HomeMy WebLinkAboutDEVELOPMENT PLAN Staff Report Della Terra 3501 Fall River Rd 2007-09-18
DATE: September 18, 2007
REQUEST: Approval to redevelop an
existing campground with a fourteen-room
lodge and wedding facility.
LOCATION: 3501 Fall River Road
APPLICANT/OWNER: Della Terra LLC
(Pamela Amelang, President)
STAFF CONTACT: Dave Shirk
(dshirk@estes.org, 577-3729)
SITE DATA TABLE:
Engineer: Shear Engineering (Fort Collins)
Parcel Number: 3516000002 Development Area: 12.73 acres (+/-)
Number of Lots: One Existing Land Use: Campground
Proposed Land Use: Lodge, wedding facility Existing Zoning: “A” Accommodations
Adjacent Zoning-
East: “A-1” Accommodations North: “O” Open (Larimer County)
West: “O” Open (Larimer County) South: “CO” Commercial Outlying
Adjacent Land Uses-
East: Single-family residential North: Rocky Mountain National Park
West: Rocky Mountain National Park South: Commercial retail
Services-
Water: Well Sewer: UTSD
Fire Protection: Estes Park Volunteer
PROJECT DESCRIPTION/BACKGROUND: This is a request to redevelop an
existing campground with a guest lodge/wedding facility. The redevelopment is
minor, and will consist primarily of paving the existing drive and building a new
Della Terra (DP 07-14)
Estes Park Community Development Department
Municipal Building, 170 MacGregor Avenue
PO Box 1200
Estes Park, CO 80517
Phone: 970-577-3721 Fax: 970-586-0249 www.estesnet.com
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lodge in an area currently used for RV campsites. Very little additional site
disturbance is proposed.
The main lodge building will be 22,330 square feet and contain twelve guest suites,
two staff quarters, exercise room, “theater” room, main lodge room, two libraries,
massage room, breakfast area, and kitchen facilities. The wedding facility, which
will be attached to the main lodge, will include the wedding room, bar area, DJ
area, and restrooms.
All campsites will be removed. Some will be converted to parking areas, some will
be revegetated, and some will be used for the outdoor wedding area (no
improvements planned for this area). The motel and cabin units will remain, as
will the coffee bar.
REVIEW CRITERIA: This development plan is subject to applicable sections of
the Estes Valley Development Code (EVDC). Depending upon the complexity of
the project, this section may be a brief summary of the standards of review or may
involve a more detailed analysis of the standards based upon issues relevant to any
particular project.
Zoning Requirements.
Land Use. The proposed use classification is High-Intensity Accommodations,
which is an allowed use in the “A” district. The specific use is “Resort
Lodge/Cabins.”
Density. The proposed density is two units per acre (23 units into 12.726 acres).
The applicant has provided an adjusted density required due to the slope, and has
netted out 80% of the land area due to the entire site being above the “blue line.”
The adjusted density requires a total of 84,000 square feet. The net land area is
110,903 square feet. Therefore, this proposal meets density requirements.
Impervious Coverage. The “A” district has a maximum impervious coverage of
50%, the proposed 15% complies with this requirement.
Grading and Site Disturbance. Section 7.2 “Grading and Site Disturbance
Standards” applies to this proposal. No grading, excavation or tree/vegetation
removal shall be permitted, whether to provide for a building site, for on-site
utilities or services, or for any roads or driveways, before issuance of a building
permit.
Limits of Disturbance. Section 7.2.D requires the Decision-Making Body approve
proposed Limits of Disturbance for all development plans. This development plan
will not increase the existing disturbed area.
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Per Section 7.2.B6, retaining walls over four feet tall must be engineered (building
permit issue).
All disturbed areas will need to be restored in accordance with Section 7.2.C
“Restoration of Disturbed Areas.”
Tree and Vegetation Protection. Existing trees to remain shall be fenced for
protection prior to any site work. The area of tree protection fencing should be
clearly delineated on the development plan. Tree protection fencing shall comply
with standards set forth in Appendix D.VIII.
Landscaping and Buffers. Existing landscaping satisfies all landscaping
requirements except parking-lot screening. The proposed parking-lot screening
does not comply with standards set forth in Section 7.5. The required changes are
minor (adding more shrubs), and have been included as a recommended condition
of approval.
Exterior Lighting. The proposed development will be subject to lighting
standards set forth in Section 7.9, which requires exterior lighting be shielded and
downcast. No lighting fixture shall be higher than fifteen feet above ground. This
includes parking lot and security lighting. The applicant is aware of these
requirements and intends to comply with “dark sky” lighting.
A lighting “cut sheet” will need to be submitted for Staff review prior to issuance
of first building permit.
Off-Street Parking and Loading. The parking summary table shall be amended
to include the coffee, motel, and cabins requirements, and the Lodge requirements
shall be amended to require 28 spaces instead of 14. These are inconsequential
changes; this proposal requires 89 parking stalls and 94 will be provided.
CDOT has confirmed no access permit will be required.
Adequate Public Facilities. No building permit shall be issued unless such public
facilities and services are in place or the commitments described in Section 7.12.C
have been made. This section requires that facilities are available to serve the
proposed development when building permits are issued.
Electric. All electric service is to be placed underground, including the existing
overhead line. Existing power is sufficient for the proposed building.
The applicant desires to extend three-phase power for the required fire-protection
generator. However, this power is not available at this time. The applicant is in
negotiations with a neighbor to obtain a power easement. If this occurs, the
applicant will extend three-phase power. If three-phase power is not available, the
required fire-protection generator will be a diesel generator.
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Drainage/Water Quality Management. The applicant has submitted a detailed
drainage/erosion control/water quality plan. As of September 12, the Town
Engineer has yet to provide final approval.
Sanitary Sewer. The new building will require a new main, which is shown on the
development plan.
Water. The property is currently served by five (5) existing wells, all adjudicated
for domestic and commercial uses (Case No. W-5597, entered on October 23,
1975).
The Estes Valley Development Code states “all development shall provide
adequate and functional domestic water service to each lot pursuant to this
subsection. Public water service is the preferred method of domestic water
provision in all zoning districts in the Estes Valley. To the maximum extent
feasible, this preferred method of service shall be provided.”
The property currently is unable to obtain Town water, but is in negotiations with
the Town and surrounding property owners to extend water service. These
negotiations are ongoing, and Staff suggests the issue of water service be addressed
through the annexation agreement. A condition of approval should be to submit the
annexation petition to the Town Clerk no later than March 31, 2008.
Staff suggests there are several mitigating factors to allow this redevelopment to
continue using the well system instead of requiring extension of town water:
1) Existing adjudicated well system.
2) The Larimer County Health Department has no objection.
3) Reduction in usage by approximately 275,000 gallons per year (approximately
30%).
Fire Protection. Per Section 7.12.G, all required fire protection requirements shall
be installed prior to issuance of a building permit. The phasing plan shall address
this requirement.
The applicant has submitted a fire flow analysis, which has been forwarded to the
fire chief for review and comment. The proposed fire flow rates do not meet
standard building code requirements, thus requiring approval of the fire chief,
which has been granted.
REFFERAL COMMENTS AND OTHER ISSUES: This request has been
submitted to all applicable reviewing agency staff for consideration and comment.
Town Attorney White had a variety of comments:
• While the statement of intent calls this a “bed and breakfast,” under the terms of
the Estes Valley Development Code this use is classified as a Resort Lodge.
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• Applicant is discussing annexation with the Town Administrator’s office.
• See discussion below.
• Since corrected.
Building Department. The Applicant should contact Will Birchfield (577-3728) to
discuss building issues such as demolition, grading, and building permit
requirements.
The property is currently under the jurisdiction of the Larimer County Building
Department, who has agreed to cede the building permit process to the Town due to
the pending annexation.
Public Works. The Public Works Department had several comments regarding
engineering and electrical design. No permits will be issued until these issues have
been resolved (requires minor design changes to the stormwater and road design).
Upper Thompson Sanitation District had several comments regarding manhole
spacing, grease interceptor, service lines, and other usual issues. These have been
included as suggested conditions of approval.
Rocky Mountain National Park had comments related to amplified sound and solar
panels.
The town noise ordinance will apply to this proposal. This ordinance sets a level of
55 dB(A) as measured from the property line; this equates to a normal conversation
(for comparison, a telephone dial tone is 80 dB, truck traffic is 90 dB, and above 90
dB may result in hearing loss; an increase of 10 dB’s equates to a doubling of noise
level).
Americans with Disabilities Act. Per Building Department comments, this
“development has requirements regarding accessibility for physically disabled
persons.” The development plan includes four handicapped-accessible parking
spaces, which are centrally located. These spaces will need to be marked and
signed in accordance with Section 7.11.J4. Additionally, the nearby ramp requires
“truncated domes” per State and Federal law.
Conduits. Per Section 7.13, “conduit, meters, vents and other equipment attached
to the building or protruding from the roof shall be screened, covered or painted to
minimize visual impacts.”
Construction Plans. Final construction plans shall be approved by the Town of
Estes Park Public Works Department and UTSD prior to issuance of the grading
permit and/or first building permit.
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STAFF FINDINGS AND RECOMMENDATION: Based on the foregoing,
Staff finds:
1. The applicant should carefully review the Staff report, which contains several
references to Code requirements. Failure to satisfy these requirements could
lead to a delay in issuance of building permits or certificates of occupancy.
2. If all recommended conditions of approval are required, the development plan
will comply with all applicable standards set forth in this Code.
3. The development plan is consistent with the policies, goals and objectives of
the Estes Valley Plan.
4. This request has been submitted to all applicable reviewing agency staff for
consideration and comment.
5. The Planning Commission is the Decision-Making body for this request.
Therefore, Staff recommends APPROVAL of the proposed “Della Terra Mountain
Chateau” Development Plan 07-14 CONDITIONAL TO:
1. The applicant shall submit an annexation petition to the Town Clerk no later
than March 31, 2008.
2. Compliance with memo from Scott Zurn to Dave Shirk dated August 31, 2007.
3. Stormwater management plan shall be subject to review and approval of the
Town Engineer.
4. Compliance with memo from Doug Ryan to Dave Shirk dated August 27, 2007.
5. Compliance with memo from Upper Thompson Sanitation District to Dave
Shirk dated August 21, 2007.
6. A development agreement and letter of credit shall be submitted and approved
prior to issuance of a building permit.
7. The parking lot screening shall comply with Section 7.5 of the Estes Valley
Development Code.
8. The parking summary table shall be amended to include the coffee, motel, and
cabins requirements, and the Lodge requirements shall be amended to require
28 spaces instead of 14.
SUGGESTED MOTION: I move APPROVAL of Development Plan 07-14
“Della Terra Mountain Chateau” with the findings and conditions recommended by
staff.
DENIAL: I move DISAPPROVAL of Development Plan 07-14 because… (state
reason for denial - findings).
CONTINUANCE: I move to continue Development Plan 07-14 because . . . (state
reason for continuance - findings).
Della Terra LLC
ATTN: Pam
3501 Fall River Road
Estes Park, CO 80517
RE: Della Terra Development Plan
To Whom It May Concern:
The Estes Valley Planning Commission reviewed the Della Terra Development Plan on
Tuesday, September 18, 2007, at the regular monthly meeting. At that time, the
Planning Commission voted unanimously (6-0) to APPROVE CONDITIONAL TO:
1. The property shall be annexed into the Town of Estes Park no later than March 31,
2008.
2. Compliance with memo from Scott Zurn to Dave Shirk dated August 31, 2007.
3. Stormwater management plan shall be subject to review and approval of the Town
Engineer.
4. Compliance with memo from Doug Ryan to Dave Shirk dated August 27, 2007.
5. Compliance with memo from Upper Thompson Sanitation District to Dave Shirk
dated August 21, 2007.
6. A development agreement and letter of credit shall be submitted and approved prior
to issuance of a building permit.
7. The parking lot screening shall comply with Section 7.5 of the Estes Valley
Development Code.
8. The parking summary table shall be amended to include the coffee, motel, and
cabins requirements, and the Lodge requirements shall be amended to require 28
spaces instead of 14.
Please submit revised mylars no later than November 20, 2007. Should you have any
questions or comments regarding this matter, please feel free to contact me (577-3729)
or Bob Joseph (577-3725) at your convenience.
Respectfully,
_____________________
David W. Shirk, Planner