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HomeMy WebLinkAboutPACKET Town Board Study Session 2017-03-14Tuesday, March 14, 2017 TOWN BOARD 5:00 p.m. – 6:40 p.m. STUDY SESSION Rooms 202/203 5:00 p.m. Dinner. 5:15 p.m. Proposed Local Amendment to the 2015 International Residential Code Related to Vacation Rentals within the Estes Park Town Limits. (Director Hunt) 6:20 p.m. Trustee & Administrator Comments & Questions. 6:30 p.m. Future Study Session Agenda Items. (Board Discussion) 6:40 p.m. Adjourn for Town Board Meeting. Informal discussion among Trustees concerning agenda items or other Town matters may occur before this meeting at approximately 4:45 p.m. AGENDA 1 2 PROPOSED AMENDMENTS TO THE 2015 INTERNATIONAL BUILDING CODES RELATING TO SINGLE FAMILY DWELLINGS, VACATION HOMES AND HOTELS Most jurisdictions in the United States adopt building codes which provide minimum requirements for the construction of buildings and structures within their jurisdictions. Since 1948, the Town of Estes Park has adopted building codes to regulate construction within Town limits. Since 2005, the Town of Estes Park has adopted the International Building Codes. Currently, the Town has adopted the 2015 Edition of the International Building Codes, which among others, include the International Residential Code (IRC), the International Building Code (IBC), the International Existing Building Code (IEBC) and the International Property Maintenance Code (IPMC). The IRC regulates most but not all dwellings. Since the 2009 edition, the IRC has required all newly constructed dwellings to be protected with automatic sprinkler systems. The elected officials for the Town of Estes Park have chosen to exempt, by local amendment, all detached one- and two-family dwellings from those sprinkler requirements. Within the Town limits, for buildings regulated by the IRC, only buildings with more than two dwellings are required to be protected with automatic sprinkler systems. Since 2000, land use (zoning) requirements in the Estes Valley have been regulated by adoption of the Estes Valley Development Code (EVDC), within both the Town boundaries and within the unincorporated area of the Estes Valley. Since 2000, the EVDC has allowed dwellings in the Estes Valley to be used for nightly accommodations (vacation homes). Until recently, the EVDC limited the number of occupants allowed in a vacation home to a maximum of eight people. A recent revision to the EVDC now allows some vacation homes to have more than eight occupants. Allowing nightly accommodations in dwellings typically regulated by the IRC in combination with exempting these same dwellings from automatic sprinkler requirements has created conflicts within the International Building Codes. The IBC requires all newly constructed buildings containing dwelling units and/or sleeping units (hotels, motels, apartments, dormitories, employee housing, group homes, etc.) to be protected with automatic sprinkler systems. The IEBC requires automatic sprinkler systems in portions of existing buildings, and possibly in entire buildings, when a portion of the building undergoes a change of use from a non-residential use to a residential use. As the codes are currently amended and adopted, exempting IRC regulated detached dwellings from automatic sprinkler requirements and allowing the same dwellings to be used as vacation homes has resulted in unequal regulations for buildings of similar designs, comparable uses and comparable hazards. Additionally, allowing vacation homes to have increased occupant loads of more than eight further complicates the issues, including potentially reducing requirements currently in effect for other buildings with comparable uses and hazards. 3 In the opinion of the Chief Building Official, in order to fairly and consistently administer the provisions of the International Building Codes, it is necessary to amend these codes to address local concerns related to vacation homes. One means to address these local concerns is to provide definitions for uses based on established limitations. After definitions have been developed which clearly and accurately describe specific criteria, then regulations can be established specific to use(s) which comply with a definition. The philosophy of regulating different uses/hazards by different requirements is a fundamental philosophy of the International Building Codes. The following proposed amendments are specific to the Town of Estes Park and are not applicable unless they are approved by the Town Board of Trustees after a public hearing. If/once approved by the Town Trustees, they have no applicability in the unincorporated areas of the Estes Valley, unless/until they are approved by the County Commissioners. It is the goal of the Town of Estes Park Building official and the goal of the Larimer County Building Official to have building code regulations for dwellings, vacation homes and hotels which are consistent throughout the Estes Valley. The following proposed amendments to Town building codes have been developed to specifically address direction provided to the Chief Building Official by the Town Board of Trustees at the study session on 2017-01-24. The Chief Building Official understood the general direction from the Town Board to include the following: 1. Do not regulate vacation homes as a change of use. 2.Maintain the current provision of exempting automatic sprinkler requirements for one-and two-family dwellings regulated by the IRC. 3.Do not retroactively require sprinkler systems in existing vacation homes which may legally have occupant loads of more than eight, where they comply with specific requirements of the EVDC as of 12-16-2016. 4.Determine allowable occupant loads for vacation homes based on the number of bedrooms (2 per bedroom plus 2 additional persons). 5. Provide a definition for small hotel. 6. Provide provisions for life safety inspections of vacation homes. 7. Require exit signs. This issue has not yet been addressed, pending additional direction. After receiving direction from the Trustees, the Chief Building Official presented the information to the Board of Appeals during two public meetings. At the conclusion of the second Board of Appeals meeting, on 2017-03-02, the Board recommended support for the proposed amendments as they are presented here. Based on the above stated direction received from the Town Trustees regarding regulations for single family homes, vacation homes and hotels, the following proposed amendments to the 2015 International Residential Code (IRC) are presented to the Estes Park Board of Trustees for review, comments, revisions and recommendations for adoption. If the Board of Trustees agrees these proposed amendments to the IRC accomplish the Board’s goals, then the Chief Building Official will prepare proposed amendments to the IBC, IEBC and IPMC to make their provisions consistent with the following proposed amendments to the IRC. 4 This presentation is in a non-typical sequence; it will start with two flow charts which clarify the results if the proposed amendments are approved as recommended by the Board of Appeals. The first chart addresses requirements for existing buildings and the second chart addresses requirements for new buildings. For the purposes of the following charts, existing typically means any building constructed under a permit which was properly applied for, prior to the effective date of the amendments and new typically includes all buildings constructed under permits applied for on or after the effective date of the amendments. There are some exceptions to this, which are explained with the charts and with the proposed amendments and commentary. After the flow charts, the proposed amendments are presented, with commentary. The proposed amendments are not presented in the order in which they appear in the codes; they are presented in a sequence which is intended to facilitate a systematic discussion and a reasonable understanding of the issues. After the proposed amendments with commentary are presented, they are repeated as they will appear in their abbreviated form, ready for publishing. 5 USE / DESCRIPTIONCODE DESIGNOCCUPANT LOAD FACTORRETROACTIVE SPRINKLER REQUIREDRETROACTIVE ACCESSIBILITY REQUIREDLIFE SAFETY SURVEY REQUIRED1 & 2 Family Not applicableNoNoNoTownhouse Not applicableNoNoNoDWELLING (house) >30 daysMixed Use 1/200sfNoNoNo>2 Stacked 1/200sfNoNoNo>3 stories 1/200sfNoNoNoVACATION HOME (house)1 & 2 Family 2 + 2NoNoYes3. 2017 VH License<30 days  <8 occupantsGroup onlyTownhouse2 + 2NoNoYesLARGE VACATION HOME IRC (house) Note 12 + 2No: Note 4NoYes<30 days  >9 occupantsGroup onlyIBCNote 21/200sf Yes >1800sf Yes: Note 3 Yes1 & 2 Family 1/200sf NoNoNoSMALL HOTEL Townhouse 1/200sf NoNoNo<30 days  <8 occupantsGroup or IndividualMixed Use 1/200sfNoNoNo>2 Stacked 1/200sfNoNoNo>3 stories 1/200sf NoNoNoHOTEL<30 days  >9 occupantsIBCPer IBC1/200sfNoNoNoGroup or IndividualYellow highlighted boxes indicates changes from current requirementsIRC1. 2016 VH License prior to 2016‐12‐16IBC2. >3 existing rooms approved as bedroomsprior to 2016‐12‐16Note 4: This is a decrease from current requirements but not an increase from code requirementsPROPOSED AMENDMENTS TO THE 2015 INTERNATIONAL BUILDING CODES RELATING TOEXISTING SINGLE FAMILY DWELLINGS, VACATION HOMES AND HOTELSAPPROVED PRIOR TO THE EFFECTIVE DATE OF THESE PROVISIONSINCLUDES FUTURE PERMITS ASSOCIATED WITH DEVELOPMENT PLANS APPROVED PRIOR TO THE EFFICTIVE DATE OF THESE PROVISIONSDRAFT: 2017‐03‐09NOTESIBCNote 3:  When >3 dwelling units in a building or >6 dwelling units on a property/development per Federal & State requirementsIRCNote 2:  If ANY of the following apply:Note 1:    Must comply with ALL the following:1. No 2016 VH License prior to 2016‐12‐162. <4 existing rooms approved as bedroomsprior to 2016‐12‐16IBC (house)3. No 2017 VH License6 USE / DESCRIPTIONCODE DESIGNOCCUPANT LOAD FACTORSPRINKLER REQUIREDACCESSIBILITY REQUIREDLIFE SAFETY SURVEY REQUIRED1 & 2 Family not applicableNoNoNoTownhouse not applicableYesYes: Note 3NoDWELLING (house) >30 daysMixed Use 1/200sfYesYes: Note 3No>2 Stacked 1/200sfYesYes: Note 3No>3 stories 1/200sfYesYes: Note 3NoVACATION HOME (house)1 & 2 Family 2 + 2NoNoYes<30 days  <8 occupantsTownhouse2 + 2YesYes: Note 3 YesGroup onlyIBCNote 41/200sf Yes: Note 5 Yes: Note 3 YesLARGE VACATION HOME (house)<30 days  >9 occupantsIBCPer IBC1/200sfYesYes: Note 3 YesGroup onlySMALL HOTELIRC <3 units 1/200sfNoYes: Per IBC No<30 days  <8 occupants<1800sf/unitGroup or IndividualIRC >2 units 1/200sfYesYes: Per IBC NoIBCPer IBC1/200sfYesYes: Per IBC NoHOTEL<30 days  >9 occupantsIBCPer IBC1/200sfYesYes: Per IBC NoGroup or IndividualPROPOSED AMENDMENTS TO THE 2015 INTERNATIONAL BUILDING CODES RELATING TONEW SINGLE FAMILY DWELLINGS, VACATION HOMES AND HOTELS CONSTRUCTED UNDER PERMITSYellow highlighted boxes indicates changes from current requirementsIBCPROPERLY APPLIED FOR ON OR AFTER THE EFFECTIVE DATE OF THESE PROVISIONSEXCLUDES APPLICATIONS ASSOCIATED WITH DEVELOPMENT PLANS APPROVED PRIOR TO THE EFFECTIVE DATE OF THESE PROVISIONSIRCNote 3:  When >3 dwelling units in a building or >6 dwelling units on a property/developmentIBCNote 4:  Where VH occupant loads >9 are allowed and the enclosed floor area is >1800sf excluding garagesIRCDRAFT: 2017‐03‐09NOTESNote 5: This is an increase from current requirements7 LEGEND All amendments in this presentation are PROPOSED and are not applicable unless approved by the elected officials. All proposed amendments are written based on current requirements in the codes as adopted. Red strike through: Text which is deleted. Blue underscore: Text which is added. Yellow highlight: Staff commentary. 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) 8 R101.1 Title. These provisions shall be known as the Residential Code for One- and Two-family Dwellings of The Town of Estes Park, and shall be cited as such and will be referred to herein as “this code.” R101.2 Scope. The provisions of the International Residential Code for One- and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures not more than three stories above grade plane in height. Exceptions: 1.Live/work units located in townhouses and complying with the requirements of Section 419 of the International Building Code shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-Family Dwellings. Fire suppression required by Section 419.5 of the International Building Code where constructed under the International Residential Code for One- and Two- family Dwellings shall conform to Section P2904. 2.Owner-occupied lodging houses with five or fewer guestrooms shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-family Dwellings where equipped with a fire sprinkler system in accordance with Section P2904. R101.3 Intent. The purpose of this code is to establish minimum requirements to safeguard the public safety, health and general welfare through affordability, structural strength, means of egress facilities, stability, sanitation, light and ventilation, energy conservation and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to fire fighters and emergency responders during emergency operations. 9 DETACHED SINGLE FAMILY DWELLING (DSFD) PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) DETACHED MEANS NOT PHYSICALLY ATTACHED TO OTHER DWELLINGS AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE, NOT REQUIRED BY LOCAL AMENDMENT FIRE-RESISTANCE-RATED HOUSE-GARAGE SEPARATION REQUIRED 10 TWO-FAMILY DWELLING (OVER - UNDER) TWO ATTACHED SINGLE FAMILY DWELLINGS PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) ATTACHED MEANS PHYSICALLY ATTACHED TO OTHER DWELLING(S) AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE, NOT REQUIRED BY LOCAL AMENDMENT TWO-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATION REQUIRED NO SEPARATION REQUIRED FOR CARPORT 11 TWO-FAMILY DWELLING (SIDE BY SIDE) TWO ATTACHED SINGLE FAMILY DWELLINGS PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE, NOT REQUIRED BY LOCAL AMENDMENT 12 TWO-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATION REQUIRED FIRE-RESISTANCE-RATED HOUSE-GARAGE SEPARATION REQUIRED TOWNHOUSE(S) (>2 UNITS SIDE BY SIDE) MORE THAN TWO ATTACHED SINGLE FAMILY DWELLINGS PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE ONE-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATIONS REQUIRED 13 FIRE-RESISTANCE-RATED HOUSE-GARAGE SEPARATION REQUIRED MIXED-USE BUILDING WITH MULTIPLE SINGLE FAMILY DWELLINGS AND COMMERCIAL USES PRIMARY USE IS LIVING AND/OR COMMERCE REGULATED BY THE INTERNATIONAL BUILDING CODE (IBC) AUTOMATIC SPRINKLER SYSTEM REQUIRED (NFPA 13) ONE-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATIONS REQUIRED 14 FIRE-RESISTANCE-RATED SEPARATIONS REQUIRED FROM ALL OTHER USES PROPOSED AMENDMENT TO THE IRC: Revise Section R313 as follows: SECTION R313 AUTOMATIC FIRE SPRINKLER SYSTEMS R313.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler system shall be installed in townhouses. Exception: An automatic residential fire sprinkler system shall not be required where additions or alterations are made to existing townhouses that do not have an automatic residential fire sprinkler system installed. R313.1.1 Design and installation. Automatic residential fire sprinkler systems for townhouses shall be designed and installed in accordance with Section P2904 or NFPA13D standards. R313.2 One- and two-family dwellings automatic fire sprinkler systems. An automatic residential fire sprinkler system shall not be required be installed in detached one- and two- family dwellings. Exception: An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic residential sprinkler system. R313.2.1 Design and installation. If installed, Aautomatic residential fire sprinkler systems shall be designed and installed in accordance with Section P2904 or NFPA 13D standards. This proposed amendment maintains provisions of the current amendment, exempting sprinkler requirements for most newly constructed detached one-and two-family dwellings. It also maintains the current requirement for automatic sprinkler systems in newly constructed townhouses (more than two dwelling units in a building) and dwellings with more than three stories. What is new is the deletion of allowing automatic sprinkler systems in compliance with Section P2904 of the IRC. The purpose for this deletion is to insure the installation and maintenance of all sprinkler systems are the jurisdiction of the Fire Department. Because P2904 systems are in the Plumbing and Residential codes and are not in the Fire Code, the Fire Department does not have jurisdiction to regulate them. Since the provision for P2904 systems was first introduced in the 2009 IRC, no such system has been installed within Town limits. If P2904 systems are allowed within Town limits, they will be regulated by the Building Division and not the Fire Department. Deleting this provision is not necessary, but will avoid confusion as 15 to what systems are acceptable where. Typically, the Building Official determines the requirements for automatic sprinkler systems, including the type of system required, and the Fire Marshal permits, inspects and approves the appropriate system. PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Transient: Occupancy of a dwelling unit or sleeping unit for not more than 30 Days. This definition of transient is copied verbatim from the International Building Code (IBC). In the IBC, transient residential uses are what typically classify buildings or portions of buildings as hotels/motels; regardless of the number of occupants (occupant load). The IBC primarily regulates buildings based on how they are used. Specific uses in buildings or portions of buildings have inherent hazards; and, specific building code requirements are intended to mitigate the hazards associated with various use(s). With very few exceptions, in the IBC every building or portion of a building used for transient residential use is classified as a hotel or motel. PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Vacation Home: A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of less than nine occupants transient in nature, and rooms are not individually rented to guests which are not part of the group. There are no occupancy classifications (hotel, restaurant, etc.) in the IRC; because, it is assumed/intended all dwellings will be used for non-transient living purposes. If a dwelling undergoes a change of use, it is to be regulated by the IEBC. At the direction of the Town Board, vacation homes are not to be regulated as a change of use and are to be regulated by the IRC. It is therefore necessary to define what a vacation home is. The significance of the language “constructed in compliance with the scoping provisions of the International Residential Code” means it must be either a detached single-family dwelling, or a detached two family dwelling, or an attached townhouse. All other buildings or portions of buildings where nightly accommodations are provided for occupants which are transient in nature have additional hazards, are regulated differently and are therefore defined differently. 16 PROPOSED AMENDMENT TO THE IRC: Add exception 3 to Section R101.2 Scope, as follows: 3.Dwellings, used as vacation homes, constructed prior to the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where compliant with the life safety survey in Section R327. This exception applies to all existing dwellings used as vacation homes in all zone districts. Dwellings used as vacation homes in residential zone districts have greater restrictions than those in non-residential zone districts (fewer allowed uses, less density, limited occupant loads, etc.); therefore, existing vacation homes in non-residential zones should be regulated similarly when they comply with the same restrictions applicable in residential zones. This provision is limited to existing vacation homes with an occupant load of less than nine; it does not apply to large vacation homes (nine or more occupants). Existing dwellings used as large vacation homes shall be regulated by the IBC, with one exception, which is discussed with a different scoping provision. A change of use permit is required for buildings or portions of buildings if/when the number of approved occupants is increased beyond the approved occupant load. In other words, changing a vacation home to a large vacation home is a change of use. 17 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Vacation Home Occupant Load: For the purposes of using a dwelling as a vacation home, the number of allowed occupants shall be determined by allowing 2 occupants per approved bedroom plus 2 additional occupants. In vacation homes, all occupants shall sleep only in rooms designated and approved for sleeping purposes. There are no occupant loads or occupant load requirements in the IRC, as there are in the IBC. If the number of occupants for vacation homes is to be limited or otherwise regulated, then a means for determining occupant loads must be established in the IRC. For the purpose of this discussion occupants refer to overnight/sleeping occupants, not persons who may be visiting the group. This method of calculating occupant loads based on the number of bedrooms is applicable only to vacation homes regulated by the IRC. The IBC has a means for calculating occupant loads and many requirements are associated with that occupant load, which is the minimum design occupant load. If it is intended to allow the additional two persons (plus two) to sleep in rooms other than those designated as bedrooms, then such rooms shall be identified and shall comply with the requirements for rooms used for sleeping purposes (emergency escape and rescue openings, smoke alarms, carbon monoxide alarms, types and locations of gas appliances, no direct access from a garage, etc.). The building codes do not use the term bedroom, they refer to “rooms used for sleeping purposes” and such rooms must comply with specific requirements which are not applicable to other rooms in dwellings. When plans are submitted to the Building Division, every room/space is required to have an identified use. Only those rooms identified on the plans as bedrooms are required to comply with the requirements for rooms used for sleeping purposes. When plans submitted for a building permit identify rooms as dens, offices, sewing rooms, hobby rooms, lofts, bonus rooms, etc., they are not required to comply with the requirements for “rooms used for sleeping purposes.” If/when rooms not previously approved for sleeping purposes are converted to rooms used for sleeping purposes; a change of use permit is required. The purpose of the change of use permit is to authorize the Building Official to inspect the area undergoing the change of use to ensure it complies with the requirements for the new use. After the Building Official inspects the building or portion of building undergoing the change of use and finds no violations, then the Building Official shall issue a Certificate of Occupancy for the new use. The official number and location of approved “rooms used for sleeping purposes” are those which are documented in the records of the Building Division. Rooms not previously approved as bedrooms according to Building Division records may undergo a change of use through the process provided for in the codes. NOTE: Inspections associated with change of use permits for specific portions of a vacation home are not the “vacation home life safety survey” which will encompass the entire building and is discussed later. 18 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Small Hotel: A building, or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for less than nine occupants, transient in nature and units may be individually rented. The significance of the occupant load of less than nine is to keep requirements for small hotels consistent with requirements for vacation homes, if they have comparable uses and comparable hazards. Buildings of comparable uses and hazards should be regulated similarly as a matter of fairness. What always differentiates hotels from vacation homes is hotel units may be rented to multiple non-associated individuals while vacation homes may only be rented to an associated group. Some small hotels may be designed under the scoping provisions of the IRC and some may be designed under the scoping provisions of the IBC. Therefore, not all small hotels will be regulated equally; requirements will depend on the design of the building and the uses in the building. 19 PROPOSED AMENDMENT TO THE IBC: Add exception 1 Section 903.2.8, as follows: [F] 903.2.8 Group R. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. 1.Small hotels in detached non-mixed use buildings with a maximum occupant load of eight occupants with a maximum of 1800 square feet of enclosed floor area, excluding garages, shall be exempt from Sprinkler requirements, where they do not exceed three stories and where there are not more than two attached units. Small hotels “constructed in compliance with the scoping provisions of the International Residential Code” should be exempt from sprinkler requirements just as vacation homes are exempt. Small hotels with no more than two attached dwelling units and/or sleeping units will be exempt from sprinkler requirements and will require two-hour separations. Buildings with more than two units are required to be protected with automatic sprinkler systems and one-hour separations, as are townhouses. This exception is a function of design and use; it treats comparable uses and comparable hazards consistently. For a design to comply with this exception it must meet the following conditions: 1. Units are limited to 1800 square feet maximum floor area and three stories maximum. 2. Units must be separated by two-hour fire-resistance-rated construction unless protected with an automatic sprinkler system. 3.For hotels, accessibility requirements are based on the total number of units on the property/development. In contrast, individually owned dwelling units in a mixed-use building may each be a small hotel. These small hotels in mixed-use buildings however, will be regulated by the IBC, even if there is only one dwelling/sleeping unit in the building. Accessibility requirements for residential use buildings are variable, depending on the use(s) and the design of the building(s). For non-transient residential uses the requirements depends on the design of the building and number of units in the building or on the property. There are four different required types of accessible units for dwellings, depending on variables. On the other hand, hotels require only one type, which is fully accessible units, with all the bells and whistles. No less than four percent of hotel units are required to be totally accessible and accessible units are required to be dispersed among the various types of units. 20 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Large Vacation Home: A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of nine or more occupants transient in nature, and rooms are not individually rented to guests which are not part of the group. The IBC determines minimum design occupant loads based on the combination of the area and the use of the building or portion of the building. For residential uses, the IBC occupant load factor is one person per every 200 square feet of floor area. For example, a 1,800 square foot hotel unit or apartment unit has a minimum design occupant load of 9; and, the means of egress (exiting system) and some other code requirements must be designed for at least that occupant load. Buildings or portions of buildings are allowed to have occupant loads greater than minimum design occupant loads; but, only after it is documented the buildings are structurally designed for the increased floor loads, the means of egress systems (potentially including sprinkler systems) are designed for the increased occupant loads, the plumbing facilities are designed for the increased occupant loads, etc. According to the International Existing Building Code (IEBC) increasing occupant loads beyond the approved design occupant loads is a change in the character of how buildings are used and requires approval by the Building Official. The process for approval is a code analysis by an Architect, a change of use permit, inspections and a Certificate of Occupancy for the new use. The purpose of the code analysis is to determine if and what requirements are necessary for the new use. The purpose of the inspection(s) is to determine if the building or portion of the building undergoing the change of use is compliant with requirements of the codes for the new use(s). Compliance requirements and inspections are limited to the areas undergoing the change of use(s), with three exceptions. First, the change of use can have no adverse impact on code requirements for the existing portion of the building which is not undergoing a change of use. Second, based on requirements of the new use, alterations may be required to other portions of the building (automatic sprinkler system, means of egress, plumbing facilities, etc.). Any non-compliant conditions in portions of the building which are created by a change of use in other areas of the building must be mitigated. Third, in residential uses, smoke alarms and carbon monoxide alarms are retroactively required throughout the unit when a bedroom is added or a dwelling unit or sleeping unit undergoes an interior alteration requiring a permit. All of these issues are required to be addressed with the code analysis of the building and the building’s uses. That is the purpose of the code analysis. 21 PROPOSED AMENDMENT TO THE IRC: Add exception 4 to Section R101.2 Scope, as follows: 4.One Family dwellings constructed prior to the effective date of this provision used as large vacation homes where accommodations are provided for nine or more occupants transient in nature shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where they had a 2016 vacation home license and more than three approved bedrooms as of 12-16-2016, a 2017 vacation home license and where compliant with the vacation home life safety survey in Section R327. Per direction from the Town Board, the purpose of this exception is to include vacation homes existing prior to 2017 in residential zone districts, which after the effective date of this provision, may be approved to have occupant loads of more than eight in compliance with the requirements of the EVDC. The purpose of this proposed exception is to allow these vacation homes to be regulated by the IRC and not the IBC. This exempts these vacation homes from complying with automatic sprinkler and accessibility requirements. It does not exempt the property owners and property managers from compliance with Federal and State accessibility requirements. While in the EVDC, this provision applies only in residential zone districts, in the building codes, this exception applies regardless of zone district. Under the current provisions of the EVDC, the number of these units in residential zone districts is limited and there will be no newly constructed homes in residential zone districts with allowable occupant loads for vacation homes of more than eight. The purpose of the effective date is to advise builders, owners, realtors, buyers, the public, etc., dwellings constructed after 2016, including in residential zone districts, will be regulated by the IBC if they should later be approved as vacation homes for occupant loads of nine or more. 22 PROPOSED AMENDMENT TO THE IRC: Add exception 5 Section R101.2 Scope, as follows: 5.Where large vacation homes with occupant loads of nine and more are not allowed in dwellings constructed after the effective date of these provisions, one-family dwellings constructed after the effective date of these provisions used as vacation homes, where accommodations are provided for occupants transient in nature shall be permitted to be constructed in accordance with the International Residential Code for one-and two-family dwellings where compliant with the vacation home life safety survey in Section R327. The purpose of this proposed amendment is to allow all dwellings in residential zone districts to be regulated by the IRC, regardless of their size or number of bedrooms. In residential zone districts, the EVDC has far more restrictions on uses, including vacation homes. This exception recognizes those restrictions and maintains the current application of the codes to allow all newly constructed dwellings in residential zone districts to be regulated by the IRC, providing the buildings comply with the scoping provisions of the IRC. 23 PROPOSED AMENDMENT TO THE IRC: Add exception 6 Section R101.2 Scope, as follows: 6.Where large vacation homes with occupants loads of nine and more are allowed, one- family dwellings constructed after the effective date of these provisions used as vacation homes, with more than 1800 square feet of enclosed floor area, excluding garages, where accommodations are provided for occupants transient in nature shall be permitted to be constructed in accordance with the International Residential Code for one-and two-family dwellings, where constructed under a Development Plan approved prior to effective date of this provision and no additional rooms used for sleeping purposes are added beyond the approved Development plan, and where compliant with the vacation home life safety survey in Section R327. Per the IBC, a residential use area of 1800 square feet has a minimum design occupant load of nine. For purposes of determining the maximum allowable occupant load for use as a vacation home, the Town Board wants to use the number of bedrooms as previously discussed (2+2). However, the minimum design occupant load in the IBC is a primary factor in determining many other code requirements. It therefore is necessary, in non-residential zone districts to use the IBC minimum design occupant load to determine when a vacation home is no longer regulated by the IRC but by the IBC. The purpose of this proposed exception is to allow dwellings which have been previously approved for construction under a Development Plan to be regulated by the IRC and not the IBC, as long as they do not add additional bedrooms. This exempts these vacation homes from complying with automatic sprinkler and accessibility requirements. It does not exempt the property owners and property managers from compliance with Federal and State accessibility requirements. This provision applies in all zone districts, to allow previously approved developments to be completed as previously approved. This provision will have no applicability to dwellings built in residential zone districts, unless the EVDC is revised at a future date, to allow vacation homes with occupant loads of nine or more. Then it would only apply to those vacation homes built after the effective date of these provisions. 24 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Hotel: A building or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for nine or more occupants transient in nature and units may be individually rented. For the purposes of this discussion, the primary difference between a dwelling unit and a sleeping unit is the presence of a permanent kitchen in a dwelling unit. Rooms used for sleeping purposes within individual dwellings are not considered sleeping units and do not require one-hour or two- hour fire-resistance-rated separations between them, as do sleeping units in hotels and other residential uses. Some hotels provide dwelling units, some provide sleeping units and some provide both. Sleeping units in hotels do not qualify as dwellings (no permanent kitchen) and are not included in the scoping provisions of the IRC and are therefore regulated by the IBC. All Hotels, including small hotels are regulated by the IBC, including requirements for accessibility provisions, etc. The one exception is some small hotels will not require automatic sprinkler systems, if the comply with specific design criteria which represents uses and hazards comparable to vacation homes. 25 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Accessory Dwelling Unit (ADU): A dwelling unit, either attached or detached, which is on the same lot and under the same ownership as the primary dwelling. When accessory dwelling units and primary dwelling units are attached, they shall be regulated as two attached single family dwellings. This amendment clarifies for purposes of the IRC, attached accessory dwelling units shall be regulated as two attached single family dwellings (a two-family dwelling), requiring two-hour fire- resistance-rated separations between the dwelling units, one-hour if the units are protected with automatic sprinkler systems. 26 PROPOSED AMENDMENT TO THE IRC: Add Section R327 as follows: SECTION R327 VACATION HOME LIFE SAFETY SURVEYS R327.1 General. Vacation homes shall comply with Section R327. The effective date of this provision is January 01, 2019. Prior to approval of a license to operate a vacation home in 2019, the dwelling shall have received a Certificate of Occupancy for use as a vacation home. R327.2 Life safety surveys . A vacation home shall not be approved for occupancy until after the Building Official performs and approves an initial life safety survey. At minimum, vacation home life safety surveys shall include the provisions of R327.2.1 through R327.2.17. R327.2.1 Address identification. Vacation homes shall have approved address identification, in compliance with the requirements of the International Building Code, as amended. See handout R327.2.2 Unapproved uses. Uses of all rooms/spaces shall comply with approved uses per Building Division records. Change of use permits shall be required for all rooms with uses different from Building Division records. Like new submittals R327.2.3 Unpermitted work. All unpermitted work shall be permitted, compliant and approved. Building Division records are the official records for all work which has been permitted. Larimer County records will also be used. For qualified inspectors, sometimes violations and work without required permits are obvious. 27 VIOLATION? 28 WORK WITHOUT PERMITS??? STACKED DWELLINGS: ONE-HOUR FIRE -RESTANCE-RATED UNIT SEPARATION COMMERCIAL PLUMBIMG COMMERCIAL ELECTRICAL ACCESSIBILITY 29 R327.2.4 Unapproved work. All unapproved work authorized by permits which have expired shall be re-permitted, compliant and approved. Building Division records are the official records for all work which has been permitted. Larimer County records will also be used, if the property was annexed prior to Town records. Regardless if current owner was involved. R327.2.5 Structural concerns. Obvious structural concerns shall be mitigated. Hot tubs on decks not originally designed for hot tubs, etc., deflecting beams, sagging roofs, foundation subsidence etc. R327.2.6 Emergency escape and rescue openings. Compliant emergency escape and rescue openings shall be provided for all spaces used for sleeping purposes. See handout (comply if R&R) R327.2.7 Window wells. When required, compliant window wells shall be properly installed at emergency escape and rescue openings. See handout R327.2.8 Smoke alarms. Approved smoke alarms shall be properly installed at all locations required for new construction. See Hand out. (10 years, battery or hard wired, location, location, location) R327.2.9 Carbon monoxide alarms. Approved carbon monoxide alarms shall be properly installed at all locations required for new construction. See Hand out. (7 years, battery, plug in or hard wired, location, location, location) 30 R327.2.10 Fuel gas appliances Furnaces, boilers, water heaters, fireplaces, wall heaters, etc. (not cook stoves, clothes dryers) a.Fuel gas appliances shall be in approved locations. EXHAUST FAN NEXT TO A DRAFT HOOD ON A FUEL GAS APPLIANCE NO POSITIVE PRESSURE HERE, JUST NEGATIVE. 31 a.Fuel gas appliances shall be in approved locations. IS THAT A CLOSET DOOR? WHY ARE THERE LOUVERS IN THE DOOR? 32 a.Fuel gas appliances shall be in approved locations. BECAUSE IT IS A FURNACE ROOM AND IT IS NOT A DIRECT VENT FURNACE 33 b.Fuel gas appliances shall be in dedicated spaces. NO STORAGE ALLOWED WHAT IS THE PROBLEM WITH STORAGE NEXT TO FUEL GAS APPLANCES? 34 b.Fuel gas appliances shall be in dedicated spaces. READ THE LABEL! “EXTREMELY FLAMMABLE” 35 b.Fuel gas appliances shall be in dedicated spaces. STORAGE OF COMBUSTIBLES REMEMBER THE PARK THEATER MALL FIRE 2009-10? THREE MILLION GALLONS OF WATER 36 c. Fuel gas appliances shall comply with required clearances. INCLUDING THE VENTING SYSTEM READ THE LABEL! 37 d.Fuel gas appliances shall be provided with required combustion air. VOLUME BASED ON BTUS UPPER AND LOWER DUCTS MUST BE SEPARATE 38 e. Fuel gas appliances shall be connected to approved venting systems. Accessible areas, unconditioned space, configurations PRODUCTS OF COMBUSTION NOT A TOTAL FAILURE; THE WATER/GAS LINE CAUGHT IT. CARBON MONOXIDE: CERTAIN ILLNESS, POSSIBLE FATALAITIES 39 e. Fuel gas appliances shall be connected to approved venting systems. PRODUCTS OF COMBUSTION NUMEROUS VIOLATIONS WITH THE VENTING SYSTEM OBVIOUS PLUMBING CODE VIOLATION (WORK WITHOUT PERMIT?) 40 CLOSE UP OF PREVIOUS PHOTO CARBON MONOXIDE: CERTAIN ILLNESS, POSSIBLE FATALAITIES REMEMBER ASPEN 2008 41 e. Fuel gas appliances shall be connected to approved venting systems. CORROSION FROM CONDENSATION EVIDENCE OF A NON-COMPLYING VENTING SYSTEM 42 e. Fuel gas appliances shall be connected to approved venting systems. MULTISTORY VENTING UNLESS YOU ARE A MECHANICAL ENGINEER AND WILLING TO GAMBLE YOUR FAMILY’S LIFE ON IT, DO NOT DO IT! 43 f.Fuel gas appliances shall have required temperature and pressure relief valves. g.Fuel gas appliances shall have proper condensate disposal. Not the crawl space h. Rooms/spaces containing fuel gas appliances shall be properly fire-blocked. i.Other than existing cooktops, no ventless fuel gas appliances are allowed in Estes Park. R327.2.11 Dwelling/garage separation. Dwellings shall be separated from garages with materials rated for one-hour construction on the garage side. Including attic access, elevated ignition sources PROPERLY SECURED ATTIC ACCESS IN GARAGE 44 WHY? FIRES PRODUCE POSITIVE PRESSURE VERTICAL OPENINGS ACT AS CHIMNEYS NOW THE FIRE HAS ALL THE OXYGEN AND FUEL IN THE ATTIC AND THERE IS NO OTHER SEPARATION BETWEEN THE HOUSE AND THE GARAGE. 45 R327.2.12 Environmental duct terminations. Dryer ducts and exhaust fans shall terminate at approved locations. See handout. Not crawl spaces or attics, soffits not recommended R327.2.13 Handrails Handrails shall be provided at locations as required for new construction. Adequately secured and with returns-no projections (> 3 risers) R327.2.14 Guards. Guards shall be provided at locations as required for new construction. R327.2.15 Cook stove Anti-tip devices shall be installed for all cook stove R327.2.16 Wildfire hazard. Wildfire defensible spaces shall be maintained as required for new construction, as it relates to vegetation, not to building construction. See handout. R327.2.17 Fire pits. Exterior fire pits shall comply with Fire Department requirements. See handout. R327.2.18 Exit signs and lighting at exterior stairs. R327.3 Certificate of Occupancy After a life safety survey has been performed and approved, the Building Official shall issue a Certificate of Occupancy for use as a vacation home. In addition to other requirements for Certificates of Occupancy in this code, Certificates of Occupancy for vacation homes shall specify the number of rooms approved for sleeping purposes and the approved occupant load for use as a vacation home. 46 If the requirement for a life safety survey for vacation homes is approved, there are multiple issues which must be addressed. First without regulating the vacation home as a change of use, the dwelling only has to comply with codes in effect at the time it was built or to what codes were in effect when permits were required for past repairs and alterations. The amount of research time will far exceed the amount of inspection time. Second, unless the Building Official has reason to believe there is an eminent threat to life or property; or unless work requiring a permit is performed, the Building Official has no authority to inspect the property. Third, apart from an eminent hazard, compliance requirements and inspections are limited to areas undergoing repairs or alterations, with two exceptions. First, an alteration can have no adverse impact on code requirements for the existing portion of the building which is not part of the alteration. This issue is typically addressed with a code analysis of the building. Any non- compliant conditions which are created by an alteration in other areas of the building shall be mitigated. Second, in residential uses, smoke alarms and carbon monoxide alarms are retroactively required when a bedroom is added or a dwelling unit or sleeping unit undergoes an interior alteration requiring a permit. Fourth, if vacation homes are not regulated as a change of use, for the Building Official to have authority to inspect them, provisions for the inspections must be included in the codes. Additionally specific criteria/standards for the inspection must also be included in the codes. It is also important and reasonable for the public to know and understand what is to be inspected and to what standards. Therefore the codes should specify what issues are to be inspected and the standards to which specific issues must comply. The Chief building Official recommends the items specified in the proposed amendments above be the vacation home life safety survey. It is called a survey, because it is not a complete inspection of the dwelling. Prior to issuance of a certificate of Occupancy for a new dwelling, the final building inspection includes more than 250 specific items. The above proposed survey covers approximately 15% of those items. Once issues to be inspected and the standards to which they are to be inspected are approved, staff will prepare issue specific handouts. Handouts will clearly detail requirements for the specific issue. Some items are recommended to comply with current code requirements and others are not. For both conditions, the handouts will provide as much detailed specific information as necessary for property owners to understand their responsibilities to comply with the requirements for vacation home life safety surveys. 47 PROPOSED AMENDMENTS TO THE IRC Revise Section R101.2 Scope, as follows: R101.2 Scope. The provisions of the International Residential Code for One- and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures not more than three stories above grade plane in height. Exceptions: 1.Live/work units located in townhouses and complying with the requirements of Section 419 of the International Building Code shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-Family Dwellings. 2.Owner-occupied lodging houses with five or fewer guestrooms shall be permitted to be constructed in accordance with the International Residential Code for One- and Two- family Dwellings where equipped with a fire sprinkler system in accordance with NFPA requirements. 3.Dwellings, used as vacation homes, constructed prior to the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where compliant with Section R327. 4.One Family dwellings constructed prior to the effective date of this provision used as large vacation homes shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where they had a 2016 vacation home license and more than three approved bedrooms as of 12-16-2016, a 2017 vacation home license and where compliant with Section R327. 5.Where large vacation homes are not allowed, one-family dwellings constructed after the effective date of these provisions used as vacation homes shall be permitted to be constructed in accordance with the International Residential Code for one-and two-family dwellings where compliant with Section R327. 48 6.Where large vacation homes are allowed, one-family dwellings constructed after the effective date of these provisions used as vacation homes, with more than 1800 square feet of enclosed floor area, excluding garages, shall be permitted to be constructed in accordance with the International Residential Code for one-and two-family dwellings, where constructed under a Development Plan approved prior to effective date of this provision and no additional rooms used for sleeping purposes are added beyond the approved Development plan, and where compliant with Section R327. Add the following definitions to Section R202 Definitions: Accessory dwelling unit: A dwelling unit, either attached or detached, which is on the same parcel and under the same ownership as the primary dwelling. When accessory dwelling units and primary dwelling units are attached, they shall be regulated as a two-family dwelling. Hotel: A building or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for nine or more occupants transient in nature and units may be individually rented. Large Vacation Home: A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of nine or more occupants transient in nature, and rooms are not individually rented to guests which are not part of the group. Small Hotel: A building, or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for less than nine occupants, transient in nature and units may be individually rented. Transient: Occupancy of a dwelling unit or sleeping unit for not more than 30 Days. Vacation Home: A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of less than nine occupants transient in nature, and rooms are not individually rented to guests which are not part of the group. Vacation Home Occupant Load: For the purposes of using a dwelling as a vacation home, the number of allowed occupants shall be determined by allowing 2 occupants per approved bedroom plus 2 additional occupants. In vacation homes, all occupants shall sleep only in rooms designated and approved for sleeping purposes. 49 Revise Sections R313.1.1 through R31.2.2 as follows: R313.1.1 Design and installation. Automatic residential fire sprinkler systems for townhouses shall be designed and installed in accordance with NFPA 13D. R313.2 One- and two-family dwellings automatic fire sprinkler systems. An automatic residential fire sprinkler system shall not be required to be installed in one- and two-family dwellings. R313.2.1 Design and installation. If installed, Automatic residential fire sprinkler systems shall be designed and installed in accordance with NFPA 13D. Add Section R27 as follows: SECTION R327 VACATION HOME LIFE SAFETY SURVEYS R327.1 General. Vacation homes shall comply with Section R327. The effective date of this provision is January 01, 2019. Prior to approval of a license to operate a vacation home in 2019, the dwelling shall have received a Certificate of Occupancy for use as a vacation home. R327.2 Life safety surveys. A vacation home shall not be approved for occupancy until after the Building Official performs and approves an initial life safety survey. At minimum, vacation home life safety surveys shall include the provisions of R327.2.1 through R327.2.17. R327.2.1 Address identification. Vacation homes shall have approved address identification, in compliance with the requirements of the International Building Code, as amended. R327.2.2 Unapproved uses. Uses of all rooms/spaces shall comply with approved uses per Building Division records. Change of use permits shall be required for all rooms with uses different from Building Division records. R327.2.3 Unpermitted work. All unpermitted work shall be permitted, compliant and approved. 50 R327.2.4 Unapproved work. All unapproved work authorized by permits which have expired shall be re-permitted, compliant and approved. R327.2.5 Structural concerns. Obvious structural concerns shall be mitigated. R327.2.6 Emergency escape and rescue openings. Compliant emergency escape and rescue openings shall be provided for all spaces used for sleeping purposes. R327.2.7 Window wells. When required, compliant window wells shall be properly installed at emergency escape and rescue openings. R327.2.8 Smoke alarms. Approved smoke alarms shall be properly installed at all locations required for new construction. R327.2.9 Carbon monoxide alarms. Approved carbon monoxide alarms shall be properly installed at all locations required for new construction. R327.2.10 Fuel gas appliances. a.Fuel gas appliances shall be in approved locations. b.Fuel gas appliances shall be in dedicated spaces. c. Fuel gas appliances shall comply with required clearances. d. Fuel gas appliances shall be provided with required combustion air. e.Fuel gas appliances shall be connected to approved venting systems. f.Fuel gas appliances shall have required temperature and pressure relief valves. g.Fuel gas appliances shall have proper condensate disposal. h. Rooms/spaces containing fuel gas appliances shall be properly fire-blocked. i.Other than existing cooktops, no ventless fuel gas appliances are allowed in Estes Park. R327.2.11 Dwelling/garage separation. Dwellings shall be separated from garages with materials rated for one-hour construction on the garage side. R327.2.12 Environmental duct terminations. Dryer ducts and exhaust fans shall terminate at approved locations. R327.2.13 Handrails Handrails shall be provided at locations as required for new construction. 51 R327.2.14 Guards. Guards shall be provided at locations as required for new construction. R327.2.15 Cook stove Anti-tip devices shall be installed for all cook stove R327.2.16 Wildfire hazard. Wildfire defensible spaces shall be maintained as required for new construction, as it relates to vegetation, not to building construction. R327.2.17 Fire pits. Exterior fire pits shall comply with Fire Department requirements. R327.2.18 Exit signs and lighting at exterior stairs. R327.3 Certificate of Occupancy After a life safety survey has been performed and approved, the Building Official shall issue a Certificate of Occupancy for use as a vacation home. In addition to other requirements for Certificates of Occupancy in this code, Certificates of Occupancy for vacation homes shall specify the number of rooms approved for sleeping purposes and the approved occupant load for use as a vacation home. 52 April 11, 2017 Discuss the Coordination of the Town Strategic Plan, Key Outcome Area of Robust Economy with the Strategic Objectives Identified in the EDC Avalanche Economic Development Strategic Plan. April 25, 2017 Review Service Proposal list for 2017 Budget. Suggestion for a Town Housing Coordinator. December 12, 2017 Final Review of 2017 Strategic Plan March 27, 2018 First Year Review of the Family Advisory Board Items Approved - Unscheduled: (Items are not in order of priority) Making Board Emails Available to the Public - Follow Up Short Update on the Downtown Neighborhood plan. Discussion of Rural Transportation Authority. Discussion and review of Fish Hatchery RFP Study Session Items for Board Consideration: Schedule Time for Town Administrator, Town Attorney, Municipal Judge Performance Evaluations. Review of Strategic Plan by Outcome Areas. Feasibility Study of Town Operation & Maintenance of Signs, Signals and Pavement Markings on CDOT Highways (US34, US36, CO7) within Estes Park. Future Town Board Study Session Agenda Items March 14, 2017 53