HomeMy WebLinkAboutPACKET Technical Review Committee 2021-06-22TECHNICAL REVIEW COMMITTEE – TOWN OF ESTES PARK
TO BE HELD VIRTUALLY
Tuesday, June 22, 2021
2:00 p.m.
Estes Park, CO 80517
The Estes Park Board Planning Commission will participate in the meeting remotely due to the
Declaration of Emergency signed by Town Administrator Machalek on March 19, 2020, related to
COVID-19 and provided for with the adoption of Ordinance 04-20 on March 18, 2020. Procedures for
quasi-judicial virtual public hearings are established through Emergency Rule 06-20 signed by Town
Administrator Machalek on May 8, 2020, and outlined below.
Please click the link below to join the webinar: https://zoom/us/j/949 5708 8725
Or Join by Telephone:
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posted to YouTube and www.estes.org/videos within 48 hours.
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special communication arrangements for persons with disabilities. Please call (970) 577-4777. TDD available.
Prepared June 17, 2021 1
NOTE: The TRC reserves the right to consider other appropriate items not available at the time the agenda was prepared.
AGENDA
TECHNICAL REVIEW COMMITTEE – TOWN OF ESTES PARK
Tuesday, June 22, 2021
2:00 p.m.
1.AGENDA APPROVAL
2.PUBLIC COMMENT. (Please state your name and address).
3.CONSENT AGENDA:
1.Technical Review Committee Minutes dated May 11, 2021
4.ACTION ITEMS:
1.Stanley Carriage House: Minor Modification
Option to post security for walkway completion Director Hunt
5.DISCUSSION ITEMS:
1.Upcoming potential TRC meeting dates Director Hunt/TRC members
6.ADJOURN
Prepared 06/17/2021
2
3
Town of Estes Park, Larimer County, Colorado, May 11, 2021
Minutes of a Regular meeting of the Technical Review Committee of the Town of Estes
Park, Larimer County, Colorado. Meeting held Virtually in said Town of Estes Park on the
11 day of May 2021.
Committee: Town Administrator Travis Machalek (Chair), Public Works Director Greg
Muhonen, Fairgrounds and Events Director Rob Hinkle, Member Mike
Wisneski, Member John Gagnon
Attending: Chair Machalek, Director Muhonen, Director Hinkle, Member Wisneski,
Member Gagnon, Architect Review Committee members Brian Calhoun and
Jack Cook, Community Development Director Randy Hunt, Town Attorney
Dan Kramer, Engineer Jennifer Waters, Engineer David Hook, Utility
Coordinator Steve Rusch, Building Official Gary Rusu
Absent: none
Chair Machalek called the meeting to order at 3:00 p.m.
AGENDA APPROVAL
It was moved and seconded (Wisneski/Muhonen) to approve the agenda. The motion passed 5-0.
CONSENT AGENDA
It was moved and seconded (Gagnon/Hinkle) to approve the agenda. The motion passed 5-0.
AGENDA ITEM: TRC Resolution 01-21
Director Hunt reviewed the staff report for the Stanley Hotel Film Center. This meeting and review are
for the submitted Preliminary Package, per the Stanley Historic District Master Plan Sec. I.C.2 (pp. 5-
6.) A later TRC meeting will determine compliance with the Final (Revised) Package, consisting of any
revisions to the Preliminary Package and/or additional detailed materials as may be necessary and
appropriate.
The project is located in the northeast area of Lot 1, the "main campus" in the Stanley Historic District
complex. It contains most of the well-known buildings and development therein, including the iconic
Stanley Hotel. The Film Center – also known at various times as the Performing Arts Center, just the
Arts Center, and the Cultural Center, among other labels – has been conceptually planned since at
least 1994, when the Stanley Historic District Master Plan (SHDMP) was completed by the Stanley
ownership at that time and approved by the Town in January of that year. The Film Center may be
thought of as the last sizeable new structure planned for the Stanley Lot 1 campus. TRC was formally
filed as an application and supporting materials with the Town on December 4, 2020. Between
December 2020 and April 2021, the project underwent four rounds of review by staff, with the Stanley
team providing updated documents and plans between each round. The result of those successive
reviews and design updates is the Preliminary Package now proposed for TRC review and approval.
Staff recommended approval with conditions of the Film Center Preliminary Package.
APPLICANT PRESENTATION
Jack Mousseau, MOA Architecture, presented what is planned for the Film Center, reviewing the floor
plans and building design. The Carriage House and Film Center have now been separated, allowing
for more landscape integration. The sub-level will still attach the two buildings. The design has
provided for drainage around the Film Center. Continued exploration of drainage will be conducted
with the Town Public Works Department. Utilities were set up with the Carriage House and are easily
tapped into for this project. In response to the question about traffic backups into the complex,
Mousseau answered that the Gate House access currently has a single lane entering and exiting.
There are other access points on the campus. Plans to alleviate traffic include entry into the east
parking lot just after the Gate House; Tixr, an app for parking and event management allowing
prepayment for entry into the property; possible relocation of the main entrance into the complex. John
Cullen, the owner of the Hotel Complex, noted that the Colorado Historic Foundation is interested in
restoring the Grand Lawn (a subject for another time). If this restoration were to happen, it would affect
the traffic, sidewalk and main entrance.
PUBLIC COMMENT: none
DISCUSSION
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Technical Review Committee – May 11 2021 – Page 2
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Director Muhonen stated that the rainfall intensities for Estes Park were redone in 2016 and do not
match those of Larimer County’s' drainage criteria and wanted confirmation that the correct figures
were being used for this project. Engineer Waters noted that the drainage consultant for this project
has requested more appropriate rainfall data be used. She will be sure they get the most current
updates for the final plan.
Considerable discussion on the sidewalk located along Steamer Parkway was had. A landscape buffer
between Steamer Parkway and the voluntary sidewalk that is being constructed is desired. A public
access easement is included in Resolution TRC 01-21 as written. If changes are to occur, it would
have to be done at a future meeting.
In answer to maximum allowable square footage, attachment 10 shows a use breakdown and general
guidelines. A color-coded analysis will be provided at the final hearing to show what is being classified
and where.
Secondary Accessory Uses are mainly maintenance areas and back-of-the-house staging, with a vast
majority of these being sub-grade.
Retractable roof noise issues will be taken into account to ensure soundproofing when closed and
abiding by noise ordinances when opened. There will be an acoustic engineer involved in the design
team and the building permit process.
Pedestrian connectivity is planned for access to the concert hall but has not been decided. It will likely
be either glass or an open-air connection.
It was moved and seconded (Wisenski/Gagnon) to approve TRC Resolution 01-21. The motion
passed 4-0. Member Hinkle was absent for the vote.
AGENDA ITEM: TRC Resolution 02-21
Director Hunt reviewed the staff report for the Carriage House Minor Modification. The requested
Minor Modification is simply changing a label on various plans and confirming that some interior design
details on the basement space are compatible with the new Theater label as opposed to the current
Lounge label. One such feature is the construction of the Stage area on the south wall. Stages can
also be present in Lounge uses, but typically a lounge stage is not intended to serve as the type of
attention-centering, focus-drawing element that one finds with a theater stage. Discussions with the
Stanley team seemed to clarify that this stage will be the attention-focusing type. Staff recommended
approval of the Minor Modification for use within the Carriage House.
PUBLIC COMMENT: none
It was moved and seconded (Wisneski/Gagnon) to approve of TRC Resolution 02-21. The motion
passed 4-0. Member Hinkle was absent for the vote.
There being no further business, Chair Machalek adjourned the meeting at 5:10 p.m.
Travis Machalek, Chair
Karin Swanlund, Recording Secretary
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6
COMMUNITY DEVELOPMENT
To: Technical Review Committee (TRC)
From: Randy Hunt, Community Development Director
Date: June 22, 2021
RE: Stanley Carriage House: Minor Modification: Option to Post Security for
Walkway Completion
(Mark all that apply)
PUBLIC HEARING ORDINANCE LAND USE
CONTRACT/AGREEMENT RESOLUTION OTHER
QUASI-JUDICIAL YES NO
Objective:
The TRC will determine by majority vote whether to approve a requested Minor
Modification to the Stanley Carriage House Final package approval, in order to allow the
option for the Stanley to post a security for the two north-south walkways from Stanley
campus buildings down to Steamer Parkway, in order to receive a Temporary Certificate
of Occupancy (TCO) for the Carriage House tenant finish. A Dec. 7, 2020 condition of
the Carriage House approval requires completion and acceptance of the two walkways
in order to issue a TCO.
Present Situation:
The Carriage House is nearing completion, as are the surrounding site improvements,
including the East Parking Lot. TRC will recall that at the Dec. 2020 Final Package
hearing for the Carriage House, the Stanley and TRC agreed that two walkways (private
sidewalks) would be built in conjunction with the Carriage House project: an east
walkway from the Carriage House vicinity down to Steamer Parkway across from the
Aspire parking-lot walkway, and a west walkway from the original Hotel down to where
the newly linked walkway comes up to Steamer Parkway from the US 34/MacGregor
Ave. roundabout.
Both walkways are still required and the Stanley intends to build them soon – in fact, the
east walkway is now under construction (plans are included in Attachment 4.) Plans for
the west walkway are still in review but reasonably close to approval for grading permit.
The TRC Resolution approving the Carriage House Final Package (Attachment 3)
includes a condition specifying as follows:
“The Carriage House restaurant shall not receive a TCO or CO to operate
in any capacity unless and until all public and private improvements
associated with the Carriage House project and East Parking Lot (B
11160) are constructed and approved by the Town.”
7
Meanwhile, as noted, the Carriage House is rapidly approaching completion and the
Post Restaurant inside is hoping to receive a TCO in time to open for the July 4
weekend. The major uncompleted work consists of the west walkway and (possibly) the
east walkway. However, the Resolution condition as worded does not allow any
alternative for issuing a TCO except completion of all site improvements, including
these walkways.
Proposal:
Attachment 2 is a letter from MOA Architecture on behalf of the Stanley team, dated
May 28, 2021, requesting that in lieu of completion and acceptance of the two
walkways, the Town accept an adequate security (usually a cash escrow deposit or a
lender’s Letter of Credit) to ensure the work is completed.
(Note: the letter’s photo illustration labels the east walkway as “location 1” and the west
walkway as “location 2.” The letter’s text makes it clear which is which.)
This request (technically corresponding to a Minor Modification in our Development
Code) is what’s before TRC. If TRC approves the request, the security could be posted,
and that would allow a TCO to be issued before the walkway work is actually
completed. No other improvements at the Carriage House building or site would be
affected; all those would still have to be finished and signed off by the Town and other
agencies before a TCO is issued.
One change subsequent to the Stanley’s May 28 request should be noted. The letter
refers to construction of a temporary east walkway, with a permanent east walkway
intended to replace it later. However, since the letter was written, discussions and
permits have moved forward to allow the permanent east walkway to be built sooner
than expected. As noted, this walkway is already under construction. The requested
security would be for completion of the permanent walkway, should that be necessary.
References to the temporary walkway should now be disregarded.
Securities for unfinished work in conjunction with a TCO request are not uncommon in
Estes Park and elsewhere. Many factors, ranging from poor weather to contractor labor
and material shortages, can lead to delays in some parts of a project. The Town has
accepted development-related securities for many years for public improvements. The
idea is that if the developer fails to complete the work for any reason, the Town can call
the security (i.e., draw the funds) and contract to finish the work ourselves. In practice,
this rarely if ever happens – developers are incentivized to finish the work by the
existence of the security. (Having a security called is a sure-fire way to wreck one’s
credit.)
Holding securities for private-property improvements has been more complex and in
recent years the staff have not favored this option. The simple reason is that if the Town
finds it necessary to call the security and do the work ourselves, going onto private
property do so is complicated, to say the least. This is not a fatal flaw, but it does
suggest being cautious and judicious about securitizing private improvements
The security option is spelled out in the Development Code, and ordinarily projects
everywhere else in Town can be accommodated via posting an adequate security,
8
usually at 115 percent of the engineering cost estimates provided by the applicant and
confirmed by Town staff. However, the Stanley is not under all provisions of the
Development Code, due in part to the Stanley Master Plan, and securitization for
Stanley projects has not been common.
The Dec. 2020 condition is unusually strict in specifying actual completion and
acceptance before a TCO. The Town does require completion and acceptance of all
improvements everywhere intown for a final, permanent CO, but the security option is
frequent for TCO issuance, as noted. The request is reasonable in principle when
compared to standard practice elsewhere in Estes Park and beyond.
The present request is in fact to allow securitization of private improvements. That, a
noted, is less common. In this case, staff is willing to support the request, based on the
following facts:
• The actual walkway costs are small; security estimates (including 15% warranty) for
the west walkway would be approx. $38,000, and security estimates for the east
walkway are approx. $103,000. The overall valuation for the Carriage House + East
Parking Lot project is over $6 million, meaning that the walkway costs are
proportionally very minor compared to overall scope.
• Designs for the walkway improvements are already in hand and accepted, which
lowers the risk that a security will prove insufficient.
• As noted, the east walkway is already under construction – in fact, the Stanley’s goal
is to have it completed and accepted before the TCO is issued. Including the east
walkway in this security request is basically a backstop. If the east walkway is
finished, the cost-risk of failure to complete is cut by around 75 percent, more or
less.
• Although staff isn’t and shouldn’t be in the business of assessing an applicant’s
likelihood of failure to complete a project, for the record we would note that in recent
years the Stanley has never begun a project that had to be completed by others. (I
will add that some approved projects have yet to get started – most notably the
western section of Lot 4, west of the Aspire Building, where a wellness facility is still
planned but not begun.) On the whole, the likelihood of having to call the walkway
securities is low.
• In general, staff does not want to set a new precedent for securitizing private
improvements, for the reasons noted. However, precedents set in the Stanley
Historic District do not automatically apply anywhere else in Town. The Stanley
zoning and Master Plan are unique.
The Stanley is aware that if this request is approved, security will be needed quickly.
Our understanding is that the funds will be provided in time for a TCO request prior to
July 1.
Advantages:
• Approving the security option will allow a restaurant opening desired by the applicant
(and presumably the public) in time for one of the busiest holiday weekends in Estes
Park.
• The securitization concept is in line with security practice elsewhere in the Town in
general.
9
Disadvantages:
• There is a small but not zero risk that securitizing private improvements could lead to
legal entanglements if the Town were to call the security.
• Securities always require a modest level of additional bookkeeping and tracking for
the staff.
Action Recommended:
Staff recommends approval of TRC Resolution 03-21.
Finance/Resource Impact:
n/a - No direct expenditures or revenue identified at this time.
Level of Public Interest
Low.
Sample Motion:
I move for the approval of TRC Resolution 03-21.
Attachments / Exhibits:
1. TRC Resolution 03-21
2. 2. Stanley Carriage House TRC Modification Request (letter): dated May 28, 2021
3. Copy of executed Resolution approving the Carriage House Final Package: approval
date December 7, 2020
4. Plan set for East Walkway: Sheets C-011, C-241, and C-311: dated 2021.06.07
10
TRC RESOLUTION 03-21
A RESOLUTION OF THE TECHNICAL REVIEW COMMITTEE OF THE STANLEY
HISTORIC DISTRICT MASTER PLAN APPROVING A MINOR MODIFICATION TO
THE FINAL PACKAGE FOR THE CARRIAGE HOUSE PROJECT, REGARDING
SECURITIES FOR SITE IMPROVEMENTS
WHEREAS, the Final Package for the project referenced in the title of this
resolution was approved by the Technical Review Committee (TRC) on December 7,
2020; and
WHEREAS, the Resolution of approval for the Final package included a
condition that prohibited issuance of a Temporary Certificate of Occupancy (TCO) or
final Certificate of Occupancy (CO) before all site improvements in connection with the
project are completed, inspected, and approved by the Town; and
WHEREAS, since the TRC approval on December 7, subsequent planning and
design by the Stanley development team and dialog with Town staff have led to the
realization that two private walkways – designated the “east walkway and “west
walkway” in submitted materials – may not be completed and accepted by the time a
TCO is requested for the Carriage House and the Post Restaurant within it; and
WHEREAS, after discussion with staff, all parties agree that a financial security
of an appropriate amount is acceptable in lieu of immediate completion and acceptance
of one or both walkways; and
WHEREAS, pursuant to this request, Stanley ownership has properly submitted
a request letter, dated and signed May 28, 2021, for a Minor Modification to the
approved Final Package plan set, accompanied by appropriate plans and text materials;
and
WHEREAS, Town staff and allied reviewing agencies have examined the
requested Minor Modification, and determined that any impacts to land use,
transportation, demand on utilities or other services, are likely to be minimal and
temporary; and
WHEREAS, staff have reviewed the Minor Modification and determined that a
favorable staff recommendation on the request is in order:
NOW, THEREFORE, THE TECHNICAL REVIEW COMMITTEE RESOLVES AS
FOLLOWS:
11
1. The Stanley Carriage House project Final Package Minor Modification, allowing
the Stanley to post a financial security(ies) of an appropriate form and amount in
lieu of completion and acceptance of one or both walkways, is hereby approved.
2. The approved Minor Modification specifically approves either of two options to be
exercised prior to TCO issuance for the Carriage House/Post Restaurant, to be
mutually agreed upon by Town Community Development staff and Stanley
ownership, as follows:
a. Posting a financial security in the amount of one hundred and fifteen
percent (115%) of the mutually agreed-upon valuation for construction of
the west walkway, the east walkway, or both together; or
b. Completion and acceptance by the Town of the east walkway, the west
walkway, or both together, per the original Resolution of Final Package
Approval on Dec. 7, 2020.
3. The securitization option (Option 2.a. above) for either or both walkway(s) shall
apply only to issuance of a TCO for the project. Issuance of a final or permanent
CO for the project or any portion thereof shall continue to require completion,
inspection, and acceptance of all public and private improvements, as per the
original condition of approval by TRC on Dec. 7, 2020.
4. All other requirements and permissions contained in the Dec. 7, 2020 Resolution
of Final package Approval shall remain in effect.
DATED this ____ day of __________, 2021.
Travis Machalek
Chair, Technical Review Committee
ATTEST:
Karin Swanlund
Recording Secretary
APPROVED AS TO FORM:
Town Attorney
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May 28, 2021
Mr. Randy Hunt
Community Development Director
Town of Estes Park
170 MacGregor Ave.
PO Box 1200
Estes Park, CO 80517
RE: Stanley Carriage House – TRC Modification Request
Dear Mr. Hunt,
On behalf of Grand Heritage Hotel Group, this letter is in request of a specific modification to the December 2020
Stanley Carriage House TRC resolution. As you understand, the Carriage House TRC resolution requires the
construction of sidewalks on the east and west sides of the Stanley Lot 1 property as a condition of obtaining a CO for
the Carriage House Post Restaurant occupancy. The purpose of this request is to separate the final construction of the
east and west sidewalks from the Carriage House TRC requirement for TCO. Below is a graphic illustrating the sidewalk
locations per the December Carriage House TRC.
13
Mr. Randy Hunt
Community Development Director, Town of Estes Park
May 28, 2021
Page 2
A temporary east sidewalk will be installed in June of this year, prior to the Post Restaurant being occupied. The west
sidewalk and the final east sidewalk location will be installed at a later date, following development of their design in
collaboration with the Town of Estes Park. We believe this request is of great benefit to the TOEP, as the two sidewalks
tie to other proposed site improvements on Stanley Lot 1, including relocation of the Stanley entry drive. Coordinating all
these final site improvements together will produce a more comprehensive and satisfactory result for all parties. The
Stanley Ownership is agreeable to providing securitization of the final sidewalks construction cost through a performance
bond or other agreeable security mechanism. As part of this process, we will provide an estimate of value for the
sidewalks, upon which the securitization can be based. We understand that, if approved by TRC, we will be able to
operate the Post Restaurant through a TCO, but final CO will not be provided until the final sidewalks are in place.
Ownership will have to apply for TCO on a monthly basis until CO is obtained.
As we have discussed, the TOEP will advertise for a TRC review of this request beginning next week. We hope to
schedule a TRC hearing on June 21st to consider our request. It is our hope that this letter and our requested TRC review
can be acted on quickly. If you have any questions or would like to discuss our requested approach, please don’t
hesitate to contact me.
Sincerely,
Jack M. Mousseau, AIA
MOA ARCHITECTURE
Principal
303-915-0482 (mobile)
303-558-4976 (office)
jmousseau@moaarch.com
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A RESOLUTION OF THE TECHNICAL REVIEW COMMITTEE OF THE STANLEY
HISTORIC DISTRICT MASTER PLAN APPROVING WITH CONDITIONS THE FINAL
PACKAGE FOR THE CARRIAGE HOUSE PROJECT
WHEREAS, the final package of the project referenced in the title of this
resolution meets the requirements of the Stanley Historic District Master Plan for a final
package;and
WHEREAS,the final package, considered in conjunction with the previously
approved preliminary package,includes sufficient detail for the Technical Review
Committee (TRC)to determine whether the plans meet the requirements of the Master
Plan and the applicable development agreement with regard to public improvements,
pedestrian connectivity,and water backflow and metering security,for the purposes of
approving a final package.
NOW,THEREFORE,THE TECHNICAL REVIEW COMMITTEE RESOLVES AS
FOLLOWS:
1.The Stanley Carriage House project final package meets the standards and
requirements in the Stanley Historic District Master Plan and Estes Park
Municipal Code Chapter 17.44,and is hereby approved on the condition
described below.
2.To the extent they are not in conflict with the final package,all items approved
by the Technical Review Committee in the preliminary package are hereby
incorporated by reference in this final package approval.
3.Section 2 of the Resolution of the Technical Review Committee of the Stanley
Historic District Master Plan Approving with Conditions the Preliminary
Package for the Carriage House Project (Aug.24,2020)is hereby repealed,
and such conditions of approval are replaced with the following condition of
approval on the final package of the project referenced in the title of this
resolution:
The Carriage House restaurant shall not receive a TCO or CO to operate
in any capacity unless and until all public and private improvements
associated with the Carriage House project and East Parking Lot (B
11160)are constructed and approved by the Town.
DATED this day of_\D&cce2020.
:
Travis Machalek ‘
Chair,Technical Review Committee
ATTEST:
1 4 1,n -i /,/1 //
Krin Swanlund
Recording Secretary
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C-011
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Drawn By
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Project Number
Sheet Name
Copyright:
ALL DRAWN AND WRITTEN INFORMATION
APPEARING HEREIN SHALL NOT BE
DUPLICATED, DISCLOSED OR OTHERWISE
USED WITHOUT THE WRITTEN CONSENT
OF MOA ARCHITECTURE
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REVISION DATE
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CONCRETE PAVEMENT
COMPACTED SUBGRADE
6"
NO SCALE
1
C-011
PAVEMENT SECTIONS
4" CDOT CLASS 6
BASE COURSE
NO SCALE
2
C-011
CROSSWALK DETAIL
1.5'
9'
NOTE:
1. THERMOPLASTIC MARKINGS SHALL BE USED. ALSO COMPARE
AGAINST PROJECT SPECIFIC CIVIL SPECS TO ENSURE THEY MATCH.
2. BARS SHALL BE PLACED AT EDGE OF PAVEMENT; AT LANE CENTERLINE; AT
ROADWAY CENTERLINE; AT LANE CENTERLINE AND AT EDGE OF PAVEMENT.
NO SCALE
3
C-011
DIRECTIONAL HANDICAP RAMP DETAIL
CUBHEAD=6" HEIGHT
LIP OF GUTTER
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CURBHEAD=6" HEIGHT
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'
DETECTABLE WARNING
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C-011
MID-BLOCK HANDICAP RAMP DETAIL
CUBHEAD=0" HEIGHTLIP OF GUTTER
FLOWLINE
CURBHEAD=6" HEIGHT
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4' MIN.
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6.4'
R4.75'
CARRIAGE
HOUSE
EXISTING 50' ACCESS,DRAINAGE AND UTILITYEASEMENT
2 STEPS
12' PATIO
12' PATIO
12'15.79'
LIMITS OF CARRIAGE
HOUSE IMPROVEMENTS
5'
12'
18'
11'
2'
37'
40.5'
20.7'
31.9'23.5'
12.8'
10'
2'
3.5'
11'
6.75'
12.88'
65.6'
8' WALK
CROSSWALK
RE: DTL. 2/ C-011
8' WALK
CROSSWALK
RE: DTL. 2/ C-011
DIRECTIONAL
HANDICAP RAMP
RE: DTL. 3/ C-011
CROSSWALK
RE: DTL. 2/ C-011
DIRECTIONAL
HANDICAP RAMP
RE: DTL. 3/ C-011
CROSSWALK
RE: DTL. 2/ C-011
LIMITS OF CARRIAGE
HOUSE IMPROVEMENTS
LIMITS OF CARRIAGE
HOUSE IMPROVEMENTS
75'
SEE NOTE 1 STEA
M
E
R
PAR
K
W
A
Y
CONCERTHALL
8' WALK
8' WALK
MID-BLOCK
HANDICAP RAMP
RE: DTL. 4/ C-011
DIRECTIONAL
HANDICAP RAMP
RE: DTL. 3/ C-011
R1-5a SIGN
R1-5a SIGN
20'
33.8'
LEGEND:
PROPOSED 6" CONCRETE PAVEMENT A
1
C-011
NOTES:
1. PER MUTCD GUIDANCE: YIELD HERE TO PEDESTRIAN SIGNS ARE
USED IN ADVANCE OF A CROSSWALK THAT CROSSES AN
UNCONTROLLED MULTI-LANE APPROACH AND TO BE PLACE 20 TO
50 FEET IN ADVANCE OF THE NEAREST CROSSWALK LINE.
2. PER MUTC GUIDANCE: YIELD HERE TO PEDESTRIANS SIGNS MAY BE
USED IN ADVANCE OF A CROSSWALK THAT CROSSES AN
UNCONTROLLED MULTI-LANE APPROACH TO INDICATE TO ROAD
USERS WHERE TO YIELD EVEN IF YIELD LINES ARE NOT USED.
20
SCALE: 1" = 20'
200
06/10/2021
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1
EROSION CONTROL PLAN
C-241
Date
Drawn By
Checked By:
Project Number
Sheet Name
Copyright:
ALL DRAWN AND WRITTEN INFORMATION
APPEARING HEREIN SHALL NOT BE
DUPLICATED, DISCLOSED OR OTHERWISE
USED WITHOUT THE WRITTEN CONSENT
OF MOA ARCHITECTURE
St
a
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SSM
2020.08.20
19125.00
33
3
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C
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8
0
5
1
7
Sidewalk updates
JDC
REVISION DATE
2021.06.07
Co
r
e
S
h
e
l
l
C
o
n
s
t
r
u
c
t
i
o
n
D
o
c
u
m
e
n
t
s
LEGEND:
X
INLET PROTECTION
FLOW DIRECTION ARROW
SEED, MULCH AND CRIMP
SILT FENCE
VEHICLE TRACKING CONTROL
CONCRETE WASHOUT AREA
IP
VTC
SF
CW
SMC
CF CONSTRUCTION FENCE
STABILIZED STORAGE AREASSA
LIMITS OF CONSTRUCTION
20
SCALE: 1" = 20'
200
VA
N
VA
N
VA
N
VA
N
CARRIAGE HOUSE
EX SD
EX S
D
EX S
D
EX SD
12" PVC
8" PVC
4" P
V
C
EX
S
D
EX SD EX SD
EX SD
EX
S
D
EX SD
EX SD
4" PERF. PVC
6" PVC
X
X
X
X
EXISTING SWALE
7598
7599
X
X
X
7595
7593
7594
7596
7597
7599
7600 759875997601760276037604
760
5
761
0
760
6760
7760
8760
9761
1
76
1
2
7613
7595
76
0
0
7605
7610
7596
7597
7598
75
9
9
76
0
1
760
2
7603
7604
7606
7607
7608
7609
7611
7612
7613
7614
7597
7600
7599
7601
7602
7603
7598
7599
75
9
8
75
9
9
759
7
7590
7587
7588
7589
7580
7585
7590
7581
7582
7583
7584
7586
7587
7588
7589
7591
7592
7593
7594
7585
7585
7581
7582
7583
7584
7586
7586
7590
7595
7587
7588
7589
7591
7592
7593
7594
7596
76057610
7615
7620
76047606760
776087609761176127613
7614
7616
7617
7618
7619
7621
7605
7610
7606
7607
7608
7609
7611
7612
7600
7605
7605
75967597
7598
7599760176027603
7604
76047606
EX SD
EX SD
EX SD EX SD
EX
S
D
EX SD EX SD
EX S
D
EX S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
15"
H
D
P
E
15
"
H
D
P
E
12
"
H
D
P
E
24" RCP
18
"
H
D
P
E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXX
X
X
X
X
X
X
X
X
X
STEA
M
E
R
PAR
K
W
A
Y
CONCERTHALL
7615
76
1
1
76
1
2
76
1
3
761
4
7616
EMERGENCY
OVERFLOW PATH
SMC
SMC
IP
IP
CW
SSA
CF
VTC
CF
CF
SF
SF
CF
SF
SF
SF
SMC
SMC
SMC
SMC
SMC
SMC
SMC
SF
CF
CF
7585
75
9
0
7595
76
0
0
76
0
5
7581
7582
7583
7584
7586
7587
758
8
75
8
9
75
9
1
7592
7593
7594
7596
759
7
759
8
759
9
76
0
1
76
0
2
76
0
3
76
0
4
76
0
6
76
0
7
760
8
CONCERTHALL
7585
7590
7595
7600
06/10/2021
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1
GRADING PLAN
C-311
Date
Drawn By
Checked By:
Project Number
Sheet Name
Copyright:
ALL DRAWN AND WRITTEN INFORMATION
APPEARING HEREIN SHALL NOT BE
DUPLICATED, DISCLOSED OR OTHERWISE
USED WITHOUT THE WRITTEN CONSENT
OF MOA ARCHITECTURE
St
a
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l
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2020.08.20
19125.00
33
3
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Sidewalk updates
JDC
REVISION DATE
2021.06.07
Co
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S
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C
o
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s
t
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u
c
t
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D
o
c
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n
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s
VA
N
VA
N
VA
N
VA
N
7597
75
9
8
75
9
9
7598
7599
CARRIAGE HOUSE
2.5%
EX SD
EX S
D
EX S
D
EX SD
12" PVC
4" P
V
C
7598
1.8%
EX
S
D
EX SD EX SD
EX SD
EX
S
D
EX SD
EX SD
4" PERF. PVC
6" PVC
ADA PATH
76
0
0
7605
7610
7597
7598
75
9
9
76
0
1
760
2
7603
7604
7606
7607
7608
7609
7611
7612
7613
7605
761
0 7600
7598
7599
76017602
7603
7604
759
9
7595
75967597
7598
7599
76007605
7605
7600
7596
7597
7598
7599
7601
7602
7603
7610
7615
7620
760
7
7608
7609
7611
7612
7613
7614
7616
7617
7618
7619
7621
7605
760
376047606760
776087609
7609.61 ME
7616.00 ME
7595
7596
7593
7594
2.0%
2.0%
2.0%
2.
0
%
2.0%
2.0%
0.
5
%
0.5%
1.2
%
1.4%
5.7
%7599.77 ME
7599.66 TW/BW
7598.16 ME
7598.85 BW
7599.70 TS
7600.00
7598.56 BS/ME
7599.16 ME
7599.62
7599.89
7599.897599.76
7600.00 TW
7600.00 TW
7598.23 BW
7600.00
7599.64
7600.00
7600.00
7600.00
7596.53
7598.47 ME
7599.12 ME
7599.80
7599.80
FF=7600.00
7600.00
7600.00
7600.00
7599.00 BW
7599.80 TW
7599.80 TW
7599.10 BS/ME
7599.70 TS
7598.82 BS/ME7599.70 TS
7599.00 ME
7599.44 HP/ME
7597.11 ME
2.
0
%
2.
0
%
2.0%
2.0%
8.
2
%
6.
0
%
7600.007600.007600.00
7600.00
7599.82
2.
0
%
2.
0
%
7599.76 7599.80 TW
7599.36 TW7599.26 TW
7599.64 TW/BW
7596.68 ME
7596.21 ME
7597.53 BW
7596.98 BW7597.30 BW
4.9%
7611.38
7610.24
7610.72
7608.20
7608.04
7607.88
7603.68
4:
1
STEA
M
E
R
PAR
K
W
A
Y
7580
7581
7582
7583
7584
7585
7585
7581
7582
7583
7584
7586
7586
7585
7590
7586
7587
7588
7589
7591
7592
7593
7590
7595
7587
7588
7589
7591
7592
7593
7594
7596 7593.57 ME
7594.07 ME
7581.02 ME
7580.92 ME
7581.41
7581.41
7584.40
7584.56
7586.59
7586.43
7589.32
7589.48
7592.89
7593.95
7593.87
7592.83
4.5
%
2.0%
759
0
758
8
758
9
759
1
2.0%
4.9
%
4:
1
EX SD
EX SD
EX SD EX SD
EX
S
D
EX SD EX SD
EX S
D
EX S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
EX
S
D
15"
H
D
P
E
15
"
H
D
P
E
12
"
H
D
P
E
24" RCP
18
"
H
D
P
E
2.0
%
4.5%
4.9
%
7595.00 ME
7594.42 ME1.3
%
7610.96
7610.46
7615.88 ME
7609.85
7610.07
7615
76
1
1
76
1
2
76
1
3
761
4
7616
7608.38 ME
7608.84 ME 7608.19
7595
76
0
0
76
0
5
7593
7594
7596
759
7
759
8
759
9
76
0
176
0
2
76
0
3
76
0
4
76
0
6
76
0
7760
8
7603.84
7598.33
7598.49
7595.89
7596.05
7595.24
7595.40
7593.71
4.9
%
2.
0
%
2.
0
%
2.0
%
7582.23
7582.07
7585
75
9
0
7582
7583
7584
7586
7587
758
8
75
8
9
75
9
1
7592
5.3%
2.0
%
2.0
%
7.6
%
CONCERTHALL
7585
7590
7595
7600
7582
7583
7584
7586
7587
7588
7589
7591
7592
7593
7594
7596
7597
7598
7599
7593.98
7593.63
CROSS SLOPES TO
NOT EXCEED 2%
CROSS SLOPES TO
NOT EXCEED 2%
CROSS SLOPES TO
NOT EXCEED 2%
CROSS SLOPES TO
NOT EXCEED 2%
5345
5343 PROPOSED MINOR CONTOURS
PROPOSED MAJOR CONTOURS
PROPOSED SPOT ELEVATION43.50
MATCH EXISTING
TOP OF WALL AT FINISHED GRADE
BOTTOM OF WALL AT FINISHED GRADE
5345
5343 EXISTING MINOR CONTOURS
EXISTING MAJOR CONTOURS
EXISTING SPOT ELEVATION43.50
EXISTING STORM LINE
D
EXISTING STORM INLET
EXISTING STORM MANHOLE
EX SD
LEGEND:
ME
TW
BW
TOP OF STAIR
BOTTOM OF STAIR
TS
BS
CUT
CUT/FILL TABLE (UNADJUSTED)
FILL
NET (FILL)
NUMBERS ARE TO FINISHED GRADE AND DOESN'T
ACCOUNT FOR UTILITY SPOILS
67 CY
434 CY
367 CY
20
SCALE: 1" = 20'
200
06/10/2021
18
11
TRC RESOLUTION 03-21
A RESOLUTION OF THE TECHNICAL REVIEW COMMITTEE OF THE STANLEY
HISTORIC DISTRICT MASTER PLAN APPROVING A MINOR MODIFICATION TO
THE FINAL PACKAGE FOR THE CARRIAGE HOUSE PROJECT, REGARDING
SECURITIES FOR SITE IMPROVEMENTS
WHEREAS, the Final Package for the project referenced in the title of this
resolution was approved by the Technical Review Committee (TRC) on December 7,
2020; and
WHEREAS, the Resolution of approval for the Final package included a
condition that prohibited issuance of a Temporary Certificate of Occupancy (TCO) or
final Certificate of Occupancy (CO) before all site improvements in connection with the
project are completed, inspected, and approved by the Town; and
WHEREAS, since the TRC approval on December 7, subsequent planning and
design by the Stanley development team and dialog with Town staff have led to the
realization that two private walkways – designated the “east walkway and “west
walkway” in submitted materials – may not be completed and accepted by the time a
TCO is requested for the Carriage House and the Post Restaurant within it; and
WHEREAS, after discussion with staff, all parties agree that a financial security
of an appropriate amount is acceptable in lieu of immediate completion and acceptance
of one or both walkways; and
WHEREAS, pursuant to this request, Stanley ownership has properly submitted
a request letter, dated and signed May 28, 2021, for a Minor Modification to the
approved Final Package plan set, accompanied by appropriate plans and text materials;
and
WHEREAS, Town staff and allied reviewing agencies have examined the
requested Minor Modification, and determined that any impacts to land use,
transportation, demand on utilities or other services, are likely to be minimal and
temporary; and
WHEREAS, staff have reviewed the Minor Modification and determined that a
favorable staff recommendation on the request is in order:
NOW, THEREFORE, THE TECHNICAL REVIEW COMMITTEE RESOLVES AS
FOLLOWS:
12
1. The Stanley Carriage House project Final Package Minor Modification, allowing
the Stanley to post a financial security(ies) of an appropriate form and amount in
lieu of completion and acceptance of one or both walkways, is hereby approved.
2. The approved Minor Modification specifically approves either of two options to be
exercised prior to TCO issuance for the Carriage House/Post Restaurant, to be
mutually agreed upon by Town Community Development staff and Stanley
ownership, as follows:
a. Posting a financial security in the amount of one hundred and fifteen
percent (115%) of the mutually agreed-upon valuation for construction of
the west walkway, the east walkway, or both together; or
b. Completion and acceptance by the Town of the east walkway, the west
walkway, or both together, per the original Resolution of Final Package
Approval on Dec. 7, 2020.
3. The securitization option (Option 2.a. above) for either or both walkway(s) shall
apply only to issuance of a TCO for the project. Issuance of a final or permanent
CO for the project or any portion thereof shall continue to require completion,
inspection, and acceptance of all public and private improvements, as per the
original condition of approval by TRC on Dec. 7, 2020.
4. The securitization option (Option 2.a. above) shall only be available once the
applicant and the Town have entered into an agreement, acceptable to the
Town, governing the type, amount, and procedures for the securities.
5. All other requirements and permissions contained in the Dec. 7, 2020 Resolution
of Final package Approval shall remain in effect.
DATED this day of , 2021.
Travis Machalek
Chair, Technical Review Committee
ATTEST:
Karin Swanlund
Recording Secretary
APPROVED AS TO FORM:
Town Attorney