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HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2024-03-19This meeting will be streamed live and available on the Town YouTube page at www.estes.org/videos ADVANCED PUBLIC COMMENT Public Comment Form: Members of the public may provide written comments 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. on the day of the meeting. All comments will be provided to the Commission for consideration during the agenda item and added to the final packet. AGENDA PLANNING COMMISSION – TOWN OF ESTES PARK Tuesday, March 19, 2024 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 December 19, 2023 ACTION ITEMS 1.Election of 2024 officers: Chair and Vice Chair- Continue to the April 16 Meeting 2.Development Plan Dream View on Fall River Planner Hornbeck Proposal for 11 new accommodation units, preservation of an existing accommodation building, and other minor modifications. 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. March 13, 202 updated March 18 2024 1 2 Town of Estes Park, Larimer County, Colorado, December 19, 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 December 19, 2023. Commission: Chair Matt Comstock, Vice-Chair Matthew Heiser, Charles Cooper, Chris Pawson, David Shirk Attending: Vice-Chair Heiser, Commissioners Cooper, Shirk, Interim Community Development Director Jason Damweber, Senior Planner Paul Hornbeck, Recording Secretary Karin Swanlund, Town Attorney Dan Kramer, Town Board Liaison Barbara MacAlpine Absent: Comstock, Pawson (recused) Vice Chair Heiser, acting as Chair, called the meeting to order at 1:30 p.m. Approximately 15 people were in attendance. AGENDA APPROVAL It was moved and seconded (Shirk/Cooper) to approve the agenda. The motion passed 3-0. INTRODUCTIONS PUBLIC COMMENT: Barbara MacAlpine, Town Board liaison, encouraged the Commissioners to attend a joint Study Session with the Town Board on February 13. She also expressed appreciation to the Planning Division staff during this turbulent time. CONSENT AGENDA APPROVAL It was moved and seconded (Cooper/Shirk) to approve the consent agenda. The motion passed 3-0. ACTION ITEMS 1. Preliminary Plat 685 Peak View, Coyote Run Senior Planner Hornbeck Frank Theis, Owner/Applicant The applicant proposes a four-lot subdivision named Coyote Run Subdivision for single- family residential use. Lots one through three will be slightly over the one-acre minimum lot size required by the E-1 zone district. Lot four will be approximately 4.4 acres and contains one existing single-family residence. Access to lots one through three will be from Peak View Drive, utilizing a shared driveway located within an access easement that the lot owners will privately maintain. The existing single-family home on lot four will continue to use the driveway from Peak View Drive, east of the proposed new access point. DISCUSSION: Jennifer Waters, Town Civil Engineer, stated that the final plat should reference the 2023 drainage standards that went into effect last summer. The construction plans will have to reflect all Public Works recommendations. Drainage will have to be piped under the 10- foot trail. The driveway is not considered a street and must be paved. Type R inlets are associated with a street and, therefore, are not required. The driveway drainage goes into a culvert under the proposed driveway. There is a swale on Lot One and Peak View. Owners will record a maintenance agreement, which does not require an HOA. A traffic study was not required for this application. Frank Theis, owner and applicant, lives in the house on Lot 4 and plans to continue living there. He stated that he wants to build houses, and this process has taken a long time. dra ft 3 Planning Commission – December 19, 2023 – Page 2 In his opinion, "sections" of trails don't get used, and he would rather spend money on other sidewalks/trails in the community in lieu of building a trail. PUBLIC COMMENT: John Guffey, 561 Chapin Lane, has concerns about today's leadership and youth, stating that they should take responsibility for nature. Kristine Poppitz, 650 Devon Drive, would like an HOA requirement as a condition of approval. She is against the waiver of a trail requirement and thinks an escrow for Lot 4 would be a good idea since it isn't being developed at this point. Dan Scace, 606 Longs Drive, building a trail would enhance Peak View Drive. James Poppitz, 650 Devon Drive, agrees that a trail is needed and expressed concerns about avoiding an open space with future development, causing a problem for wildlife. Susie Kazynski, 610 Devon Drive, suggested considering the trail as a starting point that can be expanded instead of a trail to nowhere. This would improve safety. The final decision on the waiver of a trail is the responsibility of the Town Board, per Town Attorney Dan Kramer. There is no provision in the code to waive building the trail. Vice Chair Heiser explained that three months ago, Public Works stated that an attached 200-foot sidewalk would suffice. Now, we require an easement over ½ an acre and a 10- foot detached sidewalk. It's a lot to continue asking more of the applicant. A 25-foot easement for a future trail should be sufficient. Commissioner Shirk read findings from the Development Code: 4.3.d.3.a: provisions shall be made for pedestrian linkages… 4.3.d.3.c: sidewalks shall be provided… 10.5.d.1: …all subdivisions shall provide pedestrian linkages… 10.5.d.2: sidewalks shall be required…in all zoning districts. The code requires this, and it should not be waived. D.3.b.5: new curb cuts shall be minimized…, thus a request to move the existing driveway on Lot 4 to Lot 1. Theis removed his request for the waiver, deferring to Public Works' recommendation. Cooper and Shirk want to see a trail on lots one and four. Heiser noted that Public Works has waived this requirement in the past. It was moved and seconded (Shirk/Cooper) to forward a recommendation of approval to the Town Board of Trustees of the Coyote Run Preliminary Subdivision Plat, according to findings and conditions of fact recommended by Staff with the following conditions of approval: a. The applicant shall provide a ten-foot-wide concrete trail for the length of the Peak View Drive frontage on lots one and four. b. Any outstanding staff and referral agency comments shall be addressed on the final subdivision plat. The motion passed 3-0. There being no further business, Vice-Chair Heiser adjourned the meeting at 2:30 p.m. Vice-Chair Heiser Karin Swanlund, Recording Secretary dra ft 4 5 COMMUNITY DEVELOPMENTMemo To: Chair Matt Comstock Estes Park Planning Commission Through: Steve Careccia, Community Development Director From: Paul Hornbeck, Senior Planner Date: March 19, 2024 Application: Dream View Development Plan and Minor Modification Requests Brian Hansen, Hansen and Dale Resorts LLC, Owner/Applicant Recommendation: Staff recommends the Estes Park Planning Commission approve the Development Plan and Minor Modification Requests Land Use: Comprehensive Plan Designation: (Future Land Use): Accommodations Existing Zoning District: A (Accommodations) Site Area: 5.8 Acres PUBLIC HEARING ORDINANCE LAND USE CONTRACT/AGREEMENT RESOLUTION OTHER______________ QUASI-JUDICIAL YES NO Objective: The Applicant requests the Estes Park Planning Commission approve a Development Plan to develop 11 new accommodations units in four buildings. Also requested are Minor Modifications to allow reduced side setbacks and reduced parking. Location: The property is located at 1630 Fall River Road approximately ½ mile west of the Fall River Road and West Elkhorn Avenue intersection. Background: The subject property consists of Lots 1 and 6 of the James-McIntyre Subdivision, totaling 5.8 acres in size and is zoned A (Accommodations). There is steep topography on the site, with an average grade of 36%. There is currently one cabin that will remain. The northern portion of the subject property is within the limits of the Special Flood Hazard Area (SFHA) of the Fall River. No development is proposed within the limits of this area except for off-site improvements to the access road and bridge on the property 6 2 to the east. These offsite improvements will require a Floodplain Development Permit FDP). The existing cabin is partially within the Steep Slopes Geologic Hazard area per the Estes Valley Geologic Hazard Areas map. No new development is proposed within this area. Most of the subject property is within the Wildfire Hazard Area per the Estes Valley Wildfire Hazard Areas map. New construction will be required to comply with The Wildfire Hazard Mitigation measures in Title 14 of the Municipal Code. Estes Valley Geologic Hazard Areas Map Estes Valley Wildfire Hazard Areas Map 7 3 Estes Valley Special Flood Hazard Areas Map Project Description: The proposed development includes 11 new accommodations units in four buildings in addition to the one existing cabin. Also proposed is a swimming pool, laundry facility, and guest parking. On-site development is limited to Lot 1 where topography, while considerable, is less steep than Lot 2, where no development is proposed. Off-site improvements include replacing the private access drive and bridge on the property to the east. Location and Context: Zoning Map R-2 E RM RE A RM A 8 4 Vicinity Map Table 1: Zoning and Land Use Summary COMPREHENSIVE PLAN ZONING USES SUBJECT PARCEL Mixed-Use Centers & Corridors (northern portion) Mountains & Foothills southern portion) Accommodations (A) Accommodations NORTH Mixed-Use Centers & Corridors Accommodations (A) Accommodations SOUTH Mountains & Foothills Rural Residential (Larimer County) RMNP EAST Mixed-Use Centers & Corridors Accommodations (A) Accommodations WEST Mixed-Use Centers & Corridors Accommodations (A) Accommodations 9 5 Project Analysis Review Criteria: 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 the project. 1. Buildings. The applicant proposes 4 new buildings with 11 total units in addition to one existing cabin. All buildings will conform to applicable setback requirements, with the exception of side setbacks which the applicant has requested a Minor Modification (Attachment 3) to allow reduced side setbacks of 13.5 feet, rather than the required 15 feet, as outlined below. The development complies with the minimum 30 foot setback from the high water mark of the Fall River, per Estes Park Development Code (EPDC) §7.6.E.2. All new buildings will be two stories, with maximum heights of approximately 27 feet, measured from average grade to average roof height. A maximum building height of 30 feet is allowed in the A Zone District. 2. Density. The proposal for a total of 12 accommodations units complies with the maximum allowable density permitted by EPDC §4.3.C, including reductions for steep slopes. The maximum permitted density is 19 accommodation units with full kitchens (or 59 units with limited or no kitchens). EPDC §13.3.77 specifies that density can be calculated on a per-lot basis or based on an overall site, which can include multiple lots. In this case, the overall site (Lot 1 – 1.8 acres and Lot 6 – 4 acres) is being used to calculate density. In essence, density is being transferred from Lot 6 to Lot 1. A Density Agreement Attachment 5) has been prepared to memorialize the fact that greater density is being permitted on Lot 1 than would otherwise be allowed and that Lot 6 will have a reduced density if developed. This agreement shall be recorded as a condition of approval of the Development Plan. 3. Landscaping. There are a substantial number of existing mature trees and forested areas on the property which satisfy all landscaping requirements for trees within EPDC §7.5. Additional shrubs will be provided where required, including: Street frontage buffer: 22 Shrubs along Fall River Road Impervious coverage: 48 Shrubs Parking lot perimeter: 16 Shrubs Revisions are needed to the landscape plan, including planting details and plant schedule. Required revisions shall be provided as a condition of approval to be reviewed and approved by staff prior to the Planning Commission Chair signing the Development Plan. 10 6 4. Access. Access to Fall River Road (U.S. Highway 34) is managed by the Colorado Department of Transportation (CDOT). CDOT has provided requirements for the development that need to be addressed though a State Highway Access Permit, which shall be approved prior to issuance of any building permit for the site. The property has no direct access to Fall River Road, but access is provided via private drives located within access easements on adjoining properties both to the east and west. Off-site improvements to the private drive and bridge across Fall River on the property to the east will occur with this development. Such improvements will require a Floodplain Development Permit (FDP) and separate Construction Plans as addressed in the conditions of approval. 5. Sidewalk/Trail. A 10’ wide shared use path, the Fall River Trail, was recently constructed by the Town along Fall River Road in front of the subject property. The proposed development will provide a sidewalk connection to the Fall River Trail along the private drive across the property to the east. 6. Parking. The applicant has requested a Minor Modification (Attachment 3) for a reduction in parking required per EPDC §7.11.D. The request is to provide 22 parking spaces rather than the required 24 spaces (two spaces per accommodations unit) spaces plus one space per three employees. Additional analysis is provided below. 7. Outdoor Lighting. All lighting will be shielded and deflected downward in compliance with EPDC §7.9. 8. Water. Water is to be provided by the Town of Estes Park. The Water Division has outlined requirements for the development and has no outstanding comments. 9. Fire Protection. Estes Valley Fire Protection District has outlined requirements for the development and has no outstanding comments. 10. Electric. Electric service is to be provided by the Town of Estes Park. The Power and Communications Division has outlined requirements for the development and has no outstanding comments. 11. Sanitary Sewer. The Upper Thompson Sanitation District has outlined requirements for the development. Technical corrections are required. 12. Stormwater Drainage. A drainage study was submitted and reviewed by engineering staff with the Town of Estes Park Public Works Department with this development. Public Works has no objection to the study. 11 7 Minor Modifications The applicant has requested approval of two Minor Modifications in accordance with EPDC §3.7. Both requests are for modifications of less than 10%, which the Development Code allows staff to administratively approve. However, since the Development Plan requires Planning Commission approval, staff is requesting Planning Commission serve as the decision maker on the Minor Modifications concurrently with the Development Plan. EPDC Table 4-5 requires a side setback of 15’ in the Accommodations (A) zone district. A Minor Modification to allow side setbacks from both the east and west property lines of 13.5’ is requested. EPDC §7.11.D requires two parking spaces per accommodations unit plus one space per three employees, meaning a minimum of 24 spaces would be required, plus employee parking. A Minor Modification to reduce the parking requirement to 22 parking spaces is requested. The applicant indicates they own and operate the accommodations facilities to the east and west and no additional staff is proposed with the subject development. Furthermore, a reciprocal parking license (Attachment 6) will be recorded to grant shared parking between the property to the west (The Inn on Fall River) and the subject parcel. The reciprocal parking license must be amended to guarantee the use of off-site parking for a minimum of 10 years in accordance with EPDC §7.11.G.1.d EPDC §3.7.A.2.b states the Planning Commission may grant a Minor Modification if such modification advances the goals and purposes of this Code and either results in less visual impact or more effective environmental or open space preservation, or relieves practical difficulties in developing a site.” Staff finds that the requested Minor Modifications will result in less visual impact and more effective environmental preservation by protecting steep slopes on the property. Approval of the minor modifications will minimize clearing of mature trees and excavating and grading on steep slopes. Additionally, staff finds that the minor modifications relieve practical difficulties in developing the site. In determining "practical difficulties," the factors set forth in EPDC 3.6.C shall be applied: a. Whether there can be any beneficial use of the property without the variance [minor modification]; Staff Finding: There can be beneficial use of the property without the minor modifications. b. Whether the variance [minor modification] is substantial; 12 8 Staff Finding: The minor modifications are not substantial, being modifications of less than 10%. c. Whether the essential character of the neighborhood would be substantially altered or whether adjoining properties would suffer a substantial detriment as a result of the variance [minor modification]; Staff Finding: The character of the neighborhood would not be substantially altered. In fact, granting the minor modifications would help preserve the essential character of the neighborhood by minimizing impacts to trees and rock outcroppings and reducing the amount of excavation and grading required. Adjoining properties would not suffer a substantial detriment if the minor modifications are approved. d. Whether the variance [minor modification] would adversely affect the delivery of public services such as water and sewer. Staff Finding: Public services such as water and sewer will not be adversely affected by the minor modifications. e. Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: The Minor Modification request indicates the applicant was not aware of the site’s limitations when considering both grade and setback standards. f. Whether the Applicant's predicament can be mitigated through some method other than a variance {minor modification]. Staff Finding: The applicant could alter the layout of the development to meet setbacks and accommodate more parking. However, this would result in additional environmental impacts to the steep hillside and vegetation. The requested modifications are the least deviation from the regulation that will afford relief. 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 March 8, 2024. Notification was mailed to all required adjacent property owners on March 6, 2024. A neighborhood meeting was held January 23, 2024 in accordance with the requirements of EPDC. The applicant’s summary of the meeting is enclosed Attachment 7). Staff has received no inquiries or opposition at this writing. 13 9 Any comments submitted will be posted to: www.estes.org/currentapplications. Staff Findings: Based on the foregoing, Staff finds: 1. Planning Commission is the Decision-Making Body for the subject Development Plan application. 2. Planning Commission has the authority to approve the subject Minor Modification requests 3. This request has been submitted to all applicable reviewing agency staff for consideration and comment. 4. The Development Plan application complies with applicable standards set forth in the EPDC, subject to revisions and corrections as requested by Staff and Review Agencies. Recommendation: Staff recommends approval of the Dream View Development Plan and Minor Modification requests, subject to the following conditions: 1. All staff and outside agency comments shall be addressed prior to issuance of first building permit; 2. Applicant shall have a Traffic Impact Analysis (TIA) or Traffic Letter accepted by CDOT prior to issuance of a building permit; 3. A CDOT State Highway Access Permit must be issued prior to beginning any work in the Fall River Road ROW and prior to issuance of a building permit. A Town ROW permit is also required based on the CDOT Access Permit; 4. Floodplain Development Permit (FDP) shall be provided and approved before Construction Plans are submitted; 5. The Floodplain Development Permit (FDP) and bridge design submittal shall be approved prior to the Town Engineer signing the Development Plan; 6. Construction plans shall be approved prior to issuance of first building permit; 7. No Certificates of Occupancy (COs) will be approved until the off-site bridge is constructed and the FDP is closed out; 8. An erosion control plan sheet shall be required with the construction plans for the development, in accordance with the Mile High Flood District Urban Storm Drainage Criteria Manual and other current standards. The erosion control measures must be installed prior to beginning any grading or work on the site; 14 10 9. A Colorado Department of Public Health and Environment COR400000 Construction Stormwater Discharge Permit is required and must be in place prior to beginning any grading or work on the site; 10. Density Agreement shall be recorded prior to issuance of first building permit; 11. Landscape Plan shall be finalized with the Development Plan in accordance with staff comments prior to the Development Plan being signed by the Planning Commission Chair; 12. Reciprocal parking license shall be amended to guarantee the use of off-site parking for a minimum of 10 years in accordance with EPDC §7.11.G.1.d and be recorded prior to issuance of the first building permit; 13. All exterior light fixtures shall be dark sky compliant in accordance with EPDC 7.9; and 14. Trees and vegetation shall be protected in accordance with EPDC §7.3 and as depicted on the Landscape Plan. Sample Motions: 1. I move to approve the Development Plan and Minor Modifications, according to findings recommended by Staff. 2. I move to continue the Development Plan to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 3. I move to deny the Development Plan, finding that … [state findings for denial]. Attachments: 1. Application 2. Statement of Intent 3. Minor Modification Requests 4. Development Plan 5. Density Agreement 6. Reciprocal Parking License 7. Neighborhood Meeting Summary 15 Revised 2020.04.23 ks 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 Time Rezoning Petition Annexation Request 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) 16 Revised 2020.04.23 ks Consultant/Engineer PLEASE PRINT: PLEASE PRINT: Date DateApplicant Record Owner Applicant Fax Names: Email Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans, Special Reviews, Rezoning, Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, and Preliminary and Final Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface estate and the mineral estate have been severed. This notice must be given 30 days prior to the first hearing on an application for development and meet the statutory requirements. Phone Cell Phone Mailing Address Applicant Fax Phone Email Contact Information Phone Cell Phone Cell Phone Mailing Address Mailing Address Record Owner(s) Email Signatures: Fax I hereby certify that the provisions of Section 24-65.5-103 CRS have been met. MINERAL RIGHT CERTIFICATION APPLICATION FEES For development within the Estes Park Town limits See the fee schedule included in your application packet or view the fee schedule online at www.estes.org/planningforms All requests for refunds must be made in writing. All fees are due at the time of submittal. Record Owner 17 Revised 2020.04.23 ks PLEASE PRINT: PLEASE PRINT: Date Date APPLICANT CERTIFICATION I understand that this proposal may be delayed in processing by a month or more if the information provided is incomplete, inaccurate, or submitted after the deadline date. I understand that acceptance of this application by the Town of Estes Park for filing and receipt of the application fee by the Town does not necessarily mean that the application is complete under the applicable requirements of the EPDC. http://www.estes.org/DevCode Record Owner Applicant Signatures: I grant permission for Town of Estes Park Employees and Planning Commissioners with proper identification access to my property during the review of this application. I acknowledge that I have received the Estes Park Development Review Application Schedule and that failure to meet the deadlines shown on said schedule may result in my application or the approval of my application becoming null and void. I understand that full fees will be charged for the resubmittal of an application that has become null and void. I understand that a resubmittal fee will be charged if my application is incomplete. The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete. Record Owner Applicant I hereby certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application I am acting with the knowledge and consent of the owners of the property. Names: In submitting the application materials and signing this application agreement, I acknowledge and agree that the application is subject to the applicable processing and public hearing requirements set forth in the Estes Park Development Code (EPDC). I acknowledge that I have obtained or have access to the EPDC, and that, prior to filing this application, I have had the opportunity to consult the relevant provisions governing the processing of and decision on the application. The Estes Park Development Code is available online at: 18 Page 1 of 5 February 27, 2024 Community Development Department Town of Estes Park 970-577-3729 RE: Statement of Intent for The Dream View Development Plan To whom it may concern: BAS1S Architecture + Design and Trail Ridge Consulting Engineers are pleased to submit this Application for Development Plan Review on behalf of the subject property owner, Hansen and Dale LLC. This letter is to serve as the Statement of Intent for the proposed project and will provide general descriptions regarding compliance with the key applicable standards for review as defined in the Estes Park Development Code. Please refer to the Development Plan submitted herewith for specific details regarding the proposed project. Project Information The subject property is located at 1630 Fall River Rd. with approximately 5.8 acres of land area. The parcel is currently developed and contains an asphalt driveway/parking area and single-family accommodations building. The property is zoned A- Accommodations per the Estes Park Zoning District Maps. The project proposes the re-development of the property including eleven new accommodations units and preserving the existing unit on the property under the same use. The existing unit does include a full kitchen while the proposed units will also include a full kitchen and will be larger than 750 sf. Refer to the development plan for the statistical information calculations including slope reductions. The development will also include a pool for on-site guests and laundry facility to support the development. Construction will also include a new 24-stall parking lot, new utility services and improvements to the existing access driveway and bridge accessing the site through the adjacent property to the east (Pine Haven Resort). Compliance with General Development and Development Standards Zoning District Standards: The proposed accommodations development is a permitted use by right for the zoning district of the subject property and is subject to Development Plan Review by the Planning Commission. Setbacks are 25’ to the front and 10’ to the rear and 15’ sides of the property in accordance with the zoning district standards as well as 30’ to the annual high-water mark of the Fall River. The building height proposed will comply with the EPDC maximum allowable height of 30’. The maximum allowable lot coverage for properties in the Accommodations Zoning District is 50%. This development plan proposes a total of 19 Page 2 of 5 20,581 sq. ft. including the building footprint, parking lot and new sidewalk for a total of 8.1% coverage after the proposed project is completed. The proposed development complies the applicable zoning district standards for access, parking and adequate public facilities with the requested waivers noted within. Grading/Slope Protection Standards: The development has been designed considering the nature of the slopes encompassing the overall property boundary. Applicant proposes concrete retaining walls with one continuous wall along the parking lot to allow for construction of the parking lot and ADA access into the site. Wall heights are in accordance with EPDC limits for maximum allowable height. The subject property contains many areas over 30% slope which are not proposed to be disturbed for development. Some grading along the southern portion of the development in these areas is required to provide fire apparatus access through the neighboring property to the west (Inn on Fall River) which is under the same ownership. The proposed parking lot access drive will be graded at a maximum of 12.0% with the parking lot grade ranging from 1% to 5%. All other applicable grading/slope protection standards are met with this access drive. Tree/Vegetation Protection: Much of the project site is covered by existing trees, rock outcropping and vegetation. Some smaller shrubs exist along the western property line which will be removed and replaced with new landscape to meet buffering requirements. Existing trees along the river frontage are to remain as part of this development. Public Trails/Open Space: This section of the EPDC is not applicable to the proposed development. Connection is provided from the development to the Fall River Trail via a new 8’ wide concrete sidewalk. Landscaping and Buffers: The proposed landscape plan is shown on the submitted development plan. Refer to the proposed landscape plan for specific details. Wetlands and Stream Corridor Protection: This section of the EPDC is met with all buildings to maintain a minimum 30’ setback from the annual high-water mark of the Fall River. No wetlands exist on site. Geologic Special Flood and Wildfire Hazard Areas: 20 Page 3 of 5 The southern portion of the subject property is within the boundary of the Steep Slopes Geologic Hazard area per the Estes Valley Geologic Hazard Area mapping. No new development is proposed within this area. The existing cabin is partially encompassed within the area. Most of the subject property is within the Wildfire Hazard Area per the Estes Valley Wildfire Hazard Area mapping. New construction will be required to comply with the wildfire hazard mitigation measures per the Town of Estes Park Building Code Local Amendments. A portion of the subject property is within the limits of Special Flood Hazard Area for the Fall River. No development is proposed within the limits of this area. Flood Hazard areas shown on the Development Plan are per the CHAMP mapping as adopted by the Town for Floodplain Development. A separate permit will be submitted for the proposed improvements to the existing access bridge. Wildlife Habitat Protection Areas: This section of the EPDC is not applicable to the proposed development. Exterior Lighting: Light fixtures will be provided at all doors. Fixtures will be fully dark sky compliant. Exterior lighting shall comply with EPDC requirements. Operational Performance Standards: The proposed development plans to operate 12 accommodations units, laundry/private facilities, and a pool for onsite guest use only. Garbage disposal dumpster located on adjacent premises which are under the same ownership. Off-Street Parking and Loading: A required parking count has been determined as 2 spaces per unit in accordance with the EPDC to determine the development’s parking requirements. The results of the study are the property needs 24 parking stalls, of which one is ADA van accessible. Staff parking is provided on adjacent properties which are operated under the same ownership. The proposed development does not trigger the 50 peak hour trips requiring a transportation impact analysis. See the development plan for the parking count breakdown. Adequate Public Facilities: 21 Page 4 of 5 The subject property is serviced by the following utilities (note: existing building is already connected to public utilities): Electric- Town of Estes Park Proposed electric service lines for new buildings will be buried. Relocation or removal of some existing overhead lines will be required to provide the new access drive and parking areas. These lines will be replaced by new underground lines as well. Water- Town of Estes Park Water service line to be upgraded to provide fire protection as determined at the time of building permit submittal. A new looped 8” main will be installed through the property connecting from an existing dead-end line on the Inn on Fall River to the west and Pine Haven to the east. Each building is to be provided with a fire protection line and domestic service. Fire demands are anticipated to require a 2” fire service and 1” domestic service line. Sewer- Upper Thompson Sanitation District Sanitary sewer service lines for each building will be connected to existing main running through property adjacent to Fall River. Buildings are anticipated to require a 4” SDR35 service line for each building. Natural Gas- Xcel Energy Natural Gas will be provided by Xcel Energy. Communications/Broadband- TDS/Century Link or Trailblazer Broadband Communications/Broadband will be provided along the routing of the new electric services. Storm Drainage Existing stormwater drainage patterns of sheet flow across the site will be modified slight with the installation of the parking lot with curb and gutter. Stormwater detention is not proposed for the project due to the proximity of the river. Stormwater will be collected with new stormwater inlets and treated for water quality with a proposed grass buffer area at the drainage outfall location on the east side of the property. Access Applicant proposes improving existing access drive to the site from Pine Haven to provide two-way traffic and pedestrian access to the Fall River Trail. Bridge improvements are required to be made in order to provide adequate widths of traveled way and sidewalks in accordance with the EPDC. 22 Page 5 of 5 Outdoor Storage Areas: Mechanical equipment servicing the units will be stored in the walkout/lower level of each building. No other outdoor storage is proposed. Mobile Home Parks: This section of the EPDC is not applicable to the proposed development. Recreational Vehicle Park/Campground: This section of the EPDC is not applicable to the proposed development. We thank you for time and consideration of the proposed “Dream View” Development. If there are any questions about the project or items discussed above, please don’t hesitate to contact us. 23 PAGE 1 OF 4 November 23, 2023 Community Development Department Town of Estes Park 970-577-3729 RE: Request for Minor Modification for Dreamview Development Dear Paul: Applicant is requesting two minor modifications for the Dreamview Development Plan pursuant to the unique nature of the property located at 1630 Fall River Road. This letter is to serve as the project justification for the Staff Level Minor Modifications Requested. Please refer to the Site Plan submitted herewith for specific details regarding the proposed project. Project Information Two requested minor modifications are as follows: 1. Yard and Building Setback Requirements per EPDC 3.7.2.a.(2) for setback modification of 1.5’ maximum along the side lot lines which require a 15’ setback in the A -Zone District. The setbacks requested are for 13.5’ setbacks along the eastern and western side lot lines. 2. General development standards set forth in Chapter 7 per EPDC 3.7.2.a.(3) specific to the parking requirements of EPDC 7.11.D which requires 2 spaces per unit plus 1 space per (3) employees. Parking spaces required are 24 spaces for the 1 existing unit and 11 proposed units. Employee parking is already provided as the Applicant owns and operates the adjacent developments to the east and west with no additional staff working on the proposed development. 22 spaces are proposed with this Development Plan. Considering the steep terrain, site access points and grading standards the lot does not contain a fully buildable” site without considering a Minor Modification request. This request provides a buildable 24 PAGE 2 OF 4 area comparable to the neighboring properties. The proposed location will maintain surrounding viewshed, provide safe access, and decrease grading impacts. Compliance with Standards for Review 1. Special circumstances or conditions exist (e.g., exceptional topographic conditions, narrowness, shallowness or the shape of the property) that are not common to other areas or buildings similarly situated and practical difficulty may result from strict compliance with this Code's standards, provided that the requested modification will not have the effect of nullifying or impairing the intent and purposes of either the specific standards, this Code or the Comprehensive Plan. Response: The subject property is located on a steep mountain side. The average slope ranges from 30- 50%. The lot has road access along the east and west property lines, with the shape of the lot being narrow to the east and west. 2. In determining "practical difficulty," the Staff shall consider the following factors: a. Whether there can be any beneficial use of the property without the modification; Response: The modification allows the applicant to utilize the best and safest buildable area while still providing an adequate parking count for the units based on the applicant’s operations of the neighboring resorts. These properties will function together with no check in or guest services for the development being located on this property. Digital check in is provided and laundry/cleaning services are provided by staff already working off adjacent properties. No additional staff is anticipated to be utilized for this development that are already in place for the surrounding properties owned by the applicant. The proposed setback modification allows for preservation of steep sloped areas, trees and rock outcroppings to the south of the proposed development on the subject property. b. Whether the Modification is substantial; Response: The Modification requested is the minimum required to provide relief to the applicant. c. Whether the essential character of the neighborhood would be substantially altered or whether adjoining properties would suffer a substantial detriment because of the Modification; Response: The Modification requested would not alter the existing character of the neighborhood as the architectural style and proposed use of the project is compatible with surrounding structures and uses. 25 PAGE 3 OF 4 Further, the applicant maintains ownership or family ownership of the properties directly adjacent to the subject property. d. Whether the Modification would adversely affect the delivery of public services such as water and sewer; Response: No public utility services or easements are impacted by the proposed project and the project proposes to improve existing access to meet current Development Code requirements. e. Whether the Applicant purchased the property with knowledge of the requirement; and Response: To my knowledge, the applicant was not aware of the site’s limitations when considering both grade and setback standards. f. Whether the Applicant's predicament can be mitigated through some method other than a Modification. Response: The requested Modification is the minimum to provide relief for the proposed project. 3. No Modification shall be granted if the submitted conditions or circumstances affecting the Applicant's property are of so general or recurrent a nature as to make reasonably practicable the formulation of a general regulation for such conditions or situations. Response: Many properties in the neighborhood do share a similar configuration and layout of property lines and structures, although it is unlikely that the Modification required for the circumstances of the property will result in formulation of a general regulation for such condition as the surrounding properties are already developed. 4. No modification shall be granted reducing the size of lots contained in an existing or proposed subdivision if it will result in an increase in the number of lots beyond the number otherwise permitted for the total subdivision, pursuant to the applicable zone district regulations. Response: The requested modification will not alter the size of any lot or result in an increase number of lots. 5. If authorized, a modification shall represent the least deviation from the regulations that will afford relief. Response: The requested modification is the least deviation from the regulation that will afford relief. 26 PAGE 4 OF 4 6. Under no circumstances shall the Staff grant a modification to allow a use not permitted, or a use expressly or by implication prohibited under the terms of this Code for the zone district containing the property for which the modification is sought. Response: The requested modification will not permit a use prohibited by the EPDC. 7. In granting such modifications, the Staff may require such conditions as will, in its independent judgment, secure substantially the objectives of the standard so varied or modified. Response: Acknowledged. We thank you for time and consideration of the proposed Modification. If there are any questions about the project or items discussed above, please do not hesitate to contact me at 970-308-8221. Sincerely, David Bangs, P.E. Principal Engineer Trail Ridge Consulting Engineers, LLC 27 HILLSIDE 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE RIVERSIDE EAST 3 UNITS RIVERSIDE 3 UNITS RIVERSIDE ADA 3 UNITS 6 SPACES INFINITY POOL 16 SPACES 1 VAN) CONCRETE FIRE PIT AREA 7' SIDEWALK NEW STAIRS ACCESS TO CABIN 20' WATER LINE EASEMENT ACCESS TO 1580 FALL RIVER RD ACCESS TO 1580 FALL RIVER RD 8' SIDEWALK 5' SIDEWALK NEW BRIDGE NEW 20' SEWER EASEMENT 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2023 DAB LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATERMAINWATERSERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER SCALE: 1" = 40' 80'40'0 NOTES: 1. THIS DEVELOPMENT PLAN IS REPRESENTATIONAL ONLY AND IS NOT TO BE RELIED UPON AS A BOUNDARY SURVEY NOR IMPROVEMENT SURVEY PLAT. 2. CONTOURS SHOWN ARE AT A 1' INTERVAL AND ARE BASED UPON GPS OBSERVATIONS AND FIELD SURVEY DATA DURING NOVEMBER 2021. 3. PLATTED BEARINGS WERE ROTATED 0°01'42" CLOCKWISE TO MATCH GEODETIC BEARINGS MEASURED BETWEEN THE TWO FOUND MONUMENTS ALONG THE SOUTH LOT LINE OF THE SUBJECT PROPERTY. 4. ONLY VISIBLE SURFACE UTILITIES ARE SHOWN HEREON. TRAIL RIDGE CONSULTING ENGINEERS DID NOT CALL FOR UNDERGROUND UTILITY LOCATES PRIOR TO THE FIELD SURVEY AND DOES NOT WARRANT THE LOCATIONS OF THE UTILITIES AS SHOWN HEREON. THAT RESPONSIBILITY LIES WITH THE OWNER/CONTRACTOR. 5. NO EASEMENT RECORDS WERE FOUND FOR THE SUBJECT PROPERTY. MULTIPLE UTILITY POLES AND LINES ON THE SUBJECT PROPERTY SERVE NEIGHBORING STRUCTURES. PRESCRIPTIVE EASEMENTS MAY EXIST. A TITLE COMMITMENT IS RECOMMENDED TO DETERMINE EXCEPTIONS. 6. CONTACT INFORMATION: OWNER HANSEN AND DALE RESORTS LLC 1630 FALL RIVER ROAD ESTES PARK, CO 80517 APPLICANT HANSEN AND DALE RESORTS LLC 1630 FALL RIVER ROAD ESTES PARK, CO 80517 CONSULTANT/CONTACT PERSON DAVID BANGS, P.E. TRAIL RIDGE CONSULTING ENGINEERS, LLC 1191 WOODSTOCK DRIVE ESTES PARK ,CO 80517 970-308-8221 7. PORTIONS OF THE SUBJECT PROPERTY ARE LOCATED WITHIN THE BOUNDARIES OF THE ESTES VALLEY MAPPED WILDFIRE HAZARD AREA,THE MAPPED STEEP SLOPE GEOLOGIC HAZARD AREA, AND FLOOD HAZARD AREA. 8. THE OWNER SHALL BE REQUIRED TO PROVIDE FOR HANDICAP ACCESSIBILITY IN ACCORDANCE WITH THE A.D.A. AND U.B.C. 9. WAIVER REQUEST IS MADE UNDER APPENDIX D OF THE ESTES PARK DEVELOPMENT CODE FOR THE LONGITUDINAL GRADE OF A PORTION OF THE ACCESS DRIVEWAY TO BE 12% RATHER THAN 9% TO ACCOMMODATE THE EXISTING LOCATION OF THE BRIDGE ELEVATION AND THE NATURAL LANDSCAPE. 10. ALL REQUIRED IMPROVEMENTS SHALL BE COMPLETED OR GUARANTEED PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY. 11. APPROVAL OF THIS DEVELOPMENT PLAN CREATES A VESTED RIGHT PURSUANT TO ARTICLE 68 OF TITLE 24, C.R.S., AS AMENDED. LEGAL DESCRIPTION (PER WARRANTY DEED AT RECEPTION #20180015333) LOTS 1 AND 6, JAMES-MCINTYRE SUBDIVISION EXCEPT THAT PORTION CONTAINED IN THE INSTRUMENT IN BOOK 839 AT PAGE 82, COUNTY OF LARIMER, STATE OF COLORADO OWNER'S CERTIFICATION THE UNDERSIGNED, BEING THE OWNERS OF THE REAL PROPERTY 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. RE. FOR HANSEN AND DALE RESORTS, LLC RE. FOR PINE HAVEN CABINS, LLC APPROVAL APPROVED BY THE PLANNING COMMISSION CHAIR ON THIS _____ DAY OF ____________________, 20_____. PLANNING COMMISSION CHAIR APPROVED BY THE TOWN ENGINEER ON THIS _____ DAY OF ____________________, 20_____. TOWN ENGINEER VICINITY MAP DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD SUBJECT PROPERTY EXISTING CONDITIONS SCALE: 1" = 40' PROPOSED DEVELOPMENT SCALE: 1" =40' SC A L E 1 1 0 0 0 20 0 0 10 0 0 0 20 0 SC A L E 1 2 0 0 0 40 0 PROPERTY MAP EXISTING PROPOSED STATISTICAL INFORMATION: ZONING DISTRICT - A-ACCOMMODATIONS SURROUNDING ZONING DISTRICTS - A - ACCOMMODATIONS SETBACKS - 25' ARTERIAL, 15' FRONT, 15' SIDE, 10' REAR, 30' ANNUAL HIGH WATER MARK GROSS PROJECT AREA - 252,710.5 SF (5.80 AC) PROJECT AREA IN FLOODPLAIN - 12,618.7 SF NET PROJECT AREA - 252,710.5 - 0.8*12,618.7 SF = 242,615.5 AVERAGE SLOPE - 35.9% ALLOWABLE DENSITY - 1800 SF/UNIT FOR ACCOMMODATION (NO KITCHEN) 5400 SF/UNIT FOR CABIN (FULL KITCHEN) SLOPE REDUCTIONS- 1,800 SF/UNIT + (35.9%-12%)*100 SF/UNIT = 4,190 SF/UNIT 5,400 SF/UNIT + (35.9%-12%)*300 SF/UNIT = 12,570 SF/UNIT 242,615.5 SF - 12,570 SF = 230,045.5 SF DEVELOPABLE AREA ALLOWABLE UNITS - 230,045.5 SF / 12,570 SF/UNIT = 18.3 UNITS EXISTING UNITS - 1 ACCOMMODATIONS UNIT (CABIN W/FULL KITCHEN) PROPOSED UNITS - 11 ACCOMMODATIONS UNITS TOTAL REQUIRED PARKING - 2 SPACES/UNIT PARKING PROVIDED- 23 SPACES EXISTING LOT COVERAGE - 6,016 SF PROPOSED LOT COVERAGE - 20,756 SF ALLOWABLE LOT COVERAGE - .5*242,615.5 SF = 121,307.8 SF LIMITS OF DISTURBANCE 28 37 00 37 0 0 37 00 37 0 0 NEW 20.0' WATER MAIN EASEMENT NEW 10' TYPE R" INLET NEW 18" ADS STORM LINE 24.00' 7.0' SIDEWALK (INCLUDES 2' OVERHANG FOR PARKING) 17.50' (TYP.) 9.00' (TYP.) 9.00' 19.50' 17.50' (TYP.) 8.00' CDOT TYPE "C" INLET 16 SPACES 1 VAN) 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE 3 UNITS 3 UNITS 3 UNITS INFINITY POOL NEW STAIRS NEW STAIRS CONCRETE FIRE PIT AREA 45 L.F. CONCRETE RETAINING WALL 3' WIDE , 1' DEEP GRAVEL LINED DITCH TO CDOT TYPE "C" INLET 75 L.F. CONCRETE RETAINING WALL TO GRADE ADA LIFT ACCESS TO POOL 6 SPACES NEW 12" ADS STORM LINE 7. 0 0 12 00 7. 0 0 7. 0 0 12 00 7. 0 0 RETAINING WALL OR ROCK EXCAVATION STAIRS TO POOL 4" SDR35 SEWER SERVICE 3 4" TYPE "K" COPPER WATER SERVICE W/ 6" FIRE LINE TEE (TYP. FOR 4 NEW BUILDINGS) ELECTRIC, TELEPHONE, CABLE SERVICES (TYP.) NEW 8" DIP WATER MAIN TO BE LOOPED THROUGH PROPOSED DEVELOPMENT TO MAIN AT PINE HAVEN CABINS DAYLIGHT STORM SEWER TO RIVER W/ RIP RAP BED 4" SDR 35 SEWER SERVICE TO TIE INTO MAIN LINE 4" SDR 35 SEWER SERVICE TO TIE INTO MAIN LINE 4" SDR 35 SEWER SERVICE TO TIE INTO MAIN LINE NEW HYDRANT GAS SERVICE ASSUMED TO LIE IN FALL RIVER ROAD COMMUNICATIONS PEDESTAL TO BE RELOCATED UTILITY POLE TO BE RELOCATED NEW TRANSFORMER WITH SERVICE TO ALL UNITS - OVERHEAD SERVICE TO EXISTING CABIN TO BE REMOVED 13.5' 13.5' NEW 5' SIDEWALK NEW WOOD STAIRS TO EXISTING CABIN NEW 8' SIDEWALK EXTENTS OF NEW BRIDGE 8. 7 5 12.00' 3. 3 3 6.31' 3. 3 312.00' 3. 3 3 12.71' 3. 3 3 12.00' 3. 0 0 12 0020 5 0 12 00 6. 5 0 55 02 8. 7 5 12.00' 3. 3 3 6.31' 3. 3 3 12.00' 3. 3 3 12.71' 3. 3 3 12 00 8. 7 51. 00 8. 5 8 1.00' 9. 7 5 1.00' 11 6 7 36.50' 26 3 3 3. 6 7 26 6 7 6.31' 3. 6 7 12.19' 8. 5 8 1.00' 9. 7 5 NEW 20.0' WATER MAIN EASEMENT NEW 8" DIP WATER MAIN TO BE LOOPED THROUGH PROPOSED DEVELOPMENT TO MAIN AT 1580 FALL RIVER ROAD CDOT TYPE "C" INLET CONNECT TO EXISTING DRIVE NEW STAIRS NEW STAIRS CAST IRON SEWER CLEANOUTS ADA PARKING SIGN MOUNTED TO BUILDING 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2023 DAB 20' SCALE: 1" = 20' 0 40' 6" CONCRETE SLAB SEE REINFORCING SCHEDULE) 6" COMPACTED CLASS 5 ABC NATIVE SUBGRADE 3" TYPE SX HOT MIX ASPHALT 4" COMPACTED CLASS 5 ABC NATIVE SUBGRADE DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATER MAIN WATER SERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER 29 3' DRAINAGE SWALE TOW=7754.9' BOW=7748.2' TOW=7752.7' BOW=7748.2' TOW=7746.0' BOW=7738.7' 0.5:1 0.5:1 0. 5 1 0.5:1 2% 4 2% 1% 4 2% 4% 37 0 0 37 00 37 0 0 37 00 T T CONCRETE RETAINING WALL 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE LOWER FFE=7738.25' MAIN FFE= 7748.25' 3 UNITS INFINITY POOL DECK ELEVATION = 7729.50' ADA LIFT DE C K @ M A I N F F E PA T I O @ L O W E R F F E DE C K @ M A I N F F E PA T I O @ L O W E R F F E DE C K @ M A I N F F E PA T I O @ L O W E R F F E MAIN FFE = 7738.69' LOWER FFE=7728.69' MAIN FFE = 7739.23' LOWER FFE=7729.23' MAIN FFE = 7739.53' LOWER FFE=7729.53' MAIN FFE = 7739.03' LOWER FFE=7729.03' ADA UNIT MAIN FFE = 7739.03' LOWER FFE=7729.03' 3 UNITS 3 UNITS D E C K @ M AIN F F E PA TIO @ L O W E R F F E D E C K @ M AIN F F E PA TIO @ L O W E R F F E D E C K @ M AIN F F E P A TI O @ L O W E R F F E D E C K @ M AIN F F E P A TIO @ L O W E R F F E D E C K @ M AI N F F E PA TI O @ L O W E R F F E D E C K @ M AIN F F E 7. 00 12 0 07. 00 7. 00 12 0 07. 00 MAIN FFE = 7739.23' LOWER FFE=7729.23' 7 7 2 5 7745 7 7 4 0 77 4 0 7 7 4 5 7 7 4 077 4 5 MAIN FFE = 7732.62 LOWER FFE=7722.62 MAIN FFE = 7731.67 LOWER FFE=7721.67 77 2 0 7 7 2 1 7 7 2 2 7 7 2 3 7 7 2 4 MAIN FFE = 7732.62 LOWER FFE=7722.62 8. 7512.00' 3. 33 6.31' 3. 33 12.00' 3. 33 12.71' 3. 33 12.00' 3. 00 12 0 0 20 50 12 0 0 6. 50 55 0 2 8. 75 12.00'3. 33 6.31' 3. 33 12.00'3. 33 12.71' 3. 33 12 0 0 8. 75 1. 0 0 8.58' 1. 0 0 9.75' 1. 0 0 11.67' 36 5 0 26.33'3.67' 26.67' 6. 3 1 3.67' 12 1 9 8.58' 1. 0 0 9.75' TAPER CURB TO GRADE SHOTCRETE RETAINING WALL OR ROCK EXCAVATION WOODEN STAIRS NEW 10' TYPE "R" INLET RIM EL=7731.01 INV. IN EL=7726.01 INV. OUT EL=7726.01 CDOT TYPE C INLET RIM EL=7737.5' INV. OUT EL=7732.5' CONCRETE WALL CONCRETE WALL 5' INFINITY WALL 77 2 5 7730 7735 5% 2% 8% 1 0 7730 7735 773 5 773 17731 773 1 7732 773 2 7733 773 3 7734 773 4 773 6 7736 7737 773 7 773 8 77 38 EL=29.75 EL=38.63 EL=38.27 EL=40.30 EL=48.25 38.82 FL EL=38.34 38.02 FL EL=38.96 EL=39.46 EL=39.16 37.33 FL 35.70 FL 33.45 FL 35.07 FL 38.24 FL 30.86 FL EL=49.66 EL=56.00 EL=39.03 EL=39.53 EL=39.23 EL=38.69 EL=32.62 EL=31.67 EL=29.50 EL=29.50 EL=29.50 EL=29.65 EL=22.34 EL=29.68 EL=29.67 EL=29.65 EL=24.75 EL=28.48 EL=24.75 EL=22.56 EL=23.48 EL=23.79 EL=27.54 EL=29.75 EL=29.61 EL=35.31 EL=35.31 EL=35.30 EL=35.20 EL=32.34 EL=32.44 EL=38.35 38.82 FL 38.70 FL 35.16 FL 37.17 FL 38.40 FL 38.82 FL 39.09 FL 33.67 FL 32.60 FL CDOT TYPE C INLET RIM EL=7731.0' INV. OUT EL=7728.0' 35.15 FL 38.97 FL 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2023 DAB 10' SCALE: 1" = 10' 0 20' DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATER MAIN WATER SERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER EXISTING PROPOSED NOTES: 1. BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS OVER 4' IN HEIGHT, MEASURED FROM BOTTOM OF FOOTING TO TOP OF WALL. 2. SITE GEOTECHNICAL REPORT TO BE REFERRED TO FOR ROCK CUTS/SLOPES STEEPER THAN 2:1. 3. REFER TO ACCESS PLAN FOR OVERALL SITE GRADING. THIS PLAN IS INTENDED TO PROVIDE DETAILED VIEW OF THE INTERIOR PROJECT SITE. 30 200 L.F. 0.5:1 ROCK EXCAVATION OR ROCK WALL IF SUITABLE BEDROCK IS NOT ENCOUNTERED HIGH POINT HILLSIDE 2 UPPER LEVEL UNITS LOWER LEVEL LAUNDRY/STORAGE RIVERSIDE EAST 3 UNITS RIVERSIDE 3 UNITS RIVERSIDE ADA 3 UNITS 16 SPACES 1 VAN) CONCRETE FIRE PIT AREA 5+90 2+00 3+00 4+00 5+00 2+12.73: PC 3+04.36: PC 3+96.51: PC 4+58.47: PC5+58.85: PC 2+54.22: PT 3+53.41: PT 4+44.60: PT 5+16.52: PT 5+85.71: PT 3+36.05: PCC 7725 7 7 3 0 7 7 3 5 7 7 3 5 7724 7726 7727 7728 77 2 9 7 7 3 1 77 3 1 77 3 2 7 7 3 2 7 7 3 3 7 7 3 3 7 7 3 4 7 7 3 4 7 7 3 6 7 7 3 6 7 7 3 7 7 7 3 7 7 7 3 8 7738 7739 7 7 3 9 24.0' 24.00' R50.0' R100.0' R50.0' R300.0' NEW 24.00' ASPHALT PAVED TWO-WAY ACCESS NEW 8' SIDEWALK EXTENTS OF NEW BRIDGE 3. 6 7 12.19' 8. 5 8 1.00' 9. 7 5 0 0 0 1+ 0 0 2+00 0+92.78 PI 1+47.78: PI 0+28 3 3 P C 1+50.29: PC 0+78.82 PT 1+89.32: PT 7720 7725 77 1 7 7721 7722 7723 7724 R60.0' R525.1' NEW ACCESS PROFILE HORIZ. SCALE: 1" = 20' VERT. SCALE: 1" = 10' 7700 7705 7710 7715 7720 7725 7730 7735 7740 7745 7750 7700 7705 7710 7715 7720 7725 7730 7735 7740 7745 7750 0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 5+90 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2023 DAB 20' SCALE: 1" = 20' 0 40' DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD ACCESS PLAN - SCALE 1" = 20'BRIDGE PLAN - SCALE 1" = 20' 40200 SCALE: VERTICAL: 1" = 10' HORIZONTAL: 1" = 20' 20 10 31 7 EXISTING TREES AND 22 NEW SHRUBS TO SATISFY 182 L.F. OF REQUIRED FRONTAGE LANDSCAPING BUFFER NEW SHRUBS PROVIDED ON SOUTH SIDE OF RIVER 3 EXISTING TREES AND 16 NEW SHRUBS TO SERVE FOR 81 L.F. OF REQUIRED FRONTAGE LANDSCAPING BUFFER RIVERSIDE EAST SIGNIFICANT CONIFER TO BE REMOVED, TYP 8 TREES POOL AREA SIGNIFICANT CONIFER TO BE REMOVED, TYP 10 TREES RIVERSIDE SIGNIFICANT CONIFER TO BE REMOVED, TYP 5 TREES RIVERSIDE ADA SIGNIFICANT CONIFER TO BE REMOVED, TYP 9 TREES HILLSIDE SIGNIFICANT CONIFER TO BE REMOVED, TYP 11 TREES PARKING LOT SIGNIFICANT CONIFER TO BE REMOVED, TYP 12 TREES 1191 WOODSTOCK DRIVE, ESTES PARK, CO 80517 www.trailridgece.com * 970-308-8221 * dbangs@trailridgece.com© 2023 DAB DREAM VIEW DEVELOPMENT PLAN 1630 FALL RIVER ROAD LEGEND UNDERGROUND ELECTRIC UNDERGROUND GAS SANITARY SEWER MAIN EXISTING PROPOSED SEWER MANHOLE TREE (SIZE NOT NOTED) CONCRETE SURFACE FOUND PROPERTY MONUMENTATION ANNOTATIONS ABCDE SANITARY SEWER SERVICE WATER MAIN WATER SERVICE EASEMENT BOUNDARY EDGE OF ASPHALT/DRIVE SETBACK LINE PROPERTY LINE WILDFIRE HAZARD BOUNDARY MAJOR CONTOUR MINOR CONTOUR STEEP SLOPES HAZARD BOUNDARY ELEC/TELE/CABLE PEDESTAL/TRANSFORMER EXISTING PROPOSED 20' SCALE: 1" = 20' 0 40' LANDSCAPING REQUIREMENTS: LANDSCAPE REQUIREMENTS: DISTRICT BUFFER: N/A STREET FRONTAGE BUFFER (ARTERIAL): 1 TREE PER 25 L.F. AND 1 SHRUB PER 10 L.F. (182 LF OF STREET FRONTAGE BUFFER REQUIRES 22 SHRUBS AND 7 TREES. 7 EXISTING TREES MEET REQUIREMENT WITH 22 SHRUBS TO BE PROVIDED.) IMPERVIOUS COVERAGE LANDSCAPING REQUIREMENTS - 1 TREE AND 3 SHRUBS PER 1000S.F. OF PROPOSED IMPERVIOUS SURFACES (16,000 S.F. IMPERVIOUS COVERAGE EXCLUDING PARKING LOTS REQUIRES 48 SHRUBS AND 16 TREES. 16 EXISTING TREES MEET REQUIREMENT WITH 48 SHRUBS TO BE PROVIDED.) PARKING LOT PERIMETER LANDSCAPING REQUIREMENTS - 1 TREE PER 30 L.F. AND 1 SHRUB PER 5 L.F. ALONG SIDE LOT LINE. (81 L.F. REQUIRES 16 SHRUBS AND 3 TREES. 3 EXISTING TREES MEET REQUIREMENT WITH 16 SHRUBS PROVIDED.) PARKING LOT INTERIOR LANDSCAPING REQUIREMENTS - N/A (<30 NEW SPACES) LANDSCAPE NOTES: 1. ALL DISTURBED AREAS SHALL BE RESTORED TO NATURAL-APPEARING LAND FORMS, WITH CURVES THAT BLEND IN WITH ADJACENT UNDISTURBED SLOPES. ABRUPT ANGULAR TRANSITIONS AND LINEAR SLOPES SHALL BE AVOIDED. 2. ALL AREAS DISTURBED BY GRADING SHALL BE RE-VEGETATED WITHIN ONE GROWING SEASON AFTER CONSTRUCTION USING A SUBSTANTIAL MIXED STAND OF NATIVE GRASSES AND GROUND COVERS. THE DENSITY OF THE REESTABLISHED GRASS VEGETATION AFTER ONE GROWING SEASON SHALL BE ADEQUATE TO PREVENT SOIL EROSION AND INVASION OF WEEDS. 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 RE-VEGETATED WITH A SUBSTANTIAL MIXED STAND OF NATIVE OR ADAPTED GRASSES AND GROUND COVERS. 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 RE-VEGETATION. 5. TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION SHALL BE STOCKPILED AND CONSERVED FOR LATER USE ON AREAS REQUIRING RE-VEGETATION OR LANDSCAPING, SUCH AS CUT-AND-FILL SLOPES. 6. NO TREES OR VEGETATION SHALL BE REMOVED OUTSIDE THE APPROVED LIMITS OF DISTURBANCE. 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. 8. ALL PLANT MATERIAL SHALL MEET THE AMERICAN ASSOCIATION OF NURSERYMEN SPECIFICATIONS FOR NUMBER 1 G0RADE AND SHALL COMPLY WITH THE QUALITY STANDARDS OF THE COLORADO NURSERY ACT, TITLE 35, ARTICLE 25, C.R.S., AS AMENDED. 9. ALL LANDSCAPES SHALL INCLUDE A PROPERLY FUNCTIONING AUTOMATED SPRINKLER SYSTEM WITH INDIVIDUAL DRIP LINES FOR NATURAL AREAS. SPRINKLER SYSTEM TO BE PERMANENT FOR PLANT ESTABLISHMENT. SPRINKLER SYSTEM TO BE IN PLACE FOR A MINIMUM OF 18 MONTHS. 10. REQUIRED LANDSCAPING SHALL BE MAINTAINED IN A HEALTHY, GROWING CONDITION AT ALL TIMES. THE PROPERTY OWNER IS RESPONSIBLE FOR REGULAR IRRIGATING, PRUNING, WEEDING, MOWING, FERTILIZING, REPLACEMENT OF PLANTS IN POOR CONDITION AND OTHER MAINTENANCE OF ALL PLANTINGS AS NEEDED. 11. ALL TREES SHALL BE STAKED, GUYED AND FENCED TO PROTECT FROM WILDLIFE DAMAGE. NO CHAIN LINK FENCING SHALL BE ALLOWED TO PROTECT LANDSCAPING FROM WILDLIFE DAMAGE. 12. DEPARTMENT OF WILDLIFE SHALL NOT BE RESPONSIBLE FOR DAMAGE BY WILDLIFE. NOTES: 1. APPLICANT REQUESTS PLANTING CONSTRUCTION DETAILS AND FINAL PLANTING SCHEDULES TO BE PROVIDED AT THE TIME OF THE BUILDING PERMIT. THIS PLAN IS INTENDED TO DOCUMENT PLANTING REQUIREMENTS AND DOCUMENT IDENTIFICATION OF SIGNIFICANT TREES TO BE REMOVED. 2. ALL TREES NOT SHOWN TO BE REMOVED ARE TO BE PRESERVED DURING CONSTRUCTION. 32 BAS1S.com Es t e s P a r k C o l o r a d o 8 0 5 1 7 16 9 2 B i g T h o m p s o n A v e S u i t e 1 0 0 A1 Sheet No: 970.586.9140 Sheet Title: Date: Architecture, P.C. Issue: BASIS Riverside (ADA) Plans 6/12/2022 Devlpmt Plan A R C H I T E C T U R E P C Ha n s e n D a l e Ri ver Ac c o m mo da t i o n s Un i t s 16 3 0 F al l R iv e r Rd Es t e s Pa r k CO 805 1 7 DW F DW F DW F DW F DW F DW F 7' 0 26 8 5'-5" 10 1/4" 5'-11 1/4" 11'-0"6'-3 3/4" 10'-6" 10 1/4" 16'-5 3/4" 10 1/4" 15'-11 1/2" 5 1/2" 30 0 7' 0 16'-10" 30 0 7' 0 16'-10" 3' 4 26 8 10'-6"5'-11" 10 1/4" 5'-11 1/4" 11'-0"6'-3 3/4" 10'-6" 5 1/2" 15'-11 1/2" 10 1/4"16'-5 3/4" 10 1/4"15'-11 1/2" 5 1/2" 30 0 7' 0 16'-9 3/4" 51'-0" 12'-0" 20 6 PARTIAL HT WALL PARTIAL HT WALL UP DN UP DN UP DN ENTRY COATS UP DN UP DN UP DN PWDR ENTRY LIFT DE CK 12' x 7' LI VI NG 10'-10" x 12'-1" DI NI NG 10'-8" x 8'-8" KI TC HE N 10'-6" x 9'-2" LI VI NG 10'-10" x 12'-1" DI NI NG 9'-10" x 8'-7" KI TC HE N 10' x 8'-4" ADA BE DR OO M 11'-8" x 12'-7" A DA B AT H 11'-8" x 6'-8" DE CK 12' x 7' UP 17'-3 1/2" 30 0 11'-6"5'-10" 30 0 16'-9 1/2" 10'-6"6'-4" 30 0 51'-6"51'-0" UP PATIO CL UP PATIO CL UP MECH PATIO CL UP PATIO CL UP PATIO CL UP MECH PATIO CL ADA LIFT POOL RE: SITE PLAN BE DR OO M 12'-3" x 15'-3" B AT H 10'-5" x 9'-10" BE DR OO M 12'-3" x 15'-3" B AT H 10'-5" x 9'-10" 30 0 30 0 3'-0"14'-9 1/4"5'-11 1/4"25'-3 3/4"2'-6" 51'-6"51'-0" 2'-6"14'-10 1/4"6'-10"24'-3 3/4"2'-6" DN DN DN DN DN DN BE DR OO M 12'-10" x 11'-9" BE DR OO M 13'-4" x 11' B AT H 6' x 8'-11" BE DR OO M 12'-3" x 11'-9" BE DR OO M 13'-4" x 11' B AT H 5'-6" x 8'-11" 1/8" = 1'-0" Ground Floor 1/8" = 1'-0" Lower Level 1/8" = 1'-0" Upper Floor 300SF/UNIT 455SF/UNIT (700SF @ ADA) 400SF/UNIT 33 BAS1S.com Es t e s P a r k C o l o r a d o 8 0 5 1 7 16 9 2 B i g T h o m p s o n A v e S u i t e 1 0 0 A2 Sheet No: 970.586.9140 Sheet Title: Date: Architecture, P.C. Issue: BASIS Riverside Elevations 6/12/2022 Devlpmt Plan A R C H I T E C T U R E P C Ha n s e n D a l e Ri ver Ac c o m m o d a t i o n s U n i t s 16 3 0 F al l R iv e r R d Es t e s P a r k C O 8 05 1 7 12 2 122127 122123 12 2 BLACK OXIDE METAL SIDING CEDAR CHANNEL SIDING, 6" EXPOSURE WEATHERED VERTICAL SIDING METAL ROOFING DARK SKY LIGHT FIXTURE STONE VENEER APPROX LINE OF EXISTING GRADE ADA LIFT ACCESS TO POOL) SCREEN WALL DIVIDER BETWEEN UNIT ENTRIES ADA UNIT ENTRY 122127 122123122 27 1 4 BLACK OXIDE METAL SIDING CEDAR CHANNEL SIDING, 6" EXPOSURE WEATHERED VERTICAL SIDING DARK SKY LIGHT FIXTURE STONE VENEER APPROX LINE OF EXISTING GRADE OUTLINE OF POOL RE: SITE PLAN STAIRS TO POOL BEYOND SCREEN WALL DIVIDER BETWEEN UNIT ENTRIES 121'-9 3/4" Avg Roof Height 94'-9 1/2" Avg Grade 12 2 CEDAR CHANNEL SIDING, 6" EXPOSURE WIRE RAILINGS AT BALCONIES APPROX LINE OF EXISTING GRADE BLACK OXIDE METALSIDINGWEATHERED VERTICAL SIDING STONE VENEER 26 8 BL D G H T CEDAR CHANNEL SIDING, 6" EXPOSURE METAL ROOFING WIRE RAILINGS AT BALCONIES APPROX LINE OF EXISTING GRADE BLACK OXIDE METAL SIDING WEATHERED VERTICAL SIDING LIFT FOUNDATION STONE VENEER OUTLINE OF POOL Avg. Fin. Grade 94'-0" Avg. Roof Ht. 120'-8" 1 1/8" = 1'-0" South Elevation 2 1/8" = 1'-0" North Elevation 3 1/8" = 1'-0" West Elevation 4 1/8" = 1'-0" East Elevation 34 Community Development Estes Park Planning Commission March 19, 2024 Dream View Development Plan & Minor Modification Requests (1630 Fall River Rd) Brian Hansen, Hansen and Dale Resorts LLC, (Owner/Applicant) Presented by Paul Hornbeck, Senior Planner Zoning Map R-2 E RM RE A RM A N Hazard Maps Special Flood Hazard Areas Geologic Hazard Areas Wildfire Hazard Areas Grading Plan N Minor Modifications EPDC §3.7.A.2.b states the Planning Commission may grant a Minor Modification if “such modification advances the goals and purposes of this Code and either results in less visual impact or more effective environmental or open space preservation, or relieves practical difficulties in developing a site.” Minor Modifications a. Whether there can be any beneficial use of the property without the variance [minor modification]; –Staff Finding: There can be beneficial use of the property without the minor modifications. b. Whether the variance [minor modification] is substantial; –Staff Finding: The minor modifications are not substantial, being modifications of less than 10%. c. Whether the essential character of the neighborhood would be substantially altered or whether adjoining properties would suffer a substantial detriment as a result of the variance [minor modification]; –Staff Finding: The character of the neighborhood would not be substantially altered. In fact, granting the minor modifications would help preserve the essential character of the neighborhood by minimizing impacts to trees and rock outcroppings and reducing the amount of excavation and grading required. Adjoining properties would not suffer a substantial detriment if the minor modifications are approved. Minor Modifications d. Whether the variance [minor modification] would adversely affect the delivery of public services such as water and sewer. –Staff Finding: Public services such as water and sewer will not be adversely affected by the minor modifications. e. Whether the Applicant purchased the property with knowledge of the requirement; –Staff Finding: The Minor Modification request indicates the applicant was not aware of the site’s limitations when considering both grade and setback standards. f. Whether the Applicant's predicament can be mitigated through some method other than a variance [minor modification]. –Staff Finding: The applicant could alter the layout of the development to meet setbacks and accommodate more parking. However, this would result in additional environmental impacts to the steep hillside and vegetation. The requested modifications are the least deviation from the regulation that will afford relief. Public Notice & Comment 1.Notice of the Planning Commission meeting was published in the Estes Park Trail-Gazette, on March 8, 2024. 2.Notification was mailed to all required adjacent property owners on March 6, 2024. 3.Sign posted on property March 1, 2024 4.Neighborhood meeting - January 23, 2024 5.Staff has received no inquiries or opposition at this writing. Staff Findings 1.Planning Commission is the Decision-Making Body for the subject Development Plan application. 2.Planning Commission has the authority to approve the subject Minor Modification requests. 3.This request has been submitted to all applicable reviewing agency staff for consideration and comment. 4.The Development Plan application complies with applicable standards set forth in the EPDC, subject to revisions and corrections as requested by Staff and Review Agencies. Action Recommended Staff recommends approval of the Dream View Development Plan and Minor Modification requests, subject to the following conditions: 1.All staff and outside agency comments shall be addressed prior to issuance of first building permit; 2.Applicant shall have a Traffic Impact Analysis (TIA) or Traffic Letter accepted by CDOT prior to issuance of a building permit; 3.A CDOT State Highway Access Permit must be issued prior to beginning any work in the Fall River Road ROW and prior to issuance of a building permit. A Town ROW permit is also required based on the CDOT Access Permit; 4.Floodplain Development Permit (FDP) shall be provided and approved before Construction Plans are submitted; 5.The Floodplain Development Permit (FDP) and bridge design submittal shall be approved prior to the Town Engineer signing the Development Plan; 6.Construction plans shall be approved prior to issuance of first building permit; 7.No Certificates of Occupancy (COs) will be approved until the off-site bridge is constructed and the FDP is closed out; Action Recommended, (cont) 8.An erosion control plan sheet shall be required with the construction plans for the development, in accordance with the Mile High Flood District Urban Storm Drainage Criteria Manual and other current standards. The erosion control measures must be installed prior to beginning any grading or work on the site; 9.A Colorado Department of Public Health and Environment COR400000 Construction Stormwater Discharge Permit is required and must be in place prior to beginning any grading or work on the site; 10.Density Agreement shall be recorded prior to issuance of first building permit; 11.Landscape Plan shall be finalized with the Development Plan in accordance with staff comments prior to the Development Plan being signed by the Planning Commission Chair; 12.Reciprocal parking license shall be amended to guarantee the use of off-site parking for a minimum of 10 years in accordance with EPDC §7.11.G.1.d and be recorded prior to issuance of the first building permit; 13.All exterior light fixtures shall be dark sky compliant in accordance with EPDC §7.9; and 14.Trees and vegetation shall be protected in accordance with EPDC §7.3 and as depicted on the Landscape Plan. Sample Motions 1.I move to approve the Development Plan and Minor Modifications, according to the findings and conditions recommended by Staff. 2.I move to continue the Development Plan to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 3.I move to deny the Development Plan, finding that … [state findings for denial].