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HomeMy WebLinkAboutPACKET Estes Park Planning Commission 2025-02-18 This 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 Town Hall Board Room Tuesday, February 18, 2025 1:30 p.m. INTRODUCTIONS AGENDA APPROVAL CONSENT AGENDA 1. Planning Commission Minutes dated January 21, 2025 PUBLIC COMMENT ACTION ITEMS 1. Rezone 1895 Fall River Road Planner II Washam 2. Development Plan 1895 Fall River Road Planner II Washam DISCUSSION ITEMS 1. Development Code Update 2. Future projects 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. February 12, 2025 1 2 Town of Estes Park, Larimer County, Colorado, January 21, 2025 Minutes of a Regular meeting of the ESTES PARK PLANNING COMMISSION of the Town of Estes Park, Larimer County, Colorado. Meeting was held in said Town of Estes Park on January 21, 2025. Commission: Chair Charles Cooper, Vice Chair David Arterburn, Dick Mulhern, Chris Pawson, Jeff Robbins Attending: Commissioners Cooper, Arterburn, Pawson, Mulhern, Robbins, Senior Planner Hornbeck, Planner Kara Washam, Town Attorney Dan Kramer, Recording Secretary Karin Swanlund, Community Development Director Steve Careccia, Town Board Liaison Frank Lancaster Absent: None Chair Cooper called the meeting to order at 1:30 p.m. INTRODUCTIONS AGENDA APPROVAL It was moved and seconded (Arterburn/Robbins) to approve the agenda. The motion passed 5-0. CONSENT AGENDA APPROVAL It was moved and seconded (Mulhern/Robbins) to approve the consent agenda. The motion passed 5-0. PUBLIC COMMENT: Jed Eidi, 607 Longs Drive, expressed his confusion over the current definition of workforce housing, emphasizing the need for affordability in housing development. Kristine Poppitz, 650 Devon Drive, raised concerns about the time of day Planning Commission meetings are held, which often hamper public participation. Many citizens cannot attend meetings during working hours, indicating a need for better scheduling and notification practices to enhance community involvement. She also reiterated her desire to be on the Development Code rewrite committee. DISCUSSION: Staff provided the Planning Commission with an overview of the criteria established in the Development Code for the review of code amendments (rezonings) and then solicited Commission discussion and feedback. As this was an information item, no formal action from the Commission was required or taken. The Commission discussed the review criteria and other matters, as summarized below: Criteria for Rezoning: A few Commissioners mentioned that the rezoning criteria are not specific enough, leading to varying interpretations among staff, public and Commission members. A more precise, detailed framework is needed to guide decision-making and ensure consistency in evaluating future proposals. Misalignment of Definitions: The current definitions of workforce housing do not adequately address affordability, leading to confusion. One Commissioner commented that the term "workforce housing" has been misinterpreted as an increase in density rather than a means to provide affordable housing options for essential workers. Developer Interests vs. Community Needs: A Commissioner stated that Developers often leverage workforce housing provisions to increase housing density, which can benefit them financially but does not necessarily meet residents' needs. The Planning Commission must ensure that such developments align with community affordability goals. dra f t 3 Planning Commission – January 21, 2025 – Page 2 Economic Justification Required: A Commissioner stated that the Commission's ability to make informed decisions is impeded by the absence of economic data to support claims about housing needs. Future proposals should include comprehensive economic analyses to justify density increases and housing developments. The Role of the Comprehensive Plan: Staff stated that the Comprehensive Plan is an essential document for guiding development, but as an overall aspirational vision, it requires interpretation and application to specific zoning cases. The Commission discussed that they must evaluate how the Plan's goals translate into actionable plans for individual properties. Need for Development Code Clarity: As the town prepares to update the Development Code, there is an opportunity to refine definitions and criteria to better align with the Comprehensive Plan, community values and expectations. This could help avoid confusion and ensure that future developments are appropriate and beneficial to the community. There being no further business, Chair Cooper adjourned the meeting at 2:37 p.m. _________________________________ Chuck Cooper, Chair Karin Swanlund, Recording Secretary dra f t 4 5 COMMUNITY DEVELOPMENT Memo To: Chair Cooper Estes Park Planning Commission Through: Steve Careccia, Community Development Director From: Kara Washam, Planner II Date: February 18, 2025 Application: Zoning Map Amendment of 1895 Fall River Road from CO (Commercial Outlying) to A (Accommodations) Nathan Kinley, Kinley Built LLC, Owner/Applicant 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 Future Land Use Designation: Mixed-Use Centers and Corridors Existing Zoning District: CO (Commercial Outlying) Site Area: 2.29 Acres PUBLIC HEARING ORDINANCE LAND USE CONTRACT/AGREEMENT RESOLUTION OTHER______________ QUASI-JUDICIAL YES NO Objective: Conduct a public hearing to consider an application for a proposed Zoning Map Amendment (rezoning) from CO (Commercial Outlying) to A (Accommodations), review the application for compliance with the Estes Park Development Code (EPDC), and make a recommendation to Town Board. Background and Present Situation: The subject property is zoned CO (Commercial Outlying), containing an office building built in 1975. The most recent use was the former location of the Rocky Mountain Conservancy. The property was purchased by the Applicant in 2022. The site is steep, with an average slope of 31%. § 7.1 Slope Protection Standards is applicable to future development. The northern half of the parcel is located in the Steep Slopes area of the Estes Valley Geologic Hazard Areas Map. However, no development is proposed in this area of the parcel. Additionally, much of the parcel is also located in the High Tree 6 2 Wild Fire Hazard area of the Estes Valley Wildfire Hazard Areas Map. New construction is required to comply with The Wildfire Hazard Mitigation measures in 14.12.060 of the Estes Park Municipal Code. Lastly, the site is located in a high use area for Big Horn Sheep, as shown on the 1996 Estes Valley Comprehensive Plan Wildlife Map (Attachment 6). Site design for the proposed development shall mitigate or offset any potential adverse impacts to wildlife habitat to the maximum extent practicable. Estes Valley Geologic Hazard Areas Map Estes Valley Wild Fire Hazard Areas Map 7 3 Location and Context: The 2.29-acre lot is located at 1895 Fall River Road. approximately 800’ north of where Homestead Lane and Castle Mountain Road intersect Fall River Road. The property is surrounded by unincorporated Larimer County to the west, north, and east. Although a range of zoning districts exist in the Fall River Corridor, the majority of uses in the surrounding area are residential and low-to-medium density accommodations. Vicinity Map Table 1: Zoning and Land Use Summary COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION ZONING USES SUBJECT PARCEL Mixed-Use Centers & Corridors CO (Commercial Outlying Office NORTH Mountains & Foothills Unincorporated Larimer County Undeveloped SOUTH Suburban Estate / Mixed-Use Centers & Corridors E-1 (Estate) / A (Accommodations) Residential / Resort Cabins EAST Neighborhood Village Unincorporated Larimer County Resort Cabins WEST Mountains & Foothills Unincorporated Larimer County Undeveloped 8 4 Zoning Map Future Land Use (FLU) Map 9 5 Proposal: The Applicant requests to rezone the subject parcel from CO (Commercial Outlying) to A (Accommodations). The proposed development project includes the demolition of the existing office structure and the construction of a new three-story hotel building with a mechanical area located in the basement. The hotel will consist of 26 accommodation units and 2 staff-housing units. A conceptual site plan (Attachment 3) and building elevations (Attachment 4) are included with this rezoning application. Vehicular access is provided from Fall River Road. The existing access to the property will be realigned with the property to the south, as requested by Colorado Department of Transportation (CDOT). The Applicant has submitted a Traffic Impact Study (TIS) with the Development Plan application (Attachment 7). Public Works finds the TIS acceptable and states that no new deceleration lanes are warranted. Conceptual Site Plan Proposed Front Elevation (South) 10 6 Project Analysis The proposed rezoning would allow the Applicant to move forward with development of the 2.29-acre property into a medium-sized hotel with 26 accommodation units and 2 staff-housing units. The Applicant has submitted an application for a Development Plan for concurrent review with this Zoning Map Amendment application. Although the Estes Park Planning Commission is the Decision-Making Body for Development Plans, approval of the Development Plan is contingent on Town Board approval of the Zoning Map Amendment to rezone the property from CO (Commercial Outlying) to A (Accommodations). Review Criteria All applications for text or Official Zoning Map Amendments shall be reviewed by the EPPC and Town Board for compliance with the relevant standards and criteria set forth below and with other applicable provisions of this Code. In accordance with § 3.3.D. “Standards for Review” of the EPDC, all applications for rezoning shall demonstrate compliance with the applicable standards and criteria: 1. The amendment is necessary to address changes in conditions in the areas affected. Staff Discussion: The adoption of the 2022 Estes Forward Comprehensive Plan changed the future land use designation of the subject property from Commercial to Mixed Use Centers & Corridors. Notably, a change of conditions is the addition of accommodations as an appropriate future land use. Prior to 2022, the property was used as the Field Institute office of the Rocky Mountain Conservancy. As that use has ceased, the subject property, currently zoned CO (Commercial Outlying), is now an outlier in the area. Rezoning the subject property to A (Accommodations) is an appropriate action to remain compatible with the land uses of the surrounding area. Staff Finding: Rezoning to A (Accommodations) would allow for future development that is more appropriate with the existing character of the area and aligned with the 2022 Estes Forward Comprehensive Plan Future Land Use Map 2. The Development Plan, which the proposed amendment to this Code would allow, is compatible and consistent with the policies and intent of the Comprehensive Plan and with existing growth and development patterns in the Estes Valley. Staff Discussion: The Applicant has submitted an application for a Development Plan for concurrent review with this Zoning Map Amendment application. The Future Land Use map within the 2022 Estes Forward Comprehensive Plan categorizes the subject property as “Mixed-Use Centers & Corridors.” The Plan’s recommendations for appropriate land uses include “Medium-high density 11 7 accommodations such as hotels, motels, short-term rental attached units.” (Attachment 5). The surrounding land uses of the area are predominantly low-to- medium density accommodations and resort cabins. The 2022 Estes Forward Comprehensive Plan has nine Guiding Principles for the Estes Valley. A relevant principle includes: Balanced and managed growth that enhances quality of life, preserves local character, conserves natural resources and wildlife habitat. Relevant Goals and Policies from the Plan are listed below, followed by staff analysis: GOAL NE1: Maintain Estes Valley’s scenic character and viewsheds into and within the Valley and Rocky Mountain National Park. Policy NE 1.2: The Town and County ensure that new development minimizes the impacts to visual quality within the Valley, including viewsheds of the mountains and protection of dark skies. Staff Analysis: Scenic character will be protected by adhering to required landscaping requirements and dark sky lighting standards, and impact on viewsheds will be minimized by adhering to maximum building height. GOAL NE3: Protect wildlife and enhance biodiversity and ecosystems. Policy NE 3.1 The Town protects existing native wildlife habitat and vegetation communities by minimizing disturbance outside of the building envelope and limiting fragmentation, except as required for wildfire protection. Staff Analysis: Impacts to wildlife habitat will be limited by fencing restrictions, requirement for native landscaping, and minimized use of exterior lighting. GOAL NE4: Recognize that wildfire is a growing risk to the community and proactively work to protect the lives, property, and resiliency of the Valley. Policy NE 4.1 The Town and County maintain building code standards to require fire hardened and resistant materials in new development and substantial improvements. Staff Analysis: New construction will be required to comply with the wildfire hazard mitigation measures pursuant to the Town of Estes Park Building Code Local Amendments (14.12.060). 12 8 GOAL BE2: Promote protection of the environment by ensuring that development is in harmony with its setting and provides equal and meaningful opportunity to participate in the decision-making process to achieve a healthy environment. Policy BE 2.1 The Town and County require that development preserve water quality, ecological systems, and the natural features through sensitive site design and minimal disturbance. Staff Analysis: The site design for the proposed development plan is aligned with the Town’s recommended action to “Limit areas of disturbance for new development in order to protect existing native vegetations, except as required for wildfire protection.” (BE 2.B). Additionally, the limits of disturbance for the proposed development will avoid the steep slope areas of the lot and not impact ridgelines and viewsheds. (BE 2.C). GOAL E1: Maintain a balance between the needs of local residents, visitors, and protecting the natural environment. Policy E 1.2 The Town supports environmentally-responsible economic development, business practices, and eco-tourism which relies on maintaining a high-quality physical setting and minimal impact on the environment. Staff Analysis: The proposed development of a mid-sized hotel will contribute to the local economy while maintaining a high-quality physical setting adjacent to Rocky Mountain National Park. Efforts to minimize environmental impacts has been integrated into the design. Staff Finding: The proposed development is compatible and consistent with the policies and intent of the 2022 Estes Forward Comprehensive Plan. The proposed development is compatible and consistent with the existing growth and development patterns in the Estes Valley, specifically the characteristics of the western Fall River Corridor and gateway into Rocky Mountain National Park. 3. The Town, County or other relevant service providers shall have the ability to provide adequate services and facilities that might be required if the application were approved. Staff Finding: Service and utility providers have reviewed the rezoning application and indicated they are able to provide adequate services to this site. Adequate fire and emergency access has been provided with the site layout. The proposed driveway width is twenty-six (26) feet, as requested by Estes Valley Fire Protection District. 13 9 Public Notice Staff provided public notice of the application in accordance with EPDC noticing requirements. As of the time of writing this report, no comments were received. ● Written notice mailed to adjacent property owners on January 29, 2025 ● Legal notice published in the Estes Park Trail-Gazette on January 31, 2025. ● Application posted on the Town's "Current Applications" website. Level of Public Interest: Low. A neighborhood and community meeting regarding the rezoning and development plan was held on-site on April 22, 2024. However, there were no attendees. Recommendation: Staff recommends Planning Commission forward to Town Board a recommendation of approval of the proposed Zoning Map Amendment subject to the following findings of fact: 1. The Estes Park Planning Commission is the Recommending Body for the Zoning Map Amendment. 2. The Town of Estes Park Board of Trustees is the Decision-Making Body for the Zoning Map Amendment. 3. The application complies with Estes Park Development Code § 3.3D “Standards for Review.” 4. This request has been submitted to all applicable reviewing agency staff for consideration and comment. 5. Adequate public/private facilities are currently available to serve the subject property. Sample Motions for the Zoning Map Amendment: 1. I move to forward a recommendation of approval to the Town Board of Trustees of the Zoning Map Amendment application, to rezone the 2.29-acre parcel from CO to A, in accordance with the findings of fact outlined in the staff report. 2. I move to continue the Zoning Map Amendment 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 Zoning Map Amendment application, finding that … [state reasons for recommendation of denial]. Attachments: 1. Application 2. Statement of Intent 3. Site Plan (Horizontal Control Plan) 4. Building Elevations 5. 2022 Comp Plan excerpt- Mixed Use Centers-Corridors 6. 1996 Estes Valley Comprehensive Plan Wildlife Map 7. Traffic Impact Study 14 15 16 17 PAGE 1 OF 5 March 20, 2024 Community Development Department Town of Estes Park 970-577-3729 RE: Statement of Intent for the 1895 Fall River Road- Rezone Dear Community Development Department: Trail Ridge Consulting Engineers, LLC is pleased to submit this Application for Code Amendment (Re- Zoning) Review on behalf of the owners of 1895 Fall River Road. 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-Chapter 3.3.D. Please refer to the Development Plan submitted herewith for specific details regarding the proposed project. Project Information The subject property is located at 1895 Fall River Road with approximately 2.3 acres of land area. The parcel is currently developed with one commercial mixed-use building. The property is CO-Commercial Outlying per the Estes Park Zoning District Maps. The proposed project is for the re-zoning of the property from CO to A-Accommodations. The development project will include the removal of the existing building, building a new 26-unit hotel with 2-staff housing unit and upgrades to the existing parking, drive and utilities. “Section 3.3.D - Code Amendments Standards for Review: All applications for text or Official Zoning Map amendments shall be reviewed by the EPPC and Board(s) for compliance with the relevant standards and criteria set forth below and with other applicable provisions of this Code. 1. The amendment is necessary to address changes in conditions in the areas affected; 18 PAGE 2 OF 5 2. The development plan, which the proposed amendment to this Code would allow, is compatible and consistent with the policies and intent of the Comprehensive Plan and with existing growth and development patterns in the Estes Valley; and 3. The Town, County or other relevant service providers shall have the ability to provide adequate services and facilities that might be required if the application were approved.” 1. The re-zoning amendment of the property is necessary to remain compatible with the adjacent property use to the surrounding properties. The existing surrounding properties are zoned a mix of A-Accommodations, A-1 Accommodations, and E-1 Estate. Accommodation zoning is compatible with the surrounding US-34 (Fall River Road) corridor. When the current EPDC was adopted, many parcels in the area were re-zoned to their current uses at the time per the adopted zoning districts. This property is zoned CO, and is an outlier of the current uses of the surrounding properties. The re-zone proposed for this property would create additional uses that both fit the character of the area and allow code compliance for the “applicable” zone district of the surrounding areas. 2. The development plan is compatible and consistent with the polices and intent of the comprehensive plan. The re-zoning of this property will match the actual surrounding land use, while maintaining the characteristic of the western Fall River Road Corridor. 3. Relevent services, facilities and utilities for any future development are currently available on the property, with providers readily able to install and connect to the services. (Please see “Compliance with General Development Standards” below) 19 PAGE 3 OF 5 Image 1. Estes Park Zoning Map- 1895 Fall River Road Property Subject’s property 20 PAGE 4 OF 5 Compliance with General Development Standards Zoning District Standards: The proposed re-zoning will allow for accommodation uses as reflective of the surrounding corridor. All potential development will incorporate conservation designs, and open space preservation techniques to preserve the existing rural character and match the surrounding character. The prosed re-zoning does not alter set-back or height standards. Grading/Slope Protection Standards: The average slope of the project area is 31%. Grading and Slope protection standards will be followed in any future development. Transportation/Parking: A Traffic Impact Analysis for the project is attached. Rivers and Wetlands: The proposed property does not include a wetland area or flood hazards on the property. Utilities/Adequate Public Facilities: The subject property is in an area to be serviced by the following utilities: Electric- Town of Estes Park Water- Town of Estes Park Sewer- Upper Thompson Sanitation District Natural Gas- Xcel Energy Communications/Broadband- TDS or Century Link Proposed Utilities for any future development are currently available on the property, with service providers readily able to install and connect to the above utilities. Storm Drainage- Future development would consider existing natural drainage ways and water storage areas. 21 PAGE 5 OF 5 Mapped Hazard Areas: The northern half 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 building is not located 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. The subject property is not within any mapped hazard areas for flood hazards. We thank you for time and consideration of the proposed rezoning request. If there are any questions about the project or items discussed above, please don’t hesitate to contact me at 970-308-8221. Sincerely, David Bangs, P.E. Principal Engineer Trail Ridge Consulting Engineers, LLC 22 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 2 . 0 - H o r i z o n t a l C o n t r o l P l a n . d w g - Ti n a S l a t e r - 2/ 1 2 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CO N S T R U C T I O N KLB12 01/28/2025 Know what's before you dig. PGS CMS HORIZONTAL CONTROL PLAN SHEET 4 OF 20 C2.0 23 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 Elevations Devlpmt Plan K i n l e y 18 9 5 F a l l R i v e r Es t e s P a r k , C O 8 0 5 1 7 A R C H I T E C T U R E P . C . Fa l l R i v e r H o t e l 12/6/2024 R1: 1/15/2025 Ground Floor EL: 100'-0" Second Floor EL: 110'-3 1/4" Third Floor EL: 120'-6 1/2" Second Floor EL: 107'-9 1/4" Third Floor EL: 118'-0 1/2" PTAC, TYP.METAL LAP SIDING APX. LINE OF EXISTING GRADE VERTICAL SIDING HORIZONTAL LAP SIDINGSTONE VENEER STANDING SEAM METAL ROOF FDCFIRE RISER ROOM APX. LINE OF PROPOSED GRADE (+/- 6%) APX. LINE OF PROPOSED GRADE AT H.C. PARKING/RAMP ACCESS (MAX 2%) MAIN ENTRY DARK SKY RATED EXTERIOR LIGHT FIXTURES, TYP. MAIN ENTRY LIGHT FIXTURE SERVICE DOOR LIGHT FIXTURE Ground Floor EL: 97'-6" Ground Floor EL: 100'-0" Second Floor EL: 110'-3 1/4" Third Floor EL: 120'-6 1/2" Second Floor EL: 107'-9 1/4" Third Floor EL: 118'-0 1/2" 29 ' - 1 1 3 / 4 " AVG. GRADE 7832'-0" AVG. ROOF HT. DARK SKY LIGHT FIXTURES AT DOORS, TYP Ground Floor EL: 97'-6" Second Floor EL: 107'-9 1/4" Third Floor EL: 118'-0 1/2" 12 ' - 0 " 1 2 ' - 0 " 29 ' - 1 0 " EXISTING GRADE PROPOSED GRADE w/ TIERED RETAINING WALLS HORIZONTAL LAP SIDING VERTICAL SIDING LOW GRADE APX 7816'-0" HIGH GRADE APX 7840'-0" (BEYOND RETAINING WALL) AVG GRADE 7828'-0" T.O. PARAPET PARKING Ground Floor EL: 97'-6" 121.5 121.5121.5 Ground Floor 100'-0" Second Floor 110'-3 1/4" Third Floor 120'-6 1/2" 15 ' - 0 " 29 ' - 1 1 3 / 4 " APX. PROPOSED GRADE STONE VENEER VERTICAL SIDING LINE OF RETAINING WALLS IN FRONT RE: SITE PLAN LINE OF APX EXISTING GRADE (IN FRONT OF RETAINING WALLS)LOW GRADE 7825'-0" HIGH GRADE 7840'-0" AVG. GRADE 7832'-0" AVG. ROOF HT. METAL ROOF EXPOSED JOISTS PAINTED STEEL GATE DOORS 4x4 STEEL TUBE COLUMNS SIMPSON CCP COL CAP WELD TO POST 12 2 6' - 3 " 7' - 9 " PAINTED FIBER CEMENT SIDING METAL ROOF ON 1/2" OSB ON 2x10s @ 24"o.c. 6X10 D.F.#1 BEAM 8'-8" 10'-8" HORIZONTAL SIDING ON CMU WALLS STEEL GATE 1 1/16" = 1'-0" South Elevation 2 1/16" = 1'-0" North Elevation 3 1/16" = 1'-0" East Elevation 4 1/16" = 1'-0" West Elevation 5 3/16" = 1'-0" Trash Enclosure MAIN ENTRY EXTERIOR LIGHTING BALCONY EXTERIOR LIGHTING SERVICE DOOR EXTERIOR LIGHTING 24 MIXED-USE CENTERS & CORRIDORS The Mixed-use Centers and Corridors category contains medium to higher-density vertical mixed residential and commercial use developments located on or near major thoroughfares� This category is characterized by an interconnected road network, available water and wastewater, and a walkable environment and a greater emphasis on design of upper stories for compatibility� Appropriate Land Uses and Development Types »Mixed-Use developments with upper-story residential, office, institutional, commercial, entertainment »Medium-high density accommodations such as hotels, motels, short-term rental attached units Built Form New and redeveloped sites in Mixed-use Centers and Corridors should reflect a variety of building types on large lots� Development in this category should strive to increase business density, adding residential units where appropriate, and expanding multi-modal connectivity� Parking lots should be divided into more than one area including the side and rear of buildings where feasible� All structures should feature pedestrian-scale entrances� Development should positively contribute to the character of the town through pedestrian-scaled architectural features on ground floors and landscaping. »Building Height: 1 - 5 stories »Block Length: 250 – 650 ft� »Primary Road Setback: 10 - 150 ft� »Transportation System: This category accommodates all modes: automobile, bicycle, pedestrians, and transit� The pedestrian system should connect to other mixed-use and commercial nodes and neighborhoods� Sidewalks and/or shared-use paths and bicycle infrastructure should connect the multi-modal network along primary transportation corridors� Pedestrian connectivity internal to the site must connect parking areas to the building and adjacent sites� Previous (1996) Future Land Use Categories »Office »PUD Commercial »Commercial Recreation »Commercial »Accommodations 72 CHAPTER 3: FUTURE LAND USE 25 26 This document, together with the concepts and recommendations presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization from Kellar Engineering LLC shall be without liability to Kellar Engineering LLC. 1895 Fall River Road Estes Park, CO Traffic Impact Study KE Job #2023-047 Prepared for: Kinley Built 351 Moraine Avenue Estes Park, CO 80517 Prepared by: skellar@kellarengineering.com www.kellarengineering.com 970.219.1602 phone March 14, 2024 Sean K. Kellar, PE, PTOE 27 1895 Fall River Road TIS - Page 1 TABLE OF CONTENTS Page 1.0 Introduction 3 2.0 Existing Conditions and Roadway Network 3 3.0 Recent Traffic Volumes 3 4.0 Proposed Development 6 4.1 Trip Generation 6 4.2 Trip Distribution 6 4.3 Traffic Assignment 6 4.4 Short Range and Long Range Total Peak Hour Traffic 7 5.0 Traffic Operation Analysis 7 5.1 Analysis Methodology 7 5.2 Intersection Operational Analysis 7 5.3 Intersection Improvements 8 6.0 Findings 19 List of Figures: Page Figure 1: Vicinity Map 4 Figure 2: Site Plan 5 Figure 3: Recent Traffic 10 Figure 4: 2025 Background Traffic 11 Figure 5: Trip Distribution 12 Figure 6: Site Generated Traffic 13 Figure 7: 2025 Short Range Total Traffic 14 Figure 8: 2045 Background Traffic 15 Figure 9: 2045 Long Range Total Traffic 16 28 1895 Fall River Road TIS - Page 2 TABLE OF CONTENTS (continued) List of Tables: Page Table 1: Trip Generation 9 Table 3: Recent Peak Hour Operations 17 Table 4: 2025 Background Peak Hour Operations 17 Table 5: 2025 Short Range Total Peak Hour Operations 18 Table 6: 2045 Long Range Total Peak Hour Operations 18 Appendices: Page Appendix A: Traffic Counts 21 Appendix B: Base Assumptions (TIS Scoping Form) 23 Appendix C: Level of Service (LOS) Tables 25 Appendix D: Aerial Image 26 Appendix E: Excerpt from Estes Park Transportation Plan 27 Appendix F: HCM Calculations (Synchro) 31 29 1895 Fall River Road TIS - Page 3 1.0 Introduction This Traffic Impact Study (TIS) is for the proposed project located at 1895 Fall River Road in Estes Park, CO. The purpose of this TIS is to identify project traffic generation characteristics, to identify potential traffic related impacts on the adjacent street system, and to develop mitigation measures required for identified traffic impacts. Kellar Engineering LLC (KE) has prepared the TIS to document the results of anticipated traffic conditions in accordance with the Town of Estes Park and CDOT requirements and to identify any projected impacts to the transportation system. The project is anticipated to generate approximately 208 daily trips, 12 AM total peak hour trips, and 15 PM total peak hour trips. See Table 1: Trip Generation. 2.0 Existing Conditions and Roadway Network The project site is located at 1895 Fall River Road in Estes Park, CO. Fall River Road (US 34) is an east-west state highway with a posted speed of 40 mph. Fall River Road classified as an arterial road on the Estes Park Long Range Transportation Plan and a CDOT NR-C (Non-Rural Arterial) roadway. 3.0 Recent Traffic Volumes Peak hour traffic volume counts were conducted using data collection video cameras during summer peak traffic. The traffic counts were conducted in 15-minute intervals on Thursday, 7/27/23 from 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM. The traffic counts are shown in Figure 3 with the count sheets provided in Appendix A. 30 1895 Fall River Road TIS - Page 4 Figure 1: Vicinity Map 31 1895 Fall River Road TIS - Page 5 Figure 2: Site Plan (For reference only. Provided by Architect. See Architectural Drawings for more information) 32 1895 Fall River Road TIS - Page 6 4.0 Proposed Development The proposed project consists of a 26 room hotel. Access to the project site is proposed from an existing full movement access to Fall River Road for the property at 1895 Fall River Road. See Table 1: Trip Generation and Figure 2: Site Plan. 4.1 Trip Generation Site generated traffic estimates are determined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Manual published by the Institute of Transportation Engineers (ITE). ITE has established trip generation rates in nationwide studies of similar land uses. For this study, KE used the ITE 11th Edition Trip Generation Manual average trip rates. The proposed project is anticipated to generate approximately 208 daily weekday trips, 12 AM total peak hour trips, and 15 PM total peak hour trips. See Table 1: Trip Generation. 4.2 Trip Distribution Distribution of site traffic on the street system was based on the area street system characteristics, existing traffic patterns and volumes, anticipated surrounding development areas, and the proposed access system for the project. The directional distribution of traffic is a means to quantify the percentage of site generated traffic that approaches the site from a given direction and departs the site back to the original source. Figure 5 illustrates the trip distribution used for the project’s analysis. 4.3 Traffic Assignment Traffic assignment was obtained by applying the trip distributions to the estimated trip generation of the development. Figure 6 shows the site generated peak hour traffic assignment. 33 1895 Fall River Road TIS - Page 7 4.4 Short Range and Long Range Total Peak Hour Traffic Site generated peak hour traffic volumes were added to the background traffic volumes to represent the estimated traffic conditions for the short range 2025 horizon and long range 2045 horizon. These background, short range (2025), and long range (2045) total traffic volumes are shown in Figure 4, Figure 7, and Figure 9 respectively. The short range and long range analysis includes the proposed development for the project plus a 2% increase in background traffic per the growth rates from CDOT OTIS (Online Transportation Information Systems). 5.0 Traffic Operation Analysis KE’s analysis of traffic operations in the site vicinity was conducted to determine the capacity at the identified intersection. The acknowledged source for determining overall capacity is the Highway Capacity Manual. 5.1 Analysis Methodology Capacity analysis results are listed in terms of level of service (LOS). LOS is a qualitative term describing operating conditions a driver will experience while traveling on a particular street or highway during a specific time interval. LOS ranges from an A (very little delay) to an F (long delays). A description of the level of service (LOS) for signalized and unsignalized intersections from the Highway Capacity Manual are provided in Appendix C. 5.2 Intersection Operational Analysis Operational analysis was performed for the short range 2025 horizon and the long range 2045 horizon. The calculations for this analysis are provided in Appendix F. Using the short range total traffic volumes, the project is projected to operate acceptably with the existing studied intersection meeting Levels of Service (LOS) criteria. Additionally, due to the trip distribution and location of the project site, the project will have a small number of entering left-turns at the site access intersection. See Figure 6 and Figure 7. 34 1895 Fall River Road TIS - Page 8 5.3 Intersection Improvements The auxiliary lane analysis for the study intersections were conducted using CDOT State Highway Access Code (SHAC) and the Larimer County Urban Area Street Standards (LCUASS). Based upon the CDOT SHAC, a left-turn deceleration lane is required at an intersection with a projected peak hour ingress turning volume greater than 25 vph; and a right-turn deceleration lane is required at the intersection with a projected peak hour ingress turning volume greater than 50 vph. Based upon the projected traffic of the development, left-turn or right-turn deceleration lanes (turn lanes) are not required for the project. 35 1895 Fall River Road TIS - Page 9 Table 1: Trip Generation (ITE Trip Generation, 11th Edition) ITE Code Land Use Average Daily Trips AM Peak Hour Trips PM Peak Hour Trips Size Rate Total Rate % In In % Out Out Total Rate % In In % Out Out Total 310 Hotel 26 Rooms 7.99 208 0.46 56% 7 44% 5 12 0.59 51% 8 49% 7 15 Total 208 7 5 12 8 7 15 DU = Dwelling Units 36 1895 Fall River Road TIS - Page 10 Figure 3: Recent Peak Hour Traffic 37 1895 Fall River Road TIS - Page 11 Figure 4: 2025 Background Traffic 38 1895 Fall River Road TIS - Page 12 Figure 5: Trip Distribution 39 1895 Fall River Road TIS - Page 13 Figure 6: Site Generated Traffic *Volumes in Passenger Car Equivalents (PCE) 40 1895 Fall River Road TIS - Page 14 Figure 7: 2025 Short Range Total Traffic *Volumes in Passenger Car Equivalents (PCE) 41 1895 Fall River Road TIS - Page 15 Figure 8: 2045 Background Traffic 42 1895 Fall River Road TIS - Page 16 Figure 9: 2045 Long Range Total Traffic *Volumes in Passenger Car Equivalents (PCE) 43 1895 Fall River Road TIS - Page 17 Table 3: Recent Peak Hour Operations Level of Service (LOS) LOS Compliance Intersection Movement AM PM LOS LOS Exist. Access/Fall River Road EB Left/Thru/Right A A Y EB Approach A A Y WB Left/Thru/Right A A Y WB Approach A A Y NB Left/Thru/Right A A Y NB Approach A A Y SB Left/Thru/Right A B Y SB Approach A B Y Table 4: 2025 Background Peak Hour Operations Level of Service (LOS) LOS Compliance Intersection Movement AM PM LOS LOS Exist. Access/Fall River Road EB Left/Thru/Right A A Y EB Approach A A Y WB Left/Thru/Right A A Y WB Approach A A Y NB Left/Thru/Right A A Y NB Approach A A Y SB Left/Thru/Right A B Y SB Approach A B Y 44 1895 Fall River Road TIS - Page 18 Table 5: 2025 Short Range Total Peak Hour Operations Level of Service (LOS) LOS Compliance Intersection Movement AM PM LOS LOS Exist. Access/Fall River Road EB Left/Thru/Right A A Y EB Approach A A Y WB Left/Thru/Right A A Y WB Approach A A Y NB Left/Thru/Right A A Y NB Approach A A Y SB Left/Thru/Right B B Y SB Approach B B Y Table 6: 2045 Long Range Total Peak Hour Operations Level of Service (LOS) LOS Compliance Intersection Movement AM PM LOS LOS Exist. Access/Fall River Road EB Left/Thru/Right A A Y EB Approach A A Y WB Left/Thru/Right A A Y WB Approach A A Y NB Left/Thru/Right A A Y NB Approach A A Y SB Left/Thru/Right B C Y SB Approach B C Y 45 1895 Fall River Road TIS - Page 19 6.0 Findings Based upon the analysis in this study, the proposed project at 1895 Fall River Road in Estes Park, CO will be able to be meet the Town of Estes Park and CDOT’s requirements for traffic at the time of development. The findings of the TIS are summarized below: • The proposed project is anticipated to generate approximately 208 daily trips, 12 AM total peak hour trips, and 15 PM total peak hour trips. • The proposed project complies with the Town of Estes Park Transportation Plan, the Larimer County Urban Area Street Standards (LCUASS), and CDOT’s State Highway Access Code (SHAC). • The studied intersections will operate acceptably and comply with the intersection levels of service (LOS) requirements with full development of the project and background traffic in the 2025 Short Range Total future and the 2045 Long Range Total future. • The project’s site access is at an appropriate and safe location from a traffic engineering perspective. See Section 5.2 • Left-turn and right-turn deceleration lanes are not warranted at the site access to Fall River Road. See Section 5.3. • The existing roadway improvements are sufficient to accommodate the project’s traffic. 46 1895 Fall River Road TIS - Page 20 APPENDICES: 47 1895 Fall River Road TIS - Page 21 Appendix A: Traffic Counts 48 1895 Fall River Road TIS - Page 22 49 1895 Fall River Road TIS - Page 23 Appendix B: Base Assumptions (TIS Scoping Form) 50 1895 Fall River Road TIS - Page 24 51 1895 Fall River Road TIS - Page 25 Level of Service Definitions Level of Service Signalized Intersection Unsignalized Intersection (LOS) Average Total Delay Average Total Delay (sec/veh) (sec/veh) A ≤ 10 ≤ 10 B > 10 and ≤ 20 > 10 and ≤ 15 C > 20 and ≤ 35 > 15 and ≤ 25 D > 35 and ≤ 55 > 25 and ≤ 35 E > 55 and ≤ 80 > 35 and ≤ 50 F > 80 > 50 52 1895 Fall River Road TIS - Page 26 Appendix D: Aerial Image 53 1895 Fall River Road TIS - Page 27 Appendix E: Estes Park Long Range Transportation Plan 54 1895 Fall River Road TIS - Page 28 55 1895 Fall River Road TIS - Page 29 56 1895 Fall River Road TIS - Page 30 57 1895 Fall River Road TIS - Page 31 Appendix F: HCM Calculations (Synchro) 58 Recent AM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 08/08/2023 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 0 83 0 3 278 0001000 Future Vol, veh/h 0 83 0 3 278 0001000 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 2 22222222222 Mvmt Flow 0 89 0 3 299 0001000 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 299 0 0 89 0 0 394 394 89 395 394 299 Stage 1 ------8989-305305- Stage 2 ------305305-9089- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1262 - - 1506 - - 566 542 969 565 542 741 Stage 1 ------918821-705662- Stage 2 ------705662-917821- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1262 - - 1506 - - 565 541 969 563 541 741 Mov Cap-2 Maneuver ------565541-563541- Stage 1 ------918821-705661- Stage 2 ------704661-916821- Approach EB WB NB SB HCM Control Delay, s 0 0.1 8.7 0 HCM LOS A A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)969 1262 - - 1506 - - - HCM Lane V/C Ratio 0.001 - - - 0.002 - - - HCM Control Delay (s) 8.7 0 - - 7.4 0 - 0 HCM Lane LOS A A - - A A - A HCM 95th %tile Q(veh) 0 0 - - 0 - - - 59 Recent PM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 08/08/2023 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 1 245 1 4 164 5007800 Future Vol, veh/h 1 245 1 4 164 5007800 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, % 2 22222222222 Mvmt Flow 1 261 1 4 174 5007900 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 179 0 0 262 0 0 449 451 262 452 449 177 Stage 1 ------264264-185185- Stage 2 ------185187-267264- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1397 - - 1302 - - 520 504 777 518 505 866 Stage 1 ------741690-817747- Stage 2 ------817745-738690- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1397 - - 1302 - - 518 502 777 511 503 866 Mov Cap-2 Maneuver ------518502-511503- Stage 1 ------740689-816745- Stage 2 ------815743-730689- Approach EB WB NB SB HCM Control Delay, s 0 0.2 9.7 12.2 HCM LOS A B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)777 1397 - - 1302 - - 511 HCM Lane V/C Ratio 0.01 0.001 - - 0.003 - - 0.017 HCM Control Delay (s) 9.7 7.6 0 - 7.8 0 - 12.2 HCM Lane LOS A A A - A A - B HCM 95th %tile Q(veh) 0 0 - - 0 - - 0.1 60 2025 Background AM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 08/08/2023 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 0 86 0 3 289 0001000 Future Vol, veh/h 0 86 0 3 289 0001000 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 2 22222222222 Mvmt Flow 0 92 0 3 311 0001000 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 311 0 0 92 0 0 409 409 92 410 409 311 Stage 1 ------9292-317317- Stage 2 ------317317-9392- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1249 - - 1503 - - 553 532 965 552 532 729 Stage 1 ------915819-694654- Stage 2 ------694654-914819- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1249 - - 1503 - - 552 531 965 550 531 729 Mov Cap-2 Maneuver ------552531-550531- Stage 1 ------915819-694653- Stage 2 ------693653-913819- Approach EB WB NB SB HCM Control Delay, s 0 0.1 8.7 0 HCM LOS A A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)965 1249 - - 1503 - - - HCM Lane V/C Ratio 0.001 - - - 0.002 - - - HCM Control Delay (s) 8.7 0 - - 7.4 0 - 0 HCM Lane LOS A A - - A A - A HCM 95th %tile Q(veh) 0 0 - - 0 - - - 61 2025 Background PM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 08/08/2023 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 1 255 1 4 171 5007800 Future Vol, veh/h 1 255 1 4 171 5007800 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, % 2 22222222222 Mvmt Flow 1 271 1 4 182 5007900 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 187 0 0 272 0 0 467 469 272 470 467 185 Stage 1 ------274274-193193- Stage 2 ------193195-277274- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1387 - - 1291 - - 506 492 767 504 493 857 Stage 1 ------732683-809741- Stage 2 ------809739-729683- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1387 - - 1291 - - 504 490 767 497 491 857 Mov Cap-2 Maneuver ------504490-497491- Stage 1 ------731682-808739- Stage 2 ------807737-721682- Approach EB WB NB SB HCM Control Delay, s 0 0.2 9.7 12.4 HCM LOS A B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)767 1387 - - 1291 - - 497 HCM Lane V/C Ratio 0.01 0.001 - - 0.003 - - 0.017 HCM Control Delay (s) 9.7 7.6 0 - 7.8 0 - 12.4 HCM Lane LOS A A A - A A - B HCM 95th %tile Q(veh) 0 0 - - 0 - - 0.1 62 2025 Short Range Total AM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 03/14/2024 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 2 86 0 3 289 5001302 Future Vol, veh/h 2 86 0 3 289 5001302 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 2 22222222222 Mvmt Flow 2 92 0 3 311 5001302 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 316 0 0 92 0 0 417 418 92 417 416 314 Stage 1 ------9696-320320- Stage 2 ------321322-9796- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1244 - - 1503 - - 546 526 965 546 527 726 Stage 1 ------911815-692652- Stage 2 ------691651-910815- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1244 - - 1503 - - 543 524 965 544 525 726 Mov Cap-2 Maneuver ------543524-544525- Stage 1 ------909813-691651- Stage 2 ------688650-907813- Approach EB WB NB SB HCM Control Delay, s 0.2 0.1 8.7 11 HCM LOS A B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)965 1244 - - 1503 - - 605 HCM Lane V/C Ratio 0.001 0.002 - - 0.002 - - 0.009 HCM Control Delay (s) 8.7 7.9 0 - 7.4 0 - 11 HCM Lane LOS A A A - A A - B HCM 95th %tile Q(veh) 0 0 - - 0 - - 0 63 2025 Short Range Total PM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 03/14/2024 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 4 255 1 4 171 10 0 0 7 13 0 2 Future Vol, veh/h 4 255 1 4 171 10 0 0 7 13 0 2 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, % 2 22222222222 Mvmt Flow 4 271 1 4 182 11 0 0 7 14 0 2 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 193 0 0 272 0 0 477 481 272 479 476 188 Stage 1 ------280280-196196- Stage 2 ------197201-283280- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1380 - - 1291 - - 498 485 767 497 488 854 Stage 1 ------727679-806739- Stage 2 ------805735-724679- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1380 - - 1291 - - 495 482 767 490 485 854 Mov Cap-2 Maneuver ------495482-490485- Stage 1 ------725677-804737- Stage 2 ------801733-715677- Approach EB WB NB SB HCM Control Delay, s 0.1 0.2 9.7 12.1 HCM LOS A B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)767 1380 - - 1291 - - 520 HCM Lane V/C Ratio 0.01 0.003 - - 0.003 - - 0.031 HCM Control Delay (s) 9.7 7.6 0 - 7.8 0 - 12.1 HCM Lane LOS A A A - A A - B HCM 95th %tile Q(veh) 0 0 - - 0 - - 0.1 64 2045 Long Range Total AM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 03/14/2024 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 2 128 0 3 429 5001302 Future Vol, veh/h 2 128 0 3 429 5001302 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 2 22222222222 Mvmt Flow 2 138 0 3 461 5001302 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 466 0 0 138 0 0 613 614 138 613 612 464 Stage 1 ------142142-470470- Stage 2 ------471472-143142- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1095 - - 1446 - - 405 407 910 405 408 598 Stage 1 ------861779-574560- Stage 2 ------573559-860779- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1095 - - 1446 - - 402 405 910 403 406 598 Mov Cap-2 Maneuver ------402405-403406- Stage 1 ------859777-573558- Stage 2 ------569557-857777- Approach EB WB NB SB HCM Control Delay, s 0.1 0.1 9 12.9 HCM LOS A B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)910 1095 - - 1446 - - 463 HCM Lane V/C Ratio 0.001 0.002 - - 0.002 - - 0.012 HCM Control Delay (s) 9 8.3 0 - 7.5 0 - 12.9 HCM Lane LOS A A A - A A - B HCM 95th %tile Q(veh) 0 0 - - 0 - - 0 65 2045 Long Range Total PM Peak Hour Kellar Engineering LLC 3: Exist Driveway/Exist. Access (1895 Fall River Rd) & Fall River Rd 03/14/2024 HCM 6th TWSC Synchro Report Sean Kellar, PE, PTOE Intersection Int Delay, s/veh 0.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 4 379 1 4 254 10 0 0 7 13 0 2 Future Vol, veh/h 4 379 1 4 254 10 0 0 7 13 0 2 Conflicting Peds, #/hr 0 00000000000 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 94 94 94 94 94 94 94 94 94 94 94 94 Heavy Vehicles, % 2 22222222222 Mvmt Flow 4 403 1 4 270 11 0 0 7 14 0 2 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 281 0 0 404 0 0 697 701 404 699 696 276 Stage 1 ------412412-284284- Stage 2 ------285289-415412- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1282 - - 1155 - - 356 363 647 354 365 763 Stage 1 ------617594-723676- Stage 2 ------722673-615594- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1282 - - 1155 - - 353 360 647 348 362 763 Mov Cap-2 Maneuver ------353360-348362- Stage 1 ------615592-720673- Stage 2 ------717670-605592- Approach EB WB NB SB HCM Control Delay, s 0.1 0.1 10.6 15 HCM LOS B C Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)647 1282 - - 1155 - - 375 HCM Lane V/C Ratio 0.012 0.003 - - 0.004 - - 0.043 HCM Control Delay (s) 10.6 7.8 0 - 8.1 0 - 15 HCM Lane LOS B A A - A A - C HCM 95th %tile Q(veh) 0 0 - - 0 - - 0.1 66 Sean Kellar, PE, PTOE Principal Engineer Education B.S., Civil Engineering, Arizona State University – Tempe, AZ Registration Colorado, Professional Engineer (PE) Wyoming, Professional Engineer (PE) Idaho, Professional Engineer (PE) Arizona, Professional Engineer (PE) Kansas, Professional Engineer (PE) Missouri, Professional Engineer (PE) Professional Traffic Operations Engineer (PTOE) Professional Memberships Institute of Transportation Engineers (ITE) Industry Tenure 24 Years Sean’s wide range of expertise includes: transportation plan- ning, traffic modeling roadway design, bike and pedestrian facili- ties, traffic impact studies, traffic signal warrant analysis, parking studies, corridor planning and access management. Sean’s experience in both the private and public sectors; passion for safety and ex- cellence; and strong communication and collaboration skills can bring great value to any project. Prior to starting Kellar Engineering, Sean was employed at the Missouri Department of Transportation (MoDOT) as the District Traffic Engineer for the Kansas City District. Sean also worked for the City of Loveland, CO for over 10 years as a Senior Civil Engineer supervising a division of transportation/traffic engineers. While at the City of Loveland, Sean managed several capital improvement projects, presented several projects to the City Council and Planning Commission in public hearings, and managed the revisions to the City’s Street Standards. Sean is also proficient in Highway Capacity Software, Synchro, PT Vissim, Rodel, GIS, and AutoCAD. WORK EXPERIENCE: Kellar Engineering, Principal Engineer/President – January 2016 – Present Missouri Department of Transportation, District Traffic Engineer, Kansas City District – June 2015 – January 2016 City of Loveland, Colorado, Senior Civil Engineer, Public Works Department – February 2005 – June 2015 Kirkham Michael Consulting Engineers, Project Manager - February 2004 – February 2005 Dibble and Associates Consulting Engineers, Project Engineer – August 1999 – February 2004 67 68 COMMUNITY DEVELOPMENT Memo To: Chair Cooper Estes Park Planning Commission Through: Steve Careccia, Community Development Director From: Kara Washam, Planner II Date: February 18, 2025 Application: 1895 Fall River Road Development Plan Nathan Kinley, Kinley Built LLC, Owner/Applicant Recommendation: Staff recommends the Estes Park Planning Commission approve the Development Plan and Minor Modification Requests, subject to the findings and condition described in the staff report. Land Use: Comprehensive Plan Future Land Use Designation: Mixed-Use Centers and Corridors Existing Zoning District: CO (Commercial Outlying) Site Area: 2.29 Acres PUBLIC HEARING ORDINANCE LAND USE CONTRACT/AGREEMENT RESOLUTION OTHER______________ QUASI-JUDICIAL YES NO Objective: Conduct a public hearing to consider an application for a proposed Development Plan, review the application for compliance with the Estes Park Development Code (EPDC), and make a motion for approval or denial. Background and Present Situation: The subject property is zoned CO (Commercial Outlying), containing an office building built in 1975. The most recent use was the former location of the Rocky Mountain Conservancy. The property was purchased by the Applicant in 2022. The site is steep, with an average slope of 31%. § 7.1 Slope Protection Standards is applicable to future development. The northern half of the parcel is located in the Steep Slopes area of the Estes Valley Geologic Hazard Areas Map. However, no development is proposed in this area of the parcel. Additionally, much of the parcel is also located in the High Tree Wild Fire Hazard area of the Estes Valley Wildfire Hazard Areas Map. New construction is required to comply with The Wildfire Hazard Mitigation measures in 14.12.060 of the 69 2 Estes Park Municipal Code. Lastly, the site is located in a high use area for Big Horn Sheep, as shown on the 1996 Estes Valley Comprehensive Plan Wildlife Map (Attachment 4). Site design for the proposed development shall mitigate or offset any potential adverse impacts to wildlife habitat to the maximum extent practicable. Estes Valley Geologic Hazard Areas Map Estes Valley Wild Fire Hazard Areas Map 70 3 Location and Context: The 2.29-acre lot is located at 1895 Fall River Road. approximately 800’ north of where Homestead Lane and Castle Mountain Road intersect Fall River Road. The property is surrounded by unincorporated Larimer County to the west, north, and east. Although a range of zoning districts exist in the Fall River Corridor, the majority of uses in the surrounding area are residential and low-to-medium density accommodations. Vicinity Map Table 1: Zoning and Land Use Summary COMPREHENSIVE PLAN FUTURE LAND USE DESIGNATION ZONING USES SUBJECT PARCEL Mixed-Use Centers & Corridors CO (Commercial Outlying Office NORTH Mountains & Foothills Unincorporated Larimer County Undeveloped SOUTH Suburban Estate / Mixed-Use Centers & Corridors E-1 (Estate) / A (Accommodations) Residential / Resort Cabins EAST Neighborhood Village Unincorporated Larimer County Resort Cabins WEST Mountains & Foothills Unincorporated Larimer County Undeveloped 71 4 Zoning Map Future Land Use (FLU) Map 72 5 Project Description: The Applicant proposes a development project that includes the demolition of the existing office structure and the construction of a new three-story hotel building with a mechanical area located in the basement. The hotel will consist of 26 accommodation units and 2 staff-housing units The hotel will also include a meeting room, spa, lobby, and other customer support spaces. Exterior building materials will be traditional to the area, consisting of stone and wood-look fiber-cement siding in darker, earth tone colors. Roofing will be standing seam metal and flat roofs concealed by parapets. All exterior lighting will be shielded and deflected downward in compliance with EPDC §7.9 Exterior Lighting. The area of disturbance, approximately 1.5 acres, is limited to the southern area, avoiding the steep slope to the north. Several retaining walls will be incorporated into the design of the hotel. Existing access to the site is from Fall River Road and will be realigned with the access drive at the parcel to the south side of the road. Thirty-eight (38) off-street parking spaces are required, pursuant to EPDC § 7.11 Off- Street Parking. Thirty-four (34) spaces are provided, with the Applicant requesting approval of a Minor Modification for a ten percent (10% reduction) in required off-street parking (Attachment 5). In addition, the Applicant requests approval of a Minor Modification to the required twenty-five feet (25’) landscape buffer along the frontage, citing significant topographical constraints (Attachment 5). The Applicant requests a 6.14’ encroachment. Proposed Site Plan 73 6 Proposed Floor Plans (Ground and Second Floor) Proposed Front Elevation (South) Project Analysis The Applicant has submitted an application for a Zoning Map Amendment (Rezoning) 74 7 for concurrent review with this Development Plan application. Although the Estes Park Planning Commission (EPPC) is the Decision-Making Body for Development Plans, approval of the Development Plan is contingent on Town Board approval of the Zoning Map Amendment to A (Accommodations). Review Criteria In accordance with § 3.8.D. “Standards for Review” of the EPDC, applications for Development Plans shall comply with all applicable standards set forth in this Code and shall be consistent with the policies, goals, and objectives of the Comprehensive Plan and any other relevant plans. All Development plans subject to EPPC review shall be reviewed by the EPPC for compliance with the relevant standards and criteria set forth below and with other applicable provisions of this Code. 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 a new, three-story hotel building with a mechanical area located in the basement, approximately 9,392 +/- square feet with 26 accommodation units and 2 staff-housing units. The building will conform to all applicable dimensional standards for the A (Accommodations) zoning district, including setbacks, maximum height, and maximum lot coverage requirements. 2. Density. The proposal for a total of 26 accommodations units complies with the maximum allowable density permitted by EPDC §4.3.C, including reductions for steep slopes. The maximum permitted density is 26 accommodation units with limited or no kitchens. 3. Grading and Site Disturbance Standards. Site design of the proposed development will be complementary to the sloped topography. Terraced and landscaped rock retaining walls are proposed around the west, north, and east sides of the development. Retaining walls shall not be greater than six (6) feet in height and must be engineered if greater than four (4) feet. Final wall design will be provided with construction plans and shall comply with EPDC §7.2.B.6. Areas of the lot over 30% slope are not to be disturbed for development. 4. Landscaping, Tree and Vegetation Protection. There are a substantial number of existing mature trees on the property which satisfy all landscaping requirements for trees within EPDC §7.5. Additional trees and shrubs are required for district, street frontage, and parking lot buffering. A total of thirty-five (35) trees and one hundred-five (105) shrubs are required. Thirty-five (35) trees and one hundred sixty-eight (168) shrubs will be provided. Two trees and some smaller shrubs are proposed to be removed along the new drive. These trees and shrubs will be replaced with the new landscape buffer along the frontage. The existing trees are to remain. The Applicant has requested a Minor 75 8 Modification to allow an encroachment of 6.14’ into the required twenty-five (25) foot landscape buffer along the frontage (Attachment 5). Additional analysis is provided below. 5. Access. Vehicular access is provided from Fall River Road (Highway 34). Access is managed by the Colorado Department of Transportation (CDOT). CDOT requires the existing access drive to be realigned with access at the parcel south of the subject property. CDOT Access Permits are required for the closure of the existing access and for the new access. A Town ROW permit is also required. These permits must be approved prior to issuance of any building permit for the site. The Applicant has submitted a Traffic Impact Study (TIS) with the Development Plan application (Attachment 7). Public Works finds the TIS acceptable and states that no new deceleration lanes are warranted. 6. Sidewalk/Trail. No new public trail is required. A 10’ wide shared use path, the Fall River Trail, was recently constructed by the Town along the south side of Fall River Road in front of the subject property. A crosswalk is not required. Consensus by Public Works staff is not favorable for a crosswalk and warning signage on a curved section of Fall River Rd. There are no crosswalks on Fall River Road at this time. 7. Geologic and Wildfire Hazard Areas. The northern half of the property is mapped within the Steep Slopes area of the Estes Valley Geologic Hazard Areas Map. However, no development is proposed in this area. Most of the property is located in the High Tree Wild Fire Hazard area of the Estes Valley Wildfire Hazard Areas Map. New construction is required to comply with The Wildfire Hazard Mitigation measures in 14.12.060 of the Estes Park Municipal Code. 8. Wildlife Habitat Protection. The site is located in a high use area for Big Horn Sheep, as shown on the 1996 Estes Valley Comprehensive Plan Wildlife Map (Attachment 4). § 7.8.F.1 requires a Wildlife Conservation Plan be submitted though such requirement can be waived under certain conditions. Pursuant to § 7.8.F.4.c., staff finds the waiver is justified given the site design for the proposed development shall mitigate or offset any potential adverse impacts to wildlife habitat to the maximum extent practicable. Impacts to wildlife habitat will be limited by fencing restrictions, requirement for native landscaping, and minimized use of exterior lighting. Staff also finds the proposed development will not adversely impact wildlife habitat since the site is already developed. 9. Outdoor Lighting. All lighting will be shielded and deflected downward in compliance with EPDC §7.9. 10. Parking. Thirty-eight (38) total off-street parking spaces are required. Twenty-six (26) spaces are required per accommodation unit as well as three (3) spaces for the proposed spa, two (2) spaces for conference space, four (4) spaces for two (2) employee housing units, and three (3) spaces for nine (9) employees. The Applicant has requested a Minor Modification for a reduction in off-street parking 76 9 required per EPDC §7.11.D. The request is to provide 34 parking spaces rather than the required 38 spaces (Attachment 5). Additional analysis is provided below. 11. Water. Water is to be provided by the Town of Estes Park. The Water Division has outlined the requirement for the development to include an isolation valve for the fire line entering the building. There are no outstanding comments. 12. Fire Protection. Adequate fire and emergency access has been provided with the site layout. The proposed driveway width is twenty-six (26) feet, as requested by Estes Valley Fire Protection District. There are no outstanding comments. 13. Electric. Electric service is to be provided by the Town of Estes Park Power and Communications Division. There are no outstanding comments. 14. Sanitary Sewer. Sewer service is to be provided by Upper Thompson Sanitation District. The proposed service laterals are adequate for the future hotel. There are no outstanding comments. 15. Stormwater Drainage. Stormwater detention is not required for the development. Runoff from the site will be treated by a water quality grass buffer before being discharged into a culvert in Highway 34 (Fall River Road) for conveyance to the Fall River. The Applicant has submitted a Preliminary Drainage Report with the Development Plan application (Attachment 6). Minor Modifications The Applicant has requested approval of two Minor Modifications in accordance with EPDC §3.7 (Attachment 5): Parking: EPDC §7.11.D requires thirty-eight (38) parking spaces. A Minor Modification to reduce the parking requirement to thirty-four (34) parking spaces is requested. Due to the steep grades across the site and the required landscape buffer along the frontage, significant space constraints exist on site. Landscaping: EPDC §7.5.F.2.(b)(3).3 requires that all development on property abutting an arterial street shall provide a landscaped buffer with a minimum width of twenty-five (25) feet along the entire arterial street frontage. Fall River Road (Highway 34), is an arterial street and therefore, the buffer requirement applicable. A Minor Modification to allow an area of the parking lot to encroach into the landscape buffer by 6.14’ is requested. Due to the steep grades across the site and the required off-street parking spaces, significant space constraints exist on site. The quantity of trees and shrubs will not be affected by this Minor Modification Request. 77 10 Staff Discussion: 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 Finding: 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, pursuant to §3.6.C. Public Notice Staff provided public notice of the application in accordance with EPDC noticing requirements. As of the time of writing this report, no comments were received. ● Written notice mailed to adjacent property owners on January 29, 2025 ● Legal notice published in the Estes Park Trail-Gazette on January 31, 2025. ● Proof of sign posting verified on February 3, 2025. ● Application posted on the Town's "Current Applications" website. Level of Public Interest: Low. A neighborhood and community meeting regarding the rezoning and development plan was held on-site on April 22, 2024. However, there were no attendees. 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. There are no outstanding issues. 4. The Development Plan application complies with applicable standards set forth in the EPDC. 5. Approval of the Development Plan shall be contingent on Town Board approval of the Zoning Map Amended application to rezone the subject property from CO (Commercial Outlying) to A (Accommodations). Recommendation: Staff recommends approval of the 1895 Fall River Road Development Plan and Minor Modification requests, subject to the following conditions: 78 11 1. Approval of the Development Plan shall be contingent on Town Board approval of the Zoning Map Amended application to rezone the subject property from CO (Commercial Outlying) to A (Accommodations); 2. CDOT State Highway Access Permit(s) and Utility 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; and 3. Construction plans shall be approved prior to issuance of the first building permit. Sample Motions: 1. I move to approve the Development Plan and Minor Modifications, with conditions, according to findings recommended by Staff. 2. I move to continue the Development Plan and Minor Modifications to the next regularly scheduled meeting, finding that … [state reasons for continuing]. 3. I move to deny the Development Plan and Minor Modifications, finding that … [state findings for denial]. Attachments: 1. Application 2. Statement of Intent 3. Site Development Plans 4. 1996 Estes Valley Comprehensive Plan Wildlife Map 5. Minor Modification Requests 6. Preliminary Drainage Report 7. Traffic Impact Study 79 80 81 82 Page 1 of 5 March 20, 2024 Community Development Department Town of Estes Park 970-577-3729 RE: Statement of Intent for 1895 Fall River Rd 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, Kinley Built 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 1895 Fall River Rd. with approximately 2.3 acres of land area. The parcel is currently developed and contains an asphalt driveway/parking area and a commercial use building. The property is zoned CO- Commercial Outlying per the Estes Park Zoning District Maps. The applicant has submitted a rezoning application to rezone the property to A-Accommodations. The development plan Statement of Intent will henceforth apply the A-Accommodations zoning district standards to further present the project. The project proposes the re-development of the property including new (26) accommodation units, 24 at 385sf (average) and 2 suites at 550sf (average) with no kitchens, two (2) employees/staff housing units (with kitchen), Meeting room – 1,270sf – limited to functions involving on-site guests, Spa 1000sf, Lobby, support spaces etc. Existing Building: 3,280sf; Proposed Building Footprint: 9392sf, Total Building All Floors Proposed: 22,407sf. Construction will also include a 37-stall parking lot, with two ADA spots included and one loading spot. The parking lot will provide one designated space per unit with the remaining parking being shared with employee use. New utility services and improvements to the existing access driveway and parking lot are included in the project. Materials are traditional to Estes Park, stone, and wood-appearance fiber-cement siding, to be painted in darker earth tone colors. Roofing will be a mx of standing seam metal and ‘flat’ roofs concealed by parapets. 83 Page 2 of 5 Compliance with General Development and Development Standards Zoning District Standards: The proposed accommodation development is a permitted use by right for the zoning district of A- Accommodations. The Applicant is currently applying for a rezoning to this district. The subject property development and rezoning is subject to Development Plan Review by the Planning Commission. Setbacks are 25’ to the front (arterial) and 10’ to the rear and 15’ sides of the property in accordance with the zoning district standards. 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 80%. The existing impervious coverage is 13.6% (13,579 sq/ft), proposed is a total 29.6% (29,581 sq/ft) including the new building footprint (9,392sf), paving and sidewalk (20,189sf) for a total of 29.6% 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 tall terraced landscaped retaining walls along the parking lot to allow for construction of the parking lot and ADA access into the site. Final Wall design to be provided with construction plans. The subject property contains many areas over 30% slope which are not proposed to be disturbed for development. The proposed parking lot access drive will be graded at a maximum of 12.0% with the parking lot grade ranging from 2% to 6% generally matching the driveway slopes adjacent to the project. Waiver is requested for Appendix D standards for longitudinal slope for a commercial driveway. All other applicable grading/slope protection standards are met with this access drive. Tree/Vegetation Protection: Much of the project site is covered by rock outcropping and vegetation, existing trees within the project area are shown on the site plan. Two trees are proposed to be removed with this project along with some smaller shrubs along the proposed drive which will be removed and replaced with new landscape to meet buffering requirements. All other existing trees are to remain as part of this development. 84 Page 3 of 5 Public Trails/Open Space: No new sidewalk is proposed along the frontage due to the Fall River Trail located adjacent to the project on the west side of Fall River Road. 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: No wetlands exist on site. Property is not located within the special flood hazard area. Geologic Special Flood and Wildfire Hazard Areas: The northern half 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 building is not located 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. 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 26 accommodations units, 2 onsite staff housing units, private facilities, and spa. Garbage disposal dumpster located on premise. 85 Page 4 of 5 Off-Street Parking and Loading: A required parking count has been determined as 1 space per unit in accordance with the EPDC to determine the development’s parking requirements. The results of the study are the property needs 37 parking stalls, of which 2 are ADA accessible and one commercial loading zone. 2 Spaces for the spa, 2 spaces for employee housing, 26 spaces for accommodations, and 7 additional spaces (3 offsite employees spaces), leaving 4 additional spaces in excess of required parking spaces (33) for a total of 37 parking spaces. A Transportation Impact Analysis has been submitted with this application. See the development plan for the parking count breakdown. Adequate Public Facilities: 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. Water- Town of Estes Park Water service line to be upgraded to provide domestic and fire protection with a fully sprinklered NFPA13 and new hydrant. An assumed new 6” fire service with domestic tie at building will be installed through the property connecting from an existing line along Fall River RD. 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 RD. An anticipated 6” SDR35 service line for the new 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 new parking area with curb and gutter. Stormwater detention is not proposed for the project due to the proximity of the river. Stormwater will be collected in existing ditch along Fall River Road and conveyed via existing culvert and ditch to Fall River. 86 Page 5 of 5 Access Applicant proposes improving existing access drive to the site from Fall River RD to provide two-way traffic. Per request form the fire department, the proposed driveway width of 26’ is provided Outdoor Storage Areas: Mechanical equipment servicing the units will be stored on the roof or in the rear of the proposed 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 “1895 Fall River Rd” Development. If there are any questions about the project or items discussed above, please don’t hesitate to contact us. 87 KINLEY BUILT 1895 FALL RIVER ROAD JANUARY 2025 ALL OF BINNS ADDITION TO THE TOWN OF ESTES PARK, COUNTY OF LARIMER, STATE OF COLORADO SITE DEVELOPMENT PLANS - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 0 . 0 - C o v e r . d w g - T i n a S l a t e r - 2 / 5 / 2 0 2 5 Init.# Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CON S T R U C T I O N KLB12 01/28/2025 PGS CMS COVER SHEET SHEET 1 OF 20 C0.0 APPROVAL OWNER'S CERTIFICATE TOWN ENGINEER'S CERTIFICATE 88 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 0 . 0 - C o v e r . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 PGS CMS GENERAL AND CONSTRUCTION NOTES SHEET 2 OF 20 C0.1 1.ALL STREET, SANITARY SEWER, STORM SEWER AND WATERLINE CONSTRUCTION SHALL CONFORM TO THE TOWN OF ESTES PARK STANDARDS AND SPECIFICATIONS CURRENT AT THE DATE OF EXECUTION OF THE DEVELOPMENT AGREEMENT PERTAINING TO THIS DEVELOPMENT. ANY CONSTRUCTION OCCURRING THREE YEARS OR MORE AFTER THE EXECUTION OF THE DEVELOPMENT AGREEMENT SHALL REQUIRE RE-EXAMINATION OF THE PLANS BY THE TOWN ENGINEER, WHO MAY REQUIRE THAT THEY BE MADE TO CONFORM TO STANDARDS AND SPECIFICATIONS CURRENT AT THAT TIME. 2.STREET PAVING SHALL NOT BEGIN UNTIL SUBGRADE COMPACTION TESTS ARE TAKEN AND THE TOWN ENGINEER APPROVES THE RESULTS. 3.THE CONTRACTOR SHALL COMPLY WITH ALL REQUIREMENTS OF THE SOILS REPORT PREPARED FOR THIS PROJECT AND APPROVED BY THE TOWN ENGINEER. 4.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING THE UTILITY NOTIFICATION CENTER OF COLORADO (CALL BEFORE YOU DIG), 811. CALL TWO BUSINESS DAYS PRIOR (NOT INCLUDING THE DAY OF THE CALL) TO DIGGING, GRADING OR EXCAVATING FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. 5.48 HOURS PRIOR TO ANY EARTH DISTURBANCE, THE CONTRACTOR SHALL NOTIFY THE TOWN ENGINEER (970-577-3586). 6.48 HOURS PRIOR TO ANY EARTH DISTURBANCE, THE CONTRACTOR SHALL NOTIFY THE STORMWATER PROGRAM COORDINATOR (970-577-3777) TO SET UP THE REQUIRED INITIAL GRADING, EROSION AND SEDIMENT CONTROL INSPECTION. 7.THE CONTRACTOR SHALL INSTALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES PRIOR TO CONSTRUCTION AND SHALL MAINTAIN THE CONTROL MEASURES DURING CONSTRUCTION, AS IDENTIFIED ON THE GRADING, EROSION AND SEDIMENT CONTROL PLAN (GESCP). THE STORMWATER PROGRAM COORDINATOR SHALL APPROVE ANY MODIFICATION OF A CONTROL MEASURE IDENTIFIED ON THE GESCP PRIOR TO INSTALLATION. MAINTENANCE OF ONSITE DRAINAGE AND EROSION CONTROL FACILITIES DURING CONSTRUCTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 8.PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION, THE CONTRACTOR SHALL CONTACT ALL UTILITIES TO COORDINATE SCHEDULES. 9.PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION THAT WILL AFFECT TRAFFIC SIGNS OF ANY TYPE, THE CONTRACTOR SHALL CONTACT THE TOWN ENGINEER. PHONE (970) 577-3586. 10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TRAFFIC CONTROL DURING CONSTRUCTION: A.ALL SIGNS, STRIPING AND TRAFFIC CONTROL DEVICE SHALL CONFORM TO, AND PLACEMENT SHALL BE PERFORMED IN ACCORDANCE WITH, THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), LATEST EDITION AND CDOT M&S STANDARDS, LATEST EDITION. B.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE AND CLEANING OF TRAFFIC CONTROL DEVICES. C.THE CONTRACTOR SHALL MAINTAIN EXISTING PAVEMENT MARKINGS DURING CONSTRUCTION OPERATIONS, IN CONFORMANCE WITH CONSTRUCTION DOCUMENTS. D.REMOVAL OF EXISTING PAVEMENT MARKINGS SHALL BE ACCOMPLISHED BY A METHOD THAT DOES NOT MATERIALLY DAMAGE THE SURFACE OR TEXTURE OF THE PAVEMENT OR EXISTING SURFACING. THE PAVEMENT MARKINGS SHALL BE REMOVED TO THE EXTENT THAT THEY ARE NOT VISIBLE UNDER DAY OR NIGHT CONDITIONS. 11. THE CONTRACTOR SHALL CONTACT THE TOWN OF ESTES PARK CONSTRUCTION INSPECTOR PRIOR TO ANY STREET CUT. THE EXISTING STREET CONDITION SHALL BE DOCUMENTED BY THE TOWN OF ESTES PARK CONSTRUCTION INSPECTOR BEFORE ANY CUTS ARE MADE. ANY STREET PATCHING SHOWN ON THE DRAWINGS IS APPROXIMATE. ACTUAL LIMITS OF STREET PATCH SHALL BE DETERMINED BY THE TOWN OF ESTES PARK CONSTRUCTION INSPECTOR. PATCHING SHALL BE DONE IN CONFORMANCE WITH TOWN OF ESTES PARK STREET DESIGN AND CONSTRUCTION STANDARDS (APPENDIX D OF THE ESTES PARK DEVELOPMENT CODE). ALL LARGE PATCHES SHALL BE PAVED WITH AN ASPHALT LAY-DOWN MACHINE. IN STREETS WHERE MORE THAN ONE CUT IS MADE, AN OVERLAY OF THE ENTIRE STREET WIDTH, INCLUDING THE PATCHED AREA, MAY BE REQUIRED. IN ACCORDANCE WITH THE REFERENCED SPECIFICATIONS, THE TOWN ENGINEER SHALL MAKE THE DETERMINATION OF THE NEED FOR A COMPLETE OVERLAY. 12. THE CONTRACTOR SHALL RESTORE ANY DISTURBED AREAS TO EQUAL OR BETTER CONDITION THAN EXISTED BEFORE CONSTRUCTION. DRAINAGE DITCHES OR WATERCOURSES THAT ARE DISTURBED BY CONSTRUCTION SHALL BE RESTORED TO THE GRADES AND CROSS-SECTIONS THAT EXISTED BEFORE CONSTRUCTION, UNLESS OTHERWISE SHOWN ON THE CONSTRUCTION DOCUMENTS. 13. PRIOR TO CLOSEOUT OF ANY TOWN ISSUED GRADING EROSION AND SEDIMENT CONTROL PLAN, ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES WILL HAVE A UNIFORM VEGETATIVE COVER ESTABLISHED WITH AN INDIVIDUAL PLANT DENSITY OF AT LEAST 70 PERCENT OF PRE-DISTURBANCE LEVELS, OR EQUIVALENT PERMANENT, PHYSICAL EROSION REDUCTION METHODS. 14. THE CONTRACTOR SHALL CAREFULLY PRESERVE BENCHMARKS, PROPERTY CORNERS, REFERENCE POINTS, STAKES AND OTHER SURVEY REFERENCE MONUMENTS OR MARKERS. IN CASE OF WILLFUL OR CARELESS DESTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RESTORATIONS. RESETTING OF MARKERS SHALL BE PERFORMED UNDER THE DIRECTION OF A COLORADO LICENSED PROFESSIONAL LAND SURVEYOR. 15. THE CONTRACTOR SHALL IMMEDIATELY REMOVE ANY CONSTRUCTION DEBRIS AND MUD TRACKED ONTO EXISTING ROADWAYS. THE CONTRACTOR SHALL REPAIR ANY EXCAVATION OR PAVEMENT FAILURES CAUSED BY THE CONSTRUCTION. 16. ALL DAMAGED EXISTING CURB, GUTTER, AND SIDEWALK SHALL BE REPAIRED PRIOR TO ACCEPTANCE OF COMPLETED IMPROVEMENTS. 17. THE TYPE, SIZE, LOCATION AND NUMBER OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE CONSTRUCTION DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION OF ALL UNDERGROUND UTILITIES ALONG THE ROUTE OF THE WORK PRIOR TO COMMENCING ANY NEW CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE OF ANY UNKNOWN UNDERGROUND UTILITIES. 18. THE CONTRACTOR SHALL NOTIFY THE TOWN OF ESTES PARK PUBLIC WORKS DEPARTMENT AT (970) 577-3581 AT LEAST 48 HOURS PRIOR TO INSTALLING A NEW SEWER SERVICE. 19. THE CONTRACTOR SHALL NOTIFY THE TOWN OF ESTES PARK PUBLIC WORKS DEPARTMENT AT (970) 577-3581 AT LEAST 48 HOURS PRIOR TO INSTALLING A NEW WATER SERVICE OR ABANDONING AN EXISTING WATER SERVICE. 20. THE TOWN OF ESTES PARK SHALL NOT BE RESPONSIBLE FOR OPERATION, MAINTENANCE OR REPAIR OF STORM DRAINAGE FACILITIES LOCATED ON PRIVATE PROPERTY. 21. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING THE SERVICES OF A QUALIFIED TESTING LABORATORY TO PERFORM ALL COMPACTION TESTING, ASPHALT TESTING, CONCRETE TESTING AND ANY OTHER TESTING AS MAY BE REQUIRED TO COMPLETE THE WORK. QUALITY CONTROL TEST RESULTS MUST BE SUBMITTED FOR ALL PHASES OF THIS PROJECT PER THE TOWN’S REQUIREMENTS. 22. THE CONTRACTOR SHALL MAINTAIN ONE (1) SET OF “REDLINED” PRINTS OF THE CONSTRUCTION PLANS. THE “REDLINED” PRINTS SHALL BE KEPT CURRENT TO ACCURATELY REPRESENT THE DIMENSIONS AND LOCATIONS OF ALL WORK PERFORMED BY THE CONTRACTOR. PRIOR TO FINAL PAYMENT, THE CONTRACTOR MUST PRESENT THE “REDLINED” PRINTS TO THE OWNER’S ENGINEER FOR PREPARATION OF A SET OF REPRODUCIBLE “RECORD DRAWINGS” WHICH SHALL BE SUBMITTED TO THE TOWN WITHIN 30 DAYS OF CONSTRUCTION ACCEPTANCE OF THE PROJECT BY THE TOWN. 23. THE OWNER/DEVELOPER SHALL BE RESPONSIBLE FOR PROVIDING ALL REQUIRED LOT STAKING AND CONSTRUCTION STAKING. THE CONTRACTOR SHALL COORDINATE THROUGH THE OWNER’S DESIGNATED REPRESENTATIVE TO ASSURE THAT THE SURVEYOR IS GIVEN ADEQUATE NOTICE AND INSTRUCTION IN ORDER TO COMPLETE THE SURVEY REQUIREMENTS FOR THE VARIOUS PHASES OF WORK. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE COST OF RE-SURVEYING REQUIRED DUE TO THE CONTRACTOR’S, OR SUBCONTRACTOR’S, ACTIVITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE COSTS ASSOCIATED WITH RESCHEDULING THE SURVEYOR TO ACCOMMODATE THE CONTRACTOR’S REQUESTS FOR UNSCHEDULED STAKING. 24. THE CONTRACTOR SHALL PROVIDE AND IMPLEMENT A “TRAFFIC CONTROL PLAN” RELATED TO ALL CONSTRUCTION ACTIVITIES FOR THIS PROJECT. 25. THE CONTRACTOR SHALL PERFORM ALL WORK ACCORDING TO ALL TOWN, COUNTY, STATE AND FEDERAL SAFETY AND HEALTH REGULATIONS. IN PARTICULAR, THE TRENCHING AND OPEN EXCAVATION OPERATIONS SHALL COMPLY WITH ALL CURRENT O.S.H.A. REGULATORY REQUIREMENTS. 26. ALL CONSTRUCTION ACTIVITIES MUST COMPLY WITH THE STATE OF COLORADO PERMITTING PROCESS FOR “STORMWATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITY.” FOR INFORMATION CONTACT THE COLORADO DEPARTMENT OF HEALTH, WATER QUALITY CONTROL DIVISION, WQCD-P-B2, 4300 CHERRY CREEK DRIVE SOUTH, DENVER, COLORADO, 80246-1530. ATTENTION: PERMITS AND ENFORCEMENT SECTION. PHONE (303) 692-3500. A COPY OF THE CONTRACTOR’S PERMIT CERTIFICATION MUST BE SUBMITTED TO THE STORMWATER PROGRAM COORDINATOR. 27. WHEN DISCHARGING GROUNDWATER, ALL DEWATERING METHODS SHALL BE IN CONFORMANCE WITH ALL LAWS AND REGULATIONS OF THE STATE INCLUDING OBTAINING A COLORADO DISCHARGE PERMIT SYSTEM PERMIT FOR CONSTRUCTION DEWATERING WASTEWATER DISCHARGE, IF APPLICABLE. THE CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER PRECAUTIONS TO PROTECT ADJACENT PROPERTIES FROM ANY AND ALL DAMAGE THAT MAY OCCUR FROM STORMWATER RUNOFF AND /OR DEPOSITION OF DEBRIS RESULTING FROM ANY AND ALL WORK. 28. THE ENGINEER WHO HAS PREPARED THESE PLANS, BY EXECUTION AND/OR SEAL HEREON, DOES HEREBY AFFIRM RESPONSIBILITY TO THE TOWN OF ESTES PARK, AS A BENEFICIARY OF SAID ENGINEER’S WORK, FOR ANY ERRORS AND OMISSIONS CONTAINED IN THESE PLANS, AND APPROVAL OF THESE PLANS SHALL NOT RELIEVE THE ENGINEER WHO HAS PREPARED THESE PLANS OF ANY SUCH RESPONSIBILITY. 29. THE CONTRACTOR SHALL HAVE A REGISTERED LAND SURVEYOR TIE OUT AND RESET ANY PROPERTY CORNERS OR SECTION CORNERS PLANNED TO BE DISTURBED BY CONSTRUCTION OF THIS PROJECT, AND SHALL HAVE A REGISTERED LAND SURVEYOR REESTABLISH ANY PROPERTY CORNERS OR SECTION CORNERS INADVERTENTLY DISTURBED DURING CONSTRUCTION OF THIS PROJECT. 1.ANY LAND DISTURBANCE WITHIN THE LIMITS OF DISTURBANCE NOTED ON THIS PLAN BY ANY OWNER, DEVELOPER, BUILDER, CONTRACTOR, OR OTHER PERSON SHALL COMPLY WITH THE BEST MANAGEMENT PRACTICES REQUIREMENTS AND PROHIBITIONS NOTED IN THE USDCM: VOL. III STORMWATER QUALITY, CHAPTER 7. NOTE: THE USE OF STRAW BALE BARRIERS (SBB), NOTED AS SC-03 IN THE URBAN STORM DRAINAGE CRITERIA MANUAL, IS DISCOURAGED IN THE TOWN. SPECIFIC APPROVAL FROM THE TOWN’S STORM WATER PROGRAM COORDINATOR IS REQUIRED FOR USE. 2.NON-COMPLIANCE AND ANY NOTICE OF VIOLATION IS THE RESPONSIBILITY OF THE OWNER SIGNING THESE PLANS. 3.NO CLEARING, GRADING, EXCAVATION, FILLING, OR OTHER LAND DISTURBING ACTIVITIES SHALL BE PERMITTED UNTIL SIGNOFF AND ACCEPTANCE OF THE GRADING, EROSION AND SEDIMENT CONTROL PLAN IS RECEIVED FROM TOWN ENGINEER, AND AN INITIAL INSPECTION HAS BEEN COMPLETED. 4.THE INSTALLATION OF THE FIRST LEVEL OF TEMPORARY SEDIMENT AND EROSION CONTROL FACILITIES AND BMPS SHALL BE INSTALLED AND INSPECTED PRIOR TO ANY EARTH DISTURBANCE OPERATIONS TAKING PLACE. CALL THE STORMWATER PROGRAM COORDINATOR, 970-577-3777, 48 HOURS PRIOR TO CONSTRUCTION. 5.SEDIMENT (MUD AND DIRT) TRANSPORTED ONTO A PUBLIC ROAD, REGARDLESS OF THE SIZE OF THE SITE, SHALL BE REMOVED AND PROPERLY DISPOSED OF IMMEDIATELY. POWER WASHING OF PAVEMENT IS NOT ALLOWED. 6.CONCRETE WASH WATER SHALL NOT BE ALLOWED TO RUNOFF TO STATE WATERS, INCLUDING GROUNDWATER AND ANY SURFACE OR SUBSURFACE STORM DRAINAGE SYSTEM OR FACILITIES. CONCRETE WASH WATER, AND WASTE WATER USED IN RINSING TOOLS USED FOR GROUT, MORTAR, SAW CUTTING, AND SIMILAR MATERIALS SHALL BE COLLECTED IN AN APPROVED WASH OUT AREA, REMOVED REGULARLY, AND DISPOSED OF APPROPRIATELY. 7.SOIL EROSION CONTROL MEASURES FOR ALL SLOPES, CHANNELS, DITCHES, OR ANY DISTURBED LAND AREA SHALL BE COMPLETED WITHIN FOURTEEN (14) CALENDAR DAYS AFTER FINAL GRADING OR FINAL EARTH DISTURBANCE HAS BEEN COMPLETED. DISTURBED AREAS AND STOCKPILES WHICH ARE NOT AT FINAL GRADE BUT WILL REMAIN DORMANT FOR LONGER THAN THIRTY (30) DAYS SHALL ALSO BE MULCHED WITHIN FOURTEEN (14) DAYS AFTER INTERIM GRADING. AN AREA THAT IS GOING TO REMAIN IN AN INTERIM DORMANT STATE FOR MORE THAN SIXTY (60) DAYS SHALL BE SEEDED AND MULCHED (CONDITIONS PERMITTING), OR AN APPROPRIATE SOIL BINDER SHALL BE APPLIED IF CONDITIONS DO NOT PERMIT SEED GERMINATION, WITHIN FOURTEEN (14) DAYS AFTER GRADING OPERATIONS CEASE. ALL TEMPORARY SOIL EROSION CONTROL MEASURES AND BMPS SHALL BE MAINTAINED UNTIL PERMANENT SOIL EROSION CONTROL MEASURES ARE IMPLEMENTED. 8.THE GRADING, EROSION AND SEDIMENT CONTROL PLAN WILL BE SUBJECT TO RE-REVIEW AND RE-ACCEPTANCE BY THE TOWN OF ESTES PARK ENGINEERING SHOULD ANY OF THE FOLLOWING OCCUR: GRADING DOES NOT COMMENCE WITHIN TWELVE (12) MONTHS OF THE TOWN ENGINEER’S ACCEPTANCE OF THE PLAN, A CHANGE IN PROPERTY OWNERSHIP, PROPOSED DEVELOPMENT CHANGES, OR PROPOSED GRADING REVISIONS. 9.ACCEPTANCE OF THIS PLAN DOES NOT CONSTITUTE APPROVAL TO GRADE IN ANY UTILITY EASEMENT OR RIGHT-OF-WAY. APPROVALS TO GRADE WITHIN UTILITY EASEMENTS MUST BE OBTAINED FROM THE APPROPRIATE UTILITY COMPANY. IT IS NOT PERMISSIBLE FOR ANY PERSON TO MODIFY THE GRADE OF THE EARTH ON ANY TOWN OF ESTES PARK EASEMENT OR UTILITY RIGHT-OF-WAY WITHOUT WRITTEN APPROVAL FROM THE ROW OWNER. THE PLAN SHALL NOT INCREASE OR DIVERT WATER TOWARDS UTILITY FACILITIES. ANY CHANGES TO EXISTING UTILITY FACILITIES TO ACCOMMODATE THE PLAN MUST BE APPROVED BY THE AFFECTED UTILITY OWNER PRIOR TO IMPLEMENTING THE PLAN. THE COST TO RELOCATE OR PROTECT EXISTING UTILITIES OR TO PROVIDE INTERIM ACCESS IS THE EXPENSE OF THE OWNER SIGNING THESE PLANS. 10.THIS PLAN CONTAINS EROSION AND SEDIMENT CONTROL METHODS AND BEST MANAGEMENT PRACTICES (BMPS) TO BE USED DURING CONSTRUCTION; ADDITIONAL MEASURES AND BMPS MAY BE REQUIRED AS CONDITIONS CHANGE. IT IS THE CONTRACTOR’S RESPONSIBILITY TO ENSURE COMPLIANCE WITH FEDERAL, STATE AND TOWN OF ESTES PARK REQUIREMENTS, AND THE STORMWATER PROGRAM COORDINATOR MUST BE NOTIFIED OF ANY MAJOR CHANGES. 11.ALL BMPS ARE TO BE MAINTAINED PER THE SPECIFICATIONS NOTED IN THIS PLAN. IF ANY SUBSTANTIAL DEVIATION FROM INSTALLATION/IMPLEMENTATION SPECIFICATIONS MAY BETTER SUIT A PARTICULAR APPLICATION, CONTACT THE STORMWATER PROGRAM COORDINATOR FOR APPROVAL BEFORE INSTALLATION, OR MAKING A CHANGE TO THE BMP OR ITS LOCATION. 12.SOILS EXPOSED BY LAND DISTURBING ACTIVITIES ON SLOPES SHALL BE KEPT IN A ROUGHENED CONDITION BY RIPPING/DISKING ALONG CONTOURS TO PREVENT EROSION. TECHNIQUES SUCH AS SURFACE ROUGHENING AND/OR DUST SUPPRESSION WITH WATER TRUCKS SHALL BE USED TO MINIMIZE WIND EROSION. 13.ALL TEMPORARY BMPS MUST BE REMOVED FROM THE CONSTRUCTIONS SITE AND PROPERLY DISPOSED OF ONCE FINAL STABILIZATION IS ACHIEVED, EXCEPT BMPS WITHSPECIFICATIONS THAT ALLOW THE BMP TO REMAIN IN PLACE (I.E. BIO-DEGRADABLE BMPS). 14.UPON THE REQUEST TO CLOSE OUT THE GRADING, EROSION AND SEDIMENT CONTROL PERMIT, CONTRACTOR SHALL ENSURE THAT ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES, BOTH ON AND OFF SITE, WILL HAVE A UNIFORM VEGETATIVE COVER ESTABLISHED, WITH ACCEPTABLE PLANTS, AND WITH AN INDIVIDUAL PLANT DENSITY OF AT LEAST 70 PERCENT OF PRE-DISTURBANCE LEVELS, OR EQUIVALENT PERMANENT PHYSICAL EROSION REDUCTION METHODS. 89 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 1 . 0 - E x i s t i n g C o n d i t i o n s . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 Know what's before you dig. PGS CMS EXISTING CONDITIONS SHEET 3 OF 20 C1.0 90 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 2 . 0 - H o r i z o n t a l C o n t r o l P l a n . d w g - Ti n a S l a t e r - 2/ 1 2 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CO N S T R U C T I O N KLB12 01/28/2025 Know what's before you dig. PGS CMS HORIZONTAL CONTROL PLAN SHEET 4 OF 20 C2.0 91 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 2 . 0 - H o r i z o n t a l C o n t r o l P l a n . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 PGS CMS HORIZONTAL CONTROL DETAILS SHEET 5 OF 20 C2.1 92 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 3 . 0 - O v e r a l l G r a d i n g P l a n . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 Know what's before you dig. PGS CMS OVERALL GRADING PLAN SHEET 6 OF 20 C3.0 93 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 4 . 0 - U t i l i t y P l a n . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 Know what's before you dig. PGS CMS UTILITY PLAN SHEET 7 OF 20 C4.0 S W SS W SS 94 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 4 . 0 - U t i l i t y P l a n . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 PGS CMS UTILITY DETAILS SHEET 8 OF 20 C4.1 95 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 5 . 0 - E r o s i o n C o n t r o l P l a n . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 Know what's before you dig. PGS CMS EROSION CONTROL PLAN SHEET 9 OF 20 C5.0 SF SF 96 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 5 . 0 - E r o s i o n C o n t r o l P l a n . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 PGS CMS EROSION CONTROL DETAILS SHEET 10 OF 20 C5.1 97 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 C I V \ 3 - C D \ K L B 1 2 _ C 5 . 0 - E r o s i o n C o n t r o l P l a n . d w g - Ti n a S l a t e r - 2/ 5 / 2 0 2 5 Init.#Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NO T F O R CO N S T R U C T I O N KLB12 01/28/2025 PGS CMS EROSION CONTROL DETAILS SHEET 11 OF 20 C5.2 98 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 P L A \ 3 - C D \ K L B 1 2 _ L 1 . 0 - L a n d s c a p e . d w g - E r i c N e w e l l - 2 / 6 / 2 0 2 5 Init.# Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CON S T R U C T I O N KLB12 01/28/2025 EDN JAR TREE PRESERVATION PLAN SHEET 12 OF 20 L1.0 1. USE TOWN OF ESTES PARK TREE PROTECTION NOTES (IF AVAILABLE). TREE PROTECTION NOTES BELOW SHALL BE USED FOR FURTHER INTEGRATION. RE: EPDC & 7.3 - TREE AND VEGETATION PROTECTION 2. "PROTECTED ZONE" FOR EXISTING TREES: BEFORE BEGINNING ANY DEMOTION OR CONSTRUCTION OPERATIONS, THE CONTRACTOR SHALL INSTALL TEMPORARY FENCING AROUND ALL EXISTING TREES WITHIN THE CONSTRUCTION ZONE THAT ARE TO BE SAVED. THE FENCE SHALL BE INSTALLED NO CLOSER TO THE TREE THAN THE EDGE OF THE TREE'S PROTECTED ZONE, GENERALLY DEFINED AS THE AREA BEGINNING FIVE FEET OUTSIDE OF THE TREE'S DRIPLINE AND EXTENDING TOWARDS THE TREE (OR AS FAR AWAY FROM THE TRUNK AS PRACTICABLE). THE FENCING SHALL BE OF A MATERIAL AND HEIGHT ACCEPTABLE TO THE LANDSCAPE ARCHITECT. ALL CONTRACTORS AND THEIR CREWS SHALL NOT BE ALLOWED INSIDE THIS "PROTECTED ZONE" NOR SHALL THEY BE ALLOWED TO STORE OR DUMP FOREIGN MATERIALS WITHIN THIS AREA. NO WORK OF ANY KIND, INCLUDING TRENCHING, SHALL BE ALLOWED WITHIN THE PROTECTED ZONE EXCEPT AS DESCRIBED BELOW. THE FENCING SHALL REMAIN AROUND EACH TREE TO BE SAVED UNTIL THE COMPLETION OF CONSTRUCTION OPERATIONS. 3. TEMPORARY MULCH: TO ALLEVIATE SOIL COMPACTION IN ANTICIPATED AREAS OF HIGH CONSTRUCTION TRAFFIC, AND ONLY WHERE FENCING CANNOT BE SET FIVE FEET OUTSIDE OF THE DRIPLINE, THE CONTRACTOR SHALL INSTALL A LAYER OF MULCH, 9"-12" THICK, OVER ALL EXPOSED EARTH FROM THE TREE TRUNK TO 5' OUTSIDE OF THE DRIPLINE. THIS LAYER SHALL BE MAINTAINED AT ALL TIMES DURING CONSTRUCTION. WHEN PLANTING OPERATIONS ARE COMPLETED, THE MULCH SHALL BE REDISTRIBUTED THROUGHOUT ALL PLANTING AREAS IN A 3" THICK "PERMANENT" MULCH LAYER. 4. NECESSARY WORK: WHEN IT BECOMES NECESSARY TO ENTER THE "PROTECTED ZONE", SUCH AS FOR FINE GRADING, IRRIGATION INSTALLATION, AND PLANTING OPERATIONS, THE CONTRACTOR SHALL STRICTLY ADHERE TO THE FOLLOWING RULES: A. EVERY EFFORT SHALL BE MADE TO PRESERVE THE EXISTING GRADE AROUND PROTECTED TREES IN AS WIDE AN AREA AS POSSIBLE. B. TRENCHING WITHIN THE PROTECTED ZONE OF EXISTING TREES SHALL BE PERFORMED BY HAND, AND WITH EXTREME CARE NOT TO SEVER ROOTS 1-1/2" IN DIAMETER AND LARGER. WHERE ROOTS 1-1/2" IN DIAMETER AND LARGER ARE ENCOUNTERED, THE CONTRACTOR SHALL TUNNEL UNDER SAID ROOTS. EXPOSED ROOTS THAT HAVE BEEN TUNNELED UNDER SHALL BE WRAPPED IN WET BURLAP AND KEPT MOIST WHILE THE TRENCH IS OPEN. C. WHERE ROOTS 1-1/2" IN DIAMETER OR LARGER MUST BE CUT DUE TO EXTENSIVE GRADE CHANGES, THOSE ROOTS MUST BE EXPOSED BY HAND DIGGING AND CUT CLEANLY. RAGGED CUTS GENERALLY DO NOT HEAL PROPERLY, AND MAY LEAVE THE TREE OPEN TO PESTS AND PATHOGENS. D. WHERE TRENCHING NEAR TREES HAS ALREADY OCCURRED FROM PREVIOUS CONSTRUCTION OPERATIONS, THE CONTRACTOR SHALL MAKE EVERY EFFORT TO CONFINE HIS TRENCHING OPERATIONS TO THE PREVIOUSLY-CREATED TRENCHES, WHILE ADHERING TO THE CONDITIONS SET FORTH IN 3B. 4. POTENTIAL CONFLICTS: THE CONTRACTOR SHALL NOTIFY THE OWNER AND ARBORIST SHOULD ANY POTENTIAL CONFLICTS ARISE BETWEEN THESE SPECIFICATIONS AND/OR LARGE ROOTS ENCOUNTERED IN THE FIELD, AND CONSTRUCTION OPERATIONS. THE CONTRACTOR SHALL NOT TAKE ANY ACTION IN SUCH CONFLICTS WITHOUT THE ARBORIST'S WRITTEN APPROVAL. THE ARBORIST SHALL HAVE FINAL AUTHORITY OVER ALL METHODS NECESSARY TO HELP ENSURE THE PROTECTION AND SURVIVAL OF EXISTING TREES. 5. PRUNING: PRUNE ONLY THE TREES THAT ARE INDICATED ON THE PLANS AS REQUIRING PRUNING. PRUNE TREES ACCORDING TO INTERNATIONAL SOCIETY OF ARBORICULTURE / ANSI A300 STANDARDS: A. REMOVE ALL DEAD WOOD. B. PRUNE LIVE WOOD FOR HEALTH OR STRUCTURAL REASONS ONLY, INCLUDING THE NEED TO ELIMINATE DISEASED OR DAMAGED GROWTH, ELIMINATE STRUCTURALLY UNSOUND GROWTH, REDUCE THE POTENTIAL FOR WIND TOPPLING OR WIND DAMAGE, OR TO MAINTAIN GROWTH WITHIN LIMITED SPACE. DO NOT REMOVE MORE THAN 25% OF ANY TREE'S LIVE FOLIAGE IN ANY ONE GROWING SEASON. PRUNE ONLY TO INTERNATIONAL SOCIETY OF ARBORICULTURE/ANSI A300 STANDARDS, AND ONLY UNDER THE DIRECT SUPERVISION OF A CERTIFIED ARBORIST. C. FINAL CUTS SHALL BE MADE JUST OUTSIDE THE SHOULDER RING AREA. EXTREMELY FLUSHED CUTS WHICH PRODUCE LARGE WOUNDS SHALL NOT BE MADE. D. ALL TRIMMING CUTS SHALL BE PERFORMED IN SUCH A MANNER AS TO PROMOTE THE NATURAL GROWTH AND SHAPE OF EACH TREE SPECIES. E. IMPROPER PRUNING METHODS INCLUDING, BUT NOT LIMITED TO, "TOPPING", "TIPPING", "HEADING BACK", "DEHORNING", AND "LIONTAILING" WILL NOT BE ALLOWED. THE CONTRACTOR SHALL PAY FOR ALL WORK NECESSARY TO CORRECT SUCH PRUNING WHEN PERFORMED BY HIS CREWS OR SUBCONTRACTORS. F. SHOULD THE CONTRACTOR REQUIRE MORE INFORMATION, THE CONTRACTOR SHALL CONTACT THE ISA AT (217) 355-9411 FOR A COPY OF THE ANSI A300 PRUNING STANDARDS. CONTRACTOR SHALL ADHERE TO THE METHODS AND PRACTICES SET FORTH IN THIS DOCUMENT. 6. LANDSCAPE AND IRRIGATION (NATIVE TREES ONLY): ANY FUTURE LANDSCAPE AND IRRIGATION SHOULD ADHERE TO THE FOLLOWING GUIDELINES: A. NO IRRIGATION OR PLANTING SHOULD OCCUR CLOSER THAN 8'-10' FROM THE TRUNK. B. WHERE IRRIGATION DOES OCCUR WITHIN THE PROTECTED ZONE, DRIP IRRIGATION SHOULD BE USED WHEREVER POSSIBLE. ADDITIONALLY, ONLY PLANTS WITH LOW WATER NEEDS SHOULD BE PLANTED WITHIN THE PROTECTED ZONE, SPACED FAR APART WHERE CLOSE TO THE TREE. PLANTS MAY BE SPACED CLOSER TOGETHER NEAR THE EDGE OF THE PROTECTED ZONE. TREE PROTECTION NOTES: Know what's before you dig. 99 (5) JUSW (1) POPI (3) JUTT (1) AMCS (1) PIFL (2) AMCS (5) CAAK (2) AMCS (5) JUTT (5) AMCS (11) CAAK (5) JUTT (3) PBEP (8) CAAK (3) JUBC (8) CAAK (2) JUBC (4) PBEP (7) FAPA (14) CAAK (5) JUTT (1) POPI (2) PIFL (2) ACGR (5) PBEP (5) PIAR (2) JUTT (3) JUBC (3) JUSW (3) JUSW (4) HESE (3) HESE (1) JUTT (6) AMCS (1) JUBC (9) JUBC (24) CAAK (5) HESE (4) HESE (8) CAAK SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONT.CAL / SIZE HT. X SPD.WATER USE LIGHT REQ. DECIDUOUS TREES ACGR 2 BIGTOOTH MAPLE ACER GRANDIDENTATUM B&B 2" CAL 30`X30`MODERATE SUN/PART SHADE EVERGREEN TREES PIAR 5 BRISTLECONE PINE PINUS ARISTATA B&B 6` HT 30`X15`LOW SUN PIFL 3 VANDERWOLF'S PYRAMID LIMBER PINE PINUS FLEXILIS 'VANDERWOLF'S PYRAMID'B&B 6` HT 50`X30`LOW SUN/PART SHADE POPI 2 PONDEROSA PINE PINUS PONDEROSA B&B 6` HT 40`X25`LOW SUN EXISTING TREES EXER 1 EXISTING EVERGREEN TREE TO BE REMOVED EXISTING EXET 12 EXISTING EVERGREEN TREE TO REMAIN EXISTING SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONT.HT. X SPD.WATER USE LIGHT REQ. UPRIGHT JUNIPERS JUSW 11 WOODWARD JUNIPER JUNIPERUS SCOPULORUM 'WOODWARD'#5 CONT.20`X3`VERY LOW SUN DECIDUOUS SHRUBS AMCS 16 LEADPLANT AMORPHA CANESCENS #5 CONT. 4`X4`VERY LOW SUN/PART SHADE FAPA 7 APACHE PLUME FALLUGIA PARADOXA #5 CONT. 5`X5`VERY LOW SUN PBEP 12 PAWNEE BUTTES SAND CHERRY PRUNUS BESSEYI 'P011S' TM #5 CONT. 1.5`X6` VERY LOW SUN EVERGREEN SHRUBS JUBC 18 BLUE CREEPER™ JUNIPER JUNIPERUS SCOPULORUM 'MONAM'#5 CONT.2`X6`LOW SUN JUTT 21 TABLE TOP BLUE JUNIPER JUNIPERUS SCOPULORUM 'TABLE TOP BLUE' #5 CONT.4`X6`LOW SUN ORNAMENTAL GRASSES CAAK 78 KARL FOERSTER FEATHER REED GRASS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' #1 CONT. 5`X2`LOW SUN HESE 16 BLUE OAT GRASS HELICTOTRICHON SEMPERVIRENS #1 CONT. 2.5`X2.5` VERY LOW SUN/PART SHADE SYMBOL CODE QTY COMMON NAME BOTANICAL NAME TYPE SPACING MULCH RMULCH 7,914 SF 1 1/2" FOOTHILLS RIVER ROCK WITH WOOD MULCH RING AROUND ALL PLANT MATERIAL, SEE PLANTING NOTES & DETAILS 1 1/2" FOOTHILLS RIVER ROCK MULCH RMULCH2 14,931 SF 2" - 4" HORIZON COBBLESTONE WITH WOOD MULCH RING AROUND ALL PLANT MATERIAL, SEE PLANTING NOTES & DETAILS 2" - 4" HORIZON COBBLESTONE MULCH SOD/SEED SEED1 14,128 SF LOW GROW NATIVE SEED SEE PLANTING NOTES & DETAILS LOW GROW NATIVE SEED SEED PLANT SCHEDULE CODE DESCRIPTION QTY DETAIL Landscape STEEL EDGER 448 LF SEE NOTES BOULDER 2'-5'10 REFERENCE NOTES SCHEDULE - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 P L A \ 3 - C D \ K L B 1 2 _ L 1 . 0 - L a n d s c a p e . d w g - E r i c N e w e l l - 2 / 6 / 2 0 2 5 Init.# Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CON S T R U C T I O N KLB12 01/28/2025 EDN JAR LANDSCAPE PLAN SHEET 13 OF 20 L1.1 Know what's before you dig. 100 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 P L A \ 3 - C D \ K L B 1 2 _ L 1 . 0 - L a n d s c a p e . d w g - E r i c N e w e l l - 2 / 6 / 2 0 2 5 Init.# Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CON S T R U C T I O N KLB12 01/28/2025 EDN JAR LANDSCAPE NOTES & DETAILS SHEET 14 OF 20 L1.2 NOTE: ROCK MULCH COLOR PER LANDSCAPE SCHEDULE ROCK MULCH: 1" SCREENED FRACTURED LANDSCAPE ROCK, COLOR: GRAY TONES. COMPACTED SUBGRADE SECTION FILTER FABRIC HOLD TOP OF ROCK MULCH 1/2" MIN. BELOW ADJACENT AREA, TYP. IRRIGATION CONCEPT 1. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED AND OPERATIONAL BY THE TIME OF FINAL INSPECTION. THE ENTIRE IRRIGATION SYSTEM SHALL BE INSTALLED BY A QUALIFIED IRRIGATION CONTRACTOR. 2. THE IRRIGATION SYSTEM WILL HAVE APPROPRIATE BACKFLOW PREVENTION DEVICES INSTALLED TO PREVENT CONTAMINATION OF THE WATER SOURCE IF APPLICABLE. 3. ALL NON-TURF/SEED PLANTED AREAS WILL BE DRIP IRRIGATED. TURF SOD/SEED SHALL RECEIVE POP-UP SPRAY IRRIGATION FOR HEAD TO HEAD COVERAGE. 4. ALL PLANTS SHARING SIMILAR HYDROZONE CHARACTERISTICS SHALL BE PLACED ON A VALVE DEDICATED TO PROVIDE THE NECESSARY WATER REQUIREMENTS SPECIFIC TO THAT HYDROZONE. 5. THE IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED, TO THE MAXIMUM EXTENT POSSIBLE, TO CONSERVE WATER BY USING THE FOLLOWING DEVICES AND SYSTEMS: MATCHED PRECIPITATION RATE TECHNOLOGY ON ROTOR AND SPRAY HEADS (WHEREVER POSSIBLE), RAIN SENSORS, AND SMART MULTI-PROGRAM COMPUTERIZED IRRIGATION CONTROLLERS FEATURING SENSORY INPUT CAPABILITIES. 1. THE LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL TREES, SHRUBS, PERENNIALS, SOD, SEEDED AREAS, AND IRRIGATION SYSTEMS FOR A PERIOD OF ONE YEAR FROM THE DATE OF THE OWNER'S ACCEPTANCE. THE CONTRACTOR SHALL REPLACE, AT HIS OWN EXPENSE, ANY PLANTS WHICH DIE IN THAT TIME, OR REPAIR ANY PORTIONS OF THE IRRIGATION SYSTEM WHICH OPERATE IMPROPERLY. 2. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN THE LANDSCAPE IN A NEAT, CLEAN, AND HEALTHY CONDITION FOR A PERIOD OF 90 DAYS. THIS SHALL INCLUDE PROPER PRUNING, MOWING AND AERATION OF LAWNS, WEEDING, REPLACEMENT OF MULCH, REMOVAL OF LITTER, AND THE APPROPRIATE WATERING OF ALL PLANTINGS. IRRIGATION SHALL BE MAINTAINED IN PROPER WORKING ORDER, WITH SCHEDULING ADJUSTMENTS BY SEASON AND TO MAXIMIZE WATER CONSERVATION. IF SITE OPENS DURING WINTER, TO AVOID FREEZE DAMAGE ON PLANTINGS, THE 90 DAYS SHOULD BEGIN AFTER ACCEPTANCE OF THE WORK. 3. DURING THE LANDSCAPE MAINTENANCE PERIOD, THE LANDSCAPE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE AWAY FROM STRUCTURES IN ALL LANDSCAPE AREAS AT THE MINIMUM SLOPE SPECIFIED IN THE GEOTECHNICAL REPORT. LANDSCAPE AREAS WHICH SETTLE AND CREATE THE POTENTIAL FOR PONDING SHALL BE REPAIRED TO ELIMINATE PONDING POTENTIAL AND BLEND IN WITH THE SURROUNDING GRADES. SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GEOTECHNICAL REPORT, THE GRADING PLANS, THESE NOTES, AND ACTUAL CONDITIONS, THE CONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT AND OWNER. LANDSCAPE GUARANTEE AND MAINTENANCE PLANTING NOTES GENERAL 1. ALL WORK SHALL CONFORM TO ALL APPLICABLE STATE AND LOCAL CODES, STANDARDS, AND SPECIFICATIONS. 2. LANDSCAPE DESIGN IS DIAGRAMMATIC IN NATURE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS OWN TAKEOFFS AND QUANTITY CALCULATIONS. IN THE EVENT OF A DISCREPANCY BETWEEN THE PLAN AND THE LANDSCAPE LEGEND, THE PLANT QUANTITY AS SHOWN ON THE PLAN SHALL TAKE PRECEDENCE AND NOTIFY THE LANDSCAPE ARCHITECT OF THESE DISCREPANCIES. MINOR ADJUSTMENTS TO THE LANDSCAPE MATERIAL AND LOCATIONS MAY BE PROPOSED FOR CITY CONSIDERATION AT THE CONSTRUCTION DOCUMENT STAGE TO RESPOND TO MARKET AND FIELD CONDITIONS. HOWEVER, THERE SHALL BE NO REDUCTION IN THE NUMBER AND SIZE OF MATERIALS. 3. CONTRACTOR SHALL MAKE HIMSELF AWARE OF THE LOCATIONS OF EXISTING AND PROPOSED UTILITIES, AND SHALL BE RESPONSIBLE FOR ANY DAMAGE TO THE UTILITIES AND/OR ANY INJURY TO ANY PERSON. THIS DRAWING IS PART OF A COMPLETE SET OF CONTRACT DOCUMENTS. UNDER NO CIRCUMSTANCES SHOULD THIS PLAN BE USED FOR CONSTRUCTION PURPOSES WITHOUT EXAMINING ACTUAL LOCATIONS OF UTILITIES ON SITE AND REVIEW ALL RELATED PLANS AND DOCUMENTS. 4. ALL UTILITY EASEMENTS SHALL REMAIN UNOBSTRUCTED AND FULLY ACCESSIBLE ALONG THEIR ENTIRE LENGTH FOR MAINTENANCE EQUIPMENT. 5. THE CONTRACTOR SHALL TAKE EXTREME CARE NOT TO DAMAGE ANY EXISTING PLANTS INDICATED AS "TO REMAIN". ANY SUCH PLANTS DAMAGED BY THE CONTRACTOR SHALL BE REPLACED WITH THE SAME SPECIES, SIZE, AND QUANTITY AT THE CONTRACTOR'S OWN EXPENSE, AND AS ACCEPTABLE TO THE OWNER. REFER TO THE TREE PROTECTION NOTES ON THE PLANS (AS APPLICABLE). 6. LANDSCAPE CONTRACTOR SHALL EXAMINE THE SITE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED AND NOTIFY THE GENERAL CONTRACTOR IN WRITING OF UNSATISFACTORY CONDITIONS. IF SITE CONDITIONS OR PLANT AVAILABILITY REQUIRE CHANGES TO THE PLAN, THEN AN APPROVAL WILL BE OBTAINED FROM THE CITY. DO NOT PROCEED UNTIL CONDITIONS HAVE BEEN CORRECTED. 7. ALL CONSTRUCTION DEBRIS AND MATERIAL SHALL BE REMOVED AND CLEANED OUT PRIOR TO INSTALLATION OF TOPSOIL, TREES, SHRUBS, AND TURF. 8. FOR ALL INFORMATION ON SURFACE MATERIAL OF WALKS, DRIVES, AND PARKING LOTS, SEE THE SITE PLAN. SEE PHOTOMETRIC PLAN FOR FREE STANDING LIGHTING INFORMATION. 9. THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT ONE WEEK PRIOR TO BEGINNING CONSTRUCTION. 10. WINTER WATERING SHALL BE AT THE EXPENSE OF THE CONTRACTOR UNTIL SUCH TIME AS FINAL ACCEPTANCE IS RECEIVED. 11. ALL LANDSCAPE CONSTRUCTION PRACTICES, WORKMANSHIP, AND ETHICS SHALL, BE IN ACCORDANCE WITH INDUSTRY STANDARDS SET FORTH IN THE CONTRACTORS HANDBOOK PUBLISHED BY THE COLORADO LANDSCAPE CONTRACTORS ASSOCIATION. 12. LANDSCAPE AND IRRIGATION WORK SHALL BE COMPLETED PRIOR TO THE ISSUANCE OF THE FINAL CERTIFICATE OF OCCUPANCY. FINISH GRADING AND SOIL PREPARATION 13. CONTRACTOR SHALL CONSTRUCT AND MAINTAIN FINISH GRADES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPE SPECIFIED IN THE REPORT, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TO BLEND IN WITH THE SURROUNDING GRADES AND ELIMINATE PONDING POTENTIAL. SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GEOTECHNICAL REPORT, THE GRADING PLANS, THESE NOTES, AND ACTUAL CONDITIONS, THE CONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT AND OWNER. 14. AFTER FINISH GRADES HAVE BEEN ESTABLISHED, IT IS RECOMMENDED THAT THE CONTRACTOR SHALL HAVE SOIL SAMPLES TESTED BY AN ESTABLISHED SOIL TESTING LABORATORY FOR THE FOLLOWING: GENERAL SOIL FERTILITY, PH, ORGANIC MATTER CONTENT, SALT (CEC), LIME, SODIUM ABSORPTION RATIO (SAR) AND BORON CONTENT. EACH SAMPLE SUBMITTED SHALL CONTAIN NO LESS THAN ONE QUART OF SOIL. CONTRACTOR SHALL ALSO SUBMIT THE PROJECT'S PLANT LIST TO THE LABORATORY ALONG WITH THE SOIL SAMPLES. THE SOIL REPORT PRODUCED BY THE LABORATORY SHALL CONTAIN RECOMMENDATIONS FOR THE FOLLOWING (AS APPROPRIATE): GENERAL SOIL PREPARATION AND BACKFILL MIXES, PRE-PLANT FERTILIZER APPLICATIONS, AND ANY OTHER SOIL RELATED ISSUES. THE REPORT SHALL ALSO PROVIDE A FERTILIZER PROGRAM FOR THE ESTABLISHMENT PERIOD AND FOR LONG-TERM MAINTENANCE. 15. THE CONTRACTOR SHALL RECOMMEND INSTALLATION OF SOIL AMENDMENTS AND FERTILIZERS PER THE SOILS REPORT FOR THE THE OWNER/OWNER'S REPRESENTATIVE CONSIDERATION. 16. AT A MINIMUM, ALL TOPSOIL SHALL BE AMENDED WITH NITROGEN STABILIZED ORGANIC AMENDMENT COMPOST AT A RATE OF 5.0 CUBIC YARDS AND AMMONIUM PHOSPHATE 16-20-0 AT A RATE OF 15 POUNDS PER THOUSAND SQUARE FEET OF LANDSCAPE AREA. COMPOST SHALL BE MECHANICALLY INTEGRATED INTO THE TOP 6" OF SOIL BY MEANS OF ROTOTILLING AFTER CROSS-RIPPING. GROUND COVER & PERENNIAL BED AREAS SHALL BE AMENDED AT A RATE OF 8 CUBIC FEET PER THOUSAND SQUARE FEET OF NITROGEN STABILIZED ORGANIC AMENDMENT AND 10 LBS. OF 12-12-12 FERTILIZER PER CU. YD., ROTOTILLED TO A DEPTH OF 8". NO MANURE OR ANIMAL-BASED PRODUCTS SHALL BE USED FOR ORGANIC AMENDMENTS. 17. ALL PARKING ISLAND SOIL TO BE TILLED OR AMENDED TO A MINIMUM DEPTH OF 30". PLANTING 18. ALL DECIDUOUS TREES SHALL HAVE FULL, WELL-SHAPED HEADS/ALL EVERGREENS SHALL BE UNSHEARED AND FULL TO THE GROUND; UNLESS OTHERWISE SPECIFIED. TREES WITH CENTRAL LEADERS WILL NOT BE ACCEPTED IF LEADER IS DAMAGED OR REMOVED. PRUNE ALL DAMAGED TWIGS AFTER PLANTING. 19. ALL PLANTS WITHIN A SPECIES SHALL HAVE SIMILAR SIZE, AND SHALL BE OF A FORM TYPICAL FOR THE SPECIES. ANY PLANT DEEMED UNACCEPTABLE BY THE LANDSCAPE ARCHITECT SHALL BE IMMEDIATELY REMOVED FROM THE SITE AND SHALL BE REPLACED WITH AN ACCEPTABLE PLANT OF LIKE TYPE AND SIZE AT THE CONTRACTOR'S OWN EXPENSE. ANY PLANTS APPEARING TO BE UNHEALTHY, EVEN IF DETERMINED TO STILL BE ALIVE, SHALL NOT BE ACCEPTED. THE LANDSCAPE ARCHITECT SHALL BE THE SOLE JUDGE AS TO THE ACCEPTABILITY OF PLANT MATERIAL. 20. ALL TREES SHALL BE GUYED AND WOOD STAKED AS PER DETAILS. NO 'T-STAKES' SHALL BE USED FOR TREES. 21. ALL PLANT MATERIALS SHALL BE TRUE TO TYPE, SIZE, SPECIES, QUALITY, AND FREE OF INJURY, BROKEN ROOT BALLS, PESTS, AND DISEASES, AS WELL AS CONFORM TO THE MINIMUM REQUIREMENTS DESCRIBED IN THE "AMERICAN STANDARD FOR NURSERY STOCK". FOLLOW GREENCO TREE PLANTING RECOMMENDATIONS FOR MINIMUM QUALITY REQUIREMENTS FOR TREES. 22. ALL TREE AND SHRUB BED LOCATIONS ARE TO BE STAKED OUT ON SITE FOR APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 23. ALL TREES PLANTED ADJACENT TO PUBLIC AND/OR PEDESTRIAN WALKWAYS SHALL BE PRUNED CLEAR OF ALL BRANCHES BETWEEN GROUND AND A HEIGHT OF EIGHT (8) FEET FOR THAT PORTION OF THE PLAN LOCATED OVER THE SIDEWALK AND/OR ROAD. 24. ALL PLANT MATERIAL SHALL NOT BE PLANTED PRIOR TO INSTALLATION OF TOPSOIL. 25. ALL PLANT BEDS SHALL BE CONTAINED WITH STEEL EDGER. STEEL EDGER IS NOT REQUIRED ALONG CURBS, WALKS OR BUILDING FOUNDATIONS. ALL EDGING SHALL OVERLAP AT JOINTS A MINIMUM OF 6-INCHES, AND SHALL BE FASTENED WITH A MINIMUM OF 4 PINS PER EACH 10 FOOT SECTION. THE TOP OF ALL EDGING MATERIAL SHALL BE A ROLLED TOP AND 1/2 INCH ABOVE THE FINISHED GRADE OF ADJACENT LAWN OR MULCH AREAS. COLOR: GREEN. 26. THE DEVELOPER, HIS SUCCESSOR, OR ASSIGNEE SHALL BE RESPONSIBLE FOR ESTABLISHING AND CONTINUING A REGULAR PROGRAM OF MAINTENANCE FOR ALL LANDSCAPED AREAS. SEE LANDSCAPE GUARANTEE AND MAINTENANCE NOTE. 27. A 3-FOOT CLEAR SPACE SHALL BE MAINTAINED AROUND THE CIRCUMFERENCE OF ALL FIRE HYDRANTS. 28. LANDSCAPE CONTRACTOR TO SUBMIT SAMPLES OF MISCELLANEOUS LANDSCAPING MATERIALS TO THE LANDSCAPE ARCHITECTS AND OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO INSTALLATION, IE.; MULCH, EDGER, LANDSCAPE FABRIC, ETC. MULCHING 29. ALL MULCH IS RECOMMENDED THROUGH PIONEER, 6706 S COLLEGE ROAD, FORT COLLINS, CO 80525, (970) 223-4505 30. AFTER ALL PLANTING IS COMPLETE, THE CONTRACTOR SHALL INSTALL A MINIMUM 4" THICK LAYER OF MULCH AS SPECIFIED IN THE PLANTING LEGEND. INSTALL A 4" THICK RING OF DOUBLE SHREDDED CEDAR BARK MULCH AROUND ALL PLANT MATERIAL IN ROCK MULCH BEDS WHERE LANDSCAPING IS SHOWN ON THE PLANS. WOOD MULCH RING SIZE SHALL BE THE CONTAINER SIZE OF THE SHRUBS, PERENNIALS, AND ORNAMENTAL GRASSES. TREE RING SIZE SHALL A MIN OF 3' DIA. 31. ALL MULCH SHALL BE HARVESTED IN A SUSTAINABLE MANNER FROM A LOCAL SOURCE. 32. INSTALL DEWITT PRO-5 WEED BARRIER FABRIC UNDER ALL ROCK MULCH SHRUB BEDS SPECIFIED ON THE PLANS ONLY. NO LANDSCAPE FABRIC SHALL BE USED IN WOOD MULCH AREAS. NO PLASTIC WEED BARRIERS SHALL BE SPECIFIED. 33. ABSOLUTELY NO EXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE ON THE PROJECT AFTER MULCH HAS BEEN INSTALLED. 34. ALL PLANTING AREAS WITH LESS THAN A 4:1 GRADIENT SHALL RECEIVE A LAYER OF MULCH, TYPE AND DEPTH PER PLANS. SUBMIT 1 CUBIC FOOT SAMPLE OF MULCH (ONE SAMPLE PER TYPE) TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION. THE MULCH SHALL BE SPREAD EVENLY THROUGHOUT ALL PLANTING AREAS EXCEPT SLOPES 4:1 OR STEEPER, OR AS OTHERWISE DENOTED ON THE PLAN. ABSOLUTELY NO EXPOSED GROUND SHALL REMAIN IN AREAS TO RECEIVE MULCH AFTER MULCH HAS BEEN INSTALLED. 35. ALL PLANTING AREAS ON SLOPES OVER 4:1 SHALL RECEIVE COCONUT FIBER EROSION CONTROL NETTING FROM ROLLS. NETTING SHALL BE #CT-125, AS MANUFACTURED BY NORTH AMERICAN GREEN (OR EQUAL). INSTALL AND STAKE PER MANUFACTURER'S SPECIFICATIONS. SEE ALSO THE CIVIL ENGINEER'S EROSION CONTROL PLAN. 1. THE LANDSCAPE CONTRACTOR IS REQUIRED TO CONTACT THE COUNTY PUBLIC WORKS DEPARTMENT, AND ANY OTHER PUBLIC OR PRIVATE AGENCY NECESSARY FOR UTILITY LOCATION PRIOR TO ANY CONSTRUCTION. 2. THIS DRAWING IS A PART OF A COMPLETE SET OF BID DOCUMENTS, SPECIFICATIONS, ADDITIONAL DRAWINGS, AND EXHIBITS. UNDER NO CIRCUMSTANCES SHOULD THESE PLANS BE USED FOR CONSTRUCTION PURPOSES WITHOUT EXAMINING ACTUAL LOCATIONS OF UTILITIES ON SITE, AND REVIEWING ALL RELATED DOCUMENTS. 3. THE LOCATION OF THE ALL UNDERGROUND UTILITIES ARE LOCATED ON THE ENGINEERING DRAWINGS FOR THIS PROJECT. THE MOST CURRENT REVISION IS HERE IN MADE PART OF THIS DOCUMENT. UNDERGROUND UTILITIES EXIST THROUGHOUT THIS SITE AND MUST BE LOCATED PRIOR TO ANY CONSTRUCTION ACTIVITY. WHERE UNDERGROUND UTILITIES EXIST, FIELD ADJUSTMENT MAY BE NECESSARY AND MUST BE APPROVED BY A REPRESENTATIVE OF THE OWNER. NEITHER THE OWNER NOR THE LANDSCAPE ARCHITECT ASSUMES ANY RESPONSIBILITY WHATSOEVER, IN RESPECT TO THE CONTRACTORS ACCURACY IN LOCATING THE INDICATED PLANT MATERIAL, AND UNDER NO CIRCUMSTANCES SHOULD THESE PLANS BE USED WITHOUT REFERENCING THE ABOVE MENTIONED DOCUMENTS. UTILITY NOTES SEED ESTABLISHMENT NOTES 1. THE LANDSCAPE CONTRACTOR SHALL SEED ALL NATIVE SEED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. SOIL PREPARATION MEASURES IN AREAS TO BE SEEDED SHALL BE COMPLETED PRIOR TO SEEDING. 2. FOR PROPER ESTABLISHMENT, SEED SHALL BE INSTALLED WHEN AT LEAST THREE MONTHS REMAIN IN THE GROWING SEASON. IF LESS THAN THREE MONTHS REMAIN IN THE GROWING SEASON AT THE TIME OF SEEDING, THE LANDSCAPE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT AND OWNER. THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING. 3. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES, AT HIS OWN COST, TO SATISFY ESTABLISHMENT REQUIREMENTS AND ENSURE TIMELY CLOSEOUT. THESE MEASURES MAY INCLUDE, AT THE OWNER'S OPTION, RESEEDING OF SPARSELY GERMINATED AREAS AND/OR INSTALLATION OF SOD IN ALL SEEDED AREAS. 1. ALL SEED MIXES AVAILABLE THROUGH: ARKANSAS VALLEY SEED 4300 Monaco Street Denver, CO 80216 Phone: (303)-320-7500 2. SEED MIXES ARE AVAILABLE AS FOLLOWS: LOW GROW MIX - A COMBINATION OFF PERENNIAL, COOL SEASON, DROUGHT TOLERANT GRASS SEED. DO NOT COMBINE WITH WILDFLOWER MIX. 30% EPHRAIM CRESTED WHEATGRASS 25% SHEEP FESCUE 20% PERENNIAL RYE 15% CHEWINGS FESCUE 10% CANADA BLUEGRASS 3. ALL SEED APPLICATIONS SHALL BE DRILL SEEDED, WITH HYDROSLURRY APPLIED OVER THE SEED BED AFTER SEEDING. THE SLURRY MIX SHALL CONTAIN THE FOLLOWING: LBS./1,000 SF WOOD FIBER MULCH 46 15-15-15 ORGANIC FERTILIZER 9 ORGANIC BINDER 4 SEED NOTES 101 QC MV MD QC QC CONTROLLER A WS QC QC FV FV FV FV 3 4" 3 4" 7818 7812 7816 7818 7822 7820 7832 7836 7840 7846 7850 7814 A1 1"1.67 A2 1"2.62 FS 1" 3 4" FV FV SYMBOL MANUFACTURER/MODEL/DESCRIPTION DETAIL HUNTER ICZ-101-25-LF 1" DRIP CONTROL ZONE KIT. 1IN. ICV GLOBE VALVE WITH 1IN. HY100 FILTER SYSTEM. PRESSURE REGULATION: 25 PSI. FLOW RANGE: .5 GPM - 15 GPM. 150 MESH STAINLESS STEEL SCREEN. DETAIL 1 SHEET IR2.0 NIBCO 4660-T 3/4" SCHEDULE 40 MANUAL FLUSH VALVE. CONNECT TO DRIP POLYTUBING FOR WINTERIZATION/BLOWOUT. DETAIL 2 SHEET IR2.0 AREA TO RECEIVE DRIP EMITTERS HUNTER HE-B POINT SOURCE DRIP EMITTER WITH SELF PIERCING BARB. COLOR CODED EMITTERS FOR FLOW RATES OF 0.5 GPH, 1.0 GPH, 2.0 GPH, 4.0 GPH, AND 6.0 GPH. CAN BE INSERTED INTO 1/2IN. AND 3/4IN. TUBING AND HAVE PRESSURE COMPENSATING FROM 15 PSI-50 PSI. OPTIONAL DIFFUSER CAP (HE) AVAILABLE. EMITTER SCHEDULE: -1 GALLON AND SMALLER: 2, HEB-5-B EMITTER PER PLANT (1 GPH TOTAL) -5 GALLON: 2, HEB-10-B EMITTERS PER PLANT (2 GPH TOTAL) -10-15 GALLONS & UPRIGHT JUNIPERS: 3, HEB-10-B EMITTERS PER PLANT (3 GPH TOTAL) -1” TO 2-1/2” CALIPER TREES: 4, HEB-10-B EMITTERS PER PLANT (4 GPH TOTAL) -3” TO 4” CALIPER TREES: 6, HEB-10-B EMITTERS PER PLANT (6 GPH TOTAL) DETAIL 3 SHEET IR2.0 SYMBOL MANUFACTURER/MODEL/DESCRIPTION DETAIL HUNTER HQ-44LRC 1" QUICK COUPLER VALVE, YELLOW RUBBER LOCKING COVER, RED BRASS AND STAINLESS STEEL, WITH 1IN. NPT INLET, 2-PIECE BODY. DETAIL 4 SHEET IR2.0 NIBCO T-113-K CLASS 125 BRONZE GATE SHUT OFF VALVE WITH CROSS HANDLE, SAME SIZE AS MAINLINE PIPE DIAMETER AT VALVE LOCATION. SIZE RANGE - 1/4IN. - 3IN. DETAIL 5 SHEET IR2.0 HUNTER IBV-FS 1" 1IN., 1-1/2IN., 2IN., AND 3IN. BRASS ELECTRIC MASTER VALVE, GLOBE CONFIGURATION, WITH NPT THREADED INLET/OUTLET, FOR COMMERCIAL/MUNICIPAL USE. WITH FILTER SENTRY FACTORY INSTALLED OPTION. DETAIL 6 SHEET IR2.0 1” NIBCO T-113-K 1” CLASS 125 BRONZE MANUAL DRAIN VALVE WITH CROSS HANDLE DETAIL 7 SHEET IR2.0 FEBCO 825Y 1" REDUCED PRESSURE BACKFLOW PREVENTER DETAIL 8 SHEET IR2.0 HUNTER I2C-0800-M 8 STATION OUTDOOR MODULAR CONTROLLER. NO MODULE REQUIRED. COMMERCIAL USE. METAL CABINET. DETAIL 9 SHEET IR2.0 HUNTER WSS WIRELESS SOLAR, RAIN FREEZE SENSOR WITH OUTDOOR INTERFACE, CONNECTS TO HUNTER PCC, PRO-C, AND I-CORE CONTROLLERS, INSTALL AS NOTED. INCLUDES 10 YEAR LITHIUM BATTERY AND RUBBER MODULE COVER, AND GUTTER MOUNT BRACKET. DETAIL 10 SHEET IR2.0 HUNTER HFS-100 FLOW SENSOR FOR USE WITH ACC CONTROLLER, 1IN. SCHEDULE 40 SENSOR BODY, 24 VAC, 2 AMP. DETAIL 11 SHEET IR2.0 POINT OF CONNECTION 1" USE 1” TAP INTO THE DOMESTIC WATERLINE DOWNSTREAM OF THE BUILDING METER. N/A IRRIGATION DRIP SUPPLY TUBING: POLYETHYLENE PIPE SDR-7 SIZE: 3/4" DETAIL 12 SHEET IR2.0 IRRIGATION MAINLINE: PVC CLASS 200 SDR 21 SIZE: 1" UNLESS OTHERWISE NOTED ON THE PLAN DETAIL 12 SHEET IR2.0 IRRIGATION SERVICE LINE: TYPE K COPPER PIPE SIZE: 3/4" DETAIL 12 SHEET IR2.0 WIRE SLEEVE: PVC SCHEDULE 40 SIZE: 2" DETAIL 12 SHEET IR2.0 PIPE SLEEVE: PVC SCHEDULE 40 SIZE: DOUBLE THE SIZE OF PIPE INSERTED DETAIL 12 SHEET IR2.0 FV QC MV MD CONTROLLER A WS VALVE NUMBER VALVE FLOW VALVE SIZE VALVE CALLOUT # ##" IRRIGATION_SCHEDULE FS NUMBER MODEL SIZE TYPE GPM A1 HUNTER ICZ-101-25-LF 1"AREA FOR DRIP EMITTERS 1.67 A2 HUNTER ICZ-101-25-LF 1"AREA FOR DRIP EMITTERS 2.62 VALVE SCHEDULE - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 P L A \ 3 - C D \ K L B 1 2 _ I R 1 . 0 - I r r i g a t i o n . d w g - E r i c N e w e l l - 2 / 6 / 2 0 2 5 Init.# Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CON S T R U C T I O N KLB12 01/28/2025 EDN JAR IRRIGATION PLAN SHEET 15 OF 20 IR1.0 Know what's before you dig. WIRING/SLEEVING NOTES IRRIGATION DISCLAIMER 1. IRRIGATION DESIGN IS NOT AN EXACT SCIENCE. IT IS BASED ON THEORIES, ASSUMPTIONS, AND/OR INFORMATION PROVIDED BY CIVIL MODELS/UTILITIES/MUNICIPALITIES ENTITIES AND THUS DIAGRAMMATIC IN NATURE. 2. CONTRACTOR SHALL INSTALL MAINLINES ±12" FROM PAVEMENT EDGE IN PLANTING AREAS. ALL PIPING, VALVES, AND OTHER EQUIPMENT SHOWN WITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGN CLARIFICATION ONLY, AND SHALL BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS AS INDICATED ON THESE PLANS. 3. THE IRRIGATION CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL ABOVE-GRADE AND VISIBLE IRRIGATION EQUIPMENT (CONTROLLERS, BACKFLOW PREVENTERS, METER PITS, ETC.) WITH THE OWNER'S AUTHORIZED REPRESENTATIVE AND / OR LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. THE INSTALLATION OF THESE ITEMS SHALL BE INTEGRATED WITHIN DESIGNATED LANDSCAPE AREAS. FAILURE TO LOCATE THIS EQUIPMENT IN AN APPROVED LOCATION MAY RESULT IN THE IRRIGATION CONTRACTOR BEING REQUIRED TO MOVE SUCH ITEMS AT HIS OWN COST. 4. THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND SHOWN ON THE DRAWINGS. THE IRRIGATION CONTRACTOR SHALL FIELD VERIFY THE STATIC & OPERATING WATER PRESSURE PRIOR TO CONSTRUCTION OF ANY COMPONENT OF THE IRRIGATION SYSTEM. AFTER FIELD VERIFICATION, THE IRRIGATION CONTRACTOR SHALL NOTIFY THE OWNER, OWNER'S REPRESENTATIVE, LANDSCAPE ARCHITECT, & IRRIGATION DESIGNER OF THE PRESSURE READING FOR THE TAP. 5. ALL PRESSURIZED MAINLINES, VALVES, DRIP, AND ROTOR AND SPRAY HEADS SHALL BE INSTALLED A MINIMUM OF 5' AWAY FROM ANY BUILDING FOUNDATION. ADDITIONAL REQUIREMENTS MAY BE LISTED IN THE GEOTECHNICAL REPORT REGARDING IRRIGATION NEAR BUILDING FOUNDATIONS. CONTRACTOR IS RESPONSIBLE TO ABIDE BY THE 5' MINIMUM DISTANCE AND/OR THE GEOTECHNICAL REPORT REQUIREMENTS. IF THIS EQUIPMENT IS SHOWN WITHIN THE 5' OFFSET ON THESE PLANS, IT IS FOR THE PURPOSE OF GRAPHIC CLARITY ONLY. 6. REFER TO SHEET IR2.0 & IR2.1 FOR IRRIGATION NOTES AND IRRIGATION DETAILS. 1. THE LANDSCAPE CONTRACTOR IS REQUIRED TO CONTACT THE COUNTY PUBLIC WORKS DEPARTMENT, AND ANY OTHER PUBLIC OR PRIVATE AGENCY NECESSARY FOR UTILITY LOCATION PRIOR TO ANY CONSTRUCTION. 2. THIS DRAWING IS A PART OF A COMPLETE SET OF BID DOCUMENTS, SPECIFICATIONS, ADDITIONAL DRAWINGS, AND EXHIBITS. UNDER NO CIRCUMSTANCES SHOULD THESE PLANS BE USED FOR CONSTRUCTION PURPOSES WITHOUT EXAMINING ACTUAL LOCATIONS OF UTILITIES ON SITE, AND REVIEWING ALL RELATED DOCUMENTS. 3. THE LOCATION OF THE ALL UNDERGROUND UTILITIES ARE LOCATED ON THE ENGINEERING DRAWINGS FOR THIS PROJECT. THE MOST CURRENT REVISION IS HERE IN MADE PART OF THIS DOCUMENT. UNDERGROUND UTILITIES EXIST THROUGHOUT THIS SITE AND MUST BE LOCATED PRIOR TO ANY CONSTRUCTION ACTIVITY. WHERE UNDERGROUND UTILITIES EXIST, FIELD ADJUSTMENT MAY BE NECESSARY AND MUST BE APPROVED BY A REPRESENTATIVE OF THE OWNER. NEITHER THE OWNER NOR THE LANDSCAPE ARCHITECT ASSUMES ANY RESPONSIBILITY WHATSOEVER, IN RESPECT TO THE CONTRACTORS ACCURACY IN LOCATING THE INDICATED PLANT MATERIAL, AND UNDER NO CIRCUMSTANCES SHOULD THESE PLANS BE USED WITHOUT REFERENCING THE ABOVE MENTIONED DOCUMENTS. IN ADDITION TO PROVIDING SLEEVES FOR ALL PIPING UNDER ROADWAYS AND WALKWAYS, PROVIDE AND INSTALL SCH. 40 PVC SLEEVES FOR ALL CONTROLLER WIRES OCCURRING UNDER ALL ROADWAYS AND WALKWAYS. SLEEVES FOR CONTROLLER WIRES SHALL BE 2" DIA. AND CONTAIN NO MORE THAN 25 WIRES. UTILITY NOTES STATIC PRESSURE: +/- 80 DESIGN PRESSURE SIZE OF TAP: 1" POINT OF CONNECTION 'A' ▪ USE 1" TAP AND INTO THE DOMESTIC WATER LINE AFTER THE METER. ▪ 1" TYPE K COPPER SERVICE FROM THE TAP THROUGH THE IRRIGATION BACKFLOW, TO THE MASTER VALVE. ▪ CONTRACTOR SHALL VERIFY LOCATION OF THE EQUIPMENT, IN FIELD WITH OWNER OR OWNER'S AUTHORIZED REPRESENTATIVE AND/OR LANDSCAPE ARCHITECT. ▪ SEE POINT OF CONNECTION DIAGRAM, THIS SHEET, FOR THE IRRIGATION SYSTEM EQUIPMENT CONFIGURATION. ▪THE IRRIGATION CONTRACTOR SHALL FIELD VERIFY THE STATIC & OPERATING WATER PRESSURE SHOWN ABOVE PRIOR TO CONSTRUCTION. IF PRESSURE IS UNKNOWN, THE CONTRACTOR MUST TEST WATER PRESSURE AND CONTACT THE LANDSCAPE ARCHITECT WITH THE RESULTS TO ENSURE SYSTEM WILL BE OPERATIONAL. SEE GENERAL IRRIGATION NOTES. ▪ WHEN WATER PRESSURE TO THE IRRIGATION SYSTEM EXCEEDS 100 PSI, THE IRRIGATION CONTRACTOR SHALL INSTALL A PRESSURE REDUCING / REGULATING VALVE (PRV) TO LIMIT THE WATER TO 80 PSI MAXIMUM. WHEN PRESSURE DROPS BELOW 65 PSI, THE IRRIGATION CONTRACTOR SHALL INSTALL A BOOSTER PUMP TO A MINIMUM PRESSURE OF 80 PSI. QC MV WINTERIZATION PROCEDURES: TYPICAL POINT OF CONNECTION SCHEMATIC DIAGRAM DOMESTIC WATERLINE 5 2 4 TO IRRIGATION SYSTEM 2 4 2 5 2 6 1 6 7 8 7 8 MD IRRIGATION POINT OF CONNECTION. TAP INTO THE DOMESTIC WATERLINE DOWNSTREAM OF THE BUILDING METER WITHIN THE MECHANICAL ROOM. 3/4" BACKFLOW DEVICE 3/4" K COPPER WATER SERVICE PIPE MANUAL DRAIN VALVE, SEE SHEET IR2.0 DETAIL 7 1" MASTER VALVE 1" PVC LINE, CLASS 200 PIPE TURN OFF SYSTEM AT THE GATE VALVE DOWNSTREAM OF THE IRRIGATION METER. OPEN ONE CONTROL VALVE TO RELIEVE PRESSURE SLOWLY OPEN BLOW OUT VALVE. REPEAT PROCEDURE FOR ALL BLOW OUT VALVES ALONG IRRIGATION MAINLINE. 1 3 2 10 10 1" MAINLINE, CLASS 200 PIPE 3 GATE VALVE 1" QUICK COUPLER CAUTION UTILITIES EXIST WITHIN CONSTRUCTION LIMITS. CONTRACTOR IS RESPONSIBLE FOR IDENTIFYING THEIR LOCATION PRIOR TO CONSTRUCTION. ▪ ONE (1) 8 STATION CONTROLLER, SEE LEGEND. ▪ SIX (6) OPEN STATIONS FOR FUTURE EXPANSION. ▪STATION RUN ORDER SHALL MATCH PLANS. ▪ LOCATE CONTROLLER IN THE UTILITY CLOSET AS SPECIFIED ON THE BUILDING PLANS. VERIFY LOCATION WITH OWNER OR REPRESENTATIVE. ▪ 120 VAC POWER TO CONTROLLER LOCATION SHALL BE PROVIDED BY OTHERS. HOOK-UP OF CONTROLLERS TO 120 VAC SHALL BE PERFORMED BY THE LANDSCAPE CONTRACTOR. ▪CONDUIT FROM INSIDE THE BUILDING TO EXTERIOR IRRIGATION SYSTEM SHALL BE PROVIDED BY OTHERS. CONTROLLER 'A' NOTE 7 FS 9 1" FLOW SENSOR 9 102 - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 P L A \ 3 - C D \ K L B 1 2 _ I R 1 . 0 - I r r i g a t i o n . d w g - E r i c N e w e l l - 2 / 6 / 2 0 2 5 Init.# Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CON S T R U C T I O N KLB12 01/28/2025 EDN JAR IRRIGATION DETAILS SHEET 16 OF 20 IR2.0 DRIP ZONE KIT PER PLAN MAIN LINE PIPE & FITTINGS SCH 80 T.O.E. NIPPLE PVC SLIP UNIONS 2 5 413 7 9 6 8 9 1 2 3 4 5 WATERPROOF CONNECTORS (2) 24" COILED WIRE FINISH GRADE 6 7 8 9 6 3" MINIMUM LAYER OF 3/4" MINUS WASHED GRAVEL 3" M I N . CARSON VALVE BOX OR APPROVED EQUAL. STATION NUMBER BRAND ON LID. FINISH GRADE POLYPIPE DRIP LINE 1 2 4 3 6 6 1 2 3 6 3" MINIMUM LAYER OF 3/4" MINUS WASHED GRAVEL MANUAL FLUSH BALL VALVE 4 CARSON VALVE BOX OR APPROVED EQUAL. FV BRAND ON LID. PLANTING BACKFILL MATERIAL POLY DRIP TUBING PLANT ROOT BALL EMITTER-STAKE TO EDGE OF ROOTBALL EMITTER TUBING - 60' MAX. LENGTHPLAN DOWN 4:1 SLOPE PLANTING MATERIAL PLAN EMITTER - REFER TO IRRIGATION SCHEDULE FOR DRIP EMITTER SCHEDULE. REFER TO SPECIFICATION FOR MANUFACTURER & MODEL NUMBER. MULCH LAYER EMITTER MICRO-TUBING, COLOR OR APPROVED EQUAL POLY DRIP TUBING - SEE IRRIGATION LEGEND 6" - 10 GAUGE JUTE STAKE OR APPROVED EQUAL 1. INSTALL EMITTERS ON OPPOSING SIDES OF THE ROOT BALL. THREE OR MORE EMITTERS SHALL BE EQUALLY SPACED AROUND ROOT BALL. 2. EMITTERS ARE TO BE INSTALLED TO CLEAR SURFACE BY A MINIMUM OF 1" AND A MAXIMUM 2'. 3. FLUSH ALL LINES THOROUGHLY, INCLUDING EMITTER MICRO-TUBING PRIOR TO EMITTER INSTALLATION. 4. IF PLANTING ON A 4:1 SLOPE OR STEEPER, INSTALL BOTH EMITTERS ON UPHILL SIDE OF ROOT BALL. 5. EMITTERS SHALL BE SELF-FLUSHING, PRESSURE COMPENSATING-TYPE UNLESS NOTED OTHERWISE WITHIN TECHNICAL SPECIFICATIONS. NOTES: FINISH GRADE QUICK-COUPLING VALVE 6" LONG BRASS NIPPLE PREFABRICATED SWING JOINT 2" x 2" REDWOOD STAKE WITH STAINLESS STEEL GEAR CLAMPS OR EQUIVALENT SUPPORT SYSTEM 3" MINIMUM DEPTH OF 3/4-INCH WASHED GRAVEL 231 9 8 7 4 5 2 3 1 4 5 6 9 3" M I N . CARSON VALVE BOX OR APPROVED EQUAL. QC BRAND ON LID. 6 PVC SCH 40 TEE OR ELL7 PVC MAINLINE8 KEY HEAD PER HEAD GATE VALVE (SIZED PER MAINLINE) IRRIGATION MAINLINE 4" PVC SLEEVE FINISH GRADE AT 1" BELOW TOP OF BOX IN TURF AREAS: 2" BELOW TOP OF BOX IN SHRUB/GROUNDCOVER AREAS 1 2 3 4 7 6 5 1 2 3 4 5 6 7 18 " CARSON VALVE BOX OR APPROVED EQUAL. 3" MINIMUM LAYER OF 3/4" MINUS WASHED GRAVEL REMOTE CONTROL VALVE FINISH GRADE PVC SLIP UNIONS CARSON VALVE BOX OR APPROVED EQUAL. MV BRAND ON LID. WATERPROOF CONNECTORS (2) 24" COILED WIRE SCH 80 T.O.E. NIPPLE MAINLINE PIPE & FITTINGS 3/4" MINUS WASHED GRAVEL 9 6 9 8 7 3 1452 1 2 3 4 5 6 7 8 9 3" M I N . 1 2 3 4 5 6 7 8 9 10 11 12 3" 1 2 3 4 5 6 7 8 9 10 11 12 3/4" CRUSHED GRAVEL SUMP 1 CU. FT. 2" CL160 PVC ACCESS SLEEVE - LENGTH AS REQUIRED 3/4" FxF SCH.80 PVC 90 ELL (2) 3/4"xCL PVC NIPPLE SCH. 80 (2) 3/4" CRUSHED GRAVEL SUMP SEE TECHNICAL SPECIFICATIONS FOR SUMP SIZE PRESSURE MAINLINE 3/4"x4" PVC NIPPLE SCH. 80 SOIL BLANKET COVERING SUMP 3/4" MxF SCH.40 PVC 90 ELL 3/4" McDONALD #6101 SERIES VALVE 3/4"x6" SCH. 80 GALVANIZED STEEL NIPPLE 2" VALVE MARKER CARSON VALVE BOX OR APPROVED EQUAL. DV BRAND ON LID. MAINLINE (SEE LEGEND) CONNECTION TO COPPER STUB-OUT BUILDING WALL GALVANIZED UNION GALVANIZED NIPPLE- 3" LENGTH MAINLINE FROM WATER METER REDUCED PRESSURE BACKFLOW PREVENTER OR APPROVED EQUAL SHUT OFF VALVE FINISH GRADE 6 5 4 7 1 5 2 9 8 3 4 9 8 6 5 7 1 3 2 18"-24"MIN NOTE: CONTRACTOR SHALL PROVIDE AND INSTALL AN EIGHT FOOT LONG COPPER GROUNDING ROD INTO THE GROUND FOR CONTROLLER. PROVIDE PROPER INSTALLATION FOR CONTROLLER PER MANUFACTURER RECOMMENDATIONS AND LOCAL BUILDING CODES. ALL ELECTRICAL EQUIPMENT TO BE INSTALLED BY A CERTIFIED ELECTRICIAN. NOTE: VERIFY FINAL LOCATION WITH OWNER PRIOR TO INSTALLATION ELECTRICAL SOURCE PER APPLICABLE ELECTRICAL CODES. FINISH GRADE INSTALL PVC SWEEP 1'-6" BELOW FINISH GRADE. WIRES SHALL SHARE MAINLINE TRENCHING WHEREVER POSSIBLE. CONTROL WIRES 120 VOLT POWER WIRES IN CONDUIT. INSTALL PER APPLICABLE CODES. LOCKABLE ELECTRIC DISCONNECT BOX PER APPLICABLE CODES. LOCKING VANDAL-RESISTANT ENCLOSURE. ATTACH TO WALL PER MANUFACTURER'S SPECIFICATIONS. CONTROLLER PER LEGEND EXTERIOR WALL PVC CONDUIT FOR CONTROL WIRES 1 2 4 5 6 7 8 9 10 3 1 2 3 4 5 6 7 8 9 10 NOTE: MOUNT WHERE SENSOR WILL BE EXPOSED TO UNOBSTRUCTED RAINFALL, BUT NOT IN PATH OF SPRINKLER SPRAY. WEATHER SENSOR EXTERIOR WALL OR POLE 1 1 2 2 ALLOW MINIMUM DISTANCE OF 10X FLOW SENSOR SIZE FROM NEAREST UPSTREAM VALVE, FITTING, OR REDUCING COUPLER FROM EDGE OF FLOW SENSOR ALLOW MINIMUM DISTANCE OF 5X FLOW SENSOR SIZE FROM NEAREST DOWNSTREAM VALVE, FITTING OR REDUCING COUPLER FROM EDGE OF FLOW SENSOR 8 9 FLOW 1 2 6 3 FINISH GRADE 1 2 3 4 5 MIN. 18/2 WIRE TO CONTROLLER. MAX WIRE DISTANCE RUN OF 1,000' DBRY-6 WIRE CONNECTORS (2)4 FLOW SENSOR AS REFERENCED IN IRRIGATION LEGEND 5 PVC MAINLINE PIPE67 8 9 7 3" MINIMUM LAYER OF 3/4" MINUS WASHED GRAVEL CARSON VALVE BOX OR APPROVED EQUAL. FS BRAND ON LID. 3" M I N . PAVEMENT SURFACE TRENCH BACKFILL PVC MAINLINE SLEEVE SEE PLANS FOR SIZE PVC LATERIAL SLEEVE SEE PLANS FOR SIZE LOCATOR WIRE WITH BURIED CAUTION TAPE IF SPECIFIED PVC IRRIGATION MAINLINE SLEEVING TRENCHING FINISH GRADE PVC IRRIGATION LATERAL - BURIED MIN. 12" BELOW GRADE SAND BACKFILL 2" MIN. PVC WIRE SLEEVE FOR CONTROL WIRES NOTE: EXTEND SLEEVES INTO LANDSCAPE AREAS 12" BEYOND EDGE OF HARDSCAPE 2 3 1 3 10 512 " M I N . 18 " M I N . 12 " M I N . 18 " M I N . 4 6 789 1 2 3 4 5 6 7 8 9 10 103 P.O.C. NUMBER: 01 Water Source Information: Use 1” tap into the domestic waterline downstream of the building meter. FLOW AVAILABLE Point of Connection Size:1" Flow Available 18.2 GPM PRESSURE AVAILABLE Static Pressure at POC:80 PSI Pressure Available:80 PSI DESIGN ANALYSIS Maximum Station Flow:2.47 GPM Flow Available at POC:18.2 GPM Residual Flow Available:15.73 GPM Critical Station:A2 Design Pressure:30 PSI Friction Loss:0.03 PSI Fittings Loss:0 PSI Elevation Loss:0 PSI Loss through Valve:3.31 PSI Pressure Req. at Critical Station: 33.3 PSI Loss for Fittings:0.13 PSI Loss for Main Line:1.31 PSI Loss for POC to Valve Elevation: 2.6 PSI Loss for Backflow:11.8 PSI Loss for Master Valve:2.18 PSI Critical Station Pressure at POC: 51.4 PSI Pressure Available:80 PSI Residual Pressure Available: 28.6 PSI CRITICAL ANALYSIS - - - - - - - - - - - - - - STAMP H: \ K \ K i n l e y B u i l t \ C O E s t e s P a r k K L B 1 2 - 1 8 9 5 F a l l R i v e r H o t e l \ 0 P L A \ 3 - C D \ K L B 1 2 _ I R 1 . 0 - I r r i g a t i o n . d w g - E r i c N e w e l l - 2 / 6 / 2 0 2 5 Init.# Issue / DescriptionDate SI T E D E V E L O P M E N T P L A N S 18 9 5 F A L L R I V E R R O A D ES T E S P A R K , C O L O R A D O THESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT 5235 Ronald Reagan Blvd., Suite 200 Johnstown, CO 80534 970.800.3300 GallowayUS.com Date: Drawn By: Project No: Checked By: NOT F O R CON S T R U C T I O N KLB12 01/28/2025 EDN JAR IRRIGATION NOTES & DETAILS SHEET 17 OF 20 IR2.1 GENERAL IRRIGATION NOTES 1. IRRIGATION DESIGN IS BASED ON THEORIES, ASSUMPTIONS, AND/OR INFORMATION PROVIDED BY CIVIL MODELS/UTILITIES/MUNICIPAL ENTITIES AND THUS, IS DIAGRAMMATIC IN NATURE. ALL PIPING, VALVES, AND OTHER EQUIPMENT SHOWN WITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR GRAPHIC CLARIFICATION ONLY, AND SHALL BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS INDICATED ON PLAN. THE IRRIGATION CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL ABOVE-GRADE IRRIGATION EQUIPMENT WITH THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION, OR IRRIGATION CONTRACTOR MAY BE REQUIRED TO MOVE SUCH ITEMS AT HIS OWN COST. 2. REFER TO SPECIFICATIONS (AS APPROPRIATE) FOR SUBMITTALS, INSPECTIONS AND OTHER APPLICABLE INFORMATION. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A COPY OF THE PROJECT SPECIFICATIONS PRIOR TO BIDDING. THE PROJECT SPECIFICATIONS ARE A PART OF THESE PLANS AND SHALL BE CONSULTED BY THE IRRIGATION CONTRACTOR. THE CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTING WORK AS SPECIFIED IN THE PROJECT SPECIFICATIONS AND ON THE PLANS. 3. THE IRRIGATION CONTRACTOR SHALL MEET WITH THE OWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT OF WORK, AND SHALL OBTAIN ALL ENGINEERING, LANDSCAPE, AND OTHER APPLICABLE PLANS & DOCUMENTS. CONTRACTOR SHALL THOROUGHLY REVIEW PLANS & REPORT ANY CONFLICTS OR DISCREPANCIES TO OWNER'S REPRESENTATIVE IMMEDIATELY. 4. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, EQUIPMENT QUANTITIES, AND UTILITY LOCATIONS PRIOR TO BEGINNING WORK. DO NOT INSTALL THE IRRIGATION SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE EXISTED AT THE TIME OF THE IRRIGATION DESIGN PREPARATION. SUCH OBSTRUCTIONS OR DIFFERENCES SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE AND LANDSCAPE ARCHITECT. IN THE EVENT THIS NOTIFICATION IS NOT GIVEN, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY TO BRING THE SYSTEM TO A PROPER WORKING CONDITION, AND TO THE OWNER'S SATISFACTION. 5. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES, LOCATIONS OF WALLS, RETAINING WALLS, ETC. THE IRRIGATION CONTRACTOR SHALL COORDINATE HIS WORK WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES THROUGH WALL, UNDER ROADWAY PAVING, ETC. 6. THE CONTRACTOR SHALL MAKE NO SUBSTITUTIONS, DELETIONS, OR ADDITIONS TO THIS PLAN WITHOUT APPROVAL OF THE LANDSCAPE ARCHITECT. 7. SEE CIVIL ENGINEER'S DRAWINGS FOR IRRIGATION POINT OF CONNECTION (TAP) AND DOMESTIC WATER SUPPLY. 8. ALL CONSTRUCTION SHALL CONFORM TO CITY, COUNTY, STATE, AND FEDERAL REQUIREMENTS. IT SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO ENSURE THAT ALL IRRIGATION EQUIPMENT MEETS GOVERNMENT REGULATIONS. CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR OBTAINING ANY NECESSARY PERMITS OR APPROVALS 9. THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND SHOWN ON THE POINT OF CONNECTION NOTE TAG(S) ON THE DRAWINGS. THE IRRIGATION CONTRACTOR SHALL FIELD VERIFY THE STATIC & OPERATING WATER PRESSURE PRIOR TO CONSTRUCTION, AND SHALL REPORT ANY DIFFERENCES BETWEEN THE WATER PRESSURE INDICATED ON THE DRAWINGS AND THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF CONNECTION TO THE OWNER'S AUTHORIZED REPRESENTATIVE AND LANDSCAPE ARCHITECT. IN THE EVENT PRESSURE DIFFERENCES ARE NOT REPORTED OR PRESSURES HAVE GREATLY CHANGED PRIOR TO THE START OF THE IRRIGATION SYSTEM CONSTRUCTION, THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR RECOMMENDING A SOLUTION AND PROVIDING AN ADD ALTERNATE BID FOR IRRIGATION COSTS. 10. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT IF AVAILABLE WATER PRESSURE EXCEEDS 5 PSI HIGHER OR LOWER THAN AVAILABLE WATER PRESSURE. 11. NO MORE THAN 90% OF AVAILABLE MINIMUM STATIC WATER PRESSURE WAS USED IN PREPARATION OF THESE PLANS, FURTHERMORE, THE MAXIMUM FLOW THROUGH THE METER SHOULD NOT EXCEED 75% OF THE MAXIMUM SAFE FLOW. 12. SUPPLY LINE AND METER TO BE PROVIDED BY GENERAL CONTRACTOR. BACKFLOW PREVENTER TO BE PROVIDED BY IRRIGATION CONTRACTOR. IRRIGATION CONTRACTOR'S POINT OF CONNECTION TO BEGIN AFTER THE IRRIGATION WATER METER. 13. INSTALL ALL MATERIALS AND EQUIPMENT AS SHOWN ON THE PLANS AND DETAILS. NO SUBSTITUTIONS OF EQUIPMENT WILL BE ACCEPTABLE WITHOUT PRIOR WRITTEN APPROVAL BY THE LANDSCAPE ARCHITECT OR THE OWNERS REPRESENTATIVE. THE IRRIGATION CONTRACTOR MAY BE REQUIRED TO REMOVE AND REPLACE ALL UNAPPROVED SUBSTITUTED EQUIPMENT AT HIS OWN COST IF SO DIRECTED BY THE OWNER. 14. WHEN INSTALLING IRRIGATION PIPE AND EQUIPMENT NEXT TO HARDSCAPE (SUCH AS WALLS, CURBS, OR WALKS), PLACE PIPE AS CLOSE AS POSSIBLE TO HARDSCAPE TO AVOID CONFLICTS WITH PLANTING. REFER TO MAINLINE TRENCHING DETAILS FOR ADDITIONAL INFORMATION. 15. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120 V.A.C. ELECTRICAL POWER TO CONTROLLERS AND DEDICATE ONE (1) 20-AMP BREAKER FOR EACH CONTROLLER. IT SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO MAKE THE FINAL HOOK-UP FROM THE ELECTRICAL SOURCE TO THE CONTROLLER UNIT ONLY. 16. THE RAIN SENSOR SHALL BE LOCATED NEAR THE IRRIGATION CONTROLLER, AND SHALL BE MOUNTED AS SHOWN ON THE DETAIL AND/OR LEGEND. LOCATE SENSOR AWAY FROM TALL TREES, SHRUBS, AND OTHER POTENTIAL OBSTRUCTIONS. 17. ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. NO SPLICES SHALL BE ALLOWED EXCEPT AT VALVES AND CONTROLLER. WHERE SPLICES MAY BE NECESSARY DUE TO EXCESSIVELY LONG WIRE RUNS, THE CONTRACTOR SHALL MAKE ALL SPLICES IN 6" ROUND VALVE BOXES WITH 3M'S "DBY-DIRECT BURIAL SPLICE KIT". THE CONTRACTOR SHALL LABEL ALL WIRES WITH WATERPROOF TAGS AND MARKERS AT ALL SPLICES AND VALVE MANIFOLDS, AND SHALL LEAVE A 24" COIL OF EXCESS WIRE AT EACH CONNECTION. 18. CONTRACTOR SHALL PROVIDE #10 COMMON WIRE, DIRECT BURIAL, TO ALL REMOTE CONTROL VALVES. 19. CONNECT ALL DIRECT BURIAL WIRES TO VALVES USING 3M'S "DBY-DIRECT BURIAL SPLICE KIT" (UNLESS OTHERWISE SPECIFIED). 20. PROVIDE ADDITIONAL IRRIGATION CONTROL WIRES TO THE AMOUNT OF OPEN ZONES ON THE CONTROLLER ALONG EACH BRANCH OF MAINLINE FOR FUTURE EXPANSION. STUB ADDITIONAL CONTROL WIRES INTO BACK OF IRRIGATION CONTROLLERS. 21. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING ALL CONTROL WIRE SLEEVES AND PIPE SLEEVES UNDER PAVED AREAS PRIOR TO PAVING. ELECTRICAL WIRES FOR IRRIGATION VALVES AND IRRIGATION LINES ARE TO BE PLACED IN SEPARATE SLEEVES. ALL SLEEVING SHALL BE PVC SCHEDULE 40 PIPE. SLEEVES FOR MAINLINE AND LATERAL LINES SHALL BE A MINIMUM TWICE THE DIAMETER OF THE ENCLOSED PIPE; SLEEVES FOR CONTROL WIRES SHALL BE AS PER THE SLEEVING / WIRING NOTE AND THE WIRING SLEEVE LEGEND ITEM AS SHOWN ON THESE DRAWINGS. 22. TRENCH BACKFILL MATERIAL SHALL BE FREE OF ROCKS, GLASS, AND OTHER EXTRANEOUS MATERIALS LARGER THAN 1" IN DIAMETER. BACKFILL SHALL BE COMPACTED TO 90% MAXIMUM DRY DENSITY. 23. WHERE VALVES ARE LOCATED IN CLOSE PROXIMITY TO EACH OTHER, CLUSTER VALVES INTO MANIFOLDS. INSTALL NO MORE THAN ONE VALVE PER VALVE BOX. 24. MANUAL DRAIN VALVE, FOR FREEZE PROTECTION, ARE TO BE LOCATED AT ALL LOW POINTS OF IRRIGATION LATERAL LINES. WHERE THE LOW POINT IS AT THE END OF THE LINE, LOCATE DRAIN VALVE A MINIMUM OF 12" DOWNSTREAM FROM THE LAST SPRINKLER HEAD. SEE DETAIL FOR VALVE ORIENTATION. 25. USE TEFLON TAPE ON ALL PVC MALE PIPE THREADS ON ALL SWING JOINT AND VALVE ASSEMBLIES. 26. ALL IRRIGATION HEADS, INCLUDING FIXED-SPRAY AND DRIP DEVICES, SHALL BE SET PERPENDICULAR TO THE FINISH GRADE OF THE AREA TO BE IRRIGATED. 27. ALL PRESSURIZED MAINLINES, VALVES, DRIP, AND ROTOR AND SPRAY HEADS SHALL BE INSTALLED A MINIMUM OF 3' AWAY FROM ANY BUILDING FOUNDATION. IF THIS EQUIPMENT IS SHOWN WITHIN THE 3' OFFSET ON THESE PLANS, IT IS FOR THE PURPOSE OF GRAPHIC CLARITY ONLY. 28. EXCEPT WHERE SPECIFICALLY NOTED OTHERWISE, IT IS THE INTENT OF THE IRRIGATION DESIGN TO INDICATE ALL SPRAY HEADS AS "POP-UPS". IN THE EVENT THAT POP-UP HEADS HAVE NOT BEEN SPECIFIED IN TURF AREAS, IT SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO BRING THIS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BIDDING AND CONSTRUCTION. 29. ALL SPRAY AND ROTOR HEAD LOCATIONS SHALL BE STAKED, FLAGGED AND/OR OTHERWISE CLEARLY MARKED ON THE GROUND PRIOR TO INSTALLATION. SPRINKLER HEAD STAKING SHALL BE INSPECTED AND APPROVED BY THE OWNER'S REPRESENTATIVE OR THE LANDSCAPE ARCHITECT BEFORE INSTALLATION. STAKED LOCATIONS SHALL BE SPACED TO PROVIDE HEAD-TO-HEAD COVERAGE. RECOMMENDED SETBACK DISTANCE OF ALL PROPOSED IRRIGATION HEADS IS 12" FROM BACK OF CURB AND EDGE OF PAVEMENT. 30. FLUSH AND ADJUST ALL SPRINKLER HEADS FOR OPTIMUM PERFORMANCE AND TO PREVENT OVERSPRAY ONTO WALKS, ROADWAYS, AND/OR BUILDINGS AS MUCH AS POSSIBLE. THIS SHALL INCLUDE SELECTING THE BEST NOZZLE ARC AND RADIUS TO FIT THE EXISTING SITE CONDITIONS. 31. ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN TURF AREAS SHALL BE INSTALLED SO THE TOP OF THE SPRINKLER HEAD IS FLUSH WITH THE ADJACENT SIDEWALK, OR PAVING. ALL POP-UP HEADS AWAY FROM HARDSCAPE EDGES IN TURF SHALL BE 1" ABOVE THE FINISH GRADE TO PREVENT CONTACT WITH MOWERS. 32. EXISTING TREES TO REMAIN ARE TO BE PROTECTED FROM DAMAGE. DO NOT TRENCH OR EXCAVATE WITHIN THE CRITICAL ROOT ZONE OF ANY TREE. 33. ALL PLANT MATERIAL IN TREE HOLDING AREAS SHALL BE MANUALLY WATERED/IRRIGATED TO KEEP MOIST UNTIL PLANTED. 34. UPON COMPLETION OF INSTALLATION OF IRRIGATION SYSTEM, IRRIGATION CONTRACTOR SHALL PROVIDE THE FOLLOWING: A. ACCURATE AND COMPLETE "AS BUILT" PLANS OF IRRIGATION SYSTEM INCLUDING 8-1/2" X 11" ZONE MAP TO BE PLACED INSIDE EACH CONTROLLER BOX. B. LOG ON ALL WATER WINDOWS, RUN SCHEDULE TIMES, AND OTHER CHANGES AND/OR MODIFICATIONS TO THE IRRIGATION SYSTEM SINCE INSTALLATION. C. ONE HOUR OF TRAINING TO OWNER ON IRRIGATION SYSTEM AND CONTROLLER OPERATION. D. THREE OF EACH TYPE OF HEAD AND EMITTER INSTALLED. E. ONE OF EACH TYPE OF VALVE INSTALLED. F. REVIEW WINTERIZATION PROCEDURES FOR IRRIGATION SYSTEM WITH OWNERS REPRESENTATIVE. 35. PRIOR TO ACCEPTANCE OF IRRIGATION SYSTEM AT THE END OF THE MAINTENANCE PERIOD, THE IRRIGATION CONTRACTOR SHALL PROVIDE THE FOLLOWING: CURRENT SCHEDULE RUN TIME AND WATER WINDOW LOG, ALONG WITH NOTING ANY OTHER PERTINENT INFORMATION. 36. UNLESS OTHERWISE SPECIFIED, THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE ANYTHING DAMAGED BY HIS WORK AT NO ADDITIONAL COST TO THE OWNER. 37. CONTRACTOR SHALL INSTALL MAINLINES ±12" FROM PAVEMENT EDGE IN PLANTING AREAS. ALL PIPING, VALVES, AND OTHER EQUIPMENT SHOWN WITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGN CLARIFICATION ONLY, AND SHALL BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS AS INDICATED ON THESE PLANS. 38. IN THE EVENT OF A DISCREPANCY BETWEEN THE PLAN AND SPECIFICATIONS, THE PLAN SHALL TAKE PRECEDENCE. 39. THE IRRIGATION SYSTEM SHALL BE INSTALLED BY A QUALIFIED IRRIGATION CONTRACTOR. ELL CROSS 45° ELL WYE TEE 45° ELL NOTES: 1. PRESSURE SUPPLY LINES SIZE 2" AND LARGER SHALL RECEIVE CONCRETE THRUST BLOCKS. 2. SEE SOILS ENGINEER FOR AMOUNT OF CONCRETE TO BE USED FOR THRUST BLOCK. REBAR BENT AROUND FITTING (TYPICAL) PIPE (TYPICAL) FITTING (TYPICAL) CONCRETE THRUST BLOCK (TYPICAL) UNDISTURBED SOIL (TYPICAL) 104 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 Plans Devlpmt Plan K i n l e y 18 9 5 F a l l R i v e r Es t e s P a r k , C O 8 0 5 1 7 A R C H I T E C T U R E P . C . Fa l l R i v e r H o t e l 12/6/2024 R1: 1/15/2025 F RE FRE MEETING ROOM 36' x 34'-3" ROOF ABOVE ROOF BELOW FIRE ROOM TIERED RETAINING WALLS DARK SKY LIGHT FIXTURE AT BALCONY, TYP UPFRONT DESK SUNDRIES OFFICE SPA OFFICE HSKP ELEC MECH FIRE ELEV UTILITY 107105 109 MEN'S WMN'S 101 STAFF HOUSING 103 WAITING WAITING STAFF HOUSING DN UP DN DN UP DN ROOF BELOW ROOFS ABOVE GAS FIREPIT TIERED RETAINING WALLS DARK SKY LIGHT FIXTURE AT BALCONY, TYP UP DN OPEN TO BELOW PLAZA 201 203 202 204 206 208 210 212 209207205HSKP LOUNGE GAMES ELEV DN DN DN DN ROOF ABOVEROOF BELOW DARK SKY LIGHT FIXTURE AT BALCONY, TYP DN OPEN TO BELOW ELEV HSKP 305 307 306 308 310 312 301 303 302 304 DN DN DN FIRE ROOM 1 1/16" = 1'-0" Ground Floor 2 1/16" = 1'-0" Second Floor 3 1/16" = 1'-0" Third Floor 105 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 Elevations Devlpmt Plan K i n l e y 18 9 5 F a l l R i v e r Es t e s P a r k , C O 8 0 5 1 7 A R C H I T E C T U R E P . C . Fa l l R i v e r H o t e l 12/6/2024 R1: 1/15/2025 Ground Floor EL: 100'-0" Second Floor EL: 110'-3 1/4" Third Floor EL: 120'-6 1/2" Second Floor EL: 107'-9 1/4" Third Floor EL: 118'-0 1/2" PTAC, TYP.METAL LAP SIDING APX. LINE OF EXISTING GRADE VERTICAL SIDING HORIZONTAL LAP SIDINGSTONE VENEER STANDING SEAM METAL ROOF FDCFIRE RISER ROOM APX. LINE OF PROPOSED GRADE (+/- 6%) APX. LINE OF PROPOSED GRADE AT H.C. PARKING/RAMP ACCESS (MAX 2%) MAIN ENTRY DARK SKY RATED EXTERIOR LIGHT FIXTURES, TYP. MAIN ENTRY LIGHT FIXTURE SERVICE DOOR LIGHT FIXTURE Ground Floor EL: 97'-6" Ground Floor EL: 100'-0" Second Floor EL: 110'-3 1/4" Third Floor EL: 120'-6 1/2" Second Floor EL: 107'-9 1/4" Third Floor EL: 118'-0 1/2" 29 ' - 1 1 3 / 4 " AVG. GRADE 7832'-0" AVG. ROOF HT. DARK SKY LIGHT FIXTURES AT DOORS, TYP Ground Floor EL: 97'-6" Second Floor EL: 107'-9 1/4" Third Floor EL: 118'-0 1/2" 12 ' - 0 " 1 2 ' - 0 " 29 ' - 1 0 " EXISTING GRADE PROPOSED GRADE w/ TIERED RETAINING WALLS HORIZONTAL LAP SIDING VERTICAL SIDING LOW GRADE APX 7816'-0" HIGH GRADE APX 7840'-0" (BEYOND RETAINING WALL) AVG GRADE 7828'-0" T.O. PARAPET PARKING Ground Floor EL: 97'-6" 121.5 121.5121.5 Ground Floor 100'-0" Second Floor 110'-3 1/4" Third Floor 120'-6 1/2" 15 ' - 0 " 29 ' - 1 1 3 / 4 " APX. PROPOSED GRADE STONE VENEER VERTICAL SIDING LINE OF RETAINING WALLS IN FRONT RE: SITE PLAN LINE OF APX EXISTING GRADE (IN FRONT OF RETAINING WALLS)LOW GRADE 7825'-0" HIGH GRADE 7840'-0" AVG. GRADE 7832'-0" AVG. ROOF HT. METAL ROOF EXPOSED JOISTS PAINTED STEEL GATE DOORS 4x4 STEEL TUBE COLUMNS SIMPSON CCP COL CAP WELD TO POST 12 2 6' - 3 " 7' - 9 " PAINTED FIBER CEMENT SIDING METAL ROOF ON 1/2" OSB ON 2x10s @ 24"o.c. 6X10 D.F.#1 BEAM 8'-8" 10'-8" HORIZONTAL SIDING ON CMU WALLS STEEL GATE 1 1/16" = 1'-0" South Elevation 2 1/16" = 1'-0" North Elevation 3 1/16" = 1'-0" East Elevation 4 1/16" = 1'-0" West Elevation 5 3/16" = 1'-0" Trash Enclosure MAIN ENTRY EXTERIOR LIGHTING BALCONY EXTERIOR LIGHTING SERVICE DOOR EXTERIOR LIGHTING 106 107 5235 Ronald Reagan Blvd. Suite 200 Johnstown, CO, 80534 303.800.3300 • GallowayUS.com 01/28/2025 Community Development Department Town of Estes Park 170 MacGregor Ave. PO Box 1200 Estes Park, CO 80517 RE: 1895 Fall River Road Development Plan – Minor Modification Request To Whom It May Concern, The purpose of this letter is to request minor modifications to the Site Development Plans at 1895 Fall River Road. The following minor modifications are being requested with this submittal. Per EPDC Section 7.11, 38 parking spaces are required for this development. Due to steep grades across the site and a 25-foot landscape buffer required along the frontage, significant space constraints exist on-site. Given these constraints, the site can feasibly accommodate 34 parking spaces, which is within the allowable 10% minor modification. This letter acts as a formal request to allow for 34 parking spaces. Per EPDC Section 7.11F.3, a 25-foot landscaped buffer area is required along the frontage of this development. Due to steep grades across the site and parking space and landscaped island requirements, significant space constraints exist on-site. Given these constraints, the parking lot encroaches the landscaped buffer by 6.14’, as shown in the Horizontal Control Plan on Sheet C2.0 of the Site Development Plans. The Landscape Plan on Sheet L1.1 of the Site Development Plans shows the quantities of trees and shrubs are not affected by this encroachment. This letter acts as a formal request to allow for the 6.14’ encroachment. Due to steep grades across the site, the proposed trail that provides access to the connection to Fall River Trail is not an ADA accessible path. The linear footage that would have been required to make the path ADA accessible was not feasible with the proposed site plan. In lieu of an ADA accessible path, the path being proposed will be designed in a manner that blends in with the natural surroundings of the site. Please feel free to contact us if you have any questions. Sincerely, GALLOWAY Cristina Slater, PE Civil Project Engineer 108 PREPARED FOR: Kinley Built PREPARED BY: Galloway & Company, Inc. 5235 Ronald Reagan Boulevard, Suite 200 Greenwood Village, CO 80534 DATE: November 20, 2024 1895 Fall River Hotel Estes Park, Colorado PRELIMINARY DRAINAGE REPORT 109 1895 Fall River Hotel November 20, 2024 ENGINEER’S STATEMENT I affirm that this report and plan for the Final drainage design for 1895 Fall River Hotel was prepared by me (or under my direct supervision) in accordance with the provisions of the Larimer County Stromwater Design Standards for the owners thereof. I understand that the Town of Estes Park does not and will not assume liability for drainage facilities designed by others. Tina Slater, PE # Date For and on behalf of Galloway & Company, Inc. DEVELOPER’S CERTIFICATION “Kinley Built hereby certifies that the drainage facilities for 1895 Fall River Hotel shall be constructed according to the design presented in this report. I understand that the Town of Estes Park does not and will not assume liability for the drainage facilities designed and/or certified by my engineer and that the Town of Estes Park reviews drainage plans pursuant to the Municipal Code; but cannot, on behalf of 1895 Fall River Hotel, guarantee that final drainage design review will absolve Kinley Built and/or their successors and/or assigns of future liability for improper design.” Authorized Signature Date Kinley Built 110 1895 Fall River Hotel November 20, 2024 Galloway & Company, Inc. Page 1 of 7 I. INTRODUCTION .................................................................................................................................. 2 LOCATION ....................................................................................................................................... 2 PROPOSED DEVELOPMENT ........................................................................................................ 2 II. EXISTING DRAINAGE .............................................................................................................................. 2 OVERALL BASIN DESCRIPTION ................................................................................................... 2 SUB-BASIN DESCRIPTION ............................................................................................................ 2 III. DESIGN CRITERIA .................................................................................................................................. 3 HYDROLOGIC CRITIERIA .............................................................................................................. 3 HYDRAULIC CRITERIA................................................................................................................... 4 IV. DRAINAGE PLAN .................................................................................................................................... 5 GENERAL CONCEPT ..................................................................................................................... 5 SPECIFIC DETAILS ......................................................................................................................... 5 STORMWATER CONVEYANCE FACILITIES................................................................................. 6 STORMWATER STORAGE FACILITIES ........................................................................................ 6 STORMWATER QUALITY ............................................................................................................... 7 V. CONCLUSIONS ....................................................................................................................................... 7 SUMMARY OF CONCEPTS ............................................................................................................ 7 COMPLIANCE WITH STANDARDS ................................................................................................ 7 VARIANCES .................................................................................................................................... 7 VI. REFERENCES ........................................................................................................................................ 7 VII. APPENDICIES ........................................................................................................................................ 7 Appendices: A. Exhibits and Figures B. Hydrologic Computations C. Hydraulic Computations D. Drainage Map TABLE OF CONTENTS 111 1895 Fall River Hotel November 20, 2024 Galloway & Company, Inc. Page 2 of 7 I. INTRODUCTION LOCATION The property at 1895 Fall River Road- referred to herein as the ‘site’ or ‘project site’ is located east of the Town of Estes Park along State Highway 34. The project site is bordered to the south by State Highway 34 and by mountainous terrain to the north, east, and west. The project site is located in Section 22, Township 5 N, Range 73 W. of the 6th P.M., County of Larimer, State of Colorado. Refer to Appendix A for a Vicinity Map showing the project location and the surrounding area. PROPOSED DEVELOPMENT The proposed project site covers ±1.52 acres. The site is currently developed with a single building and a parking lot. The proposed project is to redevelop the site with a hotel, an expanded parking lot, and associated storm drainage infrastructure. Water on the existing property currently sheet flows to the southeast portion of the site. Curb and gutter located along the southern edge of the parking area collects the flow and conveys the water into an offsite storm ditch and culvert. Flow will eventually discharge to the Fall River. According to the Natural Resources Conservation Service (NRCS) Web Soil Survey, the project site consists of a mix of soil types and Hydrologic Soil Groups (HSGs)including: - Galuche-Rock outcrop HSG ‘D’ - Cypher-Wetmore-Retake, HSG ‘D’ The predominant on-site HSG is ‘D’. Group D soils are well drained have a very low to moderately low infiltration rate. There are no ditches or irrigation facilities located on the proposed site. The proposed site consists of the construction of a new hotel and the expansion of the parking lot. II. EXISTING DRAINAGE OVERALL BASIN DESCRIPTION The existing site drains to the southeast as described above. Additionally, water will flow off the mountain to the northeast and flow onto the site. SUB-BASIN DESCRIPTION In the existing condition there are two basins, one for the building and one for the parking lot. In addition there is a basin for the offsite flow that will flow off of the mountain to the northeast. Basin B1 (0.11 ac, Q10 = 0.3 cfs, Q100 = 0.6 cfs): is located at the northwest corner of the site. The basin is comprised of the existing building and the paved surfaces that immediately surrounding the building. Flow from this basin will sheet flow into Basin B2. 112 1895 Fall River Hotel November 20, 2024 Galloway & Company, Inc. Page 3 of 7 Basin B2 (0.24 ac, Q10 = 0.7 cfs, Q100 = 1.4 cfs): is located at the east side of the site. The basin is comprised of the existing parking lot. Flow from this basin travel via curb and gutter to the southeast where it will leave the site. Basin OS1 (39.90 ac, Q10 = 11.6 cfs, Q100 =76.0 cfs): is located on the off-site mountain to the northeast of the site. The basin consists of steep mountainous terrain and grass and shrubs. Flow from this basin will flow onto the site from the north at design point OS1. III. DESIGN CRITERIA DEVELOPMENT CRITERIA REFERENCE The final drainage design presented herein was prepared in accordance with: - Larimer County Stromwater Design Standards 2023 [Criteria]; - Urban Drainage and Flood Control District (MHFD) Urban Storm Drainage Criteria Manuals Volumes 1, 2 and 3 [Manual]; The drainage calculations were based on the Larimer County Stromwater Design Standards and IDF equations to determine the intensity and are listed in Table 1 below. Table 1 – Precipitation Data Return Period One Hour Depth (in). 10-year 0.98 100-year 1.97 HYDROLOGIC CRITIERIA The rational method was used to calculate peak flows as the tributary areas are less than 100 acres. The rational method has been proven to be accurate for basins of this size and is based on the following formula from the MHFD Manual, Eq 6-1: The Rational Method is based on the Rational Formula: Q = CiA Where: Q = the maximum rate of runoff, cfs C = a runoff coefficient that is the ratio between the runoff volume from an area and the average rate of rainfall depth over a given duration for that area i = average intensity of rainfall in inches per hour for a duration equal to the Time of Concentration (Tc) A = area, acres The runoff coefficients are calculated based on land use, percent imperviousness, and design storm for each basin. Composite percent impervious and composite C values were calculated using 113