plat.
Sample Motions:
1.I move to forward a recommendation of approval to the Town Board of Trustees
of the Raven Subdivision Preliminary Plat, according to findings of fact
recommended by Staff.
2.I move to continue the Raven Subdivision Preliminary Plat application to the next
regularly scheduled meeting, finding that … [state reasons for continuing].
3.I move to forward a recommendation of denial to the Town Board of Trustees of
the Raven Subdivision Preliminary Plat application, finding that … [state findings
for denial].
Attachments:
1.Application
2.Statement of Intent
3.Revised Preliminary Plat
4.Preliminary Grading Plan
5.Public Works Comment Letter- April 4, 2023
6.Neighborhood and Community Meeting Notes
7.Van Horn Engineering Response Letter
8.Preliminary Landscape Plan
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Condominium Map
Preliminary Map
Final Map
Pre-App
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 Park 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
Rezoning Petition
Annexation Request
Time Extension
Other: Please specify
Project Name
Supplemental Map
ESTES PARK PLANNING DEPARTMENT
APPLICATION
Type of Application
Submittal Date:
Site Information
Application fee
Statement of intent
2 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
PLEASE CHECK ONLY ONE BOX
Sign Purchase ($10)
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STATEMENT OF INTENT for the RAVEN PRELIMINARY SUBDIVISION
PLAT and REZONING of LOT 2A of the WARD MINOR SUBDIVISION,
located in Section 20, Township 5 North, Range 72 West of the 6th P.M., Town of
Estes Park, Larimer County, Colorado
September 29, 2023
PROJECT LOCATION:
The proposed development is within the Town of Estes Park, in Section 20, Township 5 North, Range
72 West of the 6th P.M. The property is located adjacent to and south of Raven Avenue which is
north of US 34 and east of Lone Pine Drive. The property addresses will be off of Raven Avenue and
there are no new named roads associated with this subdivision.
OWNER:
The owners of this land and the applicant is Habitat for Humanity with a contact of David Emerson.
Habitat will own the property until their new owner qualification and application process is finalized,
at which time, each lot will be deeded to new owners.
PROJECT DESCRIPTION:
This project is proposed as a 5 lot subdivision. The detention pond will be included with the eastmost
lot and will be covenant controlled for maintenance. Each of the four western lots are 5,975 s.f. in size
and the eastmost lot contains 11,950 s.f. Density is calculated at 5/0.82 or 6.1 units per acre which
meets the allowed R-1 zoning density. While the intent of this subdivision is to generally supply local
workforce housing, no density bonus is requested or applied for. This property is within the
annexation limits of the Town currently. There is a dedicated road (Raven Avenue) for the lot
frontage. No new right of way dedication is proposed or needed. Utility Easements are proposed to be
dedicated for the proposed utility needs associated with the buildout of this plan (see preliminary plan).
This project proposes to rezone the current property from residential (RM) zoning to residential (R-1)
zoning which will allow building of single family homes on proposed lots 1-5.
As lots are built out under Habitat for Humanity processes, 5 lots with a house each will be sold
individually and used as single family housing for owners and/or residents in the Estes Valley. This
development is intended for local working families, and not vacation rentals. An HOA with
covenants will be formed for the proposed use and care of the common spaces and improvements.
ACCESS:
Currently the 0.82 acre single lot (2A) is vacant and has no internal roads or driveways. A single
access point will serve the two western lots. The remaining three eastern lots will access directly
from Raven Avenue. The purpose of the shared driveway on the west is to provide better sight
distance given the crest vertical curve that exists on Raven Avenue. This project will easily provide
access for emergency purposes by having individual or shared driveways close to (or on) Raven
Avenue. Given the small size of the development, no traffic study was required.
OPEN SPACE:
Open space is provided by the area on the east side of Lot 5 that contains an existing drainage and
utility easement and a proposed drainage easement. The total square footage of this area is
approximately 6,287 sq-ft which is 17.5% of the existing Lot 2A. This open space area will be used
for passive recreation. The remaining area of Lot 5 to the west of the open space area is 5,660 sq-ft,
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which meets the allowed R-1 zoning density. Furthermore, this project includes relatively dense
vegetation on the south and east sides. These vegetated areas have been reviewed and
determined to not be a wetland. Nonetheless, we are proposing minimal impact to the vegetated areas
on site. Two large deciduous tree clusters exist on site. The west of the two is directly under the
proposed home construction on Lot 5, so it will be removed. The east cluster of the two is directly over
the sewer line that exists and will also be removed in time.
UTILITIES (see individual utility notes below):
This property is currently adjacent to all the main utilities. The main lines will be tied into via service
lines and no main lines will be extended.
ELECTRIC: The existing overhead utility lines along the south right of way for Raven Avenue are
proposed to remain overhead.
WATER: A water main exists in Raven Avenue and one trench is proposed to connect 4 of the 5
service lines to. The fifth lot is proposed to connect to the fire hydrant stub on the south side of
Raven Avenue. Regarding fire protection, there is an existing hydrant on site (mentioned above).
SEWER: There is an existing sewer main downhill from the proposed homesites and all 5 new
houses are proposed to connect via 4” pvc separate service lines that exit the south side of each new
home. Each service line will be able to provide sewer service by gravity flow. There is also mention
of (but no formal locates as of yet) a sewer service line near the proposed service lines that serves
the building to the west. Said line will need to be located and maintained or relocated for that service
to continue.
GAS: Gas service has not been worked out at this preliminary stage, but is planned to be secured
from gas lines in the neighborhood.
PUBLIC FACILITIES: Curb and gutter exist along the south side of Raven Avenue and a new 5’
wide public sidewalk (concrete) is proposed to be added along the subdivision’s frontage. The grade
of the sidewalk will follow and be attached to the curb and gutter. The sidewalk will be within the
public right of way. For non-access areas, curb height will be returned to existing 6” height.
LANDSCAPING: This project requires landscape buffers along the north (non-arterial) road and the
district buffer along the south (accommodation zoned property). The requirements for buffering of
the streets and districts require significant landscaping that historically has overcrowded the trees so
the future landscape plan (with final plat submittal) will likely propose an alternative. It is planned to
utilize the required number of trees and shrubs, however distribute them throughout the property
including around the proposed houses. Locating trees around the houses provides screening as well
and will add to the visual appeal of the overall property.
STORMWATER: This property is not close to a river, yet has an outfall flow path that can be used for
the outfall from the detention pond that is proposed. The single detention pond is designed to capture
the developed difference in flow and release at 90% of the historic flow, which will minimize-lessen
stormwater impacts downstream. The pond is designed with an outlet structure with an orifice plate
restriction to mimic the 90% historic flow. The location of the release is such that less adverse
impacts will result downstream. There is a significant off-site pass through flow to the east that exists
as a grass lined swale along the southern line of the property. This off-site flow is detained upstream
in at least two detention ponds. No change to this off-site flow quantity is proposed and only
enhancement of the existing swale and repair of one adjacent culvert is proposed (see notes on
Page 20
drainage sheet). The pond is intentionally kept shallow for safety and the side slopes are proposed at
a 3:1 (H:V) ratio slope so that grasses will take hold, prevent erosion and look aesthetically pleasing.
The pond is also curved and shaped to blend into the natural environment better than a rectangular
pond would.
ARCHITECTURE: Attached to this preliminary proposal are elevations and floorplans for a ‘typical’
house to be built on this subdivision once it is approved.
SCHEDULE: The houses will not all be constructed at the same time, but a steady construction
process is planned as families apply and are matched up with Habitat for Humanity. The utility
service lines will all be installed at one time once approval is given for the subdivision. There is no
formal phasing plan to build the homes by.
Regarding “Standards for Review” for rezoning set forth in EPDC Section 3.3:
• The proposed rezoning and preliminary subdivision plat meet the three requirements laid
out in EPDC. Further, by rezoning from RM to R-1 it allows for the building of high-
density single-family homes. RM zoning allows for high-density development but forces
them to be multi-family attached townhomes or condos. The existing lot is currently
vacant and not a steeply sloped lot, so it is an ideal candidate to be developed and add to
the growth of Estes Park consistent with the policies and intent of the Comprehensive
Plan. There are adequate services, utilities and facilities in this area as well.
OTHER:
• This property was granted a Variance in January of 2023 by the Estes Valley Board of
Adjustment to allow 50’ wide lots (where 60’ is the Code minimum).
• A Neighborhood meeting was held in early August of 2023 for this subdivision. Minutes
of said meeting are attached with this application.
• All setbacks for the R-1 zone are met with the proposed construction within this proposed
subdivision (as shown on the attached mapping).
• A wetland study was completed by Van Horn Engineering (in 2009) and that determined that
there are no wetlands present on the property. Dense vegetation exists in the south east of the
property due to the concentration of storm drainage across this section of the property.
• The property does not lie within a Mapped Estes Valley hazard area
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PUBLIC WORKS
PUBLIC WORKS
Ward Minor – Preliminary Subdivision Plat
Habitat for Humanity – Raven Ave (5 lots)
Public Works Comments
April 4, 2023
SUMMARY
The following documents were submitted by Van Horn Engineering and Surveying, unless otherwise noted, in
support of this Preliminary Subdivision Plat review:
Statement of Intent (3/15/22)
Preliminary Subdivision Plat (3/15/23)
Preliminary Utility, Grading & Drainage Plan (3/15/23)
Architectural Plan by BAS1S (3/15/23)
Preliminary Drainage Report (3/15/23)
Public Works finds that the Preliminary Subdivision Plat is acceptable.
A Final Drainage Report shall be submitted for approval with the Construction Plan.
Construction plans for subdivisions shall be approved prior to final plat approval (EPDC Appendix D, IX.
A).
Construction plans for all developments shall be approved prior to issuance of first building permit (EPDC
Appendix D, IX. A).
No building permits will be issued until the Improvement Agreement is executed (EPDC §10.5 K.3) and
securities are in place. Alternatively, the applicant may construct the public improvements that otherwise
must be securitized. These improvements must be “in place” according to EPDC §7.12 C.1.
Where multiple building permits are to be issued for a project, 25% of the building permits and certificates
of occupancy may be issued prior to the installation and acceptance of the drainage facilities (EPDC §7.12
F. 2).
ANALYSIS
Statement of Intent. ACCESS: The shared driveway serving Lots 1 and 2 (accessed through Lot 1A of the Ward
Minor Subdivision) shall be covered by submittal of a maintenance agreement for recordation (EPDC Appendix D,
III. B. 6. c).
Utility, Grading & Drainage Plan.
The proposed Ingress/Egress driveway is existing.
The existing opening with tapered curbs on Raven Ave shall be restored to continuous full height curb if
not used for new driveway or other approved access.
The high slope area may be graded as necessary for the site design.
Preliminary Drainage Report.
References to elements and information for the Final Drainage Report are acknowledged.
The effective FIRM (12/19/06) need not be included in the Final Drainage Report.
Page 24
Meeting: Habitat for Humanity Raven Avenue Project
Date/Time: Thursday, August 7, 2023 at 5:00 PM
Location: Fellowship Hall, Presbyterian Community Church – 1700 Brodie Avenue
Note Taker: Daniel Barrett, Van Horn Engineering
Project Overview John Lovell, Director of Development for Habitat for Humanity of the St. Vrain Valley presented.
John introduced professionals assisting with project.
Lonnie Sheldon, Van Horn Engineering
Daniel Barrett, Van Horn Engineering
Lonnie Sheldon, Van Horn Engineering presented the following
• Site Plan – show housing footprints, 5 single family homes, each house has a 1-car garage, homes would
be two stories and have 3 or 4-bedrooms, two western most homes would utilize a shared driveway
• Conceptual Architectural Plans –conceptual but gives you an idea of what this might look like.
• Notice of Application – neighbors will be noticed that application submitted. Sign will be posted to
let you know application has been submitted.
• Reason for rezoning – RM zoning is high density but there is a caveat in the Code that does not allow for
single family homes to be built on these proposed lots. Rezoning to R-1 would solve this problem and
allow Habitat to keep the plans exactly as they are. Lonnie explained that the Town is waiving the
rezoning fee to make this process easier for Habitat. The Town generally supports rezoning. Habitat loses
out on timing because Van Horn did not catch this caveat in the Code.
John Lovell, Habitat for Humanity presented the following
• Habitat for Humanity overview
o Summary of Habitat for Humanity’s vision/mission to provide permanently affordable housing.
o Homeownership model
o Affordable, USDA mortgages 1-3% interest, recycle to build more homes
o Those selected need to have a housing need, ability to repay, and income in the range of 40-80%
of the Area Median Income ($40,000 - $80,000/year income for a family of four)
o Families partner, take classes to prepare for home ownership
o Must be US Citizen or legal resident
o Long term benefits to homeowners in the program – 2021 study completed in Colorado
Greater sense of well-being
Improved health
Safer neighborhood
Increased savings
Improved educational outcomes for family members
o Goal is to make sure Habitat for Humanity homes blend in with other homes in the neighborhood
where they are located. Provided examples of homes built in Estes Park. Have homes in 30
different neighborhoods.
o Homes will become part of Estes Park’s permanently affordable housing stock.
Page 25
• Project location –lot on Raven Avenue, across from Olympian Lane which will support 5 single family
homes
Public Comments & Questions
Question:– Has rezoning been approved?
Answer – No, not yet - this meeting is the first step in that process.
Question:– How will this affect property taxes?
Answer – John Lovell explained that property taxes tend to go up and houses appreciate at the same value as the
rest of the neighborhood.
Question:– Will the Town fix that zoning issue that makes it difficult to build high-density single family homes in
RM zoning?
Answer – Lonnie explained that former Planner Randy Hunt wanted to fix it but left before he could.
Question:– From property owner across the street: will the thistle that was pulled from the lot and piled up on site
be removed soon?
Answer – John Lovell explained that it was supposed to be removed and thanked the property owner for bringing
this to his attention. He expressed his intention to get it removed as soon as possible.
Question:– What is the timeline to build?
Answer – That depends on Town support and volunteers. Habitat hopes to build at least 1 house per year. With
more community volunteers, they can build faster. Lonnie explained the utility work needed to get started with one
road cut being necessary. If this plan is approved, they can begin building foundations in the spring (2024).
Question:– Will it be landscaped and will wild, existing vegetation be replanted?
Answer – The Town has landscaping guidelines that will be followed. Lonnie explained that there will be more
public meetings moving forward and that can be discussed if the plan is approved. Lonnie explained reason for
shared access on the west side.
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To: Chair Matt Comstock
Estes Park Planning Commission
Through: Jason Damweber, Interim Community Development Director
From: Kara Washam, Planner I
Date: November 21, 2023
Application: MAX Storage Amended Development Plan
DJMC LLC, Owner/Applicant
Recommendation: Staff recommends the Estes Park Planning Commission approve
the Amended Development Plan.
Land Use:
Comprehensive Plan Designation: (Future Land Use): Industrial Mix
Existing Zoning District: CH (Commercial Heavy)
Site Area: 0.84 Acres
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER______________
QUASI-JUDICIAL YES NO
Objective:
The Applicant requests the Estes Park Planning Commission review a minor
modification to the landscape plan of an approved development plan, substituting
shrubs in place of trees.
Location:
The property is legally described as Lot 3A, Amended Lots 3 & 4, Mountain
Technological Center, Estes Park. It is located at 1748 Mountain View Court, at the
southwest corner of Acacia Drive and Mountain View Court.
Background:
The development plan for MAX Storage was approved by the Estes Park Planning
Commission at the October 20, 2020 public hearing (Attachments 3 & 4). Construction
of the 12-unit storage facility was completed in 2023. Release of the Letter of Credit and
issuance of Certificate of Occupancy were put on hold until a minor modification to the
landscape plan could be considered. Sites visits to the property were made by Public
Works and Planning staff in late September 2023. The As-Built plan for the building was
Page 31
found to be satisfactory (Attachment 5). Landscaping was installed per the approved
Landscape Plan sheet of the Development Plan, except for eight (8) trees at the north
side of the property along Acacia Drive.
Project Description:
The Applicant has submitted an Amended Development Plan application and requests
consideration of a minor modification to the landscape plan of the approved
development plan. The approved development plan proposed eight (8) trees to be
planted along Acacia Drive. With the proximity of an existing sewer easement and
insurance requirements for trees to be a minimum of ten (10) feet from the structure, the
Applicant is unable to install trees in this location. The Applicant proposes shrubs in
place of trees in this location, at a ratio of three (3) shrubs to one (1) tree for a total of
twenty-four (24) additional shrubs along Acacia Drive (Attachment 6).
Location and Context:
Zoning Map
Page 32
Vicinity Map
Table 1: Zoning and Land Use Summary
COMPREHENSIVE PLAN ZONING USES
SUBJECT PARCEL Industrial Mix CH (Commercial Heavy) Commercial
NORTH Mixed Residential
Neighborhood
RM (Multi-Family Residential) Residential
SOUTH Neighborhood Village R (Residential) Residential
EAST Industrial Mix I-1 (Industrial) Industrial
WEST Industrial Mix CH (Commercial Heavy) Commercial
Project Analysis
Review Criteria:
Amendments to approved development plans fall under “Minor Modifications” and is
subject to the Chapter 3 Review Procedures and Standards detailed in Section 3.7. of
the EPDC. Section 3.7.B.2. states that “Minor modifications to an approved
Page 33
development plan, final PUD plan or final subdivision plat shall be noted on a revised
plan/plat, which shall be plainly marked as ‘Amended’ and submitted to the Staff.” The
Estes Park Planning Commission (EPPC) is the Decision-Making Body for the proposed
Amended Development Plan.
Under the Estes Park Development Code (EPDC), Chapter 7 Landscaping and Buffers,
Section 7.5.C.2. states “Alternatives to the specifications concerning minimum plant
sizes and quantities set forth in this Section may be authorized by the Decision-Making
Body, provided that the Applicant submits a detailed landscaping plan and that the
Decision-Making Body determines that the proposed landscaping satisfies the purpose
and intent of this Section.”
Reviewing Agency Comments:
The Amended Development Plan application was referred out for agency comments. No
requirements or revisions were requested, and there are no outstanding issues.
Planning Commission Continuance:
The MAX Storage Amended Development Plan application was presented to the Estes
Park Planning Commission on October 17, 2023. Questions were raised at that time,
with the Planning Commission ultimately voting to continue the amended development
plan to the November 21st hearing. The following is a brief discussion of the questions
that were raised on October 17th:
1. Trees were not a requirement for street buffering along Acacia Drive in the
original Development Plan. The number of trees was required, but their specific
placement was not. The overall intent should be met.
a. Concerns were expressed regarding the mature height of the proposed
shrubs as well as the exact location and species of the proposed shrubs.
2. Concerns for excessive and noncompliant lighting was expressed through public
comment.
a. Vice Chair Heiser confirmed that lighting was a part of the landscape plan
requirements.
b. Commissioner Shirk noted that, per code, "if installed, all exterior lighting
shall meet the functional security needs of the proposed land use without
affecting adjacent properties or the community."
3. It was moved and seconded (Pawson/Shirk) to continue the amended MAX
Storage Development Plan to the next regularly scheduled meeting, finding that a
revised landscaping plan describing the replacement shrub type and location,
and more information on how the landscaping will provide adequate screening of
lighting be submitted. The motion passed 5-0.
Page 34
a. The applicant’s consultant submitted a revised amended landscape plan,
showing the proposed shrubs in greater detail. A Planting Legend is
shown on the plan and delineates the typical spread and height of the
proposed shrub species. (Attachment 6)
b. Additional review by Planning staff determined that the exterior lights
installed adjacent to the overhead doors of the building are noncompliant
with §7.9.D.1. of the Estes Park Development Code. The applicant is
agreeable to mitigating the issue by replacing the lights for compliance.
The applicant provided a specification sheet for the proposed replacement
lights. (Attachment 7)
Public Comments:
In accordance with the notice requirements in the EPDC, notice of the Planning
Commission meeting was published in the Estes Park Trail-Gazette, on November 3,
2023. Notification was mailed to all required adjacent property owners on October 2,
2023.
Staff has received no inquiries or opposition at this writing.
Any comments submitted will be posted to: www.estes.org/currentapplications.
Staff Findings:
Based on the foregoing, Staff finds:
1. The Planning Commission is the Decision-Making Body for Amended
Development Plan applications.
2. This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
3. The Amended Development Plan application complies with applicable standards
set forth in the EPDC.
Recommendation:
Staff recommends approval of the MAX Storage Amended Development Plan.
Sample Motions:
1. I move to approve the MAX Storage Amended Development Plan, according to
findings recommended by Staff.
2. I move to continue the MAX Storage Amended Development Plan to the next
regularly scheduled meeting, finding that … [state reasons for continuing].
3. I move to deny the MAX Storage Amended Development Plan, finding that …
[state findings for denial].
Page 35
Attachments:
1. Application
2. Statement of Intent
3. EPPC 10/20/2020 Minutes
4. Approved Development Plan
5. As-Built Plan
6. Revised Amended Landscape Plan
7. Exterior Lighting Specifications
Page 36
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September 13, 2023
Town of Estes Park
Community Development
P.O. Box 1200
Estes Park, Co. 80517
RE: Max Storage Amended Development Plan
-Statement of Intent
Cornerstone Engineering and Surveying, Inc. (CES), on behalf of the owners DJMC, LLC, is
submitting a minor modification to an approved development plan for 1748 Mountain View Ct, Estes
Park, Colorado.
Project Description
The owner is requesting an Amendment to the development plan approved at the October 20, 2020
Planning Commission meeting. The approved development plan proposed trees to be planted along
Acacia Dr (8 trees total). With the proximity of an existing sewer easement and insurance
requirements requiring trees to be a minimum 10-feet from the structure, trees are unable to be
planted in this location. The owner is proposing to plant shrubs in place of the trees at a ratio of 3
shrubs to 1 tree for a total of 24 additional shrubs added along the street frontage.
Sincerely,
Cornerstone Engineering & Surveying, Inc.
Jes Reetz
Planner
Page 40
Town of Estes Park,Larimer County,Colorado,October 20,2020
Minutes of a Regular meeting of the ESTES PARK PLANNING
COMMISSION of the Town of Estes Park,Larimer County,Colorado.
Meeting held VIRTUALLY in said Town of Estes Park on the 20 day of
October 2020.
Committee:Chair Matt Comstock,Vice Chair Matthew Heiser,
Commissioners Joe Elkins,Howard Hanson,Steve Murphree.
Attending:Chair Comstock,Vice Chair Heiser,Commissioners Skins,
Hanson,Murphree,Director Randy Hunt,Senior Planner Jeff
Woeber,Planner II Alex Bergeron,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.
AGENDA APPROVAL
It was moved and seconded (Murphree/Hanson)to approve the agenda and the
motion passed 5-0.
PUBLIC COMMENT.
None
CONSENT AGENDA APPROVAL
It was moved and seconded (Heiser/Murphree)to approve the consent agenda and
the motion passed 5-0.
AMENDED PLAT:258/260 STANLEY AVENUE,Mountain Wood Townhomes
Town Attorney Kramer noted that he is a neighbor to this project but it does not impact
him.Commissioner Heiser disclosed that he does business with this applicant but has
had no conversations and has no financial interest.
Senior Planner Woeber reviewed the staff report.He explained that when the project
was developed,a below-grade patio for use by the unit on Lot 2 ended up being located
partially on Lot 1.This was initially approved through a Minor Modification of the
Development Plan.The current owners propose a slight rearrangement of the common
lot line to contain the patio entirely on Lot 2.This involves a change of 140 square feet
being added to Lot 2.Staff recommends the Estes Park Planning Commission forward a
recommendation of approval of the Amended Plat.
DISCUSSION:
Chair Comstock shared his hopes that the Planning Commission can approve the
administrative code amendment to allow cases like this to be staff-level decisions.
It was moved and seconded (HeiserlComstock)to recommend the Estes Park
Board of Trustees APPROVE the Mountain Wood Townhomes Subdivision
Amended Plat,to rearrange an internal lot line as described in the staff report,
with findings as recommended by staff.The motion passed 5-0.
MINOR SUBDIVISION:LOT 1,NORTH LAKE SUBDIVISION,Raven Avenue
Vice-Chair 1-leiser disclosed that he had previously sat on the board for Habitat for
Humanity.
Planner II Bergeron reviewed the staff report.This Minor Subdivision would create a
plat for two lots:(a)a western lot containing all of Northlake Condominiums and their
common area including parking,and (b)a vacant lot consisting of the remainder of the
original parent tract.The proposed plat would correspond to the 1 980s-era deed
Page 41
RECORD OF PROCEEDINGS
Estes Park Planning Commission —OCTOBER 20,2020 —Page 2
division,the legality of which is disputed by the Town and the applicant,except that the
Northiake Condos (situated on newly-created Lot 1A)would include somewhat more
area east of current development so that additional parking can be built there someday.
I was noted that approval of this minor subdivision resolves the legal lot dispute.
Should the Minor Subdivision of Lot 1,North Lake Subdivision be approved,the
applicant proposes to further divide the newly created eastern lot (Lot 2A)into five or six
single-family building lots,via a Subdivision process,with Habitat for Humanity building
houses,over a period of time.Staff recommended approval of the Minor Subdivision.
DISCUSSION:
Planner Bergeron noted that the Board of Adjustment approved a density variance of 25
units per acre based on the entire lot’s dimension.Director Hunt explained the
processes this parcel has gone through to get to this point and that rezoning will not be
necessary.
Referring to the EVDC Chapter 10.5.D.2.a,Vice-Chair Heiser asked at what stage
sidewalks would be required.Considerable discussion was had on this subject.Joe
Coop,Van Horn Engineering,understood that sidewalk installation would be at the
Habit for Humanity project stage.This was initially proposed to be an amended plat
before it was realized that the lot might not have been legally subdivided as initially
thought by the applicant.Dave Emerson,Director of Habitat for Humanity in the Estes
Valley,stated that they are planning on five lots with single4amily homes that would
include sidewalks.It was concluded that the owner of Lot 1A (the Condos)would be
responsible for the improvements if a development plan is required for the additional 19
parking spaces,which would be limited to that lot.Any further subdivision of Lot 2A
would require the improvements to that entire frontage be guaranteed following the
approval of that plat or development plan (if applicable due to a change of product
concept).
Commissioner Hanson asked for clarification on the increased density intentions for lot
2A.Cory Berg,Van Horn Engineering,answered that the variance on density granted
by the Board of Adjustment would apply to Lot 1A which is already built over today’s
density standards and that development on Lot 2A by Habitat for Humanity would be
within permitted density allowances.
It was moved and seconded (Comstock/Murphree)to recommend that the Town
Board APPROVE the Minor Subdivision of Lot 1,North Lake Subdivision
Preliminary Plat,with the requirement that public sidewalk improvements for Lot
2A be guaranteed prior to the approval of a Development Plan or further
subdivision,in accordance with the findings as presented by staff.The motion
passed 4-0.Commissioner Elkins was unavailable.
DEVELOPMENT PLAN,MAX Storage,TBD Mountain View Court
Commissioner Murphree recused himself from this project as he is personally involved
with this project.
Planner II Bergeron reviewed the staff report.The owner proposes to construct a
14,800 square-foot,12-unit self-storage facility.The subject lot is 1.01 acres,or 44,213
square feet,in size.The proposed building improvements are expected to cover 14,800
square feet and parking/drives are anticipated to cover 10,700 square feet.Staff
recommended approval of the Minor Subdivision.
DISCUSSION:
Heiser questioned the definition of uses for mini self-storage vs.warehouse storage in
this situation.Director Hunt explained that RV storage typically defaults to self-storage
due to the uniformity of square footage needed.
Page 42
RECORD OF PROCEEDINGS
Estes Park Planning Commission —OCTOBER 20, 2020 —Page 3
It was moved and seconded (Heiser/Hanson)to APPROVE the MAX Storage
development plan in accordance with the findings as presented by staff.The
motion passed 3-0 with Murphree abstaining and Elkins unavailable.
REPORTS:
Downtown Building Height was proposed to the public via a media release and
an op-ed in the Trail-Gazeffe.Consultants are working on a report which should
be ready for the November meeting.
The Comprehensive Plan grant has been filed.There were 43 applications
submitted in addition to ours.
Planning Technician position should be filled in November.
Commissioner Skins has an ongoing scheduling conflict with Planning
Commission meetings.Options for allowing him to continue to serve include
meeting at an alternative meeting time.To change the meeting time,the
Commission Bylaws would need to be amended.Attorney Kramer noted that
calling a series of special meetings is an option.
There being no further business,Chair Comstock adjourned the peting at 3:15 p.m.
4/7
Matt Cc(mstock1
karin Swanlund,Recording Secretary
Page 43
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103.46'''''''''''''''''''''''''''''''''''''''''
C
H
=
N 18°
28'38" EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
R
=60.00'''''''''''''''''''''''''''''''''''''''''
L=124.74'''''''''''''''''''''''''''''''''''''''''
D
=119°
07'17"""""""""""""""""""""""""""""""""""""""""
LOT 5
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 7
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 4
ACACIA CORNER
ZONED CH-COMMERCIAL
HEAVY
LOT 1
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
60' PUBLIC
RIGHT-0F-WAY
50' PUBLIC
RIGHT-0F-WAY
44'
20.00
20'
ASPHALT
SURFACE
EXI
S
T
I
N
G
W
O
O
D
R
A
M
P
800 SF
FF=7593.25
20.0
20.0 20.0 20.0
800 SF
FF=7591.75
20
.
0
20
.
0
800 SF
FF=7593.25
800 SF
FF=7593.25
800 SF
FF=7593.25
RO
O
F
R
I
D
G
E
EL
=
7
6
1
6
.
4
±
PROPOSED
GRASS LINED
DRAINAGE
SWALE @ 2.0%
PRO
P
O
S
E
D
CUL
V
E
R
T
@
1
.
0
%
PROPOS
E
D
C
U
L
V
E
R
T
@
1
.
0
%
ASPHALT
SURFACE
9
6
S S S S S S
T
9
7
9
8
9
8
9
5
9
4
9
3
9
2
91 90
89 88
91
9092
93
93
92
92
91
95
96
9
4
9
5
97
PROPOSED
CURB &
GUTTER
PROPOSED
CURB &
GUTTER
23'
14.4'±
15'±
PROPOSED SELF
STORAGE UNITS
PROPOSED SELF
STORAGE UNITS
EXISTING ASPHALT
ROADWAY
MOUNTAIN VIEW COURT
EXISTING 8" SEWER MAIN
PROPOSED RIPRAP
DRAINAGE SWALE
19.50
(TYP.)
9.00
8.00
5.00
15' BUILDING
SETBACK
PROPOSED 5-FOOT SID
E
W
A
L
K
W
W
W
W
W
EX
I
S
T
I
N
G
6
"
W
A
T
E
R
L
I
N
E
10' UTILITY &
DRAINAGE
EASEMENT
PROPOSED 25 KVA
TRANSFORMER
EXISTING
GUY-WIRE TO
BE MODIFIED
PROPOSED
AREA INLET
RIM=89.5
PROPOSED 6" FIRE
LINE & WATER
SERVICE
(SEE NOTE #14)PROPOSED 4"
SEWER SERVICE
(SEE NOTE #14)
PROPOSED CONCRETE
PAN TO PROMOTE STORM
FLOWS FROM ACACIA TO
BE DIRECTED TO THE
EXISTING CULVERT
PROPOSED
ACCESSIBLE RAMP
W/ DETECTABLE
WARNING
9
3
9
2
9
1
9
0
TOW 88.5
BOW 86
TOW 88.5
BOW 86
PROPOSED WATER
QUALITY POND
DETENTION BASIN 2
~763 CF88
87 86
TOW 89
BOW 87
PROPOSED WATER
QUALITY POND
DETENTION BASIN 1
~692 CF
SUBJECT PROPERTY LINE
BUILDING SETBACK LINE
EXISTING EASEMENT AS NOTED
EXISTING INDEX CONTOUR
EXISTING INTERMEDIATE CONTOUR
W EXISTING WATER LINE
S EXISTING SEWER LINE
G EXISTING GAS LINE
5020
EXISTING TELEPHONE PED
EXISTING POWER POLE
EXISTING SEWER MANHOLE
EXISTING TREE (TYP.)
X X X X X X EXISTING FENCE
PROPOSED SEWER CLEANOUT
PROJECT
LOCATION
SO
U
T
H
S
A
I
N
T
V
R
A
I
N
FIS
H
C
R
E
E
K
R
O
A
D
18-HOLE
GOLF
COURSE
TO
E
S
T
E
S
PA
R
K
TO
A
L
L
E
N
S
PA
R
K
PEAK VIEW DR.
ACACIA DR.
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.
NOT TO SCALE
VICINITY MAP
MAP TAKEN FROM TOWN OF ESTES PARK DIGITAL MAP
Utilities:
Water Town of Estes Park Electric Town of Estes Park
Sewer Upper Thompson Sanitation District Gas Excel
Telephone Century Link
AVERAGE SLOPE = ~7.0%
ALLOWABLE MAXIMUM NET DENSITY (UNITS/SF):
GROSS/NET LAND AREA -36,850± SF 0.846± ACRES
SITE LAND AREA COVERAGE STATISTICS COVERAGE % LOT
(GROSS LAND AREA - 36,850± SF)
PROPOSED LOT COVERAGE
Buildings 14800 sf 40.16%
Parking/Drives 10700 sf 29.04%
TOTAL IMPERVIOUS COVERAGE 25,500 sf 69.20%
TOTAL OPEN SPACE 11,350 sf 30.80%
SITE STATISTICS:
1) ZONING - CH- COMMERCIAL HEAVY
2) SETBACKS - 15 FEET FROM STREETS (25 FEET FROM ARTERIAL), 0 FEET FROM REAR AND 0
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) THE BUILDING HEIGHT WILL BE WITHIN THE LIMITS SET FORTH IN THE REVISED HEIGHT
MEASUREMENT PROVISION OF THE EVDC.
8) ALL INTERSECTIONS SHALL HAVE STOP SIGNS INSTALLED TO M.U.T.C.D. STANDARDS.
9) ALL REQUIRED IMPROVEMENTS SHALL BE COMPLETED OR GUARANTEED IN ACCORDANCE
WITH EVDC 7.12 AND 10.5.K PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY
10) 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.
11) CONTOURS ARE 1-FOOT INTERVAL.
12) CONDUITS, METERS, VENTS AND OTHER MECHANICAL EQUIPMENT ATTACHED TO THE
BUILDING OR PROTRUDING FROM THE ROOF SHALL BE SCREENED, COVERED OR PAINTED TO
MINIMIZE VISUAL IMPACT.
13)NOTICE FROM TOWN OF ESTES PARK PUBLIC WORKS (08/24/2020):
IT IS ACKNOWLEDGED THAT THE EXISTING ELLIPTICAL CULVERT REQUIRES MAINTENANCE IN
ORDER TO SERVE THE PROPOSED DEVELOPMENT. COORDINATION WITH PUBLIC WORKS DURING
CONSTRUCTION WILL AIM TO RESTORE THE DOWNSTREAM CONVEYANCE CAPACITY.
14) WATER AND SEWER SERVICES SHOWN ARE INTENDED FOR POSSIBLE FUTURE USE (UTILITY SINK
/HOSE BIBS). PROPOSED USE WILL BE DETERMINED PRIOR TO THE BUILDING PERMIT SUBMITTAL.
GENERAL NOTES:
DEVELOPMENT PLAN
CUSTOM CONTRACTING, INC.
SHEET TITLE:
BY:REVISION:DATE:
CLIENT:
SHEET
3
SHEET
1954.002
JOB NO.MST
DATE
SCALE
APPROVED BY
AS SHOWN
JULY 2020
JLR
JLR
MST
DRAWN BY
CHECKED BY
DESIGNED BY
PROJECT TITLE:
2020 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
JLRAGENCY COMMENTS 08/03/202008/17/2020
JLRADD WATER LINE ALONG WESTERN PL08/17/2020
JLRADD SEWER & WATER SERVICE09/01/2020
JLRADD SIGNTURE BLOCKS09/15/2020
JLRREVISE PROPERTY ADDRESS09/15/2020
LOT 3A, AMENDED PLAT OF LOTS 3 & 4, MOUNTAIN
TECHNOLOGICAL CENTER SUBDIVISION, COUNTY OF
LARIMER, STATE OF COLORADO
LEGAL DESCRIPTION:
DJMC, LLC
1220 ACACIA DR. (TBD MOUNTAIN VIEW CT.)
ESTES PARK, CO 80517
PROPERTY OWNER:
MAX STORAGE
DEVELOPMENT PLAN
TBD MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
LEGEND:
6040200
SCALE 1" = 20'
20
MAX STORAGE
TBD MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
SHEET 1 DEVELOPMENT PLAN
SHEET 2 LANDSCAPE PLAN
SHEET 3 BUILDING SCHEMATICS
SHEET INDEX:
THE UNDERSIGNED, BEING ALL THE OWNERS AND LIENHOLDERS 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 ESTES PARK, COLORADO,
PERTAINING THERETO.
DJMC, LLC
By:
Print Name:
OWNERS STATEMENT:
APPROVAL:
APPROVED BY THE ESTES VALLEY PLANNING COMMISSION THIS DAY
OF , 20__.
CHAIR
APPROVED BY THE TOWN ENGINEER OF THE TOWN OF ESTES PARK, LARIMER COUNTY,
COLORADO THIS ______ DAY OF ___________________________, 20__ A.D.
TOWN ENGINEER
TOWN ENGINEER
M:
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Attachment 2: Development Plan
Page 44
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XX
O
H
P
O
H
P
80
.
0
10' UTILITY &
DRAINAGE
EASEMENT
10' UTILITY &
DRAINAGE
EASEMENT
15' BUILDING
SETBACK
11'±
15.9'±
ACACIA DRIVE
OH
P
OH
P
OH
P
7700
7
6
9
5
76
9
5
7
6
9
5
7690
769
0
76
9
0
7
6
8
5
76
8
5
S 86°00'00" E 200.00'
S
0
4
°
2
5
'
1
0
"
W
2
8
.
9
6
'
N
0
0
°
4
7
'
2
0
"
W
1
4
4
.
0
6
'
N
0
0
°
4
8
'
3
8
"
W
1
5
0
.
2
1
'
N 48
°
5
9
'
0
5
"
E
1
5
6
.
6
7
'
3 2 .2 6 '''''''''''''''''''''''''''''''''''''''''
C H =S 8 7 °5 2 '1 6 " EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
R =5 7 0 .0 0 '''''''''''''''''''''''''''''''''''''''''
L =3 2 .2 6 '''''''''''''''''''''''''''''''''''''''''
D =3 °1 4 '3 5 """""""""""""""""""""""""""""""""""""""""
6 4.50'''''''''''''''''''''''''''''''''''''''''
C H =S 2 9°26'48" WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
R =75.00'''''''''''''''''''''''''''''''''''''''''
L =6 6.67'''''''''''''''''''''''''''''''''''''''''
D =5 0°56'06"""""""""""""""""""""""""""""""""""""""""
4 3 .2 5'''''''''''''''''''''''''''''''''''''''''C H =S 8 0 °4 9 '59" EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
R =6 0 .00'''''''''''''''''''''''''''''''''''''''''
L =4 4 .25'''''''''''''''''''''''''''''''''''''''''
D =4 2 °15 '06"""""""""""""""""""""""""""""""""""""""""
103.46'''''''''''''''''''''''''''''''''''''''''
C
H
=
N
18°
28'38" EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
R
=60.00'''''''''''''''''''''''''''''''''''''''''
L=124.74'''''''''''''''''''''''''''''''''''''''''
D
=119°
07'17"""""""""""""""""""""""""""""""""""""""""
LOT 5
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 7
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 4
ACACIA CORNER
ZONED CH-COMMERCIAL
HEAVY
LOT 1
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
60' PUBLIC
RIGHT-0F-WAY
50' PUBLIC
RIGHT-0F-WAY
44'
20.00
20'
ASPHALT
SURFACE
EXI
S
T
I
N
G
W
O
O
D
R
A
M
P
ASPHALT
SURFACE
9
6
S S S S S S
T
9
7
9
8
9
8
9
5
9
4
9
3
9
2
91 90
89 88
91
9092
93
93
92
92
91
95
96
9
4
9
5
97
23'
14.4'±
15'±
PROPOSED SELF
STORAGE UNITS
PROPOSED SELF
STORAGE UNITS
EXISTING ASPHALT
ROADWAY
MOUNTAIN VIEW COURT
EXISTING 8" SEWER MAIN
19.50
(TYP.)
9.00
8.00
5.00
15' BUILDING
SETBACK
PROPOSED 5-FOOT SID
E
W
A
L
K
W
W
W
W
W
EX
I
S
T
I
N
G
6
"
W
A
T
E
R
L
I
N
E
10' UTILITY &
DRAINAGE
EASEMENT
9
3
9
2
9
1
9
0
TOW 88.5
BOW 86
TOW 88.5
BOW 86
88
87 86
TOW 89
BOW 87
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.
PLANVIEW
0 10 20
LANDSCAPING NOTES:
1) ALL DISTURBED AREAS SHALL BE RESTORED AS NATURAL-APPEARING LAND FORMS, WITH CURVES
THAT BLEND IN WITH ADJACENT UNDISTURBED SLOPES. ABRUPT ANGULAR TRANSITIONS AND LINEAR
SLOPES SHALL BE AVOIDED (SECTION 7.2.C1)
2) ALL AREAS DISTURBED BY GRADING SHALL BE REVEGETATED WITHIN ONE (1) GROWING SEASON AFTER
CONSTRUCTION, USING A SUBSTANTIAL MIXED STAND OF NATIVE OR ADAPTED GRASSES AND GROUND
COVERS. THE DENSITY OF THE REESTABLISHED GRASS VEGETATION AFTER ONE (1) GROWING SEASON
SHALL BE ADEQUATE TO PREVENT SOIL EROSION AND INVASION OF WEEDS. (SECTION 7.2.C2)
3) ALL PORTIONS OF THE SITE WHERE EXISTING VEGETATIVE COVER IS DAMAGED OR REMOVED, THAT ARE
NOT OTHERWISE COVERED WITH NEW IMPROVEMENTS, SHALL BE SUCCESSFULLY REVEGETATED WITH
A SUBSTANTIAL MIXED STAND OF NATIVE OR ADAPTED GRASSES AND GROUND COVERS (SECTION
7.5.D4)
4) ON MAN-MADE SLOPES OF 25% OR GREATER, PLANT MATERIALS WITH DEEP ROOTING
CHARACTERISTICS SHALL BE SELECTED THAT WILL MINIMIZE EROSION AND REDUCE SURFACE RUNOFF.
ALL MAN-MADE SLOPES GREATER THAN 50% WILL BE MULCHED AND NETTED TO ENSURE ADEQUATE
STABILIZATION AND REVEGETATION. (SECTIONS 7.2.C3 AND 4)
5) TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION SHALL BE
STOCKPILED AND CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION OR
LANDSCAPING, SUCH AS CUT-AND-FILL SLOPES. (SECTION 7.2C5)
6) NO TREES OR VEGETATION SHALL BE REMOVED OUTSIDE THE APPROVED LIMITS OF DISTURBANCE.
(SECTION 7.3.D1)
7) CONIFER TREES SHALL BE SIZED AS 50% EIGHT FEET TALL AND 50% AT SIX FEET TALL AT PLANTING.
DECIDUOUS TREES SHALL BE SIZED AS 50% AT FOUR-INCH CALIPER AND 50% AT TWO-INCH CALIPER
PLANTING. SHRUBS SHALL BE 5 GALLON CONTAINER OR LARGER AT PLANTING. (SECTION 7.5.D2D)
8) ALL PLANT MATERIAL SHALL MEET THE AMERICAN ASSOCIATION OF NURSERYMEN SPECIFICATIONS FOR
NUMBER 1 GRADE, AND SHALL COMPLY WITH THE QUALITY STANDARDS OF THE COLORADO NURSERY
ACT, TITLE 35, ARTICLE 26, C.R.S., AS AMENDED. (SECTION 7.5.D.2E)
9) ALL LANDSCAPES SHALL INCLUDE A PROPERLY FUNCTIONING AUTOMATED SPRINKLER SYSTEM WITH
INDIVIDUAL DRIP LINES FOR NATURAL AREAS." (SECTION 7.5.D5) SPRINKLER SYSTEM TO BE
TEMPORARY FOR PLANT ESTABLISHMENT. SPRINKLER SYSTEM TO BE IN PLACE FOR A MAXIMUM OF 18
MONTHS.
10) REQUIRED LANDSCAPING SHALL BE MAINTAINED IN A HEALTHY, GROWING CONDITION AT ALL TIMES. HE
PROPERTY OWNER IS RESPONSIBLE FOR REGULAR IRRIGATING, PRUNING, WEEDING, MOWING,
ERTILIZING, REPLACEMENT OF PLANTS IN POOR CONDITION AND OTHER MAINTENANCE OF ALL
PLANTINGS AS NEEDED. (SECTION 7.5.J1)
11) ALL TREES SHALL BE STAKED OR GUYED AND FENCED TO PROTECT FROM WILDLIFE DAMAGE. NO
CHAIN-LINK FENCING SHALL BE ALLOWED TO PROTECT LANDSCAPING FROM WILDLIFE DAMAGE.
(SECTION 7.5.12)
12) DEPARTMENT OF WILDLIFE SHALL NOT BE RESPONSIBLE FOR DAMAGE BY WILDLIFE.
13) IF CONSTRUCTION ACTIVITY RESULTS IN THE DEATH OF TREES SHOWN AS "TREE TO BE PROTECTED"
WITHIN A PERIOD OF 12 MONTHS AFTER THE FINAL CERTIFICATE OF OCCUPANCY HAS BEEN RELEASED,
THE TREE SHALL BE REPLACED PURSUANT TO EVDC 7.3(D)(5).
Idaho fescue
Flanders poppy
Blue flax
Gaillardia
Rocky Mtn. penstemon
Black-eyed susan
Blue grama
Sandberg bluegrass
Western wheatgrass
Sheep fescue
Slender wheatgrass
3Festuca idahoensis
27.20TOTAL
Papaver rhoeas 0.1
Linum lewisii 0.5
Gaillardia aristata 1
Penstemon strictus 1.5
0.1Rudbeckia hirta
Bouteloua gracilis v. Hachita 2
2Poa sandbergii
Pascopyrum smithii v. Rosanna 7
Festuca ovina v. Covar 3
7Elymus trachycaulus v. Pryor
PLS/ACRE
POUNDSBOTANICAL NAMECOMMON NAME
SEED MIX
REQUIRED LANDSCAPING
TREES SHRUBS
TOTAL REQUIRED:21 63
21 63
THIS DETAIL IS TYPICAL IN INTENT ONLY. CONTRACTOR SHALL ADJUST HIS
?
SQUARE, OPEN TO THE SKY, AND NOT COVERED BY ANY PAVING OR GRATING.
NOTE: THIS DETAIL ASSUMES THAT THE PLANTING SPACE IS LARGER THAN 8 FT.
TREE PLANTING DETAIL - B&B TREES IN ALL SOIL TYPES
? ??????A MINIMUM OF THREE YEARS AFTER
WORK TO ACCOMMODATE ALL CONDITIONS.
UNDISTURBED SUBGRADE
PLANTING.?? ?
?
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?
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???
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?
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DECIDUOUS TREES: WRAP TRUNK W/4"
TREE WRAP FROM BOTTOM UP TO FIRST
BRANCH & SECURE. STAKE & GUY USING 2
STAKES SPACED 180°.
EXTEND TO THE EDGE OF THE CROWN.
THE TERMINAL BUDS OF BRANCHES THAT
MAY BE PRUNED; HOWEVER, DO NOT REMOVE
SOME INTERIOR TWIGS AND LATERAL BRANCHES
LEADERS, AND BROKEN OR DEAD BRANCHES.
PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT
DO NOT HEAVILY PRUNE THE TREE AT PLANTING.
TO FACE NORTH AT THE SITE WHEN EVER
IN THE NURSERY, AND ROTATE TREE
MARK THE NORTH SIDE OF THE TREE
HIGHER IN SLOWLY DRAINING SOILS.
SET TOP OF ROOT BALL FLUSH TO
MAINTAIN THE MULCH WEED-FREE FOR
MULCH IN CONTACT WITH TREE TRUNK.
3 IN. MULCH. DO NO PLACE
GRADE OR 1-2 IN.
POSSIBLE.
?
5 FT. DIAM. MIN.
8 IN.
?
? ?
MULCH RING
?
?
?
?
? ?
?
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?
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? ?
?
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??
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????
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?
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???
??
?
REMOVE ALL TWINE , ROPE AND
BURLAP FROM TOP HALF OF ROOT BALL
THE ROOT BALL, CUT THE WIRE BASKET AND REMOVE.
IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND
?
SO THAT ROOT BALL DOES NOT SHIFT.
BASE FIRMLY WITH FOOT PRESSURE
TAMP SOIL AROUND ROOT BALL
OR TAMPED SOIL.
PLACE ROOT BALL ON UNEXCAVATED
?
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? ?
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???
??
EVERGREEN TREES: STAKE & GUY USING 3
STAKES @ 120° AROUND TREES. NO
SPRAYING OR WRAPPING
MAINTAIN UNDER ALL TOPO CONDITIONS
APPROVED STAKE MATERIAL
HARDWOOD STAKES OR OTHER
1.5 x 1.5 IN.
TWIST WIRE TO TIGHTEN.
GALVANIZED WIRE OR CABLE
PLASTIC HOSE
0.5 IN. DIAM.
DO NOT COVER THE TOP OF THE ROOT
FLARE IS NOT VISIBLE SHALL BE REJECTED.
OF THE ROOT BALL. TREES WHERE THE TRUNK
THE TRUNK FLARE IS VISIBLE AT THE TOP
EACH TREE MUST BE PLANTED SUCH THAT
BEYOND EDGE OF ROOT BALL.
4 IN. HIGH EARTH SAUCER
4 ft.
?
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??
?
? ? ?
?
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6 ft.
BALL WITH SOIL.
NOTE:
PROTECT TREE WITH 5' TALL WIRE
FENCING 1'-6" ABOVE GROUND.
FENCE TO REMAIN UNTIL PLANT
CAN SURVIVE WILDLIFE DAMAGE.
EXCAVATE TREE PIT TO 2X BALL DIAMETER.
LANDSCAPE PLAN
CUSTOM CONTRACTING, INC.
SHEET TITLE:
BY:REVISION:DATE:
CLIENT:
SHEET
3
SHEET
2954.002
JOB NO.MST
DATE
SCALE
APPROVED BY
AS SHOWN
JULY 2020
JLR
JLR
MST
DRAWN BY
CHECKED BY
DESIGNED BY
PROJECT TITLE:
2020 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
JLRAGENCY COMMENTS 08/03/202008/17/2020
JLRADD SEWER & WATER SERVICE09/01/2020
JLRREVISE PROPERTY ADDRESS09/15/2020
MAX STORAGE
LANDSCAPE PLAN
TBD MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
MAX STORAGE
TBD MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
ESTES VALLEY DEVELOPMENT CODE §7.5.E-1:
REQUIRES ONE TREE AND THREE SHRUBS TO BE PLNATED
PER 1000 SF OF LOT COVERAGE EXCLUDING PARKING
LOTS. (20,800 SF COVERAGE)
ESTES VALLEY DEVELOPMENT CODE §7.5.F.2.b.(2)(c):
STREET BUFFER NOT REQUIRED FOR CH-COMMERCIAL
HEAVY ZONED PROPERTY
ESTES VALLEY DEVELOPMENT CODE §7.5.G.2.a:
PARKING LANDSCAPING NOT REQUIRED FOR
CH-COMMERCIAL HEAVY ZONED PROPERTY
SCALE 1"=20'
M:
\
C
E
S
_
J
o
b
s
\
9
5
4
_
0
0
2
_
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Page 45
16
'
-
0
"
8'x10'
GARAGE
DOOR
12'x16'
GARAGE
DOOR
8'x10'
GARAGE
DOOR
16
'
-
0
"
12'x16'
GARAGE
DOOR
12'x16'
GARAGE
DOOR
23
'
-
2
"
14'x12'
GARAGE
DOOR
14'x12'
GARAGE
DOOR
14'x12'
GARAGE
DOOR
8'x10'
GARAGE
DOOR
16
'
-
0
"
40'-0"
14'x12'
GARAGE
DOOR
14'x12'
GARAGE
DOOR 14'x12'
GARAGE
DOOR
12
4
0'-6"
14'x12'
GARAGE
DOOR
14'x12'
GARAGE
DOOR
14'x12'
GARAGE
DOOR
16
'
-
0
"
12
4
0'-6"
EXISTING
GRADE
EXISTING
GRADE
BUILDING SCHEMATICS
CUSTOM CONTRACTING, INC.
SHEET TITLE:
BY:REVISION:DATE:
CLIENT:
SHEET
3
SHEET
3954.002
JOB NO.MST
DATE
SCALE
APPROVED BY
AS SHOWN
JULY 2020
JLR
JLR
MST
DRAWN BY
CHECKED BY
DESIGNED BY
PROJECT TITLE:
2020 CORNERSTONE ENGINEERING & SURVEYING, INC.
COPYRIGHT - ALL RIGHTS RESERVED
1692 BIG THOMPSON AVE.
SUITE 200
ESTES PARK, CO 80517
PH: (970) 586-2458
FAX: (970) 586-2459R
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.
JLRAGENCY COMMENTS 08/03/202008/17/2020
JLRREVISE PROPERTY ADDRESS09/15/2020
EAST ELEVATION
SCALE 1/8" = 1'-0"
SOUTH ELEVATION
SCALE 1/8" = 1'-0"
WEST ELEVATION
SCALE 1/8" = 1'-0"
NORTH ELEVATION
SCALE 1/8" = 1'-0"
MAX STORAGE
TBD MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
MAX STORAGE
TBD MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
M:
\
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Page 46
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XX
O
H
P
1800 SF
FF=7590.75
7589.25
800 SF
FF=7591.25
7590.25
800 SF
FF=7592.25
7591.25
800 SF
FF=7592.75
7592.25
1600 SF
FF=7593.25
880 SF
FF=7593.25
45.0
40
.
0
20.0
20
.
0
80
.
0
22
.
0
40.0
40.0
40
.
0
10' UTILITY &
DRAINAGE
EASEMENT
10' UTILITY &
DRAINAGE
EASEMENT
15' BUILDING
SETBACK
11'±
15.9'±
EXISTING 21"
ELLIPTICAL CULVERT
U.S.INV= 7682.33
D.S INV= 7680.62
(SEE NOTE #13)
ACACIA DRIVE
OH
P
OH
P
OH
P
7700
7
6
9
5
76
9
5
7
6
9
5
7690
769
0
76
9
0
7
6
8
5
76
8
5
S 86°00'00" E 200.00'
S
0
4
°
2
5
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1
0
"
W
2
8
.
9
6
'
N
0
0
°
4
7
'
2
0
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W
1
4
4
.
0
6
'
N
0
0
°
4
8
'
3
8
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W
1
5
0
.
2
1
'
N 48
°
5
9
'
0
5
"
E
1
5
6
.
6
7
'
3 2 .2 6 '''''''''''''''''''''''''''''''''''''''''
C H =S 8 7 °5 2 '1 6 " EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
R =5 7 0 .0 0 '''''''''''''''''''''''''''''''''''''''''
L =3 2 .2 6 '''''''''''''''''''''''''''''''''''''''''
D =3 °1 4 '3 5 """""""""""""""""""""""""""""""""""""""""
6 4.50'''''''''''''''''''''''''''''''''''''''''
C H =S 2 9°26'48" WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
R =75.00'''''''''''''''''''''''''''''''''''''''''
L =66.67'''''''''''''''''''''''''''''''''''''''''
D =5 0°56'06"""""""""""""""""""""""""""""""""""""""""
4 3 .2 5'''''''''''''''''''''''''''''''''''''''''C H =S 8 0 °4 9 '59" EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
R =6 0 .00'''''''''''''''''''''''''''''''''''''''''
L =4 4 .25'''''''''''''''''''''''''''''''''''''''''
D =4 2 °15 '06"""""""""""""""""""""""""""""""""""""""""
103.46'''''''''''''''''''''''''''''''''''''''''
C
H
=
N 18°
28'38" EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE
R
=60.00'''''''''''''''''''''''''''''''''''''''''
L=124.74'''''''''''''''''''''''''''''''''''''''''
D
=119°
07'17"""""""""""""""""""""""""""""""""""""""""
LOT 5
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 7
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 4
ACACIA CORNER
ZONED CH-COMMERCIAL
HEAVY
LOT 1
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
60' PUBLIC
RIGHT-0F-WAY
50' PUBLIC
RIGHT-0F-WAY
44'
20.00
20'
ASPHALT
SURFACE
EXI
S
T
I
N
G
W
O
O
D
R
A
M
P
800 SF
FF=7593.25
7593.25
20.0
20.0 20.0 20.0
800 SF
FF=7591.75
7590.25
20
.
0
20
.
0
800 SF
FF=7593.25
800 SF
FF=7593.25
800 SF
FF=7593.25
RO
O
F
R
I
D
G
E
EL
=
7
6
1
6
.
4
±
92.05
92.45
X
90.93X
90.03
88.63
X
R10.00
R25.00
(7687.6)X
(7687.2)X
90.96
89.48
X
6
.
1
5
%
5
.
7
8
%
88X
5.0%
1.50%
92.93X1.0%
4.
6
%
93.13X 93.13X 92.63
92.13
X 92.63
92.13
X 92.13
91.13
X 92.13
91.13
X 91.63
90.13
X 91.63
90.13
X 91.13
90.13
X 91.13
90.13
X 90.63
89.13
X 90.63
89.63
X
90.63
89.13XINV=90.97X
INV=90.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
93.13X
R8.00
R25.00
5.
0
%
(7687.7)X
(7687.2)X
(7686.1)X
(7687.5)X
(7687.6)X
(7687.3)X
ASPHALT
SURFACE
9
6
S S S S S S
T
9
7
9
8
9
8
9
5
9
4
9
3
9
2
91 90
89 88
91
90
92
93
93
9
2
92
91
95
96
9
4
9
5
97
INSTALLED CONCRETE
CURB & GUTTER
INSTALLED CONCRETE
CURB & GUTTER
23'
14.4'±
BUILDING 'A'
INSTALLED SELF
STORAGE UNITS
EXISTING ASPHALT
ROADWAY
MOUNTAIN VIEW COURT
EXISTING 8" SEWER MAIN
INSTALLED RIPRAP
DRAINAGE SWALE
19.50
(TYP.)
9.00
8.00
5.00
24.3
3
15' BUILDING
SETBACK
INSTALLED 5-FOOT SI
D
E
W
A
L
K
W
W
W
W
W
EX
I
S
T
I
N
G
6
"
W
A
T
E
R
L
I
N
E
10' UTILITY &
DRAINAGE
EASEMENT
INSTALLED 25 KVA
TRANSFORMER
EXISTING
GUY-WIRE TO
BE MODIFIED
SS
SS
SS
SS
SS
INSTALLED FIRE LINE &
WATER SERVICE
(FIRE LINE SIZE TO BE
DETERMINED DURING FIRE
SUPPRESSION DESIGN)
INSTALLED 4"
SEWER SERVICE
9
3
9
2
9
1
9
0
TOW 88.5
BOW 86
TOW 88.5
BOW 86
INSTALLED WATER
QUALITY POND
DETENTION BASIN 2
~763 CF88
87
86
TOW 89
BOW 87
INSTALLED WATER
QUALITY POND
DETENTION BASIN 1
~692 CF
92.30
92.72
X
92.05
92.27
X92.54X
1600 SF
FF=7593.25
FG
94.0
X
93.0
X
93.0
X
TOW 98.5
BOW 94.5
TOW 98.0
BOW 93.0
93
TOW 94.0
BOW 93.0
INSTALLED
DRY-STACK
ROCK WALLINSTALLED
CONCRETE
RETAINING
WALL
BUILDING 'B'
INSTALLED SELF
STORAGE UNITS
85
INSTALLED
RECYCLED
ASPHALT
INSTALLED DRY
STACK RETAINING
WALL
88X
92.2 X
92.75 X
92.75 X
1.4% (MAX.)
12'
B
E
T
W
E
E
N
EAV
E
S
1.
4
%
2.
0
%
(7687.4)X
5
.
4
3
%
89
2.5
5
%
1.32%
89 X
INSTALLED
4-FOOT
CONCRETE PAN
INSTALLED CONCRETE
PAN TO PROMOTE STORM
FLOWS FROM ACACIA TO
BE DIRECTED TO THE
EXISTING CULVERT
INSTALLED
ACCESSIBLE RAMP
W/ DETECTABLE
WARNING
INSTALLED
24" ASPHALT
PATCH
TBC
87.72X
TBC
88.76X
TBC
89.71X
TBC
90.76X
TBC
91.88X
TBC
93.20X
TBC
94.92X
TBC
96.54X
TBC
98.16X
TBC
99.75X
TBC
87.23X
FL
86.42X
FL
85.56X
FL
84.88X
FL
85.56X
TBC
87.35
X
TBC
86.76
X
TBC
86.33
X
TBC
86.31
X
TBC
86.15
X
SUBJECT PROPERTY LINE
BUILDING SETBACK LINE
EXISTING EASEMENT AS NOTED
EXISTING INDEX CONTOUR
EXISTING INTERMEDIATE CONTOUR
W EXISTING WATER LINE
S EXISTING SEWER LINE
G EXISTING GAS LINE
5020
EXISTING TELEPHONE PED
EXISTING POWER POLE
EXISTING SEWER MANHOLE
EXISTING TREE (TYP.)
X X X X X X EXISTING FENCE
PROPOSED SEWER CLEANOUT
WOVEN GEOTEXTILE FABRIC MEETING:
ASTM D4751-AOS US STD SIEVE #50 TO #70,
ASTM D4633 MIN. TRAPEZOIDAL TEAR
STRENGTH 100x60 LBS, MINIMUM COE
SPECIFIED OPEN AREA OF 4%
4" Ø PERFORATED
HDPE PIPE
3.0 FT. MIN.
LINER OVERLAP
18" MIN. ASTM C 33 SAND
WRAP ALL GEOTEXTILE FABRIC
AND IMPERMEABLE LINERS TO
THE TOP OF SAND LAYER.
SECURLEY ATTACH TO WALLS
OR SIDES OF BASIN.
RIPRAP OUTLET
PROTECTION
8" MIN. GRAVEL LAYER THAT
MEETS CDOT SPECIFICATION 703
FOR AGGREGATE No. 3,4, OR 67.
(AASHTO MR43 No. 3,4, OR 67)
3 D MIN.
D 90.00 (#1)
85.00 (#2)
90.50 (#1)
85.50 (#2)
91.50 (#1)
87.00 (#2)
SPILLWAY
CREST
OVERFLOW
OUTLET
TOP OF
SAND FILTER
91.50 (#1)
87.00 (#2)
TOP OF
BERM
88.50 (#1)
83.50 (#2)
BOTTOM OF
SAND FILTER
NONWOVEN GEOTEXTILE
(SEE SPECIFICATION IN
PROFILE VIEW)
4"
3"
8"
M
I
N
.
GR
A
V
E
L
LA
Y
E
R
18
"
M
I
N
.
AS
T
M
C
3
3
SA
N
D
4" Ø PERF.
HDPE PIPE
PROJECT
LOCATION
SO
U
T
H
S
A
I
N
T
V
R
A
I
N
FIS
H
C
R
E
E
K
R
O
A
D
18-HOLE
GOLF
COURSE
TO
E
S
T
E
S
PA
R
K
TO
A
L
L
E
N
S
PA
R
K
PEAK VIEW DR.
ACACIA DR.
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.
SITE PLAN
CUSTOM CONTRACTING, INC.
SHEET TITLE:
BY:REVISION:DATE:
CLIENT:
SHEET
1
SHEET
1954.002
JOB NO.MST
DATE
SCALE
APPROVED BY
AS SHOWN
MAY 2021
JLR
JLR
MST
DRAWN BY
CHECKED BY
DESIGNED BY
PROJECT TITLE:
2023 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
JLRBUILDING REVIEW MEMO DATED 12/06/202112/13/2021
JLRREVISE PARKING CURB12/20/2022
LEGEND:
6040200
SCALE 1" = 20'
20
MAX STORAGE
1748 MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
AS BUILT
MAX STORAGE
1748 MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
SIDEWALK/CURB AND GUTTER TYPICAL DETAIL
NOT TO SCALE
FILTRATION POND DETAIL
NOT TO SCALE
TYP. FILTRATION POND SECTION
NOT TO SCALE
1
1
JLRAS BUILT REVISIONS09/13/2023
Utilities:
Water Town of Estes Park Electric Town of Estes Park
Sewer Upper Thompson Sanitation District Gas Excel
Telephone Century Link
AVERAGE SLOPE = ~7.0%
ALLOWABLE MAXIMUM NET DENSITY (UNITS/SF):
GROSS/NET LAND AREA -36,850± SF 0.846± ACRES
SITE LAND AREA COVERAGE STATISTICS COVERAGE % LOT
(GROSS LAND AREA - 36,850± SF)
PROPOSED LOT COVERAGE
Buildings 12280 sf 33.32%
Parking/Drives 10700 sf 29.04%
Recycled Asphalt Surface 2520 sf 6.84%
TOTAL IMPERVIOUS COVERAGE 25,500 sf 69.20%
TOTAL OPEN SPACE 11,350 sf 30.80%
SITE STATISTICS:
1) ZONING - CH- COMMERCIAL HEAVY
2) SETBACKS - 15 FEET FROM STREETS (25 FEET FROM ARTERIAL), 0 FEET FROM REAR AND 0
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) THE BUILDING HEIGHT WILL BE WITHIN THE LIMITS SET FORTH IN THE REVISED HEIGHT
MEASUREMENT PROVISION OF THE EVDC.
8) ALL INTERSECTIONS SHALL HAVE STOP SIGNS INSTALLED TO M.U.T.C.D. STANDARDS.
9) ALL REQUIRED IMPROVEMENTS SHALL BE COMPLETED OR GUARANTEED IN ACCORDANCE
WITH EVDC 7.12 AND 10.5.K PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY
10) 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.
11) CONTOURS ARE 1-FOOT INTERVAL.
12) CONDUITS, METERS, VENTS AND OTHER MECHANICAL EQUIPMENT ATTACHED TO THE
BUILDING OR PROTRUDING FROM THE ROOF SHALL BE SCREENED, COVERED OR PAINTED TO
MINIMIZE VISUAL IMPACT.
13)NOTICE FROM TOWN OF ESTES PARK PUBLIC WORKS (08/24/2020):
IT IS ACKNOWLEDGED THAT THE EXISTING ELLIPTICAL CULVERT REQUIRES MAINTENANCE IN
ORDER TO SERVE THE PROPOSED DEVELOPMENT. COORDINATION WITH PUBLIC WORKS DURING
CONSTRUCTION WILL AIM TO RESTORE THE DOWNSTREAM CONVEYANCE CAPACITY.
14) WATER AND SEWER SERVICES SHOWN ARE INTENDED FOR POSSIBLE FUTURE USE (UTILITY SINK
/HOSE BIBS). PROPOSED USE WILL BE DETERMINED PRIOR TO THE BUILDING PERMIT SUBMITTAL
15) THE MINOR MODIFICATION APPROVED IS FOR REVISING THE PROPOSED STRUCTURE,
REDUCING THE STRUCTURE(S) FOOTPRINT.
GENERAL NOTES:
LOT 3A, AMENDED PLAT OF LOTS 3 & 4, MOUNTAIN
TECHNOLOGICAL CENTER SUBDIVISION, COUNTY OF
LARIMER, STATE OF COLORADO
LEGAL DESCRIPTION:
DJMC, LLC
1220 ACACIA DR. (TBD MOUNTAIN VIEW CT.)
ESTES PARK, CO 80517
PROPERTY OWNER:
NOT TO SCALE
VICINITY MAP
MAP TAKEN FROM TOWN OF ESTES PARK DIGITAL MAP
AS-BUILT
M:
\
C
E
S
_
J
o
b
s
\
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5
4
_
0
0
2
_
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r
a
n
t
C
o
l
e
S
t
o
r
a
g
e
\
A
s
-
B
u
i
l
t
\
M
a
x
S
t
o
r
a
g
e
f
o
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d
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a
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_
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S
B
U
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T
.
d
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,
9
/
1
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2
3
2
:
5
9
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1
7
P
M
,
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Page 47
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XX
O
H
P
O
H
P
80
.
0
10' UTILITY &
DRAINAGE
EASEMENT
10' UTILITY &
DRAINAGE
EASEMENT
15' BUILDING
SETBACK
11'±
15.9'±
ACACIA DRIVE
OH
P
OH
P
OH
P
7700
7
6
9
5
76
9
5
7
6
9
5
7690
769
0
76
9
0
7
6
8
5
76
8
5
LOT 5
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 7
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
LOT 4
ACACIA CORNER
ZONED CH-COMMERCIAL
HEAVY
LOT 1
MOUNTAIN
TECHNOLOGICAL CENTER
ZONED CH-COMMERCIAL
HEAVY
60' PUBLIC
RIGHT-0F-WAY
50' PUBLIC
RIGHT-0F-WAY
44'
20.00
20'
ASPHALT
SURFACE
EXI
S
T
I
N
G
W
O
O
D
R
A
M
P
ASPHALT
SURFACE
9
6
S S S S S S
T
9
7
9
8
9
8
9
5
9
4
9
3
9
2
91 90
89 88
91
90
92
93
93
9
2
92
91
95
96
9
4
9
5
97
23'
14.4'±
BUILDING 'A'
INSTALLED SELF
STORAGE UNITS
EXISTING ASPHALT
ROADWAY
MOUNTAIN VIEW COURT
EXISTING 8" SEWER MAIN
19.50
(TYP.)
9.00
8.00
5.00
15' BUILDING
SETBACK
INSTALLED 5-FOOT SI
D
E
W
A
L
K
W
W
W
W
W
EX
I
S
T
I
N
G
6
"
W
A
T
E
R
L
I
N
E
10' UTILITY &
DRAINAGE
EASEMENT
SS
SS
SS
SS
SS
9
3
9
2
9
1
9
0
TOW 88.5
BOW 86
TOW 88.5
BOW 86
88
87
86
TOW 89
BOW 87
TOW 98.5
BOW 94.5
TOW 98.0
BOW 93.0
93
TOW 94.0
BOW 93.0
BUILDING 'B'
INSTALLED SELF
STORAGE UNITS
85
12'
B
E
T
W
E
E
N
EAV
E
S
89
INSTALLED
24" ASPHALT
PATCH
Amelanchier x grandiflora (Autumn Brilliance Serviceberry) 15/20
(2 TOTAL)
Malus x 'Spring Snow' (Spring Snow Crabapple) 18/18
(2 TOTAL)
Populus tremuloides (Aspen) 20/20
(3 TOTAL)
Picea Pungens 'Baby Blue Eyes' (Baby Blue Spruce) 15/30
(3 TOTAL)
Acer grandidentatum 'Schmidt' (Rocky Mountain Blow Maple) 15/20
(3 TOTAL)
EXISTING TREE TO REMAIN
(1 TOTAL)
Juniperus sabina 'Buffalo' (Buffalo Juniper) 8/1
(7 TOTAL)
Pinus mugo 'Slowmound' (Dwarf Mugo Pine) 8/5
(9 TOTAL)
Ribes aureum (Golden Currant) 4/5
(8 TOTAL)
Philadelphus microphyllus (Littleleaf Mockorange) 3/4
(8 TOTAL)
Potentilla fruticosa 'Fargo' (Dakota Sunspot Potentilla) 3/3
(12 TOTAL)
Amelanchier alnifolia 'Regent' (Regent Serviceberry) 6/6
(6 TOTAL)
Shepherdia argentea (Silver Buffaloberry) 8/10
(7 TOTAL)
Viburnum burejaeticus 'PO17S' (Mini-Man Viburnum) 4/4
(5 TOTAL)
Spread (typ.)
Height (typ.)
Perovskia atriplicifolia (Purple Russian Sage) 3/3
(23 TOTAL)
Thuja occidentalis 'Emerald Green' (Emerald Green Arborvitae) 4/14
(1 TOTAL)
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.
PLANVIEW
0 10 20
LANDSCAPING NOTES:
1) ALL DISTURBED AREAS SHALL BE RESTORED AS NATURAL-APPEARING LAND FORMS, WITH CURVES
THAT BLEND IN WITH ADJACENT UNDISTURBED SLOPES. ABRUPT ANGULAR TRANSITIONS AND LINEAR
SLOPES SHALL BE AVOIDED (SECTION 7.2.C1)
2) ALL AREAS DISTURBED BY GRADING SHALL BE REVEGETATED WITHIN ONE (1) GROWING SEASON AFTER
CONSTRUCTION, USING A SUBSTANTIAL MIXED STAND OF NATIVE OR ADAPTED GRASSES AND GROUND
COVERS. THE DENSITY OF THE REESTABLISHED GRASS VEGETATION AFTER ONE (1) GROWING SEASON
SHALL BE ADEQUATE TO PREVENT SOIL EROSION AND INVASION OF WEEDS. (SECTION 7.2.C2)
3) ALL PORTIONS OF THE SITE WHERE EXISTING VEGETATIVE COVER IS DAMAGED OR REMOVED, THAT ARE
NOT OTHERWISE COVERED WITH NEW IMPROVEMENTS, SHALL BE SUCCESSFULLY REVEGETATED WITH
A SUBSTANTIAL MIXED STAND OF NATIVE OR ADAPTED GRASSES AND GROUND COVERS (SECTION
7.5.D4)
4) ON MAN-MADE SLOPES OF 25% OR GREATER, PLANT MATERIALS WITH DEEP ROOTING
CHARACTERISTICS SHALL BE SELECTED THAT WILL MINIMIZE EROSION AND REDUCE SURFACE RUNOFF.
ALL MAN-MADE SLOPES GREATER THAN 50% WILL BE MULCHED AND NETTED TO ENSURE ADEQUATE
STABILIZATION AND REVEGETATION. (SECTIONS 7.2.C3 AND 4)
5) TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION SHALL BE
STOCKPILED AND CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION OR
LANDSCAPING, SUCH AS CUT-AND-FILL SLOPES. (SECTION 7.2C5)
6) NO TREES OR VEGETATION SHALL BE REMOVED OUTSIDE THE APPROVED LIMITS OF DISTURBANCE.
(SECTION 7.3.D1)
7) CONIFER TREES SHALL BE SIZED AS 50% EIGHT FEET TALL AND 50% AT SIX FEET TALL AT PLANTING.
DECIDUOUS TREES SHALL BE SIZED AS 50% AT FOUR-INCH CALIPER AND 50% AT TWO-INCH CALIPER
PLANTING. SHRUBS SHALL BE 5 GALLON CONTAINER OR LARGER AT PLANTING. (SECTION 7.5.D2D)
8) ALL PLANT MATERIAL SHALL MEET THE AMERICAN ASSOCIATION OF NURSERYMEN SPECIFICATIONS FOR
NUMBER 1 GRADE, AND SHALL COMPLY WITH THE QUALITY STANDARDS OF THE COLORADO NURSERY
ACT, TITLE 35, ARTICLE 26, C.R.S., AS AMENDED. (SECTION 7.5.D.2E)
9) ALL LANDSCAPES SHALL INCLUDE A PROPERLY FUNCTIONING AUTOMATED SPRINKLER SYSTEM WITH
INDIVIDUAL DRIP LINES FOR NATURAL AREAS." (SECTION 7.5.D5) SPRINKLER SYSTEM TO BE
TEMPORARY FOR PLANT ESTABLISHMENT. SPRINKLER SYSTEM TO BE IN PLACE FOR A MAXIMUM OF 18
MONTHS.
10) REQUIRED LANDSCAPING SHALL BE MAINTAINED IN A HEALTHY, GROWING CONDITION AT ALL TIMES. HE
PROPERTY OWNER IS RESPONSIBLE FOR REGULAR IRRIGATING, PRUNING, WEEDING, MOWING,
ERTILIZING, REPLACEMENT OF PLANTS IN POOR CONDITION AND OTHER MAINTENANCE OF ALL
PLANTINGS AS NEEDED. (SECTION 7.5.J1)
11) ALL TREES SHALL BE STAKED OR GUYED AND FENCED TO PROTECT FROM WILDLIFE DAMAGE. NO
CHAIN-LINK FENCING SHALL BE ALLOWED TO PROTECT LANDSCAPING FROM WILDLIFE DAMAGE.
(SECTION 7.5.12)
12) DEPARTMENT OF WILDLIFE SHALL NOT BE RESPONSIBLE FOR DAMAGE BY WILDLIFE.
13) IF CONSTRUCTION ACTIVITY RESULTS IN THE DEATH OF TREES SHOWN AS "TREE TO BE PROTECTED"
WITHIN A PERIOD OF 12 MONTHS AFTER THE FINAL CERTIFICATE OF OCCUPANCY HAS BEEN RELEASED,
THE TREE SHALL BE REPLACED PURSUANT TO EVDC 7.3(D)(5).
Idaho fescue
Flanders poppy
Blue flax
Gaillardia
Rocky Mtn. penstemon
Black-eyed susan
Blue grama
Sandberg bluegrass
Western wheatgrass
Sheep fescue
Slender wheatgrass
3Festuca idahoensis
27.20TOTAL
Papaver rhoeas 0.1
Linum lewisii 0.5
Gaillardia aristata 1
Penstemon strictus 1.5
0.1Rudbeckia hirta
Bouteloua gracilis v. Hachita 2
2Poa sandbergii
Pascopyrum smithii v. Rosanna 7
Festuca ovina v. Covar 3
7Elymus trachycaulus v. Pryor
PLS/ACRE
POUNDSBOTANICAL NAMECOMMON NAME
SEED MIX
PLANTING LEGEND:
REQUIRED LANDSCAPING
TREES SHRUBS
TOTAL REQUIRED:21 63
21 63
THIS DETAIL IS TYPICAL IN INTENT ONLY. CONTRACTOR SHALL ADJUST HIS
?
SQUARE, OPEN TO THE SKY, AND NOT COVERED BY ANY PAVING OR GRATING.
NOTE: THIS DETAIL ASSUMES THAT THE PLANTING SPACE IS LARGER THAN 8 FT.
TREE PLANTING DETAIL - B&B TREES IN ALL SOIL TYPES
? ??????A MINIMUM OF THREE YEARS AFTER
WORK TO ACCOMMODATE ALL CONDITIONS.
UNDISTURBED SUBGRADE
PLANTING.?? ?
?
?
???
?
??
??
???
??
??
?
?
? ?
?
?
?
?
?
?
?
?
?
DECIDUOUS TREES: WRAP TRUNK W/4"
TREE WRAP FROM BOTTOM UP TO FIRST
BRANCH & SECURE. STAKE & GUY USING 2
STAKES SPACED 180°.
EXTEND TO THE EDGE OF THE CROWN.
THE TERMINAL BUDS OF BRANCHES THAT
MAY BE PRUNED; HOWEVER, DO NOT REMOVE
SOME INTERIOR TWIGS AND LATERAL BRANCHES
LEADERS, AND BROKEN OR DEAD BRANCHES.
PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT
DO NOT HEAVILY PRUNE THE TREE AT PLANTING.
TO FACE NORTH AT THE SITE WHEN EVER
IN THE NURSERY, AND ROTATE TREE
MARK THE NORTH SIDE OF THE TREE
HIGHER IN SLOWLY DRAINING SOILS.
SET TOP OF ROOT BALL FLUSH TO
MAINTAIN THE MULCH WEED-FREE FOR
MULCH IN CONTACT WITH TREE TRUNK.
3 IN. MULCH. DO NO PLACE
GRADE OR 1-2 IN.
POSSIBLE.
?
5 FT. DIAM. MIN.
8 IN.
?
? ?
MULCH RING
?
?
?
?
? ?
?
?
?
?
?
?
?
? ?
?
?
?
?
?
? ??
??
?
?
?
?
?
?
?
?
?
?
?
?
????
?
?
?
?
??
?
?
???
??
?
REMOVE ALL TWINE , ROPE AND
BURLAP FROM TOP HALF OF ROOT BALL
THE ROOT BALL, CUT THE WIRE BASKET AND REMOVE.
IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND
?
SO THAT ROOT BALL DOES NOT SHIFT.
BASE FIRMLY WITH FOOT PRESSURE
TAMP SOIL AROUND ROOT BALL
OR TAMPED SOIL.
PLACE ROOT BALL ON UNEXCAVATED
?
?
?
??
??
?
?
??
?
?
?
?
?
?
??
? ?
?
? ?
? ?
? ?
?
?
?
?
?
? ?
???
??
EVERGREEN TREES: STAKE & GUY USING 3
STAKES @ 120° AROUND TREES. NO
SPRAYING OR WRAPPING
MAINTAIN UNDER ALL TOPO CONDITIONS
APPROVED STAKE MATERIAL
HARDWOOD STAKES OR OTHER
1.5 x 1.5 IN.
TWIST WIRE TO TIGHTEN.
GALVANIZED WIRE OR CABLE
PLASTIC HOSE
0.5 IN. DIAM.
DO NOT COVER THE TOP OF THE ROOT
FLARE IS NOT VISIBLE SHALL BE REJECTED.
OF THE ROOT BALL. TREES WHERE THE TRUNK
THE TRUNK FLARE IS VISIBLE AT THE TOP
EACH TREE MUST BE PLANTED SUCH THAT
BEYOND EDGE OF ROOT BALL.
4 IN. HIGH EARTH SAUCER
4 ft.
?
?
??
?
? ? ?
?
?
?
?
?
? ?
?
?
?
?
?
?
? ?
??
??
?
?
?
?
?
?
?
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?
?
?
6 ft.
BALL WITH SOIL.
NOTE:
PROTECT TREE WITH 5' TALL WIRE
FENCING 1'-6" ABOVE GROUND.
FENCE TO REMAIN UNTIL PLANT
CAN SURVIVE WILDLIFE DAMAGE.
EXCAVATE TREE PIT TO 2X BALL DIAMETER.
LANDSCAPE PLAN
CUSTOM CONTRACTING, INC.
SHEET TITLE:
BY:REVISION:DATE:
CLIENT:
SHEET
1
SHEET
1954.002
JOB NO.MST
DATE
SCALE
APPROVED BY
AS SHOWN
SEPT 2023
JLR
JLR
MST
DRAWN BY
CHECKED BY
DESIGNED BY
PROJECT TITLE:
2023 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
JLRREVISE LANDSCAPE PLAN ADD'L DETAIL11/13/2023 MAX STORAGE
1748 MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
ESTES VALLEY DEVELOPMENT CODE §7.5.E-1:
REQUIRES ONE TREE AND THREE SHRUBS TO BE PLNATED
PER 1000 SF OF LOT COVERAGE EXCLUDING PARKING
LOTS. (20,800 SF COVERAGE)
ESTES VALLEY DEVELOPMENT CODE §7.5.F.2.b.(2)(c):
STREET BUFFER NOT REQUIRED FOR CH-COMMERCIAL
HEAVY ZONED PROPERTY
ESTES VALLEY DEVELOPMENT CODE §7.5.G.2.a:
PARKING LANDSCAPING NOT REQUIRED FOR
CH-COMMERCIAL HEAVY ZONED PROPERTY
SCALE 1"=20'
AMENDED DEVELOPMENT PLAN
MAX STORAGE
1748 MOUNTAIN VIEW CT.
ESTES PARK, CO 80517
TREES SHRUBS
13 87
TOTAL REQUESTED:13 87
AMENDED
Page 48
FULL CUTOFF WALL PACK SERIES GKOWPG2
10330 Argonne Woods Dr. Ste. 200
Woodridge, IL 60517
Phone: 630-793-9449
Web: www.gkoled.com
Key Features
Product Overview
GKOWPG2 27W / 45W / 70W
GKOWPG2 90W / 135W
CONSTRUCTION:
■ Rugged die-cast aluminum housing.
■ Housing has direct contact with the driver to help maintain low temperature and
long lifespan.
■ Housing is completely sealed against moisture and environmental contaminants.
INSTALLATION:
■ Wall mount or junction box mount options are available.
■ Easy installation with integrated bubble level and hinged door.
LIFESPAN:
■ Estimated 50,000-hour LED lifespan based on IES LM-80 results and TM-21
calculations.
LISTINGS:
■ DesignLights Consortium® (DLC) Premium qualified.
■ UL listed for wet locations.
■ Rated for ambient operating temperature -40˚F to 104˚F (-40˚C to 40˚C).
OPTICS:
■ Light engines are available in standard 4000K and 5000K configurations.
■ A range of lumen options available from 4,100 to 18,000 Lumens, replaces up
to 400W metal halide.
■ Impact and UV-resistant polycarbonate lens is precisely designed to give a
specific light distribution, maximizing efficiency and application spacing.
ELECTRICAL:
■ Universal 120-277V input voltage.
■ THD: ≤20%, Power Factor: ≥90%.
High performing, DLC Premium series GKOWPG2 Full Cutoff
Wall Packs are an energy-efficient replacement for a
traditional metal halide wall pack, up to 400W. The full
cutoff design minimizes vertical light to reduce glare and
light pollution.
FINISH:
■ The exterior is protected by a rust-resistant powder coat finish that provides
superior resistance to weathering and corrosion.
®
®
E 488272
Page 49
10330 Argonne Woods Dr. Ste. 200
Woodridge, IL 60517
Phone: 630-793-9449
Web: www.gkoled.com
Example:GKOWPG290W27V50KD Full Cutoff Wall Pack Series GKOWPG2
Fixture Type
GKOWPG2
45W
27W
70W
Wattage
27V 120-277V
Voltage
40K 4000K
50K 5000K
CCT
D Dark Bronze
Finish
Perfomance Data
Lumen Output
Lumens Efficacy Efficacy
Lumens
120-277V
120-277V
120-277V
147lm/W
152lm/W
6600lm
4100lm
147lm/W
152lm/W
6600lm
4100lm
141lm/W9900lm
141lm/W9900lm
45W
27W
70W
5000K(70CRI)4000K(70CRI)
120-277V
120-277V
136lm/W12200lm
136lm/W12200lm
133lm/W18000lm 133m/W18000lm
90W
135W
System
Watts
Voltage
90W
135W
Dimensions & Weight
Net Weight
45W: 5.98lb
27W: 5.77lb
70W: 6.16lb
Note: Not all product variations listed on this page are DLC qualified. Visit www.designlights.org/search to confirm qualification.
Ordering Information
®
GKOWPG2: 27W & 45W & 70W
GKOWPG2: 90W & 135W
Net Weight
90W: 10.48lb
135W: 10.95lb
9.
2
5
i
n
.
14.21in.
7.
9
9
i
n
.
9.
7
5
i
n
.
9.
0
2
i
n
.
18.1n.
Page 50