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04-94ORDINANCE4-94ANORDINANCEAMENDINGCHAPTER17.44OFTHEMUNICIPALCODEOFTHETOWNOFESTESPARK,COLORADOWITHREGARDTOTHEADDITIONOFSECTION17.44.080RELATINGTODEVELOPMENTAGREEMENTSSection1.Chapter17.44oftheMunicipalCodeoftheTownofEstesParkshallbeamendedwiththeadditionofSection17.44.080asfollows:17.44.080-DevelopmentAqreements.TheprovisionsofChapter17.44aresubjecttoandmodifiedbythetensandprovisionsofcertainDevelopmentAgreementsreferredtobelow.ThetensandprovisionsoftheseDevelopmentAgreementsmodifyandsupersedeanyprovisionsofthisChapter17.44wheresaidDevelopmentAgreementprovisionsareinadditiontoorinconflictwiththetensandprovisionsofChapter17.44.TheDevelopmentAgreementsareasfollows:1.DevelopmentAgreementBetweenOverlookLimitedPartnership,AColoradoLimitedPartnership,andTheTownofEstesPark,Colorado,AMunicipalCorporationdatedJanuary15,1994.2.DevelopmentAgreementBetweenStanleyHotels,Ltd.,FormerlyStanleyManorHouse,Ltd.,AColoradoLimitedPartnership,andTheTownofEstesPark,Colorado,AMunicipalCorporationdatedJanuary15,1994.3.DevelopmentAgreementBetweenFffl<Company,AColoradoPartnership,andTheTownofEstesPark,Colorado,AMunicipalCorporationdatedJanuary17,1994.section2.TheDevelopmentAgreementsareattachedheretoasExhibit“A”andincorporatedhereinbythisreference.section3.ThisOrdinanceshalltakeeffectandbeenforcedthirty(30)daysafteritsadoptionandpublication.PASSEDANDADOPTEDBYTHEBOARDOFTRUSTEESOFTHETOWNOFESTESPARK,COLORADO,THIS______DAYOF________________,1994.TOWNOFESTESPARK,COLORADOBy:_______________________MayorATTEST:TownClerk CCIherebycertifythattheaboveordinancewasintroducedreadatameetingoftheBoardofTrusteesontheY’dayofCLtcI-1994,andpublishedinanewspaper7ofgeneralpublicationintheTbwnofEstesPark,Colorado,onthe//-dayof&cac/,19g4.(YTownClerk IICDEVELOPMENTAGREEMENTBETWEENFEECOMPANY,ACOLORADOPARTNERSHIP,ANDTHETOWNOFESTESPARK,COLORADO,AMUNICIPALCORPORATIONThisAgreementisenteredintothis17thdayofJanuary,1994,byandbetweenFIlECompany,aColoradoPartnership,andtheTownofEstesPark,aMunicipalCorporation.RECITALSWHEREAS,theTownofEstesParkhasestablishedtheStanleyHistoricDistrictspecificallyforthepurposeofadministeringthehistoricresourcesoftheStanleyHistoricDistrictinordertopreservetheintegrityoftheirlocation,designandvisualcharacter;andtoensurethatdevelopmentdoesnotdestroytheessentialhistoriccharacteroftheStanleyHotelComplex;andWHEREAS,FIlECompanyistheownerofcertainrealpropertyintheStanleyHistoricDistrict;andWHEREAS,thepartieshaveagreedthatdevelopmentontherealpropertyownedbyFEECompanyisbestmanagedpursuanttoadevelopmentagreement;andWHEREAS,thisDevelopmentAgreementwilleliminateuncertaintyinplanning,providefororderlydevelopmentoftherealproperty,provideforinstallationofnecessaryimprovementsandpaymentoffees,provideforopenspacepreservation,andassistinattainingthemosteffectiveutilizationofresourceswithintheStanleyHistoricDistrictattheleasteconomiccost;and0 oWHEREAS,inconsiderationofDeveloper’sconveyanceofopenspacewhichpreservesinperpetuitytheforegroundoftheStanleyHotelcomplex,Developer’sagreementthatalldevelopmentwillconfontocertaindesignguidelinesanddevelopmentstandards,andDeveloper’sacceptanceofareductionofallowabledensityandintensityofuseofitsrealproperty,theTownshallgranttoDeveloperpermitsandapprovalsrequiredfordevelopmentoftherealpropertyinaccordancewiththisAgreement;andDevelopermayproceedwithdevelopmentoftherealpropertyinaccordancewiththisAgreement.NOWTHEREFORE,indonsiderationofthetermsandprovisionsofthisAgreement,thepartiesagreeasfollows:Section1.Definitions1.01DefinedTerms.ThefollowingtermsusedinthisAgreement,unlessthecontextotherwiserequires,shallhavethefollowingmeaning:(a)“Agreement”shallmeanthisDevelopmentAgreement,includingallexhibitsandattachments.(b)“Developer”shallmeanFHKCompany,AColoradoPartnership.(c)“EffectiveDate”shallmeanthe30thdayfollowingthedateofpublicationofanOrdinanceapprovingthisAgreement.(d)uidelines”shallmeantheStanleyHistoricDistrictMasterPlanDevelopmentStandardsandDesignGuidelinesattachedasExhibit“A”.2 I(e)“HistoricDistrictOrdinance”shallmeantheStanleyHistoricDistrictProceduresandStandardsforDevelopmentsetforthinchapter17.44oftheMunicipalCodeoftheTown.(f)“MasterPlan”shallmeantheStanleyHistoricDistrictMasterPlanattachedasExhibit“B”.(g)“Mortgagee”shallmeantheholderofanymortgageorthebeneficiaryofanydeedoftrustcoveringallorpartofthePropertyoranysuccessororassigneeofanysuchmortgageholderorbeneficiaryprovidedthatsuchmortgageholderorbeneficiaryhasdeliveredwrittennoticetotheTownstatingitsdesiretoreceivenoticesofdefaultpursuanttoSection11.03.(h)“Parcel”shallmeanthoseindividualParcels,1through11,asshownonthePreliminaryPlat.(i)“PreliminaryPlat”shallmeanthepreliminaryplatoftheStanleyHistoricDistrictattachedasExhibit“C”.(j)“Prolect”shallmeananyoneormoreindividualdevelopmentsoftheProperty,notincludingsubmittalandapprovalofthePreliminaryPlatandFinalPlatpursuanttoSection7.01.(k)“ProjectReview”shallmeanthereviewandapprovalprocessforanyProjectassetforthinaS3 00theGuidelines.(ReviewandApprovalProcess—Pages3—6oftheGuidelines)(1)“Property”shallmeanthatcertainrealpropertyownedbyDeveloperandasmorefullydescribedontheattachedExhibit“D”.(m)“Town”shallmeantheTownofEstesPark,Colorado.1.02AdditionalDefinedTerms.TotheextentthatanycapitalizedtermscontainedinthisAgreementarenotdefinedabove,thensuchtermsshallhavethemeaningotherwiseascribedtotheminthisAgreement.Section2.obligationsofDeveloper.InconsiderationoftheTownenteringintothisAgreement,DevelopershallcomplywiththeconditionsofdevelopmentapprovalcontainedinthisAgreement.ThepartiesacknowledgethattheexecutionofthisAgreementbytheTownisamaterialconsiderationforDeveloper’sagreementstocomplywiththetermsandconditionsofthisAgreement.section3.DevelopmentoftheProperty.3.01vestedRighttoDevelop.DevelopershallhavethevestedrighttodevelopthePropertyinaccordancewiththisAgreement.3.02PermittedUses.ThepermittedusesoftheProperty,includimgthedensityandintensityofuseareattachedasExhibit“F”.Thelocation,size,andconfigurationofthestructuresasdepictedontheMasterPlanareillustrativeonly.AlldevelopmentontheProperty,includingbutnotlimitedtomaximumheight,bulk,4 0.C)size,configurationandlocationofstructures,grading,landscaping,lightingandparking,aresubjecttotheGuidelines.ThepartiesagreethatareasonableapplicationoftheGuidelineswillallowdevelopmenttothespecifieddensitiesforindividualparcelsassetforthinExhibit“F”.3.03ApplicableRules,RegulationsandPolicies.ExceptasotherwiseprovidedinthisAgreement,theordinances,rules,regulations,andofficialpoliciesgoverningthePropertyincluding,butnotlimitedto,thelawgoverningtheissuanceofbuildingpermitsandthezoningapplicabletotheProjectshallbethoseordinances,rules,regulations,andofficialpoliciesoftheTownineffectontheEffectiveDate.3.04SubseaiientEnactments.ThisAgreementshallnotprecludetheTown,insubsequentactionsapplicabletothePropertyoraProject,fromapplyingnewrules,regulationsandofficialpolicieswhichdonotconflictwiththisAgreement.AnyactionorproceedingoftheTown,exceptapplicationoftheGuidelinesthroughProjectReviewofaProject,whichhasanyofthefollowingeffectsshallbeconsideredinconflictwiththisAgreement:(a)limitingorreducingthedensityorintensityofalloranypartofaProject,orotherwiserequiringanyreductioninthesquarefootageortotalnumberofproposedunitsandotherimprovements.(b)limitingthetimingorphasingoftheProjectinanymanner;5 rI00(c)limitingthelocationofhomesites,gradingorotherimprovementsonthePropertyinamannerwhichisinconsistentwithormorerestrictivethanthelimitationsincludedinthisAgreement;or(d)applyingtoaProjectorthePropertyanylaw,regulation,orruleotherwiseallowedbythisAgreementwhichisnotuniformlyappliedonaTown-widebasistoallsubstantiallysimilartypesofdevelopmentprojectsorprojectsitesinotherareasoftheTownincludingbutnotlimitedtotheapplicationoftheUniformBuildingCodeandothernationallyrecognizeduniformconstructioncodes.Theabovelistofactionsisnotintendedtobecomprehensive,butisillustrativeofthetypesofactionsthatwouldconflictwiththisAgreement.Withoutlimitingtheforegoing,nomoratoriumorotherlimitationaffectingsubdivisionmaps,buildingpermitsorotherlanduseentitlements,ortherate,timingorsequencingthereofshallapplytothePropertyortheapprovalofaProject.3.06StateandFederalLaws.ThisAgreementshallnotprecludetheapplicationtothePropertyofchangesinTownordinances,rules,regulationsandofficialpolicies,totheextentthatsuchchangesarespecificallyrequiredtobeappliedtothePropertybychangesinstateorfederallawsorregulations.3.07DevelopxñentTiming.DevelopershalldevelopthePropertyinaccordancewiththeDeveloper’sownscheduleassuch6 ___j0schedulemayexistfromtimetotime,andDevelopermaydeterminewhichpartofaProjectshallbedevelopedduringeachphaseofdevelopment.ByenteringthisAgreement,Developershallnotbeobligatedtobuildanystructure,makeanyimprovementsorotherwisedeveloptheProperty.3.08Fees,ConditionsandDedications.SubjecttotheprovisionsofSection8,DevelopershallbeobligatedtopayonlythosefeesandmakethosededicationsandimprovementssetforthinthisAgreementortheGuidelines.Inaddition,TownmaychargebuildingpermitsandothersimilarpermitsandtapfeeswhichareinforceandeffectonaTown—widebasisatthetimeapplicationissubmittedforthosepermitsandfeesunlessspecifiedherein.Section4.AmendmentofAgreement.4.01AmendmentofAgreement.ThisAgreementmaybeamendedfromtimetotimebymutualconsentofthepartiesortheirsuccessorsininterest,inwriting.4.02MinorAmendments.AnyminoramendmenttothisAgreementwhichdoesnotrelatetothetermofthisAgreementorthepermittedusessetforthonExhibit“F”,maybeprocessedandapprovedbytheCommunityDevelopmentDirectoroftheTown(suchamendmentsarehereinaftercalleda“MinorAmendment”).ExamplesofMinorAmendmentsinëlude,withoutlimitation,lotlineadjustments,substitutionofcomparablelandscapingforanylandscapingshownonanylandscapeplan,variationsinthelocationoflotswhichdonotsubstantiallyalterthedesignconceptsoftheGuidelines,andvariationsinthelocationorinstallationof07 -Jo0utilitiesandotherinfrastructureconnectionsandfacilitieswhichdonotsubstantiallyalterthedesignconceptsoftheMasterPlan.UponthewrittenrequestofDeveloperforaMinorAmendment,theCommunityDevelopmentDirectorshalldetermine,withintwenty(20)calendardaysofreceipt,whethertherequestedamendmentisaMinorAmendmentandwhetheritisconsistentwiththeMasterPlanandtheGuidelines.IftheCommunityDevelopmentDirectorfindsthattheproposedamendmentisaMinorAmendmentandconsistentwiththeMasterPlanandtheGuidelines,theCommunityDevelopmentDirectormayapproveaMinorAmendment.IftheCommunityDevelopmentDirectordeterminesthattheproposedamendmentisnotaMinorAmendment,theproposedamendmentissubjecttoSection4.01.TheCommunityDevelopmentDirectormayalsoapproveaminoramendmenttoanytermorconditionofaprojectapprovalgrantedbytheTechnicalReviewand/orArchitecturalReviewCommittees.Section5.ImplementationofthisAgreement.5.01ProcessingandApprovals.UponsubmissionbyDeveloperofallappropriateapplicationsforapprovalforaProject,theTownshallpromptlycommenceanddiligentlypursueallstepsnecessarytoissuetherequestedpermitsorapprovalsincluding,butnotlimitedto(a)reviewingtheProjectasprovidedintheGuidelines,and(b)grantingtherequestedpermitsorapprovalsolongastheycomplywiththeGuidelinesandthisAgreement.B 0Exceptasprovidedinparagraph7.01,ProjectReviewshallreplaceandsupersedeallotherreviewandapprovalprocessesforanyProjectincluding,butnotlimitedto,thosesetforthinchapter17oftheMunicipalCode.5.02otherGovernmentalPermits.Developermayapplyfromtimetotimeforotherpermitsandapprovalsasmayberequiredbyothergovernmentalorquasi—governmentalagencieshavingjurisdictionoverthePropertyinconnectionwiththedevelopmentof,orprovisionofservicestoaProject.TawnshallassistDeveloperinitseffortstoobtainsuchpermitsandapprovals,provideanydocumentsorcertificatesreasonablyrequiredtoprocessandobtainsuchpermitsandapprovals.5.03CooperationintheEventofLegalChallenge.Ifanylegalorequitableactionorotherproceedingisbroughtbyanythirdparty,governmentalentityorofficialchallengingthevalidityofanyprovisionofthisAgreement,thepartiesshallcooperateindefendingsuchactionorproceedingincludingequallysharingthecostofsuchdefense.IntheeventTownandDeveloperareunabletoselectmutuallyagreeablelegalcounseltodefendsuchactionorproceeding,eachpartymayselectitsownlegalcounselateachparty’sexpense.5.04PostponementofEffectiveDate.IntheeventofachallengetothisAgreementand/ortheordinanceauthorizingthisAgreement,thepartiesagreetothepostponement,oftheEffectiveDateuntilafinalcourtorderorelection,inthecaseofareferendumorinitiatedordinance,upholdsthisAgreementand/or09 0theadoptingordinance.However,eitherpartymayterminatethisAgreementifafinalcourtorderand/orelectionpostponestheEffectiveDatepastSeptember1,1994.Saidterminationshallbeinwritingandeffectiveupondeliverytotheotherparty.UponterminationpursuanttotheprovisionsofthisSection,thisagreementisnullandvoid,nunctunc.5.05ConditionsPrecedenttoProlectReviewandDevelopment.DevelopermayinitiateProjectReviewanytimefollowingexecutionofthisAgreement.However,Developershallnotreceiveanybuildingpermits,doanygradingorsitedisturbancepriortotheEffectiveDateofthisAgreementorclosingofthepropertyconveyancesetforthinsection6,whicheverlastoccurs.IntheeventDeveloperchoosestobeginProjectReviewpriortotheEffectiveDate,DeveloperunderstandsandagreesthatthisAgreementmaynotbeapprovedbytheTown.DevelopershallhavenorecourseorclaimagainsttheTownoranyofitsagentsoremployeesforanycostsand/ordamagesincurredbyDeveloperincommencingProjectReviewpriortotheEffectiveDate.DevelopershallnotacquireanyvestedpropertyrightbyinitiatingProjectReviewpriortotheEffectiveDateofthisAgreement.Section6.ConveyanceofParcels5.6and86.01AgreementtoConvey.SubjecttothetermsandprovisionofthisAgreement,Developeragreestoconvey,freeandclearofallliensandencumbrances,Parcels5,6and8,(theConveyedProperty)totheTownoritsassigns.10 Qa6.02Closing.ConveyanceoftheConveyedPropertyshallbemadenotlaterthansixty(60)daysafterthefinalapprovaloftheFinalSubdivisionPlat,orsixty(60)daysaftertheEffectiveDateofthisAgreement,whicheverlastoccurs,atadate,timeandplacemutuallyagreeabletoallparties.6.03TitleandMethodofConveyance.ThepropertyconveyedbyDevelopertotheTownshallbeconveyedbyGeneralWarrantyDeedsubjecttoanyeasements,covenants,conditions,andrestrictionsagreeabletotheTown.DevelopermayconveyParcel8withoutwarrantiesoftitle.IfParcel8issoconveyed,DevelopershallnotbeallowedtobeginProjectReview,receiveanybuildingpermits,doanygradingorsitedisturbanceonParcels7and9untilsuchtimeasDeveloperhasconveyedParcel8totheTownfreeandclearofallliensandencumbrances,subjecttoanyeasements,covenants,conditionsandrestrictionsagreeabletotheTown.6.04UseRestrictions.TheconveyanceoftheConveyedPropertytotheTownpursuanttothisAgreementshallbesubjecttorestrictions(a)limitingownershipthereoftotheTownorsuccessormunicipality;(b)limitingusethereof,inperpetuity,toopenspace;and(c)toPermittedIncidentalUsesashereinafterdefined.6.05PermittedIncidentalUses.ExcepttotheextentprohibitedbyorinconsistentwithprovisionsoftheGuidelinesrelatingtousesintheconveyedproperty,thefollowingshallbeallowedontheconveyedproperty.(a)Publicandprivateroads,hikeandbiketrails.11 I(b)Utilityincludingbutelectricity,communicationssameareunderground.(c)Drainagedischargesanddrainageandfloodcontrollines,systemsandfacilitiesincluding,butnotlimitedto,detentionbasins,ditches,conduitsandculverts.(d)SignsidentifyingtheConveyedProperty,theownerthereofortheusethereof,orwarningorcautioningofdanger,orgivingdirections,orasmaybc.requiredbylaw.6.06TitleInsurance.DevelopershallfurnishtotheTown,atDeveloper’sexpense,acurrentcommitmentforowner’stitleinsurancepolicyinanamountof$100,000,atleastthirty(30)dayspriortoclosing.TownmayrequireofDeveloperthatcopiesofinstruments(orabstractsofinstruments)listedinthescheduleofexceptions(Exceptions)inthetitleinsurancecommitmentalsobefurnishedtoTownatDeveloper’sexpense.Thetitleinsurancecommitment,togetherwithanycopiesorabstractsofinstrumentsfurnishedpursuanttothisSection6.06,constitutethetitledocuments(TitleDocuments).TownmustrequestDevelopertofurnishcopiesorabstractsofinstrumentslistedinthescheduleofexceptionsnolaterthanten(10)calendardaysafterTown’sreceiptofthetitleinsurancecommitment.DeveloperwillClines,systemsandfacilitiesnotlimitedtowater,sewer,gas,telephone,telegraph,andcabletelevision,solongasthe12 oChavethetitleinsurancepolicydeliveredtoTownassoonaspracticableafterclosingandpaythepremiumatclosing.(a)TitleReview.TownshallhavetherighttoinspecttheTitleDocuments.WrittennoticebyTownofunmerchantabilityoftitleorofanyotherunsatisfactorytitleconditionshownbytheTitleDocumentsshallbegiventoDeveloperonorbeforeten(10)calendardaysafterTown’sreceiptofTitleDocuments,orwithinfive(5)calendardaysafterreceiptbyTownofanyTitleDocumentsorendorsementsaddingnewExceptionstothetitlecommitmenttogetherwithacopyoftheTitleDocumentaddingnewException(s)tothetitle.IfDeveloperdoesnotreceiveTown’snoticebythedate(s)specifiedabove,TownshallbedeemedtohaveacceptedtheconditionoftitleasdisclosedbytheTitleDocumentsassatisfactory.(b)MattersNotShownbythePublicRecords.DevelopershalldelivertoTown,atleastthirty(30)dayspriortoclosing,truecopiesofalllease(s)andsurvey(s)inDeveloper’spossessionpertainingtotheConveyedPropertyandshalldisclosetoTownalleasements,liensorothertitlemattersnotshownbythepublicrecordsofwhichDeveloperhasactualknowledge.Writtennoticeofanyunsatisfactorycondition(s)disclosed13 0byDeveloperorrevealedbysuchinspectionshallbesignedbyoronbehalfofTownandgiventoDeveloperten(10)calendardaysafterreceiptbytheTownofsaidinformation.IfDeveloperdoesnotreceiveTown’snoticebysaiddate,Townshallbedeemedtohaveacceptedtitlesubjecttosuchrights,ifany,ofthirdpartiesofwhichTownhasactualknowledge.(a)RighttoCure.IfDeveloperreceivesnoticeofunmerchantabilityoftitleoranyotherunsatisfactorytitlecondition(s)asprovidedinsubsection(a)or(b)above,Developershallusereasonableefforttocorrectsaidunsatisfactorytitlecondition(s)priortothedateofclosing.6.07TaxesandSpecialAssessments.Alltaxes,includinginstallmentsforspecialassessments,fortheyearspriortotheyearofclosingshallbepaidbytheDeveloper.Taxes,includinginstallmentsforspecialassessments,fortheyearofclosingshallbepro-ratedatandtothetimeofclosingofthistransaction,baseduponthetaxesassessedagainsttheConveyedPropertyhereinfortheprecedingyear.6.08Possession.DevelopershalldeliverpossessionoftheConveyedPropertytotheTownuponclosing.6.09MechanicsLiens.DeveloperherebycovenantsandagreesthattherehavebeennoimprovementsmadetotheConveyedPropertyforwhichthereareoutstandingobligations.Developer014 agreestoindemnifyandholdharmlesstheTownandthepropertyhereinfromanysuchexistingobligationsorliensresultingtherefrom.6.10EnvironmentalandIndustrialHygieneComplianceNeitherDevelopernor,tothebestofDeveloper’sknowledge,anythirdpartyhasused,generated,manufactured,storedordisposedofon,underorabouttheConveyedPropertyortransportedtoorfromtheConveyedPropertyanyflammableexplosives,radioactivematerials,hazardouswastes,toxicsubstancesorrelatedmaterials,includingbutnotlimitedtopetroleumoranypetroleumby—products,PCB’sorasbestosorasbestos—containingmaterials(“HazardousMaterials”).Forthepurposeofthisparagraph,HazardousMaterialsshallincludebutnotbelimitedtosubstancesdefinedas“hazardoussubstances”,“hazardousmaterials”,or“toxicsubstances”intheComprehensiveEnvironmentalResponse,CompensationandLiabilityActof1980,asamended,42U.S.C.Section9601,gg.;theHazardousMaterialsTransportationAct,49U.S.C.Section1901,etgg.;theResourceconservationandRecoveryAct,42U.S.C.Section6901gq.;andthosesubstancesdefinedas“hazardouswastes”,“hazardoussubstances”or“hazardousmaterials”inapplicablestateorlocallaws,rulesorregulationsoftheStateofColorado;orassuchlawsandregulations.maybefurtheramended,modifiedofsupplemented.6.11Minerals.ThepartiesheretomutuallyagreethatDevelopershallconveytoTownalloil,gas,hydrocarbonand0a15 o0mineralrightsandintereststothefullextentpresentlyownedbyDeveloper,totheextentattachedtoorappurtenanttotheConveyedProperty.Developermayownall,partof,ornoneofsuchminerals.6.12PaymentatClosing.AspartialconsiderationfortheconveyanceoftheConveyedProperty,theTownshallpaytotheDeveloper$100,000.00incertifiedfunds,atclosing.TheTownshallalsocredit$1,500.00perunittowardwaterconnectionfeesforunitsonParcel7toamaximumof20units.SaidcreditshallbecreditedatthetimeofbuildingpermitapplicationforaunitorunitsonParcel7.ThewaterconnectioncreditsarenottransferablefromParcel7.Section7.Subdivision7.01Subdivision.FollowingapprovalofthePreliminaryPlatbytheTownPlanningCommission,DevelopershallprepareandfileafinalsubdivisionplatoftheProperty.ThefinalplatshallbereviewedbytheTownpursuanttoitssubdivisionprocess.TheTownagreestoexpeditiouslyprocessthesubdivisionplat.AnoteshallbeplacedonthefinalsubdivisionplatstatingthatalldevelopmentofthePropertyissubjecttothetermsandconditionsofthisAgreement.DevelopershallberequiredtogothroughtheTown’ssubdivisionprocess,Title16oftheMunicipalCode,foranysubdivisionofanyofthePropertyafterapprovaloftheFinalSubdivisionPlat.16 o0Section8.Roads,Utilities,Drainage,EasementsandSignage8.01RoadDedicationandConstruction.Allroads,rights—of—way,andutilityeasementsshallbededicated,ifrequiredbytheTown,atthetineofdevelopmentofanyProject.AllroadsshallbeconstructedtotheTown’sroadconstructionstandardsineffectatthetimeofconstructionandatthesoleexpenseoftheDeveloper.Location,landscaping,andconstructionofallroadsshallbeththjecttotheGuidelines.8.02Utilities.AllutilitiesshallbeplacedundergroundontheProperty.ConstructionofallutilitiesshallbeatthesoleexpenseoftheDeveloperandsubjecttotheGuidelines.8.03Drainage.AlldrainageonthePropertyforanyProjectshallbesubjecttotheTown’sstandardsfordrainageineffectatthetimeofconstructionofanyProjectandshallbeatthesoleexpenseoftheDeveloper.8.04Easements.ThepartiesagreetograntutilityeasementsacrossthePropertytoandfromParcels1and2asneeded.ThepartiesagreetogranteasementsacrossthePropertyandtheConveyedPropertytoeachotherasneeded.8.05DrainageEasement.TheDevelopershallgranttotheTownadrainageeasementforthedetention•ofdrainagefromtheentryroadtobeconstructedbytheTowninthesouthwestportionofParcel4.AllcostsofconstructionofanydetentionfacilityshallbethesoleexpenseoftheTown.Thepartiesshallagreetotheformofconveyanceofsaiddrainageeasement.17 I08.06Signage.AllsignageonthePropertyshallbeinconformancewiththeGuidelines.Section9PerformanceGuarantees9.01PerformanceGuarantees.Withinthirty(30)daysofreceiptbyDeveloperoffinalapprovalofanyProjectthroughProjectRevieworpriortotheissuanceofabuildingpermit,whicheverfirstoccurs,DevelopershallfilewiththeTownoritsdesignee,aperformanceguaranteeassetforthintheGuidelines.IfapprovedbytheTechnicalReviewCommittee,DevelopermaypostperformanceguaranteesbaseduponphasingofanyProject.Section10.DefaultandRemedies.10.01GeneralProvisions.NopartyshallbeindefaultofthisAgreementunlessithasfailedtoperformunderthisAgreementforaperiodofthirty(30)daysafterwrittennoticefromtheotherpartyofaneventofdefault.Thenoticeofaneventofdefaultshallspecifythenatureoftheallegeddefaultandthemannerinwhichsaiddefaultmaybesatisfactorilycured.Ifthenatureoftheallegeddefaultissuchthatitcannotreasonablybecuredwithinsuch30-dayperiod,thecommencementofthecurewithinsuchtimeperiodandthediligentprosecutiontocompletionofthecureshallbedeemedacurewithinsuchperiod.UponthedefaultbyanypartyunderthisAgreement,thepartynotindefaultshallhaveallrightsandremediesprovidedbylaw,includingbutnotlimitedto,therighttoterminatethisAgreement,therighttoseekspecificperformance,andtherighttoseekwritsofmandatecompellingperformancewiththetermsofthis018 0AgreementorrequiringotheractionconsistentwiththisAgreement.Thenon—defaultingpartyshallbeentitledtocollectfromthedefaultingpartyallreasonableattorneysfees,expertfees,andcourtcostsincurredbyreasonofdefault.Section11.GeneralProvisions11.01covenantsRunningwiththeLand.TheprovisionsofthisAgreementshallconstitutecovenantswhichshallrunwiththelandcomprisingthePropertyandtheburdensandbenefitshereofshallbindandinuretothebenefitofeachofthepartiesheretoandallsuccessorsininteresttothepartieshereto.AmemorandumofthisAgreementshallberecordedintherecordsoftheClerkandRecorderofLarimerCounty,Colorado.IntheeventthisAgreementterminateseitherasprovidedinSection11.02below,orbymutualagreementoftheparties,thecovenantsshallalsoterminateeD&eptasprovidedinSection11.02.11.02Term.ThetermofthisAgreementshallcommenceupontheEffectiveDateandshallextenduntilthe15thanniversaryoftheEffectiveDateunlessextendedbymutualagreementoftheparties.Provided,however,thatthePermittedUses,Guidelines,ProjectReviewandcovenantsshallcontinuetobeapplicableonanyandallparcelsuponwhichanyProjecthasbeenapproved.11.03MortgageeBights.TownshallnotifyanyMortgageeofanyeventofdefaultbyDeveloperunderthisAgreementandtoprovidetoanysuchMortgageethesameopportunitytocuresucheventofdcfaultasisprovidedtoDeveloperunderthisC19 00Agreement.FailuretosonotifyanyMortgageeshallnotgiverisetoanyliabilityonthepartofTown,providedthatthisAgreementshallnotbeterminatedbyTownastoanyMortgageetowhomnoticeisgivenandtowhicheitherorthefollowingistrue:(a)theMortgageecuresanydefaultbyDeveloperinvolvingthepaymentofmoneywithinsixty(60)daysafterthenoticeofdefault;.(b)astodefaultsrequiringtitleorpossessionofthePropertyoranyportionthereoftoeffectuateacure:(1)theMortgageeagreesinwriting,withinthirty(30)daysafterthewrittennoticeofdefault,toperformtheproportionateshareofDeveloper’sobligationsunderthisAgreementallocabletothatpartofthePropertyinwhichtheMortgageehasaninterestconditioneduponsuchMortgagee’sacquisitionofthePropertyorportionthereofbyforeclosure;(ii)theMortgageecommencesforeclosureproceedingstoreacquiretitletothePropertyorapplicableportionthereofwithinsaidthirty(30)daysandthereafterdiligentlypursuessuchforeclosuretocompletion,and(iii)theMortgageepromptlyanddiligentlycuressuchdefaultafterobtainingtitleorpossession.Subjecttotheforegoing,intheeventanyMortgageerecordsanoticeofdefaultastoitsmortgageordeedoftrustorcommencesa20 ;___________________—aw00Sheriff’sSale,TownshallconsenttotheassignmentofallofDeveloper’srightsandobligationsunderthisAgreementtotheMortgageeortoanypurchaseroftheDeveloper’sinterestataforeclosure,tnsteesaleorSheriff’sSale,andDevelopershallremainliableforsuchobligationsunlessreleasedbyTownorunlesstheapplicableportionofthePropertyistransferredinaccordancewithSection11.04.Cc)TheTownshallonlybeobligatedtogivenoticeasprovidedinthisSection11.03tothoseNortgageeswhohavegiventheTownnoticeinwritingoftheirdesiretohavenoticeofdefaultasprovidedherein.11.04TransferofProperty.Developershallhavetherighttoassignortransferalloranyportionofitsinterests,rightsorobligationsunderthisAgreementorinthePropertyoranyportionthereoftothirdpartiesacquiringaninterestorestateinthePropertyoranyportionthereof.Developershallberequiredtoprovidethirty(30)dayswrittennoticeofanyproposedassignmentortransfer.IfalloranyportionofthePropertyistransferredbyDevelopertoanypersonorentitS’,thetransfereeshallsucceedtoallofDeveloper’srightsunderthisAgreementastheyaffecttherighttoproceedwithdevelopmentofthatportionofthePropertytransferredtothetransferee(the“TransferredProperty”)andthetransfereeshallautomaticallyassumeall21 j0obligationsofDeveloperhereunderwhichrelatetotheTransferredProperty.UponreceiptbytheTownofawrittenacceptanceofthetermsandconditionsofthisAgreementbyatransferee,DevelopershallbereleasedfromitsobligationshereunderrelatingonlytotheTransferredProperty.IfDeveloperortheownerofanyTransferredPropertydefaultsunderthisAgreement,suchdefaultshallnotconstituteadefaultbytheownerofanyotherportionofthePropertyhereunder(including,butnotlimitedtotheDeveloper)andshallnotentitleTowntoterminateormodifythisAgreementwithrespecttosuchotherportionofthePropertyortheownerthereof.11.05severability.IfanyprovisionofthisAgreementortheapplicationofanyprovisionofthisAgreementtoaparticularsituationisheldbyacourtofcompetentjurisdictiontobeinvalidorunenforceable,then,totheextentthattheinvalidityofunenforceabilitydoesnotimpairtheapplicationofthisAgreementasintendedbytheparties,theremainingprovisionsofthisAgreement,ortheapplicationofthisAgreementtoothersituations,shallcontinueinfullforceandeffect.11.06ProlectApprovalsIndependent.AllProjectApprovalswhichmaybegrantedpursuanttothisAgreement,andalllanduseentitlementsorapprovalsgenerallywhichhavebeenormaybeissuedorgrantedbytheTownwithrespecttotheProperty,constituteindependentactionsandapprovalsbytheTown.IfanyprovisionofthisAgreementortheapplicationofanyprovisionofthisAgreementtoaparticularsituationisheldbyacourtof022 competentjurisdictiontobeinvalidorunenforceable,oriftheTownterminatesthisAgreementforanyreason,thensuchinvalidity,unenforceabilityorterminationofthisAgreementoranyparthereofshallnotaffectthevalidityoreffectivenessofanyProjectApprovalsorotherlanduseapprovalswhichweregivenpriortotheeffectivedateofsuchinvalidity,unenforceability,ortermination.Insuchcases,suchapprovalswillremainineffectpursuanttotheirownterms,provisions,andconditionsofapproval.11.07FurtherActions.EachpartyshallexecuteanddelivertotheotherpartyallsuchotherfurtherinstrumentsanddocumentsasmaybereasonablynecessarytocarryoutthisAgreementinordertoprovideandsecuretotheotherpartythefullandcompleteenjoymentofitsrightsandprivilegeshereunder.11.08Construction.ThisAgreementhasbeenreviewedandrevisedbylegalcounselforbothDeveloperandtheTown,andnopresumptionorrulethatambiguitiesshallbeconstruedagainstthedraftingpartyshallapplytotheinterpretationorenforcementofthisAgreement.11.09Notices.AnynoticeorcommunicationrequiredhereunderbetweenTownorDevelopermustbeinwriting,andmaybegiveneitherpersonallyorbyregisteredorcertifiedmail,returnreceiptrequested.Ifgivenbyregisteredorcertifiedmail,thesameshallbedeemedtohavebeengivenandreceivedonthefirsttooccurof(i)actualreceiptbyanyoftheaddressesdesignatedbelowasthepartytowhomnoticesaretobesent,or(ii)five(5)0023 odaysafteraregisteredorcertifiedlettercontainingsuchnotice,properlyaddressed,withpostageprepaid,isdepositedintheUnitedStatesmail.Ifpersonallydelivered,anoticeshallbedeemedtohavebeengivenwhendeliveredtothepartytowhomitisaddressed.Anypartyheretomayatanytime,bygivingten(10)dayswrittennoticetotheotherpartyhereto,designateanyotheraddressinsubstitutionoftheaddresstowhichsuchnoticeorcommunicationshallbegiven.Suchnoticesorcommunicationsshallbegiventothepartiesattheiraddressessetforthbelow:IftoTown,to:TownofEstesParkAttn:TownAdministratorP.0.Box1200EstesPark,Colorado80517IftoDeveloper,to:FHKCompanyc/oBrooksFindláy,Sr.3151Highway7,LongsPeakRouteEstesPark,Colorado80517Copiesto:BrooksFindley,Sr.224W.4thstreetKeene,Texas76059C.ReneeHannahdoDougKonkel1405S.CollegeAvenueFortCollins;Colorado8052411.10EstoppelCertificate.Withinten(10)daysfollowinganywrittenrequestwhicheitherpartymaymakefromtimetotime,theotherpartytothisAgreementshallexecuteanddelivertotherequestingpartyastatementcertifyingthat:(a)24 CThisAgreementisunmodifiedandinfullforceandeffect,oriftherehavebeenmodificationshereto,thatthisAgreementisinfullforceandeffectasmodifiedandstatingthedateandnatureofsuchmodification;(b)therearenocurrentuncureddefaultsunderthisAgreementorspecifyingthedatesandnatureofanysuchdefault;and(c)anyotherreasonableinformationrequested.ThefailuretodeliversuchastatementwithinsuchtimeshallconstituteaconclusivepresumptionagainstthepartywhichfailstodeliversuchstatementthatthisAgreementisinfullforceandeffectwithoutmodjficationexceptasmayberepresentedbytherequestingpartyandthattherearenouncureddefaultsintheperformanceoftherequestingparty,exceptasmayberepresentedbytherequestingparty.11.11NoThirdPartyBeneficiary.ThisAgreementismadeandenteredintoforthesoleprotectionandbenefitofthepartieshereto.NootherpartyshallhaveanyrightofactionorclaimbaseduponanyprovisionofthisAgreement.11.12CounterpartsandExhibits.ThisAgreementisexecutedinfour(4)duplicatecounterparts,eachofwhichisdeemedtobeanoriginal.ThisAgreementconsistsoftwenty—eight(28)pages,includingnotaryacknowledqmentforms,and,inaddition,eight(8)exhibitswhichconstitutetheentireunderstandingandagreementofthepartiestothisAgreement.ThefollowingexhibitsareattachedtothisAgreementandincorporatedhereinforallpurposes:ExhibitA—StanleyHotelHistoricDistrictDevelopmentStandardsandDesignGuidelinesV.-025 o0ExhibitB—StanleyHotelHistoricDistrictMasterPlanExhibitC—PreliminaryPlatoftheStanleyHotelHistoricDistrictExhibitD—PropertyDescriptionExhibitE—NoExhibitExhibitF—PermittedUsesandDensities11.13JurisdictionandVenue.ThisAgreementshallbeconstruedandtherightsandobligationsofTownandDeveloperhereundershallbedeterminedinaccordancewiththelawsoftheStateofColorado.VenueforanylitigationpertainingtothesubjectmattershallbeexclusivelyinLarimerCounty,Colorado.11.14warrantyofDeveloper’sAuthority.TheDeveloperrepresentsthatasoftheEffectiveDateofthisAgreement,theDeveloperhasfullpowerandauthoritytoexecute,deliver,andperformthisAgreement,includingtheconveyanceofpropertyasprovidedherein;thatsuchexecution,deliveryandperformancewillnotcontraveneanycontractualrestrictionbindingupontheDeveloperoranyofitsassets;andthatthereisnolegalaction,proceedingorinvestigationofanykindnowpendingor,totheknowledgeoftheDeveloper,threatenedagainstoraffectingtheDeveloperasthesamemaypertaintoexecution,deliveryorperformanceofthisAgreemEnt.11.15ApprovalbyTown.TheTownagreestoreferthisAgreementandanOrdinanceauthorizingandapprovingthisAgreementtotheTown’sPlanningCommissiononJanuary18,1994.26 TheTown,throughtheBoardofTrustees,shallactonthisAgreementandtheOrdinancebeforeFebruary23,1994.Developer’sapprovalandexecutionofthisAgreementshallbeirrevocableuntilFebruary23,1994.IftheTowndoesnotapprovetheAgreementbyFebruary23,1994,DevelopermaywithdrawitsapprovalbygivingtheTownnotice,inwriting,ofsaidwithdrawal.SaidnoticeofwithdrawalshallbeeffectiveuponreceiptbytheTown.11.16WaiverofSubsequentBreach.Anyoneormorewaiversofanycovenantorconditionbyanypartyheretoshallnotbeconstruedasawaiverofasubsequentbreachofthesamecovenantorcondition;andaconsentorapprovalto,orof,anyactrequiringconsentorapprovalshallnotbedeemedtowaiverorrenderunnecessarysuchconsentorapprovalto,orof,anysubsequentsimilaracts.11.17SupersedesOtherAgreements.ThisAgreementsupersedesandreplacesallotheragreementsandunderstandingsoftheparties,eitherwrittenororal,concerningthePropertyoranymatterrelatingthereto.INWITNESSWHEREOF,DeveloperandTownhaveexecutedthisAgreementasofthedaEefirsthereinabovewritten.TOWNOFESTESPARK,COLORADO,AMunicipalCorporationBY:_______________________________________H.BERNERDDANNELS,Mayora27 0ATTEST:TOWNCLERKI.0BY:VICKIEO’CONNOR,TownClerkDEVELOPER:PEKCOMPANY,AColoradoPartnershipBY:SBRbOKSFINDLEY,SR.7’BY:C.RENEEHANNAhSTATEOFCOLORADOCOUNTYOFLARIMERSubscribedandSworntobeforemethis1994,byH.BernerdDannels,Mayor.WITNESSmyhandandofficialseal.MyCommissionexpires:b-dayof5-ania?y,STATEOFCOLORADOss.COUNTYOFLARIMERNotaryPublicSubscribedandSworntobeforemethisXdayofJa4uaty,1994,byVickieO’Connor,TownClerk.WITNESSmyhandandofficialseal.MyCommissionexpires:(.7:i1rrK1..,L2.NotaryPublic’)))ss.0i’-L..A.A__&I.ttttL.V28 00STATEOFCOLORADOss.COUNTYOFLARIMERSubscribedandSworntobeforemethis______dayofJanuary,1994,byBrooksFindley,Sr.WITNESSmyhandandofficialseal.MyCommissionexpires:_______________________NotaryPuISTATEOFCOLORADO)ss.COUNTYOFLARIMERSubscribedandSworntobeforemethisdayofJanuary,1994,byC.ReneeHannah.WITNESSmyhandandofficialseal.MyCommissionexpires:____________________NotaryPublic29 ATTEST:TOWNCLERKBY:I:—0VICKIEO’CONNOR,TownClerkDEVELOPER:FHKCOMPANY,AColoradoPartnershipBYBROOKSFINDLEY,SR.BY:C’4LtA/7(LA\V4LC.RENEEHANNAHSTATEOFCOLORADOCOUNTYOFLARIMER)ss.)SubscribedandSworntobeforemethis1994,byH.BernerdDannels,Mayor.WITNESSmyhandandofficialseal.MyCommissionexpires:_______________dayofJanuary,STATEOFCOLORADOCOUNTYOFLARIMER)ss.)NotaryPublicSubscribedandSworntobeforemethis1994,byVickieO’Connor,TownClerk.WITNESSmyhandandofficialseal.MyCommissionexpires:_____________________dayofJanuary,NotaryPublic028 STATEOFCOLORADOCOUNTYOFLARIMER))CSubscribedandSworntobeforemethis1994,byBrooksFindley,Sr.dayofJanuary,WITNESSmyhandandofficialseal.MyCommissionexpires:___________(STATEOFCOLORADO..rfl)nr;rCjflcLtLJiôussCOUNTYOFLAR-I-MffRWITNESSmyhandandofficialsealNotaryPublicILjcc,ttL..3L-_.40SubscribedandSworntobeforemethis1994,byC.ReneeHannah.MyCommissionexpires:Jxfll—aF’h.-L-.i.,v‘)dayofJ-atinary,flt*.HQQQNotaryFftiblac29 CCEXHIBIT“D”Parcels3through9ofthePreliminaryflatofStanleyHistoricDistrictSubdivision,ofaportionofTracts4and5,StanleyAdditiontotheTownofEstcsPark,locatedintheSEofSection24,T5N,R73Wofthe6thP.N.,LarimerCounty,Colorado. 00DEVELOPMENTAGREEMENTBETWEENSTAIthEYHOTELS,LTD.FORMERLYSTMThEYMA1WRROUSE,LTD.ACOLORADOLIMITEDPARTNERSHIP,AimTHET0WThOFESTESPARK,COLORADOAMUNICIPALCORPORATIONThisAgreementisenteredintothis_______dayofJanuary,1994,byandbetweenStanleyHotels,Ltd.,formerlyStanleyManorHouse,Ltd.,aColoradoLimitedPartnership,andtheTownofEstesPark,aMunicipalCorporation.RECITALSWHEREAS,theTownofEstesParkhasestablishedtheStanleyHistoricDistrictspecificallyforthepurposeofadministeringthehistoricresourcesoftheStanleyHistoricDistrictinordertopreservetheintegrityoftheirlocation,designandvisualcharacter;andtoensurethatdevelopmentdoesnotdestroytheessentialhistoriccharacteroftheStanleyHotelComplex;andWHEREAS,StanleyHotels,Ltd.istheownerofcertainrealpropertyintheStanleyHistoricDistrict;andWHEREAS,thepartieshaveagreedthatdevelopmentontherealpropertyownedbyStanleyHotels,Ltd.isbestmanagedpursuanttoadevelopmentagreement;andWHEREAS,thisDevelopmentAgreementwilleliminateuncertaintyinplanning,providefororderlydevelopmentoftherealproperty,provideforinstallationofnecessaryimprovementsandpaymentoffees,provideforopenspacepreservation,andassistinattainingthemosteffectiveutilizationofresourceswithintheStanleyHistoricDistrictattheleasteconomiccost;and WHEREAS,inconsiderationoftheleasingofStanleyHallandtheCarriageHousetotheTownforculturalactivities,therequirementthatalldevelopmentconformtocertaindesignguidelinesanddevelopmentstandards,andthereductionofallowabledensityandintensityofuseofitsrealproperty,theDeveloperwillreceivetheassurancesthattheTownshallgrantpermitsandapprovalsrequiredfordevelopmentoftherealpropertyinaccordancewithproceduresprovidedbylawandinthisagreement;andDevelopermayproceedwithdevelopmentoftherealpropertyinaccordancewiththeexistingordinances,rules,regulations,andofficialpoliciesandregulationsoftheTownexceptasotherwiseprovidedinthisAgreement.NOWTHEREFORE,inconsiderationofthetermsandprovisionsofthisAgreement,thepartiesagreeasfollows:Section1.Definitions1.01DefinedTerms.ThefollowingtermsusedinthisAgreement,unlessthecontextotherwiserequires,shallhavethefollowingmeaning:(a)“Agreement”shallmeanthisDevelopmentAgreement,includingallexhibitsandattachments.(b)“Developer”shallmeanStanleyHotels,Ltd.AColoradoLimitedPartnership.(c)“EffectiveDate”shallmeanthe30thdayfollowingthedateofpublicationofanOrdinanceapprovingthisAgreement.200I—— —j00(d)“Guidelines”shallmeantheStanleyHistoricDistrictMasterPlanDevelopmentStandardsandDesignGuidelinesattachedasExhibit“A”.(e)“HistoricDistrictOrdinance”shallmeantheStanleyHistoricDistrictProceduresandStandardsforDevelopmentsetforthinchapter17.44oftheMunicipalCodeoftheTown.(f)“MasterPlan”shallmeantheStanleyHistoricDistrictMasterPlanattachedasExhibit“B”.(g)“Mortgagee”shallmeantheholderofanymortgageorthebeneficiaryofanydeedoftrust,coveringallorpartofthePropertyoranysuccessororassigneeofanysuchmortgageholderorbeneficiaryprovidedthatsuchmortgageholderorbeneficiaryhasdeliveredwrittennoticetotheTownstatingitsdesiretoreceivenoticesofdefaultpursuanttosection11.03.(h)“Parcel”shallmeanthoseindividualParcels,1through11,asshownonthePreliminaryPlat.(i)“Preliminaryflat”shallmeanthepreliminaryplatoftheStanleyHistoricDistrictattachedasExhibit“C”.(j)“Project”shallmeananyoneormoreindividualdevelopmentsoftheProperty,notincludingsubmittalandapprovalofthePreliminaryPlatandFinalPlatpursuanttoSection7.01.3 I.I00(k)“ProlectReview”shallmeanthereviewandapprovalprocessforanyProjectassetforthintheGuidelines.(ReviewandApprovalProcess—Pages3—6oftheGuidelines)(1)“Property”shallmeanthatcertainrealpropertyownedbyDeveloperandasmorefullydescribedontheattachedExhibit“D”.(m)“Town”shallmeantheTownofEstesPark,Colorado.1.02AdditionalDefinedTerms.TotheextentthatanycapitalizedtermscontainedinthisAgreementarenotdefinedabove,thensuchtermsshallhavethemeaningotherwiseascribedtotheminthisAgreement.Section2.obligationsofDeveloper.InconsiderationoftheTownenteringintothisAgreement,DevelopershallcomplywiththeconditionsofdevelopmentapprovalcontainedinthisAgreement.ThepartiesacknowledgethattheexecutionofthisAgreementbytheTownisamaterialconsiderationforDeveloper’sagreementstocomplywiththetermsandconditionsofthisAgreement.Section3.DevelopmentoftheProperty.3.01VestedRighttoDevelop.DevelopershallhavethevestedrighttodevelopthePropertyinaccordancewiththisAgreement.3.02PermittedUses.ThepermittedusesoftheProperty,includingthedensityandintensityofuseareattachedasExhibit“F”.Thelocation,size,andconfigurationofthestructuresas4 :00depictedontheMasterPlanareillustrativeonly.AlldevelopmentontheProperty,includingbutnotlimitedtomaximumheight,bulk,size,configurationandlocationofstructures,grading,landscaping,lightingandparking,aresubjecttotheGuidelinesandProjectReview.ThepartiesagreethatareasonableapplicationoftheGuidelineswillallowdevelopmenttothespecifieddensitiesforthePropertyassetforthinExhibit“F”.3.03AnplicahleRules,RegulationsandPolicies.ExceptasotherwiseprovidedinthisAgreement,theordinances,rules,regulations,andofficialpoliciesgoverningthePropertyincluding,butnotlimitedto,thelawgoverningtheissuanceofbuildingpernitsandthezoningapplicabletotheProjectshallbethoseordinances,rules,regulations,andofficialpoliciesoftheTownineffectontheEffectiveDate.3.04SubsequentEnactments.ThisAgreementshallnotprecludetheTown,insubsequentactionsapplicabletothePropertyoraProject,fromapplyingnewrules,regulationsandofficialpolicieswhichdonotconflictwiththisAgreement.AnyactionorproceedingoftheTown,exceptapplicationoftheGuidelinesthroughProjectReviewofaProject,whichhasanyofthefollowingeffectsshallbeconsideredinconflictwiththisAgreement:(a)limitingorreducingthedensityorintensityofalloranypartofaProject,orotherwiserequiringanyreductioninthesquarefootageortotalnumberofproposedunitsandotherimprovements.5 C(b)limitingthetimingorphasingoftheProjectinanymanner;(c)limitingthelocationofhomesites,gradingorotherimprovementsonthePropertyinamannerwhichisinconsistentwithormorerestrictivethanthelimitationsincludedinthisAgreement;or(d)applyingtoaProjectorthePropertyanylaw,regulation,orruleotherwiseallowedbythisAgreementwhichisnotuniformlyappliedonaTown—widebasistoallsubstantiallysimilartypesofdevelopmentprojectsorprojectsitesinotherareasoftheTownincludingbutnotlimitedtotheapplicationoftheUniformBuildingCodeandothernationallyrecognizeduniformconstructioncodes.Theabovelistofactionsisnotintendedtobecomprehensive,butisillustrativeofthetypesofactionsthatwouldconflictwiththisAgreement.Withoutlimitingtheforegoing,nomoratoriumorotherlimitationaffectingsubdivisionmaps,buildingpermitsorotherlanduseentitlements,ortherate,timingorsequencingthereofshallapplytothePropertyortheapprovalofaProject.3.06stateandFederalLaws.ThisAgreementshallnotprecludetheapplicationtothePropertyofchangesinTownordinances,rules,regulationsandofficialpolicies,totheextentthatsuchchangesarespecificallyrequiredtobeappliedtothePropertybychangesinstateorfederallawsorregulations.6 a3.07DevelopmentTiming.DevelopershalldevelopthePropertyinaccordancewiththeDeveloper’sownscheduleassuchschedulemayexistfromtimetotime,andDevelopermaydeterminewhichpartofaProjedtshallbedevelopedduringeachphaseofdevelopment.ByenteringthisAgreement,Developershallnotbeobligatedtobuildanystructure,makeanyimprovementsorotherwisedeveloptheProperty.3.08Fees,ConditionsandDedications.SubjecttotheprovisionsofSection8,DevelopershallbeobligatedtopayonlythosefeesandmakethosededicationsandimprovementssetforthinthisAgreementortheGuidelines.Inaddition,TownmaychargebuildingpermitsandothersimilarpermitsandtapfeeswhichareinforceandeffectonaTown-widebasisatthetimeapplicationissubmittedforthosepermitsandfeesunlessspecifiedherein.Section4.AmendmentofAgreement.4.01AmendmentofAgreement.ThisAgreementmaybeamendedfromtimetotimebymutualconsentofthepartiesortheirsuccessorsininterest,inwriting.6.02MinorAmendments.AnyminoramendmenttothisAgreementwhichdoesnotrelatetothetermofthisAgreementorthepermittedusessetforthonExhibit“F”,maybeprocessedandapprovedbytheCommunityDevelopmentDirectoroftheTown(suchamendmentsarehereinaftercalleda“MinorAmendment”).ExamplesofMinorAxendmentsinclude,withoutlimitation,lotlineadjustments,substitutionofcomparablelandscapingforanylandscapingshownonanylandscapeplan,variationsinthelocation07 00oflotswhichdonotsubstantiallyalterthedesignconceptsoftheGuidelines,andvariationsinthelocationorinstallationofutilitiesandotherinfrastructureconnectionsandfacilitieswhichdonotsubstantiallyalterthedesignconceptsoftheMasterPlan.UponthewrittenrequestofDeveloperforaMinorAmendment,.theCommunityDevelopmentDirectorshalldetermine,withintwenty(20)calendardaysofreceipt,whethertherequestedamendmentisaMinorAmendmentandwhetheritisconsistentwiththeMasterPlanandtheGuidelines.IftheCommunityDevelopmentDirectorfindsthattheproposedamendmentisaMinorAmendmentandconsistentwiththeMasterPlanandtheGuidelines,theCommunityDevelopmentDirectorshallapproveaMinorAmendment.IftheCommunityDevelopmentDirectordeterminesthattheproposedamendmentisnotaMinorAmendment,theproposedamendmentissubjecttosection4.01.TheCommunityDevelopmentDirectormayalsoapproveaminoramendmenttoanytermorconditionofaprojectapprovalgrantedbytheTechnicalReviewand/orArchitecturalReviewCommittees.Section5.ImplementationofthisAgreement.5.01ProcessingandApprovals.UponsubmissionbyDeveloperofallappropriateapplicationsforapprovalforaProject,theTownshallpromptlycommenceanddiligentlypursueallstepsnecessarytoissuetherequestedpermitsorapprovalsincluding,includingbutnotlimitedto(a)reviewingtheProjectasprovidedintheGuidelines,and(b)grantingtherequested8 0permitsorapprovalssolongastheycomplywiththeGuidelinesandthisAgreement.Exceptasprovidedinparagraph7.01,theProjectReviewshallreplaceandsupersedeallotherreviewandapprovalprocessesforanyProjectincluding,butnotlimitedto,thosesetforthinchapter17oftheNunicipalCode.5.02OtherGovernmentrilPermits.Developermayapplyfromtimetotimeforotherpermitsandapprovalsasmayberequiredbyothergovernmentalorquasi—governmentalagencieshavingjurisdictionoverthePropertyinconnectionwiththedevelopmentof,orprovisionofservicestoaProject.TownshallassistDeveloperinitseffortstoobtainsuchpermitsandapprovals,provideanydocumentsorcertificatesreasonablyrequiredtoprocessandobtainsuchpermitsandapprovals.5.03CooperationintheEventofLegalChallenge.Ifanylegalorequitableactionorotherproceedingisbroughtbyanythirdparty,governmentalentityorofficialchallengingthevalidityofanyprovisionofthisAgreement,thepartiesshallcooperateindefendingsuchactionorproceedingincludingequallysharingthecostofsuchdefense.IntheeventTownandDeveloperareunabletoselectmutuallyagreeablelegalcounseltodefendsuchactionorproceeding,eachpartymayselectitsownlegalcounselateachparty’sexpense.5.04PostponementofEffectiveDate.IntheeventofachallengetothisAgreementand/ortheordinanceauthorizingthisAgreement,thepartiesagreetothepostponementoftheEffective09 0Dateuntilafinalcourtorderorelection,inthecaseofareferendumorinitiatedordinance,upholdsthisAgreementand/ortheadoptingordinance.However,eitherpartymayterminatethisAgreementifafinalcourtorderand/orelectionpostponestheEffectiveDatepastSeptember1,1994.Saidterminationshallbeinwritingandeffectiveupondeliverytotheotherparty.UponterminationpursuanttotheprovisionsofthisSection,thisagreementisnullandvoid,nuncnrtunc.5.05conditionsPrecedenttoProlectReviewandDevelopment.DevelopermayinitiateProjectReviewanytimefollowingexecutionofthisAgreement.However,Developershallnotreceiveanybuildingpermits,doanygradingorsitedisturbancepriortotheEffectiveDateofthisAgreementorclosingofthepropertyconveyancesetforthinSection6,whicheverlastoccurs.IntheeventDeveloperchoosestobeginProjectReviewpriortotheEffectiveDate,DeveloperunderstandsandagreesthatthisAgreementmaynotbeapprovedbytheTown.DevelopershallhavenorecourseorclaimagainsttheTownoranyofitsagentsoremployeesforanycostsand/ordamagesincurredbyDeveloperincommencingProjectReviewpriortotheEffectiveDate.DevelopershallnotacquireanyvestedpropertyrightsbyinitiatingProjectReviewpriortotheEffectiveDateofthisAgreement.5.06coloradoHistoricalSocietyandColoradoHistoricalFoundation.ThecoloradoHistoricalSocietyandthecoloradoHistoricalFoundationhaveinterestinthePropertybyreasonof010 I a0REVISEDJMtUARY17,1994theinclusionofthePropertyintheNationalRegisterHistoricDistrictandthegrantingofthreeeasementstotheColoradoHistoricalFoundation.TheinterestsoftheColoradoHistoricalSocietyandtheColoradoHistoricalFoundationarenoteffectedbythetensandconditionsofthisAgreement.5.07Parking.Futureparking,includinglocation,phasing,structuresandamountshallbesubjecttotheGuidelines.Section6.LeasingofStanleyHallandTheCarriageHouse6.01StanleyHall.TheDevelopershallleaseStanleyHalltotheTownfortenyearsbeginningontheEffectiveDatefor$1.00peryearsubjecttothefollowingconditions:(a)TheTownwilluseStanleyHallasaperformingartscenter,withtheDeveloperusingitatnocostasavailableforperformingarts,entertainment,meetings,andotherhotelfunctions.(b)TheTownshallspendaminimumof$10,000percalendaryear,beginningin1994,forrepairandupgradingofthehailitself,includingbutnotlimitedto,mechanicalsystems,foundations,roofs,gutters,relatedparking,roadaccess,lightingandlandscaping.11 00REVISEDflNUARY17,1994(c)TheleaseshallbeterminablebytheTownwithoutrecourseattheendofeachcalendaryear,providingtheminimumannualspendingin(b)abovehasbeenmade.(d)TheDeveloper,itssuccessorsorassigns,shallhaveexclusivefoodandbeverageconcessionrightsforStanleyHall.Thepartiesshallmutuallyagreetoreasonablepricingforsaidconcessions.(e)Anyandallimprovements,real,fixed,personalormixed,shallvestintheDeveloper.(f)TheTownshallberesponsibleforalloperationalandmaintenancecosts.6.02CarriageHouse.TheTownshallhavea15yearoptiontoleasetheCarriageHouseandsurroundingareaofapproximatelythree(3)acres,subjecttothefollowing:(a)TheTownshallpay$1.00peryearbyJanuary31ofeachyear.(b)TheTownshallusereasonableeffortstogaincommunitysupportforaculturalartscenter(notprimarilyamuseum)tobebuiltonthelocationoftheCarriageHouse.12 CREVISEDJflARY17,1994(c)TheDeveloperagreesduringthetenoftheoptionnottopromote,sell,representoradvertisetheleasedpremisesforanysaleorinvestmentpurposes.(d)TheoptiontoleasecanbeterminatedbytheTownatanytimewithoutrecourse,butshallterminateonJanuary1,2009,iftheCulturalArtCenterisnotinfulloperationatthattime.TheoptionisterminablebytheDeveloperuponwrittennotice,ifanyofthefollowingoccur:(1)ReasonableeffortsarenotmadebytheTowntodevelopaCulturalArtsCenteratthesite.(2)TownpubliclyabandonstheProject.(3)TowndecidestoplaceitsCulturalArtsCenterelsewhere.IfDeveloperterminatestheoptionforanyoftheabovereasons,allrightsandprivilegesastothesubjectlandandbuildingshallreverttotheDeveloper,including,butnotlimitedtothoseofsale,lease,ordevelopment.Ce)SaidareaisapproximatelydepictedonExhibitC.12IC12—a __________________V00REVISEDJANURY17,1994(f)Duringtheoptionperiod,theDeveloperretainsallusesthatdonotinterfereordisturbthepurposeoftheTown’soption.(g)ShouldtheTownsuccessfullypromoteanddeveloptheCulturalArtsCenter,thentheTown’soptionshallconverttoathirty(30)yearlease,withtheeffectivedatebeingtheoriginaloptiondate.TheTownwillretainatwenty(20)yearoptiontorenewfor$1.00peryear,subjecttothefacilitiescontinueduseastheTown’sCulturalArtsFacility.Duringallleaseterms,originalandextended,theDevelopershallretainexclusivefoodandbeverageconcessionrights.6.03ConsenttoLease.TheDevelopershalluseitsreasonableeffortstoobtaintheconsentfromallpartieshavingrecordinterestintheleasedpremisestotheleases.6.04LeasingAgreements.Thepartiesagreetoenterintoleasingagreementswithinsixty(60)daysoftheEffectiveDateincorporatingtheprovisionsofthisSection6intosaidleasingagreements.12-b ‘00REVISEDJMmARY17,1994Section7.subdivision7.01Subdivision.FollowingapprovalofthePreliminaryPlatbytheTownPlanningCommission,DevelopershallprepareandfileafinalsubdivisionplatoftheProperty.ThefinalplatshallbereviewedbytheTownpursuanttoitssubdivisionprocess.TheTownagreestoexpeditiouslyprocessthesubdivisionplat.AnoteshallbeplacedonthefinalsubdivisionplatstatingthatalldevelopmentofthePropertyissubjecttothetermsandconditionsofthisAgreement.DevelopershallberequiredtogothroughtheTown’ssubdivisionprocess,Title16oftheMunicipalCode,foranysubdivisionofanyofthePropertyafterapprovaloftheFinalSubdivisionPlat.Section8.Roads1Utilities,Drainage,EasementsandSignage8.01RoadDedicationandConstruction.Allroads,rights—of—way,andutilityeasementsshallbededicated,ifrequiredbytheTown,atthetimeofdevelopmentofanyProject.AllroadsshallbeconstructedtotheTown’sroadconstructionstandardsineffectatthetimeofconstructionandatthesoleexpenseoftheDeveloper.Location,landscaping,andconstructionofallroadsshallbesubjecttotheGuidelines.8.02Utilities.AllutilitiesshallbeplacedundergroundontheProperty.Constructionofallutilitiesshall13 0beatthesoleexpenseoftheDeveloperandsubjecttotheGuidelines.8.03Drainace.AlldrainageonthePropertyforanyProjectshallbesubjecttotheTown’sstandardsfordrainageineffectatthetimeofconstructionofanyProjectandshallbeatthesoleexpenseoftheDeveloper.8.04Easemeg.ThepartiesagreetograntutilityeasementsacrossthePropertytoandfromParcels2through9ofTheStanleyHotelHistoricDistrictasneeded.8.05Signage.AllsignageonthePropertyshallbeinconformancewiththeGuidelines.Section9PerformanceGuarantees9.01PerformanceGuarantees.Withinthirty(30)daysofreceiptbyDeveloperoffinalapprovalofanyProjectthroughtheProjectRevieworpriortotheissuanceofabuildingpermit,whicheverfirstoccurs,DevelopershallfilewiththeTownoritsdesignee,aperformanceguaranteeassetforthintheGuidelines.IfapprovedbytheTechnicalReviewCoimmittee,DevelopermaypostperformanceguaranteesbaseduponphasingofanyProject.Section10.DefaultandRemedies.10.01GeneralProvisions.NopartyshallbeindefaultofthisAgreementunlessithasfailedtoperformunderthisAgreementforaperiodofthirty(30)daysafterwrittennoticefromtheotherpartyofaneventofdefault.Thenoticeofaneventofdefaultshallspecifythenatureoftheallegeddefaultandthemannerinwhichsaiddefaultmaybesatisfactorilycured.014 __________________I0Ifthenatureoftheallegeddefaultissuchthatitcannotreasonablybecuredwithinsuch30—dayperiod,thecommencementofthecurewithinsuchtimeperiodandthediligentprosecutiontocompletionofthecureshallbedeemedacurewithinsuchperiod.UponthedefaultbyanypartyunderthisAgreement,thepartynotindefaultshallhaveallrightsandremediesprovidedbylaw,includingbutnotlimitedto,therighttoterminatethisAgreement,therighttoseekspecificperformance,andtherighttoseekwritsofmandatecompellingperformancewiththetermsofthisAgreementorrequiringotheractionconsistentwiththisAgreement.Thenon—defaultingpartyshallbeentitledtocollectfromthedefaultingpartyallreasonableattorneysfees,expertfees,andcourtcostsincurredbyreasonofdefault.Section11.GeneralProvisions11.01covenantsRunningwiththeLand.TheprovisionsofthisAgreementshallconstitutecovenantswhichshallrunwiththelandcomprisingthePropertyandtheburdensandbenefitshereofshallbindandinuretothebenefitofeachofthepartiesheretoandallsuccessorsininteresttothepartieshereto.AmemorandumOfthisAgreementshallberecordedintherecordsoftheClerkandRecorderofLarimerCounty,Colorado.IntheeventthisAgreementterminateseitherasprovidedinSection11.02below,orbymutualagreementoftheparties,thecovenantsshallalsoterminateexceptasprovidedinSection11.02.11.02Term.ThetenofthisAgreementshallcommenceupontheEffectiveDateandshallextenduntilthe15th015 0anniversaryoftheEffectiveDateunlessextendedbymutualagreementoftheparties.Provided,however,thatthePermittedUses,Guidelines,ProjectReviewandcovenantsshallcontinuetobeapplicableonanyandallparcelsuponwhichanyProjecthasbeenapproved.11.03MortgageeRights.TownshallnotifyanyMortgageeofanyeventofdefaultbyDeveloperunderthisAgreementandtoprovidetoanysuchMortgageethesameopportunitytocuresucheventofdefaultasisprovidedtoDeveloperunderthisAgreement.FailuretosonotifyanyMortgageeshallnotgiverisetoanyliabilityonthepartofTown,providedthatthisAgreementshallnotbeterminatedbyTownastoanyMortgageetowhomnoticeisgivenandtowhicheitherorthefollowingistrue:(a)theMortgageecuresanydefaultbyDeveloperinvolvingthepaymentofmoneywithinsixty(60)daysafterthenoticeofdefault;(b)astodefaultsrequiringtitleorpossessionofthePropertyoranyportionthereoftoeffectuateacure:(i)theMortgageeagreesinwriting,withinthirty(30)daysafterthewrittennoticeofdefault,toperformtheproportionateshareofDeveloper’sobligationsunderthisAgreementallocabletothatpartofthePropertyinwhichtheMortgageehasaninterestconditioneduponsuchMortgagee’sacquisitionofthePropertyorportionthereofbyforeclosure;(ii)the016 C,0MortgageecommencesforeclosureproceedingstoreacquiretitletothePropertyorapplicableportionthereofwithinsaidthirty(30)daysandthereafterdiligentlypursuessuchforeclosuretocompletion,and(iii)theMortgageepromptlyanddiligentlycuressuchdefaultafterobtainingtitleorpossession.Subjecttotheforegoing,intheeventanyMortgageerecordsanoticeofdefaultastoitsmortgageordeedoftrustorcommencesaSheriff’sSale,TownshallconsenttotheassignmentofallofDeveloper’srightsandobligationsunderthisAgreementtotheMortgageeortoanypurchaseroftheDeveloper’sinterestataforeclosure,trusteesaleorSheriff’sSale,andDevelopershallremainliableforsuchobligationsunless±-eleasedbyTownorunlesstheapplicableportionofthePropertyistransferredinaccordancewithSection11.04.(c)TheTownshallonlybeobligatedtogivenoticeasprovidedinthisSection11.03tothoseMortgageeswhohavegiventheTownnoticeinwritingoftheirdesiretohavenoticeofdefaultasprovidedherein.11.04TransferofProperty.Developershallhavetherighttoassignortransferalloranyportionofitsinterests,rightsorobligationsunderthisAgreementorinthePropertyor17 ICanyportionthereoftothirdpartiesacquiringaninterestorestateinthePropertyoranyportionthereof.Developershallberequiredtoprovidethirty(30)dayswrittennoticeofanyproposedassignmentortransfer.IfalloranyportionofthePropertyistransferredbyDevelopertoanypersonorentity,thetransfereeshallsucceedtoallofDeveloper’srightsunderthisAgreementastheyaffecttherighttoproceedwithdevelopmentofthatportionofthePropertytransferredtothetransferee(the“TransferredProperty”)andthetransfereeshallautomaticallyassumeallobligationsofDeveloperhereunderwhichrelatetotheTransferredProperty.UponreceiptbytheTownofawrittenacceptanceofthetermsandconditionsofthisAgreementbyatransferee,DevelopershallbereleasedfromitsobligationshereunderrelatingonlytotheTransferredProperty.IfDeveloperortheownerofanyTransferredPropertydefaultsunderthisAgreement,suchdefaultshallnotconstituteadefaultbytheownerofanyotherportionofthePropertyhereunder(including,butnotlimitedtotheDeveloper)andshallnotentitleTowntoterminateormodifythisAgreementwithrespecttosuchotherportionofthePropertyortheownerthereof.11.05Severability.IfanyprovisionofthisAgreementortheapplicationofanyprovisionofthisAgreementtoaparticularsituationisheldbyacourtofcompetentjurisdictiontobeinvalidorunenforceable,then,totheextentthattheinvalidityofunenforceabilitydoesnotimpairtheapplicationofthisAgreementasintendedbytheparties,theremainingprovisionsC18 C0ofthisAgreement,ortheapplicationofthisAgreementtoothersituations,shallcontinueinfullforceandeffect.11.06ProlectApprovalsIndependent.AllProjectApprovalswhichmaybegrantedpursuanttothisAgreement,andalllanduseentitlementsorapprovalsgenerallywhichhavebeenormaybeissuedorgrantedbytheTownwithrespecttotheProperty,constituteindependentactionsandapprovalsbytheTown.IfanyprovisionofthisAgreementortheapplicationofanyprovisionofthisAgreementtoaparticularsituationisheldbyacourtofcompetentjurisdictiontobeinvalidorunenforceable,oriftheTownterminatesthisAgreementforanyreason,thensuchinvalidity,unenforceabilityorterminationofthisAgreementoranyparthereofshallnotaffectthevalidityoreffectivenessofanyProjectApprovalsorotherlanduseapprovalswhichweregivenpriortotheeffectivedateofsuchinvalidity,unenforceability,ortermination.Insuchcases,suchapprovalswillremainineffectpursuanttotheirownterms,provisions,andconditionsofapproval.11.07FurtherActions.EachpartyshallexecuteanddelivertotheotherpartyallsuchotherfurtherinstrumentsanddocumentsasmaybereasonablynecessarytocarryoutthisAgreementinordertoprovideandsecuretotheotherpartythefullandcompleteenjoylnentofitsrightsandprivilegeshereunder.11.08Construction.ThisAgreementhasbeenreviewedandrevisedbylegalcounselforbothDeveloperandtheTown,andnopresumptionorrulethatambiguitiesshallbeconstruedagainst19 0thedraftingpartyshallapplytotheinterpretationorenforcementofthisAgreement.11.09Notices.AnynoticeorcommunicationrequiredhereunderbetweenTownorDevelopermustbeinwriting,andmaybegiveneitherpersonallyorbyregisteredorcertifiedmail,returnreceiptrequested.Ifgivenbyregisteredorcertifiedmail,thesameshallbedeemedtohavebeengivenandreceivedonthefirsttooccurof(i)actualreceiptbyanyoftheaddressesdesignatedbelowasthepartytowhomnoticesaretobesent,or(ii)five(5)daysafteraregisteredorcertifiedlettercontainingsuchnotice,properlyaddressed,withpostageprepaid,isdepositedintheUnitedStatesmail.Ifpersonallydelivered,anoticeshallbedeemedtohavebeengivenwhendeliveredtothepartytowhomitisaddressed.Anypartyheretomayatanytime,bygivingten(10)dayswrittennoticetojtheotherpartyhereto,designateanyotheraddressinsubstitutionoftheaddresstowhichsuchnoticeorcommunicationshallbegiven.Suchnoticesorcommunicationsshallbegiventothepartiesattheiraddressessetforthbelow:IftoTown,to:TownofEstesParkAttn:TownAdministratorP.0.Box1200EstesPark,Colorado80517IftoDeveloper,to:StanleyHotelsLtd.c/oFir.Frank3.Normali333WonderviewAvenueEstespark,Colorado8051720 Nc%W1____________________________________________aCWithCopyto:Mr.BillWyatt222W.MagnoliaFortCollins,Colorado8052111.10EstoppelCertificate.Withinten(10)daysfollowinganywrittenrequestwhicheitherpartynaymakefromtimetotime,theotherpartytothisAgreementshallexecuteanddelivertotherequestingpartyastatementcertifyingthat:(a)ThisAgreementisunmodifiedandinfullforceandeffect,oriftherehavebeenmodificationshereto,thatthisAgreementisinfullforceandeffectasmodifiedandstatingthedateandnatureofsuchmodification;(b)therearenocurrentuncureddefaultsunderthisAgreementorspecifyingthedatesandnatureofanysuchdefault;and(c)anyotherreasonableinformationrequested.ThefailuretodeliversuchastatementwithinsuchtimeshallconstituteaconclusivepresumptionagainstthepartywhichfailstodeliversuchstatementthatthisAgreementisinfullforceandeffectwithoutmodificationexceptasmayberepresentedbytherequestingpartyandthattherearenouncureddefaultsintheperformanceoftherequestingparty,exceptasmayberepresentedbytherequestingparty.11.11NoThirdPartyBeneficiary.ThisAgreementismadeandenteredintoforthesoleprotectionandbenefitofthepartieshereto.NootherpartyshallhaveanyrightofactionorclaimbaseduponanyprovisionofthisAgreement.21 0011.12CounterpartsandExhibits.ThisAgreementisexecutedinfour(4)duplicatecounterparts,eachofwhichisdeemedtobeanoriginal.ThisAgreementconsistsoftwenty—four(24)pages,includingnotaryacknowledgmentforms,and,inaddition,eight(8)exhibitswhichconstitutetheentireunderstandingandagreementofthepartiestothisAgreement.ThefollowingexhibitsareattachedtothisAgreementandincorporatedhereinforallpurposes:ExhibitA—StanleyHotelHistoricDistrictDevelopmentStandardsandDesignGuidelinesExhibitB—StanleyHotelHistoricDistrictMasterPlanExhibitC—PreliminaryPlatoftheStanleyHotelHistoricDistrictExhibitD—ProjectApprovalProcessExhibitE—NoExhibitExhibitF—PermittedUsesandDensities11.13JurisdictionandVenue.ThisAgreementshallbeconstruedandtherightsandobligationsofTownandDeveloperhereundershallbedeterminedinaccordancewiththelawsoftheStateofColorado.VenueforanylitigationpertainingtothesubjectmattershallbeexclusivelyinLarimerCounty,Colorado.11.14WarrantyofDeveloper’sAuthority.TheDeveloperrepresentsthatasoftheEffectiveDateofthisAgreement,theDeveloperhasfullpowerandauthoritytoexecute,deliver,andperformthisAgreement,includingtheconveyanceofpropertyasprovidedherein;thatsuchexecution,deliveryandperformancewillnotcontraveneanycontractualrestrictionbinding22 q0upontheDeveloperoranyofitsassets;andthatthereisnolegalaction,proceedingorinvestigationofanykindnowpendingor,totheknowledgeoftheDeveloper,threatenedagainstoraffectingtheDeveloperasthesamemaypertaintoexecution,deliveryorperfonnanceofthisAgreement.11.15AcorovalbyTown.TheTownagreestoreferthisAgreementandanordinanceauthorizingandapprovingthisAgreementtotheTown’sPlanningCommissiononJanuary18,1994.TheTown,throughtheBoardofTrustees,shallactonthisAgreementandtheOrdinancebeforeFebruary23,1994.Developer’sapprovalandexecutionofthisAgreementshallbeirrevocableuntilFebruary23,1994.IftheTowndoesnotapprovetheAgreementbyFebruary23,1994,DevelopermaywithdrawitsapprovalbygivingtheTownnotice,inwriting,ofsaidwithdrawal.SaidnoticeofwithdrawalshallbeeffectiveuponreceiptbytheTown.11.16WaiverofSubsequentBreach.Anyoneormorewaiversofanycovenantorconditionbyanypartyheretoshallnotbeconstruedasawaiverofasubsequentbreachofthesamecovenantorcondition;andaconsentorapprovalto,orof,anyactrequiringconsentorapprovalshallnotbedeemedtowaiverorrenderunnecessarysuchconsentorapprovalto,orof,anysubsequentsimilaracts.11.17supersedesOtherAgreements.ThisAgreementsupersedesandreplacesallotheragreementsandunderstandingsof23 _____________________ICREVISEDJM1VARY17,1994theparties,eitherwrittenororal,concerningthePropertyoranymatterrelatingthereto.11.18SingleFamilyLots.Parcels10and11onthePreliminaryPlat,Exhibit“C”,aresinglefamilylots.ThepartiesagreethattheDevelopermaychangetheconfigurationandsizeofsaidlotsontheFinalSubdivisionPlat,solongastheeasternboundaryofsaidlotsarelocatedwestoftheproposedwesternexpansionoftheStanleyHotel.TheFinalPlatshallalsocontainbuildingenvelopeslimitingthelocationofthesinglefamilydwellingstothebuildingenvelope.AnydevelopmentandconstructiononsaidlotsissubjecttoTechnicalandArchitecturalReviewComiiltteeapproval.INWITNESSiEREOF,DeveloperandTownhaveexecutedthisAgreementasofthedatefirsthereinabovewritten.TOWNOFESTESPARK,COLORADO,MunicipalCorporationBY:__________________________H.BERNERDDANNEIS,MayorATTEST:TOWNCLERKBY:VICKIEO’CONNOR,TownClerka24 0COUNTYOFLARIMERC_______dayofJ-anuaw,-jSTATEOFCOLORADOCOUNTYOFLARIMER)ss.)NotaryPublic’toSubscribedandSworntobeforemethis-1994,byVickieO’connor,TownClerk.dayofJantraiy,-SWITNESSmyhandandofficialsealMyCommissionexpires:9-co—9)•ZTtLcJ).NotaryPublicSVARTNEROTELS,LTD.,FORMERLYSTMaEyLTD.,ACOLORADOLIMITEDSTATEOFCOLORADO)ss.SubscribedandSworntobeforemethis1994,byH.BernerdDannels,Mayor.WITNESSmyhandandofficialseal.MyCommissionexpires:_____25 00STATEOFCOLORADOCOUNTYOFLARUCER)ss.)SujDscrjbedandSworntobeforemethis1994,byFrankJ.Nonnali.LicdayofJanuary,WITNESSmyhandandofficialseal.MyCommissionexoires:2\iALQ@*c.NotatyPublic’-’26 aaEXHIBIT“D”Parcels1,10and11ofthePreliminaryPlatofStanleyHistoricDistrictSubdivision,ofaportionofTracts4and5,StanleyAdditiontotheTownofEstesPark,locatedintheSEofSection24,T5N,R73Wofthe6thP.14.,LarimerCounty,Colorado. 0DEVELOPMENTAGREEMENTBETWEENOVERLOOKLIMITEDPARTNERSHIP,ACOLORADOLIMITEDPARTNERSHIP,ANDTHETOWNOFESTESPARK,COLORADOAMUNICIPALCORPORATIONThisAgreementisenteredintothis_______dayofJanuary,1994,byandbetweenOverlookLimitedPartnership,aColoradoLimitedPartnership,andtheTownofEstesPark,aMunicipalCorporation.RECITALSWHEREAS,theTownofEstesParkhasestablishedtheStanleyHistoricDistrictspecificallyforthepurposeofadministeringthehistoricresourcesoftheStanleyHistoricDistrictinordertopreservetheintegrityoftheirlocation,designandvisualcharacter;andtoensurethatdevelopmentdoesnotdestroytheessentialhistoriccharacteroftheStanleyHotelComplex;andWHEREAS,OverlookLimitedPartnershipistheownerofcertainrealpropertyintheStanleyHistoricDistrict;andWHEREAS,thepartieshaveagreedthatdevelopmentontherealpropertyownedbyOverlookLimitedPartnershipisbestmanagedpursuanttoadevelopmentagreement;andWHEREAS,thisDevelopmentAgreementwilleliminateuncertaintyinplanning,providefororderlydevelopmentoftherealproperty,provideforinstallationofnecessaryimprovementsandpaymentoffees,andassistinattainingthemosteffectiveutilizationofresourceswithintheStanleyHistoricDistrictattheleasteconomiccost;andWHEREAS,inconsiderationoftherequirementthatalldevelopmentconfonatocertaindesignguidelinesanddevelopment 0standardsandthereductionofallowabledensityandintensityofuseofitsrealproperty,theDeveloperwillreceivetheassurancesthattheTownshallgrantpermitsandapprovalsrequiredfordevelopmentoftherealpropertyinadcordancewithproceduresprovidedbylawandinthisagreement;andDevelopermayproceedwithdevelopmentoftherealpropertyinaccordancewiththeexistingordinances,rules,regulations,andofficialpoliciesandregulationsoftheTownexceptasotherwiseprovidedinthisAgreement.NOWTHEREFORE,inconsiderationofthetensandprovisionsofthisAgreement,thepartiesagreeasfollows:Section1.Definitions1.01DefinedTerms.ThefollowingtermsusedinthisAgreement,unlessthecontextotherwiserequires,shallhavethefollowingmeaning:(a)“Agreement”shallmeanthisDevelopmentAgreement,includingallexhibitsandattachments.(b)“Developer”shallmeanOverlookLimitedPartnership,AColoradoLimitedPartnershipS(c)“EffectiveDate”shallmeanthe30thdayfollowingthedateofpublicationofanOrdinanceapprovingthisAgreement.(d)“Guidelines”shallmeantheStanleyHistoricDistrictMasterPlanDevelopmentStandardsandDesignGuidelinesattachedasExhibit“A”.02 0(e)“HistoricDistrictOrdinance”shallmeantheStanleyHistoricDistrictProceduresandStandardsforDevelopmentsetforthinchapter17.44oftheMunicipalCodeoftheTown.(f)“MasterPlan”shallmeantheStanleyHistoricDistrictMasterPlanattachedasExhibit“B”.(g)“Mortgagee”shallmeantheholderofanymortgageorthebeneficiaryofanydeedoftrust,coveringallorpartofthePropertyoranysuccessOrorassigneeofanysuchmortgageholderorbeneficiary,providedthatsuchmortgageholderorbeneficiaryhasdeliveredwrittennoticetotheTownstatingitsdesiretoreceivenoticesofdefaultpursuanttoSection11.03.(h)“Parcel”shallmeanthoseindividualParcels,1through11,asshownonthePreliminaryPlat.(i)“PreliminaryPlat”shallmeanthepreliminaryplatoftheStanleyHistoricDistrictattachedasExhibit“C”.(j)“Proiect”shallmeananyoneormoreindividualdevelopmentsoftheProperty,notincludingsubmittalandapprovalofthePreliminaryPlatandFinalPlatpursuanttoSection7.01.(k)“ProjectReview”shallmeanthereviewandapprovalprocessforanyProjectassetforthin03 _____I0theGuidelines.(ReviewandApprovalProcess—Pages3—6oftheGuidelines).(1)“Property”shallmeanthatcertainrealpropertyownedbyDeveloperandasmorefullydescribedontheattachedExhibit“D”.(in)“Town”shallmeantheTownofEstespark,Colorado.1.02AdditionalDefinedTens.TotheextentthatanycapitalizedtermscontainedinthisAgreementarenotdefinedabove,thensuchtensshallhavethemeaningotherwiseascribedtotheminthisAgreement.Section2.obligationsofDeveloper.InconsiderationoftheTownenteringintothisAgreement,DevelopershallcomplywiththeconditionsofdevelopmentapprovalcontainedinthisAgreement.ThepartiesacknowledgethattheexecutionofthisAgreementbytheTownisamaterialconsiderationforDeveloper’sagreementstocomplywiththetensandconditionsofthisAgreement.Section3.DevelopmentoftheProperty.3.01VestedRighttoDevelop.DevelopershallhavethevestedrighttodevelopthePropertyinaccordancewiththisAgreement.3.02PermittedUses.ThepermittedusesoftheProperty,includingthedensityandintensityofuseareattachedasExhibit“F”.Thelocation,size,andconfigurationofthestructuresasdepictedontheMasterPlanareillustrativeonly.AlldevelopmentontheProperty,includingbutnotlimitedtomaximumheight,bulk,04 size,configurationandlocationofstructures,grading,landscaping,lightingandparking,aresubjecttotheGuidelinesandProjectReview.ThepartiesagreethatareasonableapplicationoftheGuidelineswillallowdevelopmenttothespecifieddensityforthePropertyassetforthinExhibit“F”.3.03ApplicableRules,RegulationsandPolicies.ExceptasotherwiseprovidedinthisAgreement,theordinances,rules,regulations,andofficialpoliciesgoverningthePropertyincluding,butnotlimitedto,thelawgoverningtheissuanceofbuildingpermitsandthezoningapplicabletotheProjectshallbethoseordinances,rules,regulations,andofficialpoliciesoftheTownineffectontheEffectiveDate.3.04SubsequentEnactments.ThisAgreementshallnotprecludetheTown,insubsequentactionsapplicabletothePropertyoraProject,fromapplyingnewrules,regulationsandofficialpolicieswhichdonotconflictwiththisAgreement.AnyactionorproceedingoftheTown,exceptapplicationoftheGuidelinesthroughtheProjectReviewofaProject,whichhasanyofthefollowingeffectsshallbeconsideredinconflictwiththisAgreement:(a)limitingorreducingthedensityorintensityofalloranypartofaProject,orotherwiserequiringanyreductioninthesquarefootageortotalnumberofproposedunitsandotherimprovements.0C5 C0(b)limitingthetimingorphasingoftheProjectinanymanner;(c)limitingthelocationofhomesites,gradingorotherimprovementsonthePropertyinamannerwhichisinconsistentwithormorerestrictivethanthelimitationsincludedinthisAgreement;or(d)applyingtoaProjectorthePropertyanylaw,regulation,orruleotherwiseallowedbythisAgreementwhichisnotuniformlyappliedonaTown—widebasistoallsubstantiallysimilartypesofdevelopmentprojectsorprojectsitesinotherareasoftheTownincludingbutnotlimitedtotheapplicationoftheUniformBuildingCodeandothernationallyrecognizeduniformconstructioncodes.Theabovelistofactionsisnotintendedtobecomprehensive,butisillustrativeofthetypesofactionsthatwouldconflictwiththisAgreement.Withoutlimitingtheforegoing,nomoratoriumorotherlimitationaffectingsubdivisionmaps,buildingpermitsorotherlanduseentitlements,ortherate,timingorsequencingthereofshallapplytothePropertyortheapprovalofaProject.3.06stateandFederalLaws.ThisAgreementshallnotprecludetheapplicationtothePropertyofchangesinTownordinances,rules,regulationsandofficialpolicies,totheextentthatsuchchangesarespecificallyrequiredtobeappliedtothePropertybychangesinstateorfederallawsorregulations.6 003.07DevelopmentTiming.DevelopershalldevelopthePropertyinaccordancewiththeDeveloper’sownscheduleassuchschedulemayexistfromtimetotime,andDevelopermaydeterminewhichpartofaProjectshallbedevelopedduringeachphaseofdevelopment.ByenteringthisAgreement,Developershallnotbeobligatedtobuildanystructure,makeanyimprovementsorotherwisedeveloptheProperty.3.08Fees,ConditionsandDedications,SubjecttotheprovisionsofSection8,DevelopershallbeobligatedtopaythosefeesandmakethosededicationsandimprovementssetforthinthisAgreementortheGuidelines.Inaddition,TownmaychargebuildingpermitsandothersimilarpermitsandtapfeeswhichareinforceandeffectonaTown-widebasisatthetimeapplicationissubmittedforthosepermitsandfeesunlessspecifiedherein.Section4.AmendmentofAgreement.4.01AitiendmentofAcreement.ThisAgreementmaybeamendedfromtimetotimebymutualconsentofthepartiesortheirsuccessorsininterest,inwriting.4.02MinorAmendments.AnyminoramendmenttothisAgreementwhichdoesnotrelatetotheternofthisAgreementorthepermittedusessetforthonExhibit“F”,maybeprocessedandapprovedbytheCommunityDevelopmentDirectoroftheTown(suchamendmentsarehereinaftercalleda“MinorAmendment”).ExamplesofMinorAmendmentsinclude,withoutlimitation,lotlineadjustments,substitutionofcomparablelandscapingforanylandscapingshownonanylandscapeplan,variationsinthelocation7 thS__±Li:__________00oflotswhichdonotsubstantiallyalterthedesignconceptsoftheGuidelines,andvariationsinthelocationorinstallationofutilitiesandotherinfrastructureconnectionsandfacilitieswhichdonotsubstantiallyalterthedesignconceptsoftheMasterPlan.UponthewrittenrequestofDeveloperforaMinorAmendment,theCommunityDevelopmentDirectorshalldetermine,withintwenty(20)calendardaysofreceipt,whethertherequestedamendmentisaMinorAmendmentandwhetheritisconsistentwiththeMasterPlanandtheGuidelines.IftheCommunityDevelopmentDirectorfindsthattheproposedamendmentisaMinorAmendmentandconsistentwiththeMasterPlanandtheGuidelines,theCommunityDevelopmentDirectorshallapproveaMinorAmendment.IftheCommunityDevelopmentDirectordeterminesthattheproposedamendmentisnotaMinorAmendment,theproposedamendmentissubjecttoSection4.01.TheCommunityDevelopmentDirectormayalsoapproveaminoramendmenttoanytermorconditionofaprojectapprovalgrantedbytheTechnicalReviewand/orArchitecturalReviewCommittees,pursuanttoProjectReview.Section5.ImplementationofthisAgreement.5.01ProcessingSandApprovals.UponsubmissionbyDeveloperofallappropriateapplicationsforapprovalforaProject,theTownshallpromptlycommenceanddiligentlypursueallstepsnecessarytoissuetherequestedpermitsorapprovalsincluding,butnotlimitedto(a)reviewingtheProjectasprovidedintheGuidelines,and(b)grantingtherequestedpermitsor8 _______________Ici0approvalsolongastheycomplywiththeGuidelinesandthisAgreement.Exceptasprovidedinparagraph7.01,ProjectReviewshallreplaceandsupersedeallotherreviewandapprovalprocessesforanyProjectincluding,butnotlimitedto,thosesetforthinChapter17oftheMunicipalCode.5.02OtherGovernmentalPermits.Developermayapplyfromtimetotimeforotherpermitsandapprovalsasmayberequiredbyothergovernmentalorquasi—governmentalagencieshavingjurisdictionoverthePropertyinconnectionwiththedevelopmentof,orprovisionofservicestoaProject.TownshallassistDeveloperinitseffortstoobtainsuchpermitsandapprovals,provideanydocumentsorcertificatesreasonablyrequiredtoprocessandobtainsuchpermitsandapprovals.5.03CooperationintheEventofLegalChallenge.Ifanylegalorequitableactionorotherproceedingisbroughtbyanythirdparty,governmentalentityorofficialchallengingthevalidityofanyprovisionofthisAgreement,thepartiesshallcooperateindefendingsuchactionorproceedingincludingequallysharingthecostofsuchdefense.IntheeventTownandDeveloperareunabletoselectmutuallyagreeablelegalcounseltodefendsuchactionorproceeding,eachpartymayselectitsownlegalcounselateachparty’sexpense.5.04PostponementofEffectiveDate.IntheeventofachallengetothisAgreementand/ortheordinanceauthorizingthisAgreement,thepartiesagreetothepostponementoftheEffective9 4CDateuntilafinalcourtorderorelection,inthecaseofareferendumorinitiatedordinance,upholdsthisAgreementand/ortheadoptingordinance.However,eitherpartymayterminatethisAgreementifafinalcourtorderand/orelectionpostponestheEffectiveDatepastSeptember1,1994.Saidterminationshallbeinwritingandeffectiveupondeliverytotheotherparty.UponterminationpursuanttotheprovisionsofthisSection,thisagreementisnullandvoid,nunctunc..05conditionsPrecedenttoProlectReviewandDevelopment.DevelopermayinitiateProjectReviewanytimefollowingexecutionofthisAgreement.However,Developershallnotreceiveanybuildingpermits,doanygradingorsitedisturbancepriortotheEffectiveDateofthisAgreementorthirty(30)daysfromthepublicationoftheordinanceapprovingtheFinalSubdivisionPlatwhicheverlastoccurs.IntheeventDeveloperchoosestobeginProjectReviewpriortotheEffectiveDate,DeveloperunderstandsandagreesthatthisAgreementmaynotbeapprovedbytheTown.DevelopershallhavenorecourseorclaimagainsttheTownoranyofitsagentsoremployeesforanycostsand/ordamagesincurredbyDeveloperincommencingProjectReviewpriortotheEffectiveDate.DevelopershallnotacquireanyvestedpropertyrightbyinitiatingProjectReviewpriortotheEffectiveDateofthisAgreement.Section6.ISection6deleted.100510 ___________________a0Section7.subdivision7.01Subdivision.FollowingapprovalofthePreliminaryflatbytheTownPlanningCommission,DevelopershallprepareandfileafinalsubdivisionplatoftheProperty.ThefinalplatshallbereviewedbytheTownpursuanttoitssubdivisionprocess.TheTownagreestoexpeditiouslyprocessthesubdivisionplat.AnoteshallbeplacedonthefinalsubdivisionplatstatingthatalldevelopmentofthePropertyissubjecttothetensandconditionsofthisAgreement.DevelopershallberequiredtogothroughtheTown’ssubdivisionprocess,Title16oftheMunicipalCode,foranysubdivisionofanyofthePropertyafterapprovaloftheFinalSubdivisionPlat.Section8.Roads,Utilities.Drainage.EasementsandSignage8.01RoadDedicationandConstruction.Allroads,rights—of—way,andutilityeasementsshallbededicated,ifrequiredbytheTown,atthetimeofdevelopmentofanyProject.AllroadsshallbeconstructedtotheTown’sroadconstructionstandardsineffectatthetimeofconstructionandatthesoleexpenseoftheDeveloper.Location,landscaping,andconstructionofallroadsshallbesubjecttotheGuidelines.8.02Utilities.AllutilitiesshallbeplacedundergroundontheProperty.ConstructionofallutilitiesshallbeatthesoleexpenseoftheDeveloperandsubjecttotheGuidelines.8.03Drainage.AlldrainageonthePropertyforanyProjectshallbesubjecttotheTown’sstandardsfordrainagein11 CeffectatthetimeofconstructionofanyProjectandshallbeatthesoleexpenseoftheDeveloper.8.04Easements.TheDeveloperagreestograntutilityeasementsacrossthePropertytoandfromParcels1and3asneeded.8.05Signage.AllsignageonthePropertyshallbeinconformancewiththeGuidelines.Section9PerformanceGuarantees9.01PerformanceGuarantees.Withinthirty(30)daysofreceiptbyDeveloperoffinalapprovalofanyProjectthroughtheProjectRevieworpriortotheissuanceofabuildingpermit,whicheverfirstoccurs,DevelopershallfilewiththeTownoritsdesignee,aperformanceguaranteeassetforthintheGuidelines.IfapprovedbytheTechnicalReviewCommittee,DevelopermaypostperformanceguaranteesbaseduponphasingofanyProject.Section10.DefaultandRemedies.10.01GeneralProvisions.NopartyshallbeindefaultofthisAgreementunlessithasfailedtoperformunderthisAgreementfor,aperiodofthirty(30)daysafterwrittennoticefromtheotherpartyofaneventofdefault.Thenoticeofaneventofdefaultshallspecifythenatureoftheallegeddefaultandthemannerinwhichsaiddefaultmaybesatisfactorilycured.Ifthenatureoftheallegeddefaultissuchthatitcannotreasonablybecuredwithinsuch30-dayperiod,thecommencementofthecurewithinsuchtimeperiodandthediligentprosecutiontocompletionofthecureshallbedeemedacurewithinsuchperiod.C12 00UponthedefaultbyanypartyunderthisAgreement,thepartynotindefaultshallhaveallrightsandremediesprovidedbylaw,includingbutnotlimitedto,therighttoterminatethisAgreement,therighttoseekspecificperformance,andtherighttoseekwritsofmandatecompellingperformancewiththetermsofthisAgreementorrequiringotheractionconsistentwiththisAgreement.Thenon-defaultingpartyshallbeentitledtocollectfromthedefaultingpartyallreasonableattorneysfees,expertfees,andcourtcostsincurredbyreasonofdefault.Section11.GeneralProvisions11.01CovenantsRunningwiththeLand.TheprovisionsofthisAgreementshallconstitutecovenantswhichshallrunwiththelandcomprisingthePropertyandtheburdensandbenefitshereofshallbindandinuretothebenefitofeachofthepartiesheretoandallsuccessorsininteresttothepartieshereto.AmemorandumofthisAgreementshallberecordedintherecordsoftheClerkandRecorderofLarimerCounty,Colorado.IntheeventthisAgreementterminateseitherasprovidedinSection11.02below,orbymutualagreementoftheparties,thecovenantsshallalsoterminateexceptasprovidedinSection11.02.11.02Term.ThetermofthisAgreementshallcommenceupontheEffectiveDateandshallextenduntilthe15thanniversaryoftheEffectiveDateunlessextendedbymutualagreementoftheparties.Provided,however,thatthePermittedUses,Guidelines,ProjectReviewandcovenantsshallcontinuetobe13 CCapplicableonanyandallparcelsuponwhichanyProjecthasbeenapproved.11.03MortgageeRights.TownshallnotifyanyMortgageeofanyeventofdefaultbyDeveloperunderthisAgreementandtoprovidetoanysuchMortgageethesameopportunitytocuresucheventofdefaultasisprovidedtoDeveloperunderthisAgreement.FailuretosonotifyanyMortgageeshallnotgiverisetoanyliabilityonthepartofTown,providedthatthisAgreementshallnotbeterminatedbyTownastoanyMortgageetowhomnoticeisgivenandtowhicheitherorthefollowingistrue:(a)theMortgageecuresanydefaultbyDeveloperinvolvingthepaymentofmoneywithinsixty(60)daysafterthenoticeofdefault;(b)astodefaultsrequiringtitleorpossessionofthePropertyoranyportionthereoftoeffectuateacure:(i)theMortgageeagreesinwriting,withinthirty(30)daysafterthewrittennoticeofdefault,toperformtheproportionateshareofDeveloper’sobligationsunderthisAgreementallocabletothatpartofthePropertyinwhichtheMortgageehasaninterestconditioneduponsuchMortgagee’sacquisitionofthePropertyorportionthereofbyforeclosure;(ii)theMortgageecommencesforeclosureproceedingstoreacquiretitletothePropertyorapplicableportionthereofwithinsaidthirty(30)daysand14 00thereafterdiligentlypursuessuchforeclosuretocompletion,and(iii)theMortgageepromptlyanddiligentlycuressuchdefaultafterobtainingtitleorpossession.Subjecttotheforegoing,intheeventanyMortgageerecordsanoticeofdefaultastoitsmortgageordeedoftrustorcommencesaSheriff’sSale,TownshallconsenttotheassignmentofallofDeveloper’srightsandobligationsunderthisAgreementtotheMortgageeortoanypurchaseroftheDeveloper’sinterestataforeclosure,trusteesaleorSheriff’sSale,andDevelopershallremainliableforsuchobligationsunlessreleasedbyTownorunlesstheapplicableportionofthePropertyistransferredinaccordancewithSection11.04.(c)TheTownshallonlybeobligatedtogivenoticeasprovidedinthisSection11.03tothoseMortgageeswhohavegiventheTownnoticeinwritingoftheirdesiretohavenoticeofdefaultasprovidedherein.11.04TransferofProperty.Developershallhavetherighttoassignortransferalloranyportionofitsinterests,rightsorobligationsunderthisAgreementorinthePropertyoranyportionthereoftothirdpartiesacquiringaninterestorestateinthePropertyoranyportionthereof.Developershallberequiredtoprovidethirty(30)dayswrittennoticeofanyproposed15 aCassignmentortransfer.IfalloranyportionofthePropertyistransferredbyDevelopertoanypersonorentity,thetransfereeshallsucceedtoallofDeveloper’srightsunderthisAgreementastheyaffecttherighttoproceedwithdevelopmentofthatportionofthePropertytransferredtothetransferee(the“TransferredProperty”)andthetransfereeshallautomaticallyassumeallobligationsofDeveloperhereunderwhichrelatetotheTransferredProperty.UponreceiptbytheTownofawrittenacceptanceofthetermsandconditionsofthisAgreementbyatransferee,DevelopershallbereleasedfromitsobligationshereunderrelatingonlytotheTransferredProperty.IfDeveloperortheownerofanyTransferredPropertydefaultsunderthisAgreement,suchdefaultshallnotconstituteadefaultbytheownerofanyotherportionofthePropertyhereunder(including,butnotlimitedtotheDeveloper)andshallnotentitleTowntoterminateormodifythisAgreementwithrespecttosuchotherportionofthePropertyortheownerthereof.11.05Severability.IfanyprovisionofthisAgreementortheapplicationofanyprovisionofthisAgreementtoaparticularsituationisheldbyacourtofcompetentjurisdictiontobeinvalidorunenforceable,then,totheextentthattheinvalidityofunenforceabilitydoesnotimpairtheapplicationofthisAgreementasintendedbytheparties,theremainingprovisionsofthisAgreement,ortheapplicationofthisAgreementtoothersituations,shallcontinueinfullforceandeffect.16 a.0011.06ProlectAtprovalsIndependent.AllProjectApprovalswhichmaybegrantedpursuanttothisAgreement,andalllanduseentitlementsorapprovalsgenerallywhichhavebeenormaybeissuedorgrantedbytheTownwithrespecttotheProperty,constituteindependentactionsandapprovalsbytheTown.IfanyprovisionofthisAgreementortheapplicationofanyprovisionofthisAgreementtoaparticularsituationisheldbyacourtofcompetentjurisdictiontobeinvalidorunenforceable,oriftheTownterminatesthisAgreementforanyreason,thensuchinvalidity,unenforceabilityorterminationofthisAgreementoranyparthereofshallnotaffectthevalidityoreffectivenessofanyProjectApprovalsorotherlanduseapprovalswhichweregivenpriortotheeffectivedateofsuchinvalidity,unenforceability,ortermination.Insuchcases,suchapprovalswillremainineffectpursuanttotheirownterms,provisions,andconditionsofapproval.11.07FurtherActions.EachpartyshallexecuteanddelivertotheotherpartyallsuchotherfurtherinstrumentsanddocumentsasmaybereasonablynecessarytocarryoutthisAgreementinordertoprovideandsecuretotheotherpartythefullandcompleteenjoymentofitsrightsandprivilegeshereunder.11.08Construction.ThisAgreementhasbeenreviewedandrevisedbylegalcounselforbothDeveloperandtheTown,andnopresumptionorrulethatambiguitiesshallbeconstruedagainstthedraftingpartyshallapplytotheinterpretationorenforcementofthisAgreement.17 I0C11.09Notices.AnynoticeorcommunicationrequiredhereunderbetweenTownorDevelopermustbeinwriting,andmaybegiveneitherpersonallyorbyregisteredorcertifiedmail,returnreceiptrequested.Ifgivenbyregisteredorcertifiedmail,thesameshallbedeemedtohavebeengivenandreceivedonthefirsttooccurof(i)actualreceiptbyanyoftheaddressesdesignatedbelowasthepartytowhomnoticesaretobesent,or(ii)five(5)daysafteraregisteredorcertifiedlettercontainingsuchnotice,properlyaddressed,withpostageprepaid,isdepositedintheUnitedStatesmail.Ifpersonallydelivered,anoticeshallbedeemedtohavebeengivenwhendeliveredtothepartytowhomitisaddressed.Anypartyheretomayatanytime,bygivingten(10)dayswrittennoticetotheotherpartyhereto,designateanyotheraddressinsubstitutionoftheaddresstowhichsuchnoticeorcommunicationshallbegiven.Suchnoticesorcommunicationsshallbegiventothepartiesattheiraddressessetforthbelow:IftoTown,to:TownofEstesParkAttn:TownAdministratorP.0.Box1200EstesPark.Colorado$0517IftoDeveloper,to:overlookLimitedPartnershipc/oFrankJ.Nontiali333Wonder-viewAvenueEstesPark.Colorado8051718 oWithCopyto:Mr.BillWyatt222W.MagnoliaFortCollins,Colorado8052111.10EstoppelCertificate.Withinten(10)daysfollowinganywrittenrequestwhicheitherpartymaymakefromtimetotime,theotherpartytothisAgreementshallexecuteanddelivertotherequestingpartyastatementcertifyingthat:(a)ThisAgreementisunmodifiedandinfullforceandeffect,oriftherehavebeenmodificationshereto,thatthisAgreementisinfullforceandeffectasmodifiedandstatingthedateandnatureofsuchmodification;(b)therearenocurrentuncureddefaultsunderthisAgreementorspecifyingthedatesandnatureofanysuchdefault;and(c)anyotherreasonableinformationrequested.ThefailuretodeliversuchastatementwithinsuchtimeshallconstituteaconclusivepresumptionagainstthepartywhichfailstodeliversuchstatementthatthisAgreementisinfullforceandeffectwithoutmodificationexceptasmayberepresentedbytherequestingpartyandthattherearenouncureddefaultsintheperformanceoftherequestingparty,exceptasmayberepresentedbytherequestingparty.11.11•No.ThirdPartyBeneficiary.ThisAgreementismadeandenteredintoforthesoleprotectionandbenefitofthepartieshereto.NootherpartyshallhaveanyrightofactionorclaimbaseduponanyprovisionofthisAgreement.11.12CounterpartsandExhibits.ThisAgreementisexecutedinfour(4)duplicatecounterparts,eachofwhichis19 deemedtobeanoriginal.ThisAgreementconsistsoftwenty—two(22)pages,includingnotaryacknowledgmentforms,and,inaddition,seven(7)exhibitswhichconstitutetheentireunderstandingandagreementofthepartiestothisAgreement.ThefollowingexhibitsareattachedtothisAgreementandincorporatedhereinforallpurposes:ExhibitA—StanleyHotelHistoricDistrictDevelopmentStandardsandDesignGuidelinesExhibitB—StanleyHotelHistoricDistrictMasterPlanExhibitC—PreliminaryPlatoftheStanleyHotelHistoricDistrictExhibitD-PropertyDescriptionExhibitE—NoExhibitExhibitF—PermittedUsesandDensities11.13JurisdictionandVenue.ThisAgreementshallbeconstruedandtherightsandobligationsofTownandDeveloperhereundershallbedeterminedinaccordancewiththelawsoftheStateofColorado.VenueforanylitigationpertainingtothesubjectmattershallbeexclusivelyinLarimerCounty,Colorado.11.14WarrantyofDeveloper’sAuthority.TheDeveloperrepresentsthatasoftheEffectiveDateofthisAgreement,theDeveloperhasfullpowerandauthoritytoexecute,deliver,andperformthisAgreement,includingtheconveyanceofpropertyasprovidedherein;thatsuchexecution,deliveryandperformancewillnotcontraveneanycontractualrestrictionbindingupontheDeveloperoranyofitsassets;andthatthereisnolegalaction,proceedingorinvestigationofanykindnowpendingor,to20aa 00theknowledgeoftheDeveloper,threatenedagainstoraffectingtheDeveloperasthesamemaypertaintoexecution,deliveryorperformanceofthisAgreement.11.15ApprovalbyTown.TheTownagreestoreferthisAgreementandanOrdinanceauthorizingandapprovingthisAgreementtotheTown’sPlanningCommissiononJanuary18,1994.TheTown,throughtheBoardofTrustees,shallactonthisAgreementandtheOrdinancebyFebruary23,1994.Developer’sapprovalandexecutionofthisAgreementshallbeirrevocableuntilFebruary23,1994.IftheTowndoesnotapprovethisAgreementbyFebruary23,1994,DevelopermaywithdrawitsapprovalbygivingtheTownnotice,inwriting,ofsaidwithdrawal.SaidnoticeofwithdrawalshallbeeffectiveuponreceiptbytheTown.11.16WaiverofSubsequentBreach.Anyoneormorewaiversofanycovenantorconditionbyanypartyheretoshallnotbeconstruedasawaiverofasubsequentbreachofthesamecovenantorcondition;andaconsentorapprovalto,orof,anyactrequiringconsentorapprovalshallnotbedeemedtowaiverorrenderunnecessarysuchconsentorapprovalto,orof,anysubsequentsimilaracts.11.17SupersedesOtherAgreements.ThisAgreementsupersedesandreplacesallotheragreementsandunderstandingsoftheparties,eitherwrittenororal,concerningthePropertyoranymatterrelatingthereto.21 C0INWITNESSW1IEREOF,DeveloperandTownhaveexecutedthisAgreementasofthedatefirsthereinabovewritten.TOWNOFESTESPARX,COLORADO,AMunicipalCorporationBY:___________________________________H.BERNERDDANNEIS,MayorATTEST:TOWNCLERKBY:_______________VICKIEO’CONNOR,TownClerkCOUNTYOFLARIMERSubscribedandSworntobeforemethis1994,byH.BernerdDannels,Mayor.WITNESSmyhandandofficialseal.MyCommissionexpires:?dayofJanuary,J3cczcNotaryPublic’OVERLQ9X—LIMITEDPARTNERSHIP,ACobrafl-c-.-’FRANKJPartnershipSTATEOFCOLORADO))ss.22 CSTATEOFCOLORADOCOUNTYOFLARflR))ss.)1994,byVickieO’connor,TownClerk—dayof-January-,COUNTYOFLARIMER)stkidayofJanuary,20\Cc—IJWL-,Notar’PublicCSubscribedandSworntobeforemethisWITNESSmyhandandofficialseal.MyCommissionexpires:9-o--97STATEOFCOLORADO55.1994,byFrankJ.Not-maliQ.ksdNotaryPublicSubscribedandSworntobeforemethisWITNESSmyhandar)dofficialsealMyCommissionexpires:23 CCEXHIBIT“0”Parcel2ofthePreliminaryPlatofStanleyHistoricDistrictSubdivision,ofaportionofTracts4and5,StanleyAdditiontotheTownofEstesPark,locatedintheSEkofSection24,T5N,R73Wofthe6thP.M.,LarimerCounty,Colorado.LEELJ-LLZLJ____ TAlLEY3?J1SMA CJanuaryU,1994STANLEYHISTORICDISmIcrM&simPLANDBTEL0PMENTSTANDARDSANDDESIGNGUIDELINESTheStanleyHistoricDistrictMasterPlanisdividedintothreemathsections.Theyhavebeenorganizedtofacilitatequickaccesstopertinentinformation.PartI.IntroductionThisintroducestheprinciplesguidingthedevelopmentoftheStanleyHistoricDistrictMasterPlan,hereafterreferredtoasMasterPlan,theauthorityforthedocmnent,andtheTechnicalReviewprocesswhichwillbeutilizedfortheDistrict.PartII.MasterLandUsePlanTheMasterPlanprovidesadescriptionoftheoverallgoalsandobjectivesforthefuturedevelopmentoftheareaandincludesasummaryoftheenvironmentalandculturalcriteriathathavebeendeveloped.Abriefsummaryofthecirculation,landuse,andinfrastructurerequirementsareincludedtoprovideacompleteframeworkusedinthedevelopmentoftheMasterPlan.ThissectionisintendedasbackgroundforParcelownersaswellasformembersoftheTechnicalReview.PartIII.DevelopmentStandardsandDesignGuidelinesTheDevelopmentStandardsandDesignGuidelinessectionforStanleyHistoricDistrictMasterPlanincludesabriefoverviewofcommunitydesignprinciples,physicalsiterelationships,aswellasadiscussiononarchitecturalcharacteranddesign.TheDevelopmentStandardsandDesignGuidelinesarediscussedonaparcelbyparcelbasis.Areasaddressedwithineachparcelincludesitedevelopmentconsiderations,whichdiscussvisual,environmental,andotherissuesthatmustbeaddressedduringthetechnicalreviewprocesspriortodevelopment.Thedevelopmentstandardsoutlinethespecificcriteriaestablishedoneachparcelregardingsetbacks,buildingheight,parking,andothersitespecificissuesthatregulatedevelopment.Thedesignguidelinesalsoprovideguidanceregardingsitepreparation,access,grading,vegetationandlandscaping,aswellasspecificsitefeatures.ThespecificguidelinesandstandardswhichareincorporatedintoPartIIIofthisdocumentshallbeusedinthereviewprocesstodirectthecharacterofdesignforalldevelopmentwithintheStanleyHistoricDistrict. _1•Januaiyfl,1994I.JNThODUCUONTheStanleyHotel,theOverlookPartnership,andtheFHKPartnership,(thethreelandownerswithintheDistrict),havejoinedtogethertocooperativelyprepareanoverallMasterPlanforthe75acreswithintheStanleyHistoricDistrict.TheDesignGuidelinesandDevelopmentStandardscontainedwithinthisdocumentareanintegralpartoftheMasterPlanandreflectamutualagreementanddesiretoplananddeveloptheStanleyHistoricDistrictaccordingly.TheprimaryimpetusdirectingthedevelopmentoftheMasterPlanandtheDevelopmentStandardsandDesignGuidelineshasbeentoensurethatthehistoricimportanceandphysicalsettingoftheStanleyHotelbemaintainedinperpetuity.TheStanleyHotelandtheassociatedstructuresaretoremainastheHCrownJewelTMofthesitewiththesurroundingadjacentdevelopmentprovidingthenecessarysupportforthisoverallconcept.Ultimately,theintentofthisdocumentandprocessshallensurethatthefuturedevelopmentofthe75acresprovidesfororderly,appropriate,andsensitivedevelopmentforwhichtheentireEstesValleycanbeproudof.Tothisend,theprivateownershipinterestandthepublicauthoritieshavejointlypreparedandagreedtotheoverallMasterPlanandDevelopmentStandardsandDesignGuidelines.A.DocumentOrganizationandIntentThearchitecturalsignificanceandhistoricaspectsoftheStanleyHotelareanimportantpartofthehistoryofEstesPark.Thebuildingsinthehistoricdistrictserveasareminderoftheearlyhistoryofthetown,andprovidesastronglinktothetourismheritageofthearea.ThepreservationofthisvisualresourceisahighpriorityinthedevelopmentoftheMasterPlan.TheintentofthisdocumentasapartoftheStanleyHistoricDistrictMasterPlanisto:•Maintainthevisualandenvironmentalqualityofthepropertyandsurroundingareas.•MaintaintheintegrityoftheStanleyHistoricDistrict•RequiresurroundingdevelopmenttomaintainandsupportthearchitecturalsignificanceoftheStanleyHotel.•ProvidestandardsandguidelinesfordevelopmentwithintheStanleyHistoricDistrict.•MaintainthehistoricscaleoftheStanleyHotel.-EnhanceapedestrianorientedenvironmentwithintheDistrict,andprovideconnectionstosurroundingareas.•ProtectandenhanceviewsintoandoutoftheHistoricDistrict.ComplianceandperformancerelatedtothesegoalsandobjectivesshallbecarefullyevaluatedbytheTechnicalandArchitecturalReviewCommitteesduringproject/parcelreview.StanleyHistoricDisthctMasterPlan/2 January11,1994B.AuthorityTheDevelopmentStandardsandtheDesignGuidelinesallowflexibilityinfinaldesignwhileatthesametimepreservingandenhancingthenaturalandphysicalqualitiesofthesitewhicharevaluedbythecommunity.Thestandardsandguidelinescontainedinthisdocumentwillbeusedtoreviewpotentialdevelopment.TheintentofthesestandardsistoprovideboththeTownanddeveloperuniformreviewandpredictability.ApplicableTownofEstesParkMunicipalCodesandagreementspertainingtotheStanleyHistoricDistrictinclude,butarenotlimitedto:•DevelopmentAgreementsignedbyparticipants.•StanleyHistoricDistrictDevelopmentStandardsandDesignGuidelines.(Thisdocument)•TownofEstesParkMunicipalCodeSections:-Title14.00(UniformBuildingCodes).—Section17.24.050(Drainage).-Chapter17.44(StanleyHistoricDistrict).—Title16(Subdivision).•AllapplicableStateandFederalregulations.C.ReviewandApprovalProcessEstesParkisaTownwithauniquesetting,internationallyknownforitsnaturalbeauty,alpineenvironmentanditshistoriccompatibilityofman-madestructureswiththeenvironment.ThesecharacteristicshavecausedasignificantnumberofvisitorstocometoEstesParkwithmanyofthemeventuallybecomingpermanentresidentsparticipatingincommunitylife.ThesefactorsconstituteanimportanteconomicbasefortheTown,bothforthosewhoearntheirlivinghereandforthosewhoviewtheTownasapreciousphysicalpossession.DevelopmentwithintheStanleyHistoricDistrict(SHD)will,therefore,haveasubstantialimpactonthecharacteroftheextendedprojectarea.InordertopreservethenaturalbeautyoftheSHDanditssetting,toprotectthewelfareofthecommunity,tomaintainthevaluescreatedinthecommwiity,toprotectandenhancelandandproperty,topromotehealth,safety,andgeneralwelfareinthecommunity,andtoattaintheobjectivessetoutinthissection;theimprovementoralterationofopenspace,exteriordesignofallnewdevelopment,andallmodificationstoexistingdevelopmentshallbesubjecttoaprojectreviewprocessdescribedbelow.StanleyHistoricDistrictMasterPIan/3 January11,19941.TechnicalReviewa.Theapplicantanddevelopmentdesignteam(consultants)shallscheduleapreapplicationconferencewiththeCommunityDevelopmentDirectorpriortosubmittalofanyprojectproposal.Theintentofthisinitialmeetingshallbefourfold:1)Toinformallydiscusstheoverallcontextanddevelopmentobjectivesforoftheproposedproject.2)Toreviewthestandards,guidelines,andcriteriafordevelopment.3)Toprepareareasonableschedulefortechnicalreviewbasedonthedevelopmentschedule.4)Toreviewasketch(concept)pianpreparedbytheParcelownerwhichillustratesoverallsitedevelopment,generalroadwaylayoutandothermajorsitedevelopmentcomponents.Thesketchplanisintendedtobeaverypreliminarysketchoftheproposeddevelopmentconceptandnotafoimalsiteplan.b.ATechnicalReviewCommittee,appointedbytheTownAdministrator,willbecomposedoffivemembers,twopublicsectorandtwoprivatesectorrepresentatives,plusTownAdministrator.Theprivatesectorrepresentativesshallbeselectedfromalistapprovedbythepropertyowners.TheprivatesectorrepresentativesshallnothaveafinancialoremploymentinterestintheprojectTechnicalReviewCommitteemembersshallbeselectedfromthefollowinglist:CommunityDevelopmentDirector,PublicWorksDirector,SpecialProjectsDirector,UrbanRenewalAuthorityExecutiveDirector,Street/ParkSuperintendent,practicingarchitectpracticingengineer,andpracticinglandscapearchitect.TheCommitteeshallbeselectedfortheirexpertiserelatedtothespecificproposedprojectandwillserveforthedurationofthereviewofaparticularproject.TheTechnicalReviewCommitteehastheright,bymajorityvote,tograntvariancesormodifytheGuidelinesbasedontheapplicant’sabilitytodemonstrateinnovativeapproaches,designsolutionsorfuturemarketconditionswhichthecommitteefeelsisadvantageousto,andinconformitywith,theintentoftheMasterPlanandtheGuidelines.InnoeventshalltheTechnicalReviewCommitteebeallowedtograntavariancetothepermittedusesordensityorsquarefootageinadevelopmentparcel.ThedecisionoftheTechnicalReviewCommitteemaybeappealedtotheTownBoardofTrustees.0StanleyHistoricDistrictMasterPlan/4 C)January11,1994c.Ateachstep,theburdenisontheapplicanttodemonstratecompliancewiththeCuidelines.TheTechnicalReviewCommitteeandArchitecturalReviewBoardmayapprove,approvewithconditions,ordenyanapplication.d.Anyapprovalwithconditionordenialshallbeinwritingwithstatedreasonsforconditionsordenial.2.PrelinilnaiyPackageAllsubmittalsshallbepreparedbyaqualifiedlandplanner(LI’),landscapearchitect(LA),professionalengineer(FE),andarchitect(AR)basedontheirappropriateareaofexpertise.Pleasenotethesuggestedprofessionaldesignationslistedbelow.ThefollowingPreliminaryPackage(1”=20’)shallberequiredfortheentiredevelopmentparcel:Twenty-one(21)setsofthefollowingarerequiredatthetimeofsubmission:a.StatementofDevelopmentIntent.b.PropertySurveyincludingtopography(2’contourinterval),locationandsizingofexistingtreesandutilities.c.Preliminarysiteplan.(LP/LA/AR)d.Preliminarygradingplan.(LA/PE/AR)e.Preliminarydrainageplanandreport.(FE)f.Preliminarylandscapeplan.(LA/AR)g.Preliminaryutilityserviceplan.(FE)h.Preliminaryroadwayplanandprofile.(FE)i.Preliminaryarchitecturalplanandproposedmaterialsshowingtypicalelevation,schematicfloorplan,andstyleofarchitecture.(AR)j.PhotosurveyofsiteillustratingproposeddevelopmentanditsrelationshiptosurroundingneighborhoodasperEstesParkmunicipalcode17.44.050(C)and(D).(LA/AR)k.Proposedprojectphasing.(LP/AR)1.Preliminaryplatifsubdivisionisproposed.(LP/PE)TheTechnicalReviewCommitteewillmeetwiththeapplicantwithinthreeweeksofnotificationofacceptanceofreceiptofthecompletePreliminaryPackage.Duringthisthree-weekreviewperiod,theArchitecturalCommitteeshallmeetwiththeTechnicalReviewCommitteetopreliminarilyevaluatetheprojectTheTechnicalReviewCommitteewillthenissueitsfindings/decisionwithinoneweekafteritsscheduledmeetingwiththeapplicant.StanleyHistoricDistrictMasterPlanf5 -nC)(1)January11,1994UponapprovalofthePreliminaryPackage,theapplicantshailsubmitafinal(revised)packageforreviewandapprovalbytheTechnicalReviewCommittee.Thispackageshallconsistoffinaldevelopmentplans,engineering,andsitedesigndrawings(consistingofitemsa-kabove,asrevised).3.ArchitecturalReviewUponapprovalofthePreliminaryPackage,theapplicantshallpreparearchitecturaldrawingstobesubmittedtotheArchitecturalReviewBoard.TheArchitecturalReviewCommitteeshallbecomposedoftwoColoradolicensedarchitectstodeterminecompliancewiththeGuidelines.TheArchitecturalReviewCommitteeshallbeappointedbytheTownAdministratorfromalistofarchitectsapprovedbythepropertyowner.4.ApplicationforBuildingPermitUponapprovaloftheFinalPackagebytheTechnicalReviewCommitteeandtheArchitecturalReviewCommittee,theproposedprojectmaybesubmittedforbuildingpermitapplication.AlldrawingsshallbeinconformancewiththeUniformBuildingCode,currentedition.5.FinalWalk-throughAfinalwalk-throughshallbeperformedbytheTowntodeterminecompliancewithprojectapproval.AlldeficienciesshallbecorrectedpriortoissuanceofaCertificateofOccupancy.6.FeesAtthetimeofsubmittalofthepreliminarypackage,theTownandtheapplicantshallmutuallyagreeuponareasonablefeetobepaidbytheapplicantfortheoutsidemembersoftheTechnicalReviewCommitteeandArchitecturalReviewCommittee.7.ImprovementGuaranteesAlllandscapingstreetutilityandsiteimprovementsshallbeguaranteedassetforthintheTownofEstesParkZoningandSubdivisionRegulations,asappliedonaTown-widebasis.StanleyHisiDricDistrictMasterPlan/6 Januaiy11,1994II.MASTERLu’mUSEPLM’JTheMasterPlanfortheStanleyHistoricDistrictrespondsprimarilytothenaturalandculturalfeaturesofthesite.Inordertodeveloparealisticplan,itwasnecessarytounderstandthelimitsandcapabilitiesofthesiterelatedtotheproposeddevelopmentprogram.Anenvironmentalscanwasconductedwhichreviewedandidentifiedkeydevelopmentopportunitiesandconstraints.WhiletheMasterLandUsePlangraphicisintendedtoestablishappropriatelanduseareas,landuserelationshipsandoverallaccess,itmustbeconsideredasillustrativeonly.TheDevelopmentAgreement,DevelopmentStandardsandDesignGuidelineshaveprecedenceovergraphicallydepictedinformation.ThefollowingstatementsareprovidedasguidancetotheTechnicalReviewCommittee,theArchitecturalReviewCommittee,and,inparticularly,totheapplicantandtheplanninganddesignteam.A.EnvironmentalProtection1.NaturalResourcesSlopeTheslopeonthe75acresitevariesfromveryflat(lessthan5%),onthesoutheastportionoftheHistoricDistrictandalongthedrainageinthewesternpartofthesite,toover25%inthenorthwestportionofthesite.Thesteepestslopesalsocorrespondtoseverallargerockoutcroppingswhichexistonthesite.Themajorityofthesiteislessthan25%,andisdevelopableintermsofslopeconstraints.Insteeperpartsofthesite,wheretheslopeiscloserto25%,specialdesignconsiderationsmustbeusedtoensureminimaldisruptiontothesite.Thesitegenerallyhasasouthernaspectprovidingopportunitiesforpassivesolarapplicationsforheating.•VegetafioWild1ifeTheentireStanleyHistoricDistrictfallswithinelkandmuledeerwinterrangeandmigratoryroutes.Whilethisdoesnotcreatesitespecificdesignlimitationsincertainareasofthesite,itdoescreatetheneedtoconsiderwildlifeintheoveralldesignanddevelopmentwithinthesite.DesignconsiderationswhichhavebeenincorporatedintothedesignoftheStanleyHistoricDistrictMasterPlanacknowledgetheneedtoaccommodatewildlife.Theseinclude:-Minimaluseoffencing—Clusterdevelopmentwhichallowforopencorridorsbetweendevelopment-Minimizenon-nativeplantmaterials-Minimizetheuseofthrough-streetstoreducethroughtraffic0StanleyHistoricDistrictMasterPlan/7 C)January11,1994ThenativewiidlifeofEstesParkisconsideredamajorassetofthecommunitybythemajorityoftheresidentsinthecommunity.Everyeffortshallbetakentopreservethewildlifewhichcurrentlymigratethroughthesite.ThevegetationonthesiteconsistsofPonderosaPine,andnativedrvlandshrubsandgrasses.AlongtheBlackCanyonCreekonthewesternportionofthesite,willowandotherriparianvegetationispresentalongthebottomofthedrathageway.SomeexoticintroducedspeciesexistimmediatelyadjacenttotheStanleyHotel,butthishasbeenkepttoaminimum.Mostofthesiteisopen,withfewtrees.ThisismostnoticeableinthefrontoftheStanleyHotel,andinthenorthernportionofthesite,directlynorthofthehotel.ThenortheasternportionofthesitehasnumerousstandsofPonderosaPine,whichcanbeusedtosuccessfullybufferandscreendevelopment.Careshallbetakentopreserveasmuchoftheexistingvegetationaspossibletoinsurebufferingofdevelopmenttoadjoiningpropertiesandtolimitthevisualimpactofnewdevelopmentonthesite.floodplainandDrainageTheBlackCanyonCreekistheonlydrainagewaythatexistsonthesite.Aonehundred(100)yearfloodplainextendsthroughthecreekchannel,limitingdevelopmentwithinthearea.ApproximatelyonethirdofthewesternportionofthesitedrainsintoBlackCanyonCreek.Theeasterntwo-thirdsofthesitesheetflowssouthandeast.Adrainagewayexistseastofthesite,alongtheeasternedgeofSteamerDrive.2.CulturalResourcesTheStanleyHotelisdesignatedasaNationalHistoricDistrict,aswellasbeinglistedontheNationalRegisterofHistoricPlaces,includingadesignationasaPlaceofNationalSignificance.Theprominenceofthehotelfrommanylocationsinthevalleymakesthehotelaregionallandmark.TheManorHouseandStanleyHall,bothofwhicharelocatedjusttotheeastofthehotel,providecontextfortheentiresiteandsupportthedominanceofthemainhotel.Itisimperativethatanydevelopmentonthesiteacknowledgetheimportanceofthesestructures.TheTownofEstesParkhasdesignatedseveralkeyviewshedswhichmustbeprotectedfromanydevelopment.ThesearedesignatedintheStanleyHistoricDistrictOrdinance.Pleaserefertothisordinancetoexaminethevisualexhibitswhichfurtherillustratetheprotectedviewsheds.TheyincludetheviewofthehotelfromtheporchoftheVisitorsCenter,andtheviewalongHighway36fromitsintersectionwithHighway7toitsintersectionwithHighway34.StanleyrnstoncDistrictMasterPlan/B 0January11,1994CB.CirculationThecirculationsystemfortheStanleyHistoricDistrictconsistsoftheprimarypublicroadway,secondaryprivateroadwaysthatservetheStanleyproperty,andtheadjacentresidentialdevelopmentnorthandeastoftheStanley.TheprimarypublicroadsystemaccessesthesitealongHighway34,alongthesouthernboundaryofthesite.Uponenteringthesite,thereisa“T”intersection.TheleftturnprovidesaccesstothefuturemainaccessoftheStanleyHotel,aswellasaclusterofattacheddwellingunitslocatedinParcel7alongtheeastsideofBlackCanyonCreek.Thepublicportionoftheroadprovidesaccessonlyasfarastheattacheddwellingunits.PermanentaccesstothefuturefrontentrjtotheStanleyHotelshallbeaprivateroadconstructedbytheStanleyHoteland/orParcel2.AttheT”intersection,arightturnprovidesaccesstothemajorityofdevelopmentwithintheHistoricDistrict.Thepublicroadextendstothenorthandeast,providingaccesstothecurrententranceoftheStanleyHotel,andtofutureresidentialandcommercialdevelopmentalongtheeasternandnorthernportionsofthesite.ThepublicroadextendstoSteamerDrive,providingasecondaryaccesstotheproperty.AprivateroadsystemprovidesaccesstotheStanleyHotelandassociatedbuildings.ThisprivateroadalsoprovidesaccesstothesiteofthepotentialCulturalArtsCenter,whichistobelocatedatthesiteoftheexistingCarriageHouse.AdditionalprivatecirculationisprovidedwithintheStanleyCampusareatofutureaccommodationsunitsnorthofStanleyHall.Pedestrian/bikeaccessthroughoutthesiteisprovidedbydetachedwalkwaysalongtheroads.Directaccessisprovidedbetweenthecommercialdevelopmentsouthofthemainentryroadandtheproposedculturalcenter.FutureaccessmayalsobeprovidedfromtheStanleyHotelcampustotheBlackCanyonCreekarea.StanleyHistoricDistrictMaslaPlan/9 January11,1994C.LandUseLanduseshavebeengraphicallydepictedintheMasterplantoillustratehowtheymaybedevelopedonthesite.ItmustbeunderstoodthattheMasterPlanisillustrativeinnatureandthatalldevelopmentmustbefurtherplannedanddesignedtoaccommodatesitespecificopportunitiesandconstraintswhichwerenotaccountedforasapartofthisMasterPlanningprocess.Suchsitespecificconsiderationsmayinclude,byillustrationonly,geotechnicalinvestigations,severebedrockconditions,architecturalprogramming,andchangingmarketconditions.DetaileddesignshallbesubjecttotheDevelopmentAgreementandDevelopmentStandardsandDesignGuidelines.AvarietyoflandusesareanticipatedwithintheStanleyHistoricDistrictMasterPlan.ThemostprominentuseonthesitewilloccurattheStanleyHotel(ParcelI).Theexistingoperationofthehotelisanticipatedtoexpand,andincludeancillaryusessuchasarecreationcenter,limitedretailandrestaurants.Anadditiontotheexistinghotelisplannedtothewestoftheexistinghotel.AdditionalaccommodationsunitsmaybebuiltbehindthefrontfacadeoftheStanleyHotelComplexbuildings.Additionalparkingtoaccommodatetheexpansionofthehotelalsowilloccurbehindsaidfrontfacade.Futureparkingdemandwillbemetbythephasedconstructionofparking.Constructionphasingofparkingistobedirectlylinkedtodevelopmentthresholds.StanleyHallwillbeusedasapublicPerformingArtsCenter.ACulturalArtsCenterisplannedforthesiteeastofStanleyHall.Thiswouldincludeupto40,000squarefeetofspace,andwouldbecomeapublicfacility.ParkingfortheCulturalArtsCenterwouldbelocatedtothenorthandeastofthebuilding,andimmediatelytothesouth.Acommercial/mixedusedevelopmentisanticipatedsouthoftheCulturalArtsCenter,anddirectlytothenorthoftheexistingStanleyVillage(Parcel4).Upto30,000squarefeetofcommercial/office/residentialspacecouldbebuiltonthissitewithupto20residentialunitsonthesecondfloor.Thebuildingswouldbelocatedalongthepublicroadway,withparkinglocatedtothesouth.AnalternateuseofParcel4isaresidentialmulti-familywithupto40dwellingunits.Residentialdevelopmentisplannedforthenorthern(Parcel2)andnortheasternareas(Parcel3)oftheMasterPlanarea.Itisanticipatedthattheseunitswouldbeattached,withmultipleunits.Abufferwillbeprovidedbetweentheseunitsandthedevelopmentstothenorthandeastoftheproperty.Avarietyofproducttypesareanticipated,withsmallerfootprintsandbuildingmassesoccurringontheperimeter,andlargerfootprintsbeingbuiltontheinteriorofthesite.Parcel2mayhaveaccommodationunits.CStanleyHistoricDistrictMasterPlan/ic Lr’çAn(1”JanuaqU,1994Officeormulti-familydevelopmentisplannedinthesouthwestcornerofthesite(Parcel9),adjacenttoMacGregor.Avenue.Upto10,000squarefeetofofficedevelopmentmayoccur,or14multi-familyunits.AllaccesswouldoccurfromMacGregorAvenue,withlimitedcurbcuts.NodevelopmentinthisareawillbeallowedtoencroachintothefloodplainalongBlackCanyonCreekPortionsofthesitearesteep,anddesignontheparcelmustbesensitivetoenvironmentalconcerns,cutandfill,andwildlifeissues.ResidentialdevelopmentisplannedforParcel7justeastoftheopenspace(ParcelS)whereBlackCanyonCreekislocated.Upto20units,or15unitsplus1bedandbreakfastwith5bedroomsmaybebuiltwithintheparcel.TheunitsshouldbesitedtomitigatetheopenspacesettingwhichmakesuptheforegroundtotheStanleyHotel.Theunitsshouldbelocatedtohaveminimalvisualimpactontheareaaswell.OrientationtowardBlackCanyonCreekandtheviewstothewe5tarerecommended.TwosinglefamilylotsmaybelocatedonParcel1.Nomorethanonesinglefamilyresidencewillbeallowedoneachlot.CreationoftheselotsmustbeapprovedthroughtheTownofEstesPark’snormalsubdivisionprocessandaccessmustbeprovidedatthattime.ThefollowinglandusesarespecificallyprohibitedintheStanleyHistoricDistrict:mobilehomeparks,recreationalvehicleparks,commercialstorage(includingsell-storage)operations,lightmanufacturingandproductassembly,motorvehicleservicestations,motorvehicledealershipsorrepairoperations,commercialamusementsincludingbutnotlimitedtogo-karttracks,waterslides,miniaturegollcoursesandmazes,commercialkennels,andadultuses.D.UtilitiesMajorutilitylinescurrentlyexistonthesite.ThemajorityoftheutilitiesarelocatedtoservetheStanleyHotel.Water,sewer,andnaturalgasareallavailable.Amajoroverheadelectriclineisinplacewhichextendsfromnorthofthesite,throughthesitetothewestoftheStanleyHotel,andextendsoffthesitetothesouthwestAdditionalutilitylineswillberequiredtobebuiltinordertoservetheproposeddevelopmentwithinthesite.Allproposedutilitieswillbeplacedunderground,andhaveminimalvisualandenvironmentalimpactonthesiteatroadsanddrainages.AllutilitieswillbeinstalledattheexpenseoftheDeveloper.F.SignageSignageonalldevelopmentparcelsshallbeaspermittedandasprovidedaccordingtotheStanleyHistoricDistrictOrdinance.CStanleyHistoricDistrictMasterPlan/Il C’JallUal)’11,1994III.M.snPlANNINGGnonr.zmANDDEvELoPMENTSTANDDsHistoricDistrictDesignPrinciplesSeveralkeydesignprincipleswereidentifiedearlyintheplanninganddesignfortheStanleyHistoricDistrict.Theseprinciplesservedastheprimarydesigngoalsthroughouttheprocess.ThebaselinegoalreferencedthroughouttheplanninganddesignprocesswastheconceptofsupportingtheintegrityoftheStanleyHotelcomplexandtransfeningofdevelopmentdensitiesfromParcel5,6and8asoutlinedintheStanleyHistoricDistrictOrdinance.IftheproposeddevelopmentonanyparcelssurroundingtheStanley,includingdevelopmentontheStanleygrounds,couldbeviewedasbeingofthehighestquality,andsupportingtheintegrityofthehotel,thenthedevelopmentwouldbeanassettotheHistoricDistrict,andthereforetheentirecommunity.Whilethisconsiderationwastheprimarycriteria,otherissueswereimportantindeterminingtheappropriatenessofdevelopment.Otherkeyissuesincludeddesignsensitivitytothephysicalenvironment,minimizingvisualimpactontheproperty,andthedesiretohaveapre-approvedplanfortheHistoricDistrict.ThemasterplanacknowledgesnotonlytheimportanceoftheStanleyHotelasahistoricresourceofnationalsignificance,butalsorecognizestheimportanceofmaintainingtheintegrityofthephysicalsiteonwhichthehotelislocated.Theenvironmentalconcernsaddressedinthemasterplanincluded:•Existingvegetation•Views(bothonandoff-site)asdefinedintheStanleyHistoricDistrictOrdinance.•Wildlifemigrationandfeedingpatterns•Historicdrainage•GeologicconditionsMan-made,andculturalconsiderationswerealsoincorporatedaspartoftheplanningprocess.Areasaddressedincluded:•Regulatoryissues•Surroundinglanduses•Circulation•PublicandprivateusesTheprimarydesigndirectionfortheHistoricDistrictwastodeveloptheStanleyHotelandsurroundingdevelopmentintoacampus.ThediscussionthatfoUowsdescribestheprinciplesandrelationshipsmostimportanttothemasterplanningoftheHistoricDistrictAspreviouslystated,theMasterPlandepictingtheseprinciplesandrelationshipsisforifiustrativepurposesonly.TheStanleyHotelisthecentralfocusfortheproject,andistomaintainitsdominanceasthelargest,mostprominentstructureonthesite.Thehotelisalsointendedtobethecenterofactivitywithintheprojectarea.Theoveralldevelopmentonthesitewillbephased,andmaytakemanyyearstoreachtotalbuild-outStauleyHistoricDisthctMasterPlan/li January11,1994Threefacilitiesadjacenttotheexistinghotelcomplexwillactastheprimarysupportfacilities.Theproposedculturalartscomplex,whichistobelocatedatthesiteoftheCarriageHouse,andancillaryaccommodationswillbenewfacilitieswhichwillmostdirectlysupportthefuturedevelopmentofthehotel.StanleyHallwillbemaintainedandmanagedbytheTownofEstesParkasaperformingartsfacility.Therenovationofthisexistingfacilitywillalsostrengthentheexistinghotelcomplex.Theotherproposedusestobedevelopedwithinthemasterplanareawillindirectlysupportthehotelbybringingpermanentresidents,visitors,tourists,andretailactivitytothesite.Whiletheexacttimelinefordevelopmentisnotidentifiedwithinthismasterplan,itisanticipatedthatoneofthefirstnewusestooccurintheStanleyHistoricDistrictwillberesidentialdevelopment.Residential/AccommodationDevelopment(Parcelsi,2,3,4,7)Residential/accommodationdevelopmentintheStanleyHistoricDistrictshallbevisuallyandphysicallysubordinatetotheStanleyHotel.Residentialdevelopmentwifioccurtothenorthandeastofthehotel,andnostructureswillencroachontheforegroundofthehotel.Visualintrusionimpactingsurroundingareaswillbemitigatedbyexistingvegetation,newlandscaping,andbuffersetbacks.CommercialDevelopment(Parcel4)[SeeParcel4DevelopmentStandardsforAlternateResidentialCriteria.]ThecommercialdevelopmentanticipatedinParcel4shallbevillageappearanceretaildevelopment.itisnotanticipated,norisittheintentoftheMasterPlan,toprovideforretaildevelopmentwhichwouldcreatearegionaldraw.ThearchitecturewouldbecompatiblewiththeStanleyHotel,butwouldnotmimicthearchitecturalstyle.PrimaryfacadeswhichfacetheStanleyHotelandtheproposedCulturalArtsCenterwillstrengthentheseuses,andsupporttheconceptofmaintainingtheStanleyHotelasthecenterpiecetothesite.TheconceptofjointparkingfortheDistrictisencouragedbymeansofjointaccess/jointparkingeasementsamongtheowners.0StanleyHistoricDistrictMasterPlanJ13 4:CDcJanuary11,1994OfficeDevelopment/Residential(Parcel9)Theoffice/residentialdevelopmentproposedforParcel9isphysicallyseparatedfromthemathcampusarea,andthereforewillnotdirectlysupporttheStanleyHoteloradjacentuses.ItwillactasatransitionbetweentheresidentialdevelopmentwestofMacGregorAvenueandthedevelopmentsurroundingthehotel.Thedevelopmentwillbesmallscale,andbedesignedtohaveaminimumimpactonthesite.TherewillbelimitedaccesstothedevelopmentfromMacGregorAvenue.Thearchitectureonthesitemustbedesignedtofitintothesteepslopesfoundonthesite,andstepdownthehillsidetowardBlackCanyonCreekwhichshouldbethefocusofsitedesign.1.OverallSiteOrganizationSiteorganizationreflectstheprimarygoalofthemasterplanstatedearlier,whichistocreateamasterplanwhichsupportsthehotelastheprimaryfocusonthesite.Hotelrelateduses,andotheruseswhichdirectlysupportthehotel,arelocatedwithincloseproximitytooneanotherandthehotel.TheseusesincludeStanleyHall,theCulturalArtsCenter,ancillaryaccommodations,andtheproposedrecreation/conferencefacilitynorthofthehotel.TheretaildevelopmenthasbeenlocatedwithineasywalkingdistancetothehotelandCulturalArtsCenter,tostrengthentheseuses.Adjacenttotheusesinthecoreareaisresidentialandaccommodationdevelopment,whichisalsowithineasywalkingdistancetoalluseswithinthecorearea.2.OverallArchitecturalCharacterThearchitecturalstyleestablishedforfuturedevelopmentwithintheStanleyHistoricDistrictwillaffectvisitorsandresidentsimageoftheareamorethananyothersingleelement.ItisnottheintentofthisMasterPlantodictatespecificdesignsolutionsforthesiterelatedtoarchitecture.TheintentoftheseguidelinesistoinsurethatallfuturedevelopmentissubordinatetotheStanleyHotelComplex,andprovidesanappropriatesettingfortheexistingstructures.Section17.44.060oftheTownofEstesParkMunicipalCode,outlinesindetaildesigncriteriaforarchitecturewithintheStanleyHistoricDistrict.TheinformationcontainedintheseDevelopmentStandardsandDesignGuidelinesaugmentsthecriteriaintheMunicipalCode,andisnotintendedtosupersedeit.ThefollowingsummarizesarchitecturalconsiderationsforconstructionwithintheHistoricDistrict.PleaserefertotheMunicipalCodeformorespecificinformation.NewconstructionforParcelIshallbecompatiblewiththeexistingarchitecturalstyle,butnotmimicthehistoricstyleoftheStanleyHotelComplex.Itisappropriatetolooktotheexistingdevelopmentforscale,massing,andspacing.itisalsoappropriatethatnewconstruction,especiallybuildingsidentifiedtodirectlysupporttheuseoftheHotel,reflecttheproportion,roofforms,andmodeminterpretationsofdetailsfoundattheHoteLStanleyrnstoncDisthctMasterPlan/14 ()JanuarY11,1994AllresidentialconstructionlocatedintheStanleyHistoricDistrictshouldbemuted.Materialsshouldbeinkeepingwiththemountainenvironmentandbecompatiblewiththeadjacentresidentialneighborhood.Rooflineshaveaminimumpitchof4:12.Developmentshallprovideaunifiedhighqualityarchitecturalcharacterwithavarietyofbuildingconfigurationsdesignedtofitthesiteandcreatevisualinterestwithvariedrooflines,buildingfootprints,andentrytreatments.Therelationshipofthebuildingstotheimmediatesiteshalldemonstrateahighlevelofdesigninattentiontodetailandthecreationofvisuallyattractiveandfunctionalblendingofindoorandoutdoorlivingspace.Carefulconsiderationofwindprotection,solarorientation,framingofdesirableviews,privacy,andvariedentrytreatmentsshailbeclearlydemonstratedinthebuildingarchitectureanditsrelationshiptothesiteandneighborhoodbuildings.Attacheddecksandpatiosshallbeencouragedbutnotrequiredforallunits.Theseshallbespacious,privatefunctionaloutdoorlivingspacescarefullysitedandpartiallyenclosedbybuildingwalls,lowlandscaperetainingwalls,andplantings.Theseshallbeconstructedusingthesamestoneandwoodmaterialsanddetailingusedonthebuildingexterior.Residentialbuildingandsitedesignshouldavoidpresentinggaragefrontsanddrivewaysasthedominantvisualelementofthestreetscape.Exteriorlightingshallnotcreateanyglareoff-site.Itisbesttouselowintensitylightsourcesclosetothearearequiringillumination.AstandardlightfixtureshallbeusedalongallpublicroadwayswithinthesiteandshallbeselectedandapprovedbypropertyownersandtheTown’sLightandPowerDepartment.StanleyHistoricDisthctMasterPlan/iS January11,1994DESIGNGUIDELINESItisunderstoodthatTheStanleyHistoricDistricthasnotbeensubjecttofinaldesign,engineering,geotechnicalanalysis,architecturaldesign,ormarketfeasibilityanalysis.ThefollowingguidelinesshallapplytoalldevelopmentwithintheStanleyHistoricDistrictastheTechnicalandArchitectuxalReviewCommitteesdeemappropriate.SomeoftheallowedusesandpotentialbuildingsiteswithintheStanleyHistoricDistrictmaybeexemptedbytheTechnicalandArchitecturalReviewCommitteesfromtheapplicationofspecificinappropriateguidelines,wheresuchexemptionsareconsistentwiththeprinciples,goals,andobjectivessetforthinpartIandIIoftheMasterPlan.A.SitePlanning1.BuildingsshallbesitedinamannerthatpreservesexistingJandforms.NaturallandformsareimportantincreatingtheappealandthespecialcharacteroftheStanleyHistoricDistrict.Theobjectiveistofitbuildingstotheirsitesinawaythatleavesnaturalmassingandfeaturesofthelandscapeintact.Themostvisuallydominantanddistinctivenaturalcharacteristicsoftheparcelsshouldbeleftintheirnaturalcondition.Scalebuildingssothattheydonotdominatethesite.2.Newconstructionshouldbecompatiblewithexistingadjacentresidentialbuildingsanduses.Whenplanningnewconstruction,analyzethesettingforthenewbuilding.Lookatthesitingandmassofotherbuildingsintheresidentialneighborhood.Noticethesetbacks,heights,parkingarrangementsandbuildingshapes.Observethebuildingformsandmaterialsofsurroundingbuildings.Beawareoftheelementsthatarerepeatednearby,suchascertainroofpitches,windowshapesandporchandentranceorientations.Newconstructionshouldblendwiththeresidentialneighborhoodwithoutcopyingotherbuildings.3.Grading.OverlotgradingforthesolepurposeofcreatingflatbuildingpadsisprohibitedwithintheStanleyHistoricDistrict.Foundationsthatstepupordownwiththenaturalslopeofthesitecangreatlyreducesitedisturbances.Extensivegradingtocreatelargeflatlawnareasisprohibitedunlessappropriatetogradesatbuildingsite.0StanleyHistoricDisbietMasterPlanf16 CZJanuaq11,19944.Drainage.CulvertsandflowdissipatersaretobeconstructedinamannerthatreflectsthenaturalcharacterofstreamsintheRockyMountainregion.Riverrockandcobblesarerequired.Useofangularrip-rapandexposedconcreteisprohibited.Minordrainagewaysthatarecreatedtocollectandconveystormwatershallbeconstructedofmaterialsandrevegetatedsoastoappearnatural.5.Buildingsshallbesitedinamannerthatpreservessignificantvegetation.Newconstructionandlandscapingshallrespectandbecompatiblewithnaturalvegetativepatterns.ConsulttheLandscapeSectionforadditionaldiscussion.6.Buildingsshouldbesitedinamannerthatpreservessignificantviews.Theprimaryconcernsrelatetomaintainingviewstothesite.ProjectsshouldbedesignedsotheycomplementratherthandominatethenaturallandscapeViewsshouldalsobeconsideredinthepreparationofalandscapeplan,particularlywhereplantmaterialwillbeconsiderablylargeratmaturity.7.Sitedesignshouldnotchangenaturaldrainagepatterns.Sitegradingshouldbesensitivetoexistinglandformsandtopographyintheareasothatthenaturalsettingmaybepreservedtothegreatestextentpossible.Everyeffortshallbetominimizethelimitsofconstructiononthesiteandallstockpilingofmaterialsandequipmentstorageshalloccurwithinthoselimits.Abruptgradechangesonpropertylinesarenotpermitted.Gradechangeswithinfreedriplinesshouldbeavoided.Whenmodificationsarenecessary,surfacedrainagesystemssuchasswalesanddetentionbasinsarepreferabletoundergroundsystems.Drainagedesignsshouldavoidtheconcentrationofnmoffandaccelerationoftherateofrunoff.Sitedesignshouldbeexecutedinawaywhichwillavoiddrainageimpactssuchaserosionandroaddamagebothon-siteaswellasdownstream.Slopessteeperthan3-to-ishallbestabilizedusingnaturalmaterialsandrevegetated.Cutsandfillsshouldhavegoodsurfacedrainageandmustberevegetatedandterracedorcontrolledbyretainingwallstoprotectagainsterosionandsedimentation.Siltfencingshallbeestablishedinacontinuousbarrieronalldownslopeboundariesofthedevelopmentsitepriortoearthmovingactivity.Additionalsiltbathersandsiltsettlementareasshallbeestablishedalongdrainagecoursesasnecessarytopreventerosionandtheflowoftransportedsedimentsbeyondsiteconstructionareas.Theseerosion/siltationcontrolfacilitiesshallbemaintainedthroughoutconstructionactivityuntildisturbedareasaresuccessfullyrevegetated.StanleyHistoricDistrictMasterPlan/i? ENJanuary11,19948.Clusteringofbuildingsandvarkingisencouraged.Efficienciesindesignresultfrombuildingclusteringwhenitappliestoappropriatebuildingtypesandlanduses.Serviceneedscanbecombinedinacentrallocation.Accessroadsandutilityservicestoscatteredareaswithinasitecanbereducedanddisruptionofthenaturallandformsandvegetationcanbeminimizedthroughclustering.Buildingclusteringmayresultinavisuallymorecohesivedesignsolution.Clusteringmayalsoprovidemoreusableopenspace.B.BuildingPlacement1.Buildingsshouldrespectexistinglandforms.Buildingsshouldbelocatedsothatearthworkcanbeminimized.Emphasisshouldbeplacedonbuildinglocationsthatfitexistingcontoursratherthanthosethatrequireabuildingsolutionthatwoulddominatethesite.2.Thealignmentofroadsanddrivewaysshouldfollowthecontoursofthesite.Bymeanderingroadstofollowlandforms,itispossibletominimizecutsandfills,preservenaturaldrainagepatterns,andproduceroadsthatareeasilynegotiated.Effortsshouldbemadetoconstructroadsparalleltocontours.Whenroadwaysordrivesmustbelocatedoncrossslopes,theyarepreferredtobecutintothesloperatherthanplacedinalocationcreatingafillcondition.3.Sitedesignshouldconsidersolaraccess.Buildingplacementandplantingmaterialsshouldaccommodatepassivesolardesigns.Maintainingsolaraccesstoadjoiningbuildingsites,roadways,andparkingshallbeconsideredduringthereviewprocess.4.Sitedesignmustconsidertheplacementandscreeningofserviceareasandauxiliazvstructures.Utilitymetersandservicefunctionsshouldnotbevisibleontheprimaryfacadesofbuildingsorinfrontyardareas.Minimizethevisualimpactoftrashstorageandpickupareas.Screentrashandserviceareaswithlandscaping,benningorfencing.Considersnowaccumulationinplanningaccesstotrashreceptaclesandserviceareas.Auxiliarystructuresshouldbearchitecturallycompatiblewiththerestofthesitedevelopment.sLnuRistoricDistrictMasterPlan/lB flnuafl7U,19945,Sitedesignaroundintersectionsmustprovideaclearviewofintersectingstreets.Inordertoallowdriversasafevisibilityatintersections,noobstructioninexcessoftwofeethighmaybeplacedwithinatriangularareaformedbythestreetsatpropertylineandalineconnectingthematpoints25’fromtheintersectionofthestreetlines.Treesprunedhighenoughtopermitdrivervisibilitymaybepermitted.6.Sitedesignshouldfacilitatepedestriancirculation.Careshouldbetakentoprovidepedestriancirculationthatisseparatefromanddoesnotconflictwithvehicularcirculation.Amasterpedestriancirculationplanforeachparcelshallbedevelopedbythedeveloperatthetimeofinitialdevelopmentreviewprocess.7.BuildingSetbacks.TheTechnicalReviewCommitteemayadjustinteriorlinesetbacksbaseduponinnovativesitedesign,siteplanning,andaccess.Eachparcelhasperimetersetbackswhichshallbemaintained.C.BuildingDesign1.Newbuildingsdesignedtoimitatehistoricst-viesoftheStanleyHotelwillnotbeapproved.TheTownconsidersthattheintegrityoftheStanleyHotelhistoricstructureswillbecompromisedbytheintroductionofnewbuildingsthatappeartobeolderthantheyreallyareand,therefore,willnotapprovehistoricimitations.ThefollowingarchitecturalstylesandmotifsareprohibitedinStanleyHistoricDistrictOrdinance:•A-framestructures,•Geodesicdomestructures,•Mediterraneanmotifs,•Tudorormocktudor,-Swisschalets,-HighlyornateVictorian,•Rusticfrontier,•Colonial,and•OtherhistoricalorperioddesignmotifsthathaveastrongconnectionorassociationwithotherregionsorwhichhavenohistoricalconnectionwithEstesPark.StanleyHistoricTtictMasterPlan/19 JanuaryU,19945.Skylightsandsolarpanelsmustbedesignedinanunobtrusivemanner.Skylightsandsolarpanelsmustbedesignedtofitflushwiththeroofssurfaceoruptoamaximum012’abovetheroofssurface.Noreflectivematerialsmaybeusedunlessthoroughlyshieldedtopreventreflectionontoadjoiningornearbyproperties.Theuseofalternateenergysourcesisencouraged,however,thehardwareassociatedwiththesefeaturesshouldbeincorporatedasanintegralpartofthebuilding’sdesignratherthanasanadd-onwhichdetractsfromthebuildinganditssurroundings.6.AllowableBuildingHeightCaremustbeexercisedinsitingstructuresandorientingroofssothatallowableheightof30feetasregulatedbytheStanleyHistoricDistrictOrdinanceisnotexceeded.“Buildingheight”isdefinedbyordinanceastheverticaldistancefromtheaverageofthefinishedgroundlevelatthecenterofallwallsofabuildingtothehighestpointoftheroofsurface,exclusiveofchimneys,ventilators,pipesandsimilarapparatus.7.Facadelengthsmustbevaried.Theobjectiveofthisrequirementistoensurethatbuildingsdonotbecomeoverpowering.Achangeintheplanesofwalls,changingthedirectionorprovidingsomevarietyintheroofformgivesdiversityandvisualinterest.Structuresmustexhibitaprominentshiftinthefacadeofthestructuresothatnobuildingfacadeappearsunbroken.Eachshiftshallbeintheformofeitherachangeinbuildingfacadealignmentorachangeinrooffineheight,oracombinedchangeinfacadeandrooffine.8.Buildingshouldbeconstructedofnaturalwallmaterials.Theuseofnaturalmaterialssuchasredwoodandcedar,andaccentstoneisencouraged.Wallmaterialsshouldconveyasenseofhumanscaleandwarmth.Stonesshouldbelaidinamannerthatconveystheappearanceofastructuralelementratherthanasaveneerfacinganothermaterial.Theyshouldnotconveyanoverlyurbanorindustrialcharacter.Thefollowingwallmaterialsareprohibited:StanleyHistoricDistrictMasterPlan!21 ()JdD1fl1Y11,1994•Thickshakeshingles,•Ceramictile,•Slumpblock,•Weepingmortar,•Plasticorvinylsiding,•Usedbrick,•Syiitheticstoneproducts,•Precaststoneorconcreteimbeddedwithstonefragments,•Lavarock,-Clinkers,•Asphaltsiding,•Exposedconcreteblock(architecturalorsplit-faceblockmaybeacceptable),•Plywoodsiding,and-Aluminumsiding.9.Exteriorwallcolorsshouldharmonizewiththesiteandsurroundingbuildings.Onexteriorwallsthepredominanttoneshouldtendtowardwarnearthyhues,whetherinthenaturalpatinaorweatheredcolorofthewailsurfaceitselforthecolorofthepaint,stainorothercoating.Whitewallsarenotpermitted.Accentcolorsonthewallsurfacescanenlivenbuildings;however,theirlocationshouldbeconfinedtoentriesandgatheringpointswhichdonotdisrupttheoverallharmonyofthearea.BodytrimandaccentcolorsasperHistoricCode.Inmostcases,onlyoneortwoaccentcolorsshouldbeusedinadditiontothebasecolor.Doorsmaybepaintedabrightaccentcolorortheymaybeleftnaturalwoodfinish.Harshlycontrastingcolorcombinationsshouldbeavoided.Brilliant,luminescent,orday-glowcolonwillnotbeapproved.ThecolorsfoundinthelandscapearoundEstesPark,thedarkgreenofforests,thegray-brownofmountains,andthetanofgrassesallrelatewelltowoodandstonemasonry.Colorsindigenousorassociatedwithotherpartsofthecountryshouldbeavoided,suchascolonialandtropicalpaintschemes.10.Exterioralterationsandsecondarystructuresaresubjecttothesameguidelinesasnewconstruction.11.Exteriorlightingsystemsshouldbechosenwithcaresothatglareisnotcreatedandlightisnotcastonneighboringproperties.Theobjectiveistoprovidesubduednightlightingilluminatingonlywhatneedstobelittopromotesafeandpleasantuse.Lightingwithanumberoflowintensitysourcesclosetothearearequiringilluminationwillinnearlyallcasesbemoreeffectivethanlightingwitharemote5iflglesource.Generally,exteriorlightingshoulddirectlightdownwardandthelightsourcesshouldnotbevisiblefromneighboringproperty.0StanleythlitoricDistrictMasterPlan/22 JanuaryU,1994D.Landscaping1.Landscapeplan.Off-siteviewsofbuildingmassesshallbesubstantiallysoftenedwithplantingsoflargeconiferousfreescarefullylocatedtocreateanaturalappearancewhichblendswithexistingvegetativepatterns.Thelandscapeplanshouldreflectthelandscapecharacterofanarea.Onthosesiteswheretheexistingvegetationisconsideredasignificantattributeofthesite,thesitinganddesignofbuildingsshallretaintheexistingsignificantvegetationwhereverpossible.Thelandscapingshouldreflectthenativevegetationpatternsandplantmaterials.Outwardorientingportionsofthelandscapeshallbeplantedwiththesamespeciesofplantswhicharefoundontheadjacentundisturbedareas.Newplantingsshouldblendinwiththeexistinglandscapesothatseveralyearshencealltracesofthesitedisturbancewifihavedisappeared.Properlandscapingtransitiontoadjacentpropertiesandnaturalareasshouldbeprovidedwithoutstrongdemarcation.Alldisturbedareasmustberevegetated.Landscapedareasshouldbeplannedasanintegralpartoftheprojectandnotsimplylocatedinleft-overspaceonthesite.Landscapingshouldcomplementthearchitectureofadjacentbuildingsandnothideit2.Thedesignoffencesandwallsshouldharmonizewiththesiteandthebuildings.Wallsandfencingcanonlybeusedtoprovideprivacyorserviceareascreening.Screeningshouldnotdominatethebuildingsorthelandscape.Plantingmaybeintegratedwithscreeningschemesinordertosoftenthevisualimpact.Thetopsofscreensshouldgenerallybemaintainedhorizontal.Ifthegroundslopes,thescreenshouldbestepped.Fencingmaybeallowedaroundprivateareasprovideditisattachedtothebuilding,doesnotadverselyimpactelkordeermigrationpatterns,anddoesnotadverselyimpactcommonopenareas.Fencingmaterialsshouldbecompatiblewiththematerialsandcolorofthesurroundingortheprevailingbuildingmaterialsandcolorinadjacentdevelopments.Unacceptablefencingmaterialsincludechainlink,plywood,chainandbollard,andslumpblock.StanleyHistoricrttMasterPlan/23 C)JanuazyU,19943.Retainingwallsshouldbecompatibleinform,scale,andmaterialswiththearchitecturaldetailsandmaterialsofnearbybuildings.Retainingwallsmaynotbefacedwithanymaterialdisallowedforbuildings.Rockfacingonwallsshouldbeappliedinamannerthatmakestherockappearasastructuralelementratherthanaveneer.Speciallyformedarchitecturalblockorstoneareencouragedwallmaterials.Retainingwallsover24incheshighmayrequirerailingsorplantingbuffersforsafety.Lowretainingwallsmaybeusedforseatingifcappedwithasurfaceofatleast12to16incheswide.Retainingwallsmustbedesignedtominimizetheirimpactonthesite.Retainingwallsover5’tallarediscouraged.Insituationswhereaseriesofwallsoccur,landscapematerialshallbeplantedwithinbenchedterracestosoftentheappearanceofthewalls.Architecturalblockorstoneconstructionmaterialisencouraged.Exposedpoured-in-placeconcreteretainingwallsarenotacceptable.4.Sitefurnishingsandpavingmaterialsshouldbeselectedtocomplementthearchitecturalstyleofthebuildingandthepavingandsitefurnishingsofsurroundingproperties.5.Considersiteconditions,droughttolerance,andhardinesswhenselectingplantspecies.Soilconditions,exposure,wind,temperatures,andotherfactorsvary.Thesefactorsshouldbeconsideredinthechoiceofplantmaterials.Soilsteststodeterminesoilamendmentmixesshallberequired.Plantspeciesselectedshouldbecompatiblewiththeactivityoftheparticulararea.Droughttolerantplantspeciesshallbeusedwhereverpossibletoreducewaterdemand.OnlyplantmaterialsacclimatedtotheHistoricDistrictenvironmentshallbeused.Selectplantmaterialtobetolerantofbrowsingbyelkanddeer.6.Nativevegetationshallbeencouraged.TheuseofbluegrassturfisnotallowedexceptinParcelIand4(retailuse).0StanleyHistoricDistrictMasterF’an/24 ()C)2.Buildingdesignsshouldattempttominimizetheapparentscaleofbuildings.BuildingscanbemadetoseemlargerorsmallerdependingontheproportionalrelationshipofthebuildingelementsthatcomprisethebuildingfrontDoors,windows,roofshapes,siding,lightingandsignsshouldallbeconsideredcarefullyinordertocreateanappropriatescaleofdevelopment.3.Rooflinesofbuildingsshouldbedesignedtobecompatiblewithsurroundingbuildingforms.Clashesinstylesandmaterialsshouldbeavoided.Theobjectiveindeterminingroofshapeistoestablishavisualordertobuildingclusters.ThefollowingroofformsareprohibitedinStanleyHistoricDistrict:•Mansardorfakemansard,•Gambrel,•Curvilinear,•Domed,--•Geodesicdomes,•Conical,and•A-frames.4.Roofsurfacingmaterialsshouldbeselectedtohelpnewbuildingsblendwiththeftsurroundings.Theuseofsimilarbuildingmaterialsthroughoutareasthatareseentogetherprovidesaverystronglinkthatunifiesthevaryingarchitecturalfeaturesofthebuildings.Preferredmaterialsarecedarshingles,resawnshakes(togivealessrusticappearancethanheavyshakes),standingseammetalroofsincolorsthatapproximatethecolorofweatheredcedarshinglesandcompositionshingles.Thefollowingroofingmaterialsareprohibited:•Untreatedaluminumormetal,•Reflectivematerials,•Brightlycoloredroofingmaterialssuchasbrightred,blue,yellow,orsimilarcolorsthatarehighlyvisible,•Redtileroofs,(tileroofsmaybeallowedinshadesofgraysandbrownsthatapproximatethecolorofweatheredcedarshingles),Roofcolorshouldapproximatethecolorofweatheredshingles;however,colorswhichblendwiththebackgroundnaturalmaterials,suchasforestgreen,areacceptable.StanleyHistoricDistrictMasterPIan/20 c)January11,19947.Sjgnificantexistingvegetationisanattributetoanysiteandthevegetationshouldbeprotectedandretained.Areasthatarenotdisturbeddonothavetoberevegetatedandprojectswhichretainexistingvegetationaremuchmoredesirabletoprospectivebuyers.Inaddition,themoreareasleftundisturbedasaresultofconstruction,thelesserosionproblemswifibeproducedfromthesite.Sitedisturbanceshallbeminimizedinthelayout,grading,anddrainagedesignofalldevelopmentsites,drives,andparkingareas.Thisgoalofminimizingsitedisturbancehasbeenestablishedinordertominimizetheimpactsoferosion,siltation,andremovalofexistingvegetation.Theremovalofsignificant,maturetreesshouldbeavoided.Intheeventofremovalofexistingmaturefrees,afreereplacementplanshallbesubmittedtothetechnicalreviewcommittee.Toachievethesegoals,sitedisturbancelimitsshallbeestablishedbasedonapprovalsitegradingplansandfenced,priortoanyearthmovingorsitepreparationactivity.Sitepreparationactivitywillrequirefencingconstructedof2”x4”lumberwithhorizontalrailssetatamaximum30”heightabovegrade.Thisfencingisrequiredtoaccommodateelkanddeer,minimizingdisturbancetotheseasonalpassageofwildlifethroughthesite.Buildersanddevelopersshouldavoidthefollowinghazardoussituations,allofwhichcankillfrees:•Placingbackfillintoprotectedareasorontopofrootsoffreestobesaved.•Fellingfreesintoprotectedareas.•Drivingconstructionequipmentintoorthroughprotectedareas.•Bumpingintofreeswithconstructionequipmentand/ordrivingoverthetopoftheirroots.•Stackingorstoringsuppliesinprotectedareas.•Changingsitegradeswhichcausedrainagetoflowinto,ortocollectin,protectedareas.•Trenchingundergroundutilitiesthroughrootzones.StanleymatozicflkthctMasterPlan!25 C’January11,1994S.Alltreestoberemovedshallberemovedinamannerthatwillnotdamagetheremainingtrees.Anyfreesthataretoremainthataredamagedduringtheclearingoperationmustberepairedinanapprovedmannerorbyafreeexpertassoonasfinalclearinghasbeencompleted.Afterconstructioniscompleted,temporarybathers,surplusmaterials,andalltrash,debrisandrubbishshallberemovedfromthesite.Allbackfillshallbeclearofbuildingmaterial,stone,andrubbish.Retainedexistingfrees(morematuretrees,especially)willundergo“postoperativeshock”causedbytheconstructionactivity.Mipossiblesafeguardsshouldbetakentominimizetheseeffectsandtoprovideoptimumgrowthconditions.Foliagefeedingandliquidfertilizerrootfeedingmaybeappropriate.Branchandfoliagethinningmaybedesirablealso.9.Thereshallbeconstructionlimitssetforeveryproject.Anyvegetationwhichisremovedwithoutspecificapprovalbeyondthoseestablishedlimitsofdisturbancemustbereplacedwithlargespecimenplantmaterialsofsimilarspecies.10.GenerallytheseasonsforplantinginEstesParkarefromApriltoSeptember.11.LandscapeMaintenanceRequirements.Allplantingareasexceptnativeseededareasshallbeirrigateduntillandscapematerialisestablished.StanleyHistoricDistrictMastnPlan/26 Januaryii,1994SITESPECIFICDEvaoPrrENTSTANDARDSANDDESIGNGUIDELINESPca1-TarSTANLEYHoTaCoMPLExSiteDevelopmentConsiderationsTheStanleyHotelComplex,locatedwithinParcel1representsthe“CrownJewel”oftheStanleyHotelHistoricDistrict.TheculturalvaluesthisparcelholdsfortheTownofEstesParkwithitshistoricbackground,setamidsttheruggedRockyMountainlandscapehavebeencentraltotheeffortsofthisandmanyperviousplanningandhistoricpreservationdesignations.RecognitionmustbegrantedtothefactthattheeconomicviabilityofthehotelcomplexisacoreissueinthepreservationofthehistoricalstructuresthattheHistoricDistricthasbeenestablishedtoprotect.Expansionofthesefacilitiesandthethoughtfulaccommodationofother,newfacilitiestofurtherenhancetheactivitybaseoftheHistoricDistrictmustbeconsideredessentialifthesestructuresaretobepreservedwellintothefuture.HistoricfacadeviewshedshavebeenestablishedthroughtheHistoricDistrictOrdinanceoftheTownofEstesPark.Asgovernedbytheordinance,theseviewshedsprotectingthefacadesoftheStanleyHotelandManorHousemustnotbeencroacheduponbynewdevelopment.Thenaturaldrylandponderosapinelandscapethatdefinesthissettingmustbeconsideredanintegralidentityelementintheoverallappealoftheregionandthehotelcomplex.ThebackdropofPonderosapinealsoprovidesasignificantcontributiontothissettingand,therefore,deservesthegreatestconsiderationpossibleinproposalsofnewdevelopment.InkeepingwiththedesiretocreateaStanleyHotelCampus,landuses,pedestriancirculationandoutdoorspacescalemustcontributetoawellintegratedbuiltenvironmentsettingthatencouragesactivitythroughoutParcel1.Pedestrian-orientedcirculationisencouragedandoutdoorspacesofpedestrianscaleshouldbecreatedtoachieveactivitylevelsthatareinvitingandvariedinconcentration.ThepedestriancirculationsystemshouldprovideaccessradiatingoutwardfromParcel1tosurroundingdevelopmentparcels,whileprovidingprimarylinkagesalongtheeast/westaxialcorridorestablishedbytheoriginalStanleyHotelcomplexstructures.TopreservethesettingoftheStanleycomplexandParcelIvehicularcirculationandparkingshouldbeintegratedintothesite.StanleyrnstoncDisthctMasterPlan/27 E)CJanuaq11,1994IntheinterestofinvokingnewactivitywithinParcel1,impactstoadjacentdevelopmentmustnotbeignored.BuildingheightofnewdevelopmentandremovalofexistingsignificantvegetationwillnotonlyimpactthehistoricalsettingoftheStanleycomplex,butalsosurroundingdevelopment.ViewopportunitiesfordevelopmentParcels(2and3)aboveParcel1mustbeaccommodatedtothegreatestextentpossibleinplanningnewdevelopmentinParcel1.Trafficandserviceactivityimpactsmustalsobecarefullyconsideredinplanning.ThestipulationssetforthintheTownofEstesParkHistoricDistrictOrdinancemustbecarefullyconsideredinalldevelopmentproposals.StanleyHistoricDistrictMasterPlan/28 CEcJanuary11,1994Parcel1DEVELOPMENTSTANDARDSLandUse:HoteUAccommodationsRecommendedUses:CommercialusesHotel,overnightweekly,andmonthlyrentals,attachedanddetachedresidential,smallscalecommercialuses,museum,theater,recreationfacilities.MaximumAllowableDevelopment:75,000s.f.StanleyHotelexpansion,14,000s.f.ManorHouseexpansion,25,000s.f.recreationiconferencecenter,22,800sS.accommodations,5,000s.f.retail,performingartscenter,40,000s.f.culturalartscenter,surfaceparking.Twosinglefamilydetachedunits.MaximumBuildingFloorplate:StanleyHotelExpansion:33,000s.f.RecreationlConferenceCenten25,000s.f.CulturalCenter:40,000s.f.ManorHouseExpansion:7,200sf.MaximumBuildingHeight:30ftOff-streetParking:Hotel:Oneandonequarter(1.25)spacesperroom.Commercial:Five(5)spacesper1,000s.f.Residential:Two(2)spacesperdwellingunitReclWellness:Three(3)spacesper1,000s.f.ArtsCenter:Five(5)spacesper1,000s.f.MinimumSethackFromPropertyLinesBuildings:Minimumsetbackfromperimeter:25’Minimumbuildingseparation:10’Minimumsetbackfromprivatedrivesright-of-way:10’ParkinglDrives:10’setbackfromallpropertyhnesStreetright-of-wayandlorprivatestreetreservation:45’width*Note:Mandatorybuild-tolineshavebeenestablishedonthedrivebisectingtheCulturalArtsandPerformingArtsCenters.StanleyHistoricDistrictMasterPlan/29 c.January11,1994ParcelIDEVELOPMENTSTANDARDSSPECIALCONDONS1.HistoricfacadeeasementsasdescribedintheHistoricDistrictOrdinanceshallnotbeencroacheduponasprescribedintheOrdinance.2.Preservationandrehabilitationofexistinghistoricstructuresforreuseshallbefullyevaluatedbyaqualifiedhistoricalarchitectpriortoproposalsfornewconstructionthatmaydisplaceprimaryorcontributingstructuresofhistoricsignificance.Thisevaluationshallemphasizepotentialreuseonexistingsites,butshallalsoconsiderpossiblerelocationwithinthehistoricdistrict3.ExpansionoftheexistinghistoricStanleyHotelshallbelocatedgenerallytothewestandnorthoftheexistinghotelstructure.TheexpansionshallnotinterferewithordiminishhistoricviewsestablishedintheHistoricDistrictOrdinance.Theexpansionshallnotexceedamaximumfloorplateof33,000s.f.andshallgenerallybelocatedwithinadesignatedbuildingenvelopeextending275fttothewestoftheexistinghotelstructure,sethacktothenorthfromthesouthwestcorner,andextendingnorthwardapproximatelyparallelwiththeeastwingoftheexistinghotelstructure.Expansionwillbesubordinatetohotelbuilding.AlldevelopmentwillbecoordinatedwiththeColoradoHistoricalFoundationandColoradoHistoricalSociety.4.ExpansionofthehistoricManorHouseshallbelocatedgenerallytothenorthoftheexistingstructure.TheexpansionshallnotinterferewithordiminishhistoricviewsestablishedintheHistoricOrdinance.Theexpansionshallnotexceedamaximumfloorplateof7,200s.f.andshallbeinconformancewiththefacadeeasementgrantedtotheColoradoHistoricalFoundation.AlldevelopmentwillbecoordinatedwiththeColoradoHistoricalSocietyandColoradoHistoricalFoundation.5.StanleyHall,designatedforuseinthisplanasaperformingartscentershallnotbeappreciablyexpandedexceptfornecessaryimprovementsassociatedwithaccessandservicefacilities.6.TheproposedculturalartsfacilitylocatedtotheeastofStanleyHallshallbelocatedsoasnottodiminishthesettingestablishedbytheexistinghistoricstructuresinParcel1.Thisfacilityshallnotextendbeyondthesouthem•mostfacadeoftheStanleyHotelstructure.IStanleyHistoricDistrictMasterPian/30 FIC,3anuary11,19947.Additionalaccommodationsstructures,RecreationlConferenceCenterfacilitiesshallbegenerallylocatedbehindtheStanleyHotelcomplexstructures.TomitigatebuildingheightimpactstotheStanleycomplexbuildingsandadjacentdevelopmentparcelstothenorthandeast,thesestructuresshallemployfoundationsthataresetintothehillside,accommodatingthenaturalexistingslope.Thestructureshallnotexceed30feetelevationortheexistingStanleyHotelatitshighestpointtopreserveviewopportunitiesofpropertiestothenorth.8.TwoprimaryaccesspointshavebeendesignatedfrompublicroadrightofwayforParcel1.A.AnaccesspointhasbeendesignatedattheterminusofthepublicrightofwayatthesouthwestoftheParceltoservetherelocatedmainguestentranceinthewestwardexpansionoftheStanleyHotel.ExtensionofaprivateroadwayfromthispointistheresponsibilityoftheStanleyHotel.B.AsecondprimaryaccesspointislocatedattheintersectionoftheexistingentrydrivetotheStanleyHotelandthepubhcrightofwaytothesoutheastoftheexistingStanleyHotel.9.SecondaryaccesspointshavebeendesignatedwiththeCulturaUPerformingArtsCenter,andtotheeastoftheCulturalArtsCenter.10.ParkingrequirementsforexpansionoffacilitiesinParcelIshallbemetinthefollowingphasingapproach:A.ThetemporaryparkinglotlocatedonthegrassareatothesouthandeastoftheStanleyHotelmaybeusedonlyasoverflowparkinguntilsuchtimeasnewconstructionoccursfortheadditiontotheStanleyHotel,oranadditionisaddedtotheManorHouse.Atsuchtimethetemporarylotwillberemovedandrevegetated.TheexistingparkingareatothewestoftheStanleyHotelmayremaininuse.B.AdditionalparkingforParcelIwilloccurbehindthefrontfacadeoftheStanleyHotelcomplexunlessotherwisenoted.Asanalternative,temporaryparkingmaybeconstructedatandaroundtheCarriageHouse(jroposedCulturalArtsCenterSite),subjecttoTRCapproval.Thisparkingshallbepaved,landscapedandscreened.TheTownshallhavenoobligationtoreplacethisparkinguponconstructionoftheCulturalArtsCenter.C.AtsuchtimethattheCulturalArtsCenterisconstructed,ajointuseforparkingfortheStanleyHotelandtheCulturalArtsCentermaybecomeapartoftheoverallparkingplanfortheCulturalArtsCenter.I).Regardlessofotherphasingconsiderations,parkingfacilitiesimmediatelysouthoftheManorHouseshallbeupgradedincirculationcapabilityandlandscapeimprovementswithoutsignificantcapacityincreaseatthetimeofanynewonsiteconstructionlexpansion.StanleyHistoricDistrictMastaPlan/flIs.-; 0JanuanU,1994E.PerformingArtsCenterparkingshallbesharedwithexistingStanleyHotelparking,notnecessarilytiedtotheCulturalArtsCenter.F.UponconstructionoftheCulturalArtsCenter,permanentparkingfacilitiesshallbeprovidedtoaccommodateparkingbasedonthetotalfloorareaofthePedonninglCufturalArtsfacilitiesbasedonGrossFloorAreaofthecombinedfacilities.11.A50ftminimumlandscapebuffershallbeprovidedupondevelopmentoftheCulturalAdsCenteradjacenttothepropertylinebetweenParcelIandParcel3.LandscapedensityshallprovideeffectivebufferingofParcelIuses(withinthecharacterofthenaturallandscape).12.AncillaryandsupportstructuresshallbegenerallylocatednorthofthefrontfacadeoftheStanleyHotelcomplex.13.ShouldParcel4bedevelopedinentirelyresidentialuses,anadditional5,000s.f.ofretailuseshallbeallowedonParcel1.However,thisfloorareashallbedeductedfromtheallowablefloorareaofanotherallowableusedesignatedforParcel1,resultinginnonetgainindevelopablefloorarea.14.FavorableconsiderationshallbegivenbytheTechnicalReviewCommitteetoanappflcantwhoprovidesadetailedcirculationandparkingplanpreparedbyaqualifiedtransportationconsultantwhichclearlydelineatesthephasingandconstructionofallproposedaccess,parking,andrelatedcirculationissues.15.Theuseofexotic,non-nativelandscapespeciespreviouslyintroducedonParcel1,includingbluegrasslawns,maybeusedsurroundingtheHotel,Hotelexpansion,andManorHouse,StanleyHallandproposedperformingartscenter.16.Section17.44.060,FoftheHistoricDistrictOrdinancemustbereferredtofordevelopmentofParcelI.ciStanleyHistoricDistrictMasterPlan/32 -_n(ZC)Januazy17,1994PARCEL2—TuEOvntLooKPARcELSiteDevelopmentConsiderationsParcel2—TheOverlookParcelrequiresspecialdevelopmentconsideration,notonlytopreservethesignificantsitequalitiesitpossesses,butalsotoensurethatdevelopmentimpacttoalladjacenthomesites,particularlythosetothenorth,ismitigatedtothefullestextentpossible.Viewstothesouthandwestareofparticularvalueinthisupperportionofthehillside.Therefore,viewshedpreservationmustaddressimpactstooff-sitehomes,whileprovidingviewwindowsforexistingandproposeddevelopmentTheseasonalmigrationofelkanddeerpopulationsmustbeconsideredtoreducehindranceoftheirnaturalpassagethroughtheparceLTheupperreachesofthisparcelaregrassedhillside,whileexistingsignificantvegetationisgenerallylocatedinthelowerportionsoftheparcel.However,moredensedevelopmentisproposedintheselowerareastoprovideadensitytransitionawayfromexistingoff-sitehomes.Tomitigatethisconflict,carefuiclusteringofthehigherdensitydevelopmentthatrespondstoexistingtreelocationsisrequiredtopreservethevaluablenaturalsettingthattheundevelopedparcelholds.TheDevelopmentStandardsandDesignGuidelinesthatfollowhavebeenpreparedtoaddresstheseandother,moregeneralsitepreservationconsiderations.DevelopmentofthisparcelmayconsistofeitherResidentialorAccommodationsdevelopmentoracombinationofboth.StanleyHistozicThs&ictMasterflan/33 1Januaq11,1994Parcel2DEVELOPMENTSTANDARDSLandUse:1.Residential•Multi-familyandsinglefamily;2.Accommodations3.MixedResidentiauAccommodationsRecommendedUses:Singlefamilydetachedresidencesandattacheddwellingsintwo-,three-,four-,andmufti-plexbuildingconfigurations.MaximumAllowable1.Residential:46dwellingunitsDevelopment:Actualdevelopmentisbasedonmeetingthespecificsetbacksanddesignguidelinesandstandards.2.Accommodations:92unitsnottoexceed75,000s.f.MinimumLotArea6,000s.f.SingleFamilyDetached:MaximumBuildingHeight:30ftOff-streetParking:Residential:Two(2)coveredspacesperunit,enclosedbybuildingstructure.Accommodations:perTownCode.MinimumSetbacksfromexteriorpropertylines.Buildings:North:50’East:25’Residential;50’AccommodationsSouth:15’West:15’MinimumBuildingSeparation:10’Minimumsetbackfromprivatedrivesright-of-way:10’MinimumOpenSpace:30%Insubdividedsinglefamilydetacheddevelopment30%designatedopenspaceshallbeprovidedexclusiveofloftedarea.Right-of-wayanWorprivatestreetreservation:45’widthStanleyHistoricDistrictMasterPlan/34 3JanatylL1%4Parcel2DEVELOPMENTSTANDARDSSPECIALCONDITIONS1.Amnlnwmbuffer:etckof50’shallbeeattushedalongthenorthpropertylineofParcel2.2.Rasidendalusage:Onlydngkfamldetachedorduplexmaallowedalongthenorthpropeftyline.3.AccommudatonungoAmaximumofnine(9)bulkUngfoolpdt,nottnexceed3,600sLof9T055floorareaeach,shahballowedalongthenorthpropertyline(wIth50’setback).ThesemaybeconsWuctadnone(1)ortwo(2)forsalauniteor:mulmwnoftwoodouraccommodeflonunits.OneenclosedpsiUngspacepveachacconmtthffonunit4.RnldsntlaldevelopmentA2WridnimumbuildingattackitrequiredattheeastparcelboundaryaracanttoParoni3.5.AcconunodaffozdevelopmentBuildingsetbackalongtheeastpropertylineIs50fetS.Ifcscniniodadonswedevelopedatticnorthedgofthepnl,thebalanceofduepropwtyshallbedevelopedfortcourodiUonswithnosinglebufidingfcotpdtoexceed120fedlitlength.7.PriortodaveiqimeonPatel2,aprivateaflatsystembulktoTownofEsteeParkPubiCSflotStandardsnMbeconflctedbythedevdopwandshallconnectParcel2wIthapublictestSnotbca6onmustmeetTechnicalRei4awCu.aiJIbea,,provaL5.Par)dngforacconnoddonsshallbeclutteredwithnoctansliesurfaceneat.9.MIxedresicknffaVacconvnodatbnshillbeafoUanaRealdanUalshahoccurwithenorthportionoftheparceLb.ThetotMnwithwofmixedmsldaiflacconimodadonsunitsshallnotexceed92unIts.EachresidentialtmItconiiadthairwh’cethenwtherofnmthihigaccommoddonswiltselondbytwomis.Eachhctmmoda&numiteconct’w’1shallreducethenunterotranlnhigmsldaifldunitsbyoneunitc.EachresidentialwitconstuctadslidreducedieMowàlesqurefootageforaccommoddonsby1,250squarefeet0SlanicymMaxkflIsIdhfnlnfln/35 JanuaryU,1994SInSPEOHCGUIDELINESFORPca21.Garage/drivewayorientation.Drive/garagelocationandorientationshouldbewellintegratedwithsiteterrainandresidentialarchitecturetoenhanceneighborhoodcurbappealandreduceimpactstothesiteandneighboringdevelopment.‘Walkout’sitingisbestsuitedforhomesiteswheretheterrainslopesdownwardfromthedrivewaytotherearofthesite.Garagesarelocatedattheupperlevelofthehometoavoidsitedisturbanceandcostlyexcavation.‘GarageUnder’sitingispreferredforhomesiteswithslopingterrainthatrisesupfromthedrivewayelevation.Garagesarelocatedatthelowerlevelofthehomeavoidingsteeplyslopeddriveways.Byprovidingadditionalgaragesetbackfromthefrontfacadeofthehouse,garageandparkingareasarelessvisibleonmorenarrowhomesites.Toreducetheimpactsofpavedsurfaces(imperviouscover),drivewaysshouldtaperbeyondtheimmediategarage/parkingarea.StanleyHistoricDistrictMasterPlan/36 January11,1994PARCEL3SiteDevelopmentConsiderationsParcel3,aswithParcel2,mustbedevelopedwithspecialconsiderationgiventothemitigationofdevelopmentimpactstoadjacenthomesites.Meanwhile,thesignificantattributesthatimbueParcel3withitsnaturalappealmustalsobecarefullyaddressedtopreventthoseattributesfrombeinglostinthedevelopmentprocess.Theupperportionsofthisparcelprovideviewstothesouth,acrosstheEstesValley.ViewshedpreservationforadjacentexistinghomesitesandproposeddevelopmentwithintheparcelmustbeconsideredintheplanningofboththeupperandlowerportionsofParcel3.AswiththeentireHistoricDistrict,theseasonalpresenceofelkanddeerpopulationsmustberegardedasacomponentinplanninganddevelopmentParcel3possessesthemostsignificantstandsofponderosapineintheHistoricDistrict.Densitytransitionsandsiteaccessmustbesensitivelytuckedwithinandaroundthesestandsifthevaluablenaturalsettingtheycreateistoremainfollowingdevelopment.Finally,theelevafionalchangepresentedfromapointnearSteamerDrivetotheParcel3highpointisthegreatestwithintheHistoricDistrictDevelopmentshallpreservethehillsidecharacterandinsurethatdevelopmentdoesnotdegradethisattribute.StanleyHistoricDiaftictMasterPlan/37 Jafllnfl711,1994Parcel3DEVELOPMENTSTANDARDSLandUse:Residential’Single-familyandmulti-familyRecommendedUses:1.Singlefamilydetachedresidences2.Attacheddwellingsintwo-,three-andfour-plexbuildingconfigurations.MaximumAllowableDevelopment50dwellingunits.MinimumLotAreaSingleFamilyDetached:6,000s.f.MaximumBuildingHeight:30ff.Off-streetParking:Two(2)coveredspacesperunit,enclosedbyagarageattachedtodwellingunitMinimumSethacksfrompropertylines.Buildings:North:30’East:30’South:25’Parcel213boundary:25’Parcel113boundary:15’MinimumBuildingSeparation:10’Minimumsetbackfromprivatedrivesandparking.MinimumOpenSpace:30%Insubdividedsinglefamilydetacheddevelopment,30%designatedopenspaceshallbeprovidedexclusiveoflottedarea.StreetR.O.W.orPrivateStreetReservation:45’widthStanleyHistoricDisthctMasterPIanf38 11,1994Parcel3DEVELOPMENTSTANDARDSSPECIALCONDONSI.Aminimumbuffersetbackof30’shallbeestablishedalongthenorthpropertylineofParcel3.ftisemphasizedthatthissetbackisconsideredaminimumandgreatersetbackdistanceisencouraged.Variationinthesetbackdistanceisencouragedtoavoidtheappearanceofhomeslinedupinarowatthesetbackline.2.Intheinterestofpreservingexistingmaturefrees,a25’minimumbuildingsetbackisrequiredatthewestparcelboundaryadjacenttoParcel2.3.AnemergencyaccessconnectionmaybeprovidedtotheexistingdrivetothenortheastofParcel3.Ifthisaccessisforemergencyuseonly,itmaybeblockedwitha“breakaway”typebarrier.4.ProvideapredominanthardsurfacepedestrianpathadequatelylitStanleyHistoricDistrictMasterPlan/39 c11,1994SimSPEciFicGUIDEUNESFORPjzca31.Garage,Driveway.Drive/garagelocationandorientationshouldbewellintegratedwithsiteterrainandresidentialarchitecturetoenhanceneighborhoodcurbappealandreduceimpactstothesiteandneighboringdevelopment.‘Walkout’sitingisbestsuitedforhomesiteswheretheterrainslopesdownwardfromthedrivewaytotherearofthesite.Garagesarelocatedattheupperlevelofthehometoavoidsitedisturbanceandcostlyexcavation.‘GarageUnder’sitingispreferredforhomesiteswithslopingterrainthatrisesupfromthedrivewayelevation.Garagesarelocatedatthelowerlevelofthehomeavoidingsteeplyslopeddriveways.Byprovidingadditionalgaragesetbackfromthefrontfacadeofthehouse,garageandparkingareasarelessvisibleonmorenarrowhomesites.Toreducetheimpactsofpavedsurfaces(imperviouscover),drivewaysarerequiredtotaperbeyondtheimmediategarage/parkingarea.StanleyHistoricDisthctMaat&pl/4o Januafl’U,1994PAnca4-CoMMERcIALDnraopM&uSiteDevelopmentConsiderationsParcel4extendsfromtheopenlandscapeadjacenttotheU5-34BypasstoresidentialpropertiesattheeastedgeoftheHistoricDistrict.ItslocationalsosandwichesitbetweenthehistoricstructuresoftheStanleyHotelcomplexandcontemporaryoff-sitedevelopmentofsuburbancommercialuses.Inthiscontext,Parcel4mustachieveseveralcriticaltransitionsinlanduseanddevelopmentcharacterinanarrowlinearparcelconfiguration,withoutviolatingthevisualcorridorelementsoftheHistoricOrdinance.Setbacks,landscapebuffers,andsiteplanorganizationalelementswithinParcel4mustallbeconsideredastoolsinachievingthischallengingrole.TheParcel4location,adjacenttothemajorentryroadway,providestheopportunitytoestablishanearlycharacterfortheHistoricDistricttovisitorsenteringthedistrictBuildingplacementclosetotheroadwaycancreateacomfortablescaleforpedesthans,butbufferingfrompassingtrafficisnecessary.Separationfromtheunsightlyoff-sitedevelopmentcanbeachievedbyplacingparkingtotherearofbuildings.Considerationmustalsobegiventothemassofbuildings.floorplatesthataretoolargewillsimplybringtheencroachmentofcontemporarycommercialdevelopmentclosertothehistoriccomplexratherthanbufferingitthroughtransition.Therefore,landusetransition,buildingscale,viewcorridorpreservation,andvehicularandpedestrianaccessmustbecomeforemostconsiderationsforParcel4.SianleyHistoricthsthctMasterPlan/41 (3Januarylit1994Parcel4DEVELOPMENTSTANDARDSLandUse:Mixed-uselCommercial-ResidentialRecommendedUses:1.Commercialuses-businessesengagedinretailsalesorservices,particularlythoserelatedtorestaurants,officesandtouristandtravel-relatedsalesandservices.2.Attacheddwellings.3.SingleFamilyDetacheddwellings.MaximumAllowableDevelopment:1.30,000s.f.Commercial,Office,20unitsofsecondfloormultifamilyresidencessubjecttomeetingdevelopmentstandardsanddesignguidelines,or2.Residential:45,000s.f.withmax.of40units.Maximumbuildingfloorplateis10,000s.f.withtotalof30,000s.f.coveragemax.MaximumBuildingCoverage:30,000si.Max.FloorPlatelBuilding:10,000s.f.Max.BuildingHeight:30ftOff-streetParking:Commercial:Five(5)spacesper1,000si.Residential:One(1)spaceperone-bedroomunitTwo(2)spacesperdwellingunittwobedroomsorgreaterMm.SetbackfromPropertyUneslBuilding:Commercial:FromStanleyHistoricDistrictRoad:Buildtolinetoallowdevelopmentofanappropriatesfreetscape.East:25’landscapedbufferSouth:15’landscapedbufferWest:0’fromnon-developmentareaboundaryResidential:North:25’fromStanleyHistoricDistrictRoadEast25’landscapedbufferSouth:15’landscapedbufferWest:0’fromnon-developmentareaboundaryMinimumBuildingSeparation:10’Minimumsetbackfromprivatedrivesandparking:10’Parking!Dflves:10’setbackfromallpropertylines.*Note:Amandatorybuild-tolinehasbeenestabhshedatthefrontpropertyflne.StanleyHistoricDistrictMasterPlan/42 -ICi)January11,1994Parcel4DEVELOPMENTSTANDARDSSPECIALCONDITIONS1.Sitedevelopmentshallbeclusteredtothecentralportionofthedevelopmentparceltoprovidethe30%OpenSpaceinthesouthwesternmostportionoftheParcel.2.Commercialdevelopmentshallbeplannedwithalloff•streetparkinglocatedbehind(tothesoutheast)buildingslbulldinggroups.3.Primaryaccessshallbeprovidedattwopoints.Theeasternmostpointshallbealignedtocreateafour-wayintersectionwiththepublicroadwayservingParcel!tothenorth.ThesecondprimaryaccesspointshallbelocatedtothenorthwestatapointapproximatelymidwaybetweentheeasternaccessandtheaccessdrivetotheStanleyHotel.4.AsecondaryaccessmaybeprovidedatthesouthbetweenParcel4parkingareasandtheadjacentStanleyVillageshoppingareaparking.UndernocircumstancesshalldirectaccesstothepublicrightofwaynorthwestofParcel4beprovidedfromthissecondaryaccess.5.PedestrianaccessshallbeprovidedbybuildingseparationsandpedestrianwalksbetweentheParcel4parkingandthepublicrightofwaytothenorthwestThelocationofthesepedestrianwaysshallbecoordinatedwithstreetintersectionlocationstoprovidesafestreetcrossingopportunities.6.AtthetimeofcommercialdevelopmentofParcel4,additionalpublicrightofwayshallbededicatedtoaccommodate10’minimumwidthlandscapedmedianislandsandadditionaltravelandturnlanesaswarranted.Allimprovementsshallbetheresponsibilityofthedeveloper,andshallbededicatedtotheTown.7.Thesouthernportionoftheparcelmaybeutilizedforstormwaterdetention.8.Commercialbuildingconstructionshouldreflectatraditionalordowntownstreetscapeandprovidestoreentrywaysandwindowdisplaysatsidewalklevels.9.PedestrianlinkageshallbeprovidedservingParcel4,theStanleyHotelCampusandStanleyVillage.0StanleyHistoricDisfrictMastcPlan/43 UJanuarY11,1994SinSPECHcGUIDELINESFORPAica41.Landscape.Plazasandmallsshouldbedesignedandplantedtoreflectaplacesuitedtothepedestrianscai.e.Smalltreescanoccuratregularintervalsalongnarrowcorridors.Deciduouscanopyandfloweringtreesshouldbegroupedatfocalpointsandwithinplazasorsiftingareas.Avarietyofcolorandtextureisencouragedifarrangedlogically.BluegrassturfshallbeallowedinParcel4.2.Residential.Secondfloorresidentialovercommercialwillhaveaminimumsizeof800feetperdwellingunit.Allaccesstothesecondfloorresidentialwillbelocatedfromtheinteriorofthefirstfloor.Noexteriorstairwaysareallowed.3.Minimizethevisualimpactoftheoff-streetparking.Parkingshouldbelocatedtothesouthofbuildingsorscreenedsothatitdoesnotdominatethestreetscape.Fences,hedges,bennsandlandscapingshallbeusedtoscreenparkingareas.Inthedesignoflargeparkingareas,arrangebaysofstallswhichareseparatedbylandscaping.Designthelandscapingtoprovidesnowstorageareasinthewinter.Whenparkinglotsoccuronslopingterrain,steptheparkinglofttofollowtheterrainratherthanallowingthelotsurfacetoextendabovenaturalgrade.Walkwayswillbeprovidedfromparkinglottobuilding.4.Residentialcompatibility.ThearchitecturaltreatmentofthisareashouldbecompatiblewiththeappearanceofParcel3.StanleyHistoricDistrictMasterPlan/44 CJanuaryU.1994PARcas5&6-OPENSPAcESiteDevelopmentConsiderationsNone.StanleyHistoricDistrictMasterPIan/45 *_____0January11.1994Parcels5&6DEVELOPMENTSTANDARDSLandUse:RecommendedUses:MaximumAllowableDevelopment:DedicatedOpenSpaceHistoricviewpreservation.None.Nopermanentstructuresorparkingfacilitiesshallbeallowedontheseparcels.CStanleymatoricDistrictMasterPlan/46 CDJanuazy11,1994PARca7SiteDevelopmentConsiderationsTheiocationofParcel7,adjacenttotheHighway34Bypass,therelocatedmainentydriveoftheStanleyHotelandtheopenfrontlawnoftheStanley,makesitsvisualsensitivityakeyconsiderationinplanninganddevelopment.TheseveralknollsanddrawsatthewesternedgeofBlackCanyonCreekoffersitingopportunities.Tobillyoptimizethesitefeaturesinreducingvisualimpacts,disturbancetoslopesandexistingvegetationmustbeminimized.Theadjacentopenspaceisattractivetoseasonalelkanddeerpopulations,socarefulsiting(clustering)ofhomesitestoallowreasonablewildlifepassagemustoccurtoreducepotentialconflict.StanleyHistoricDistrictMasterPlan/47 Parcel7aDEVELOPMENTSTANDARDSCJanuaiy11,1994LandUse:Residential•MuW-familyIBedandBreakfastRecommendedUses:Singlefamilydetachedresidencesandattacheddwellingsintwo-,three-andfour-plexbuildingconfigurations.MaximumAllowableDevelopment:20dwelhngunitsor15dwellingunitsplusone(1)5-bedroombedandbreakfastMinimumFloorAreaperDwellingUnit:Multi-family:Singlefamilydetached:MinimumLotAreaSingleFamilyDetached:MaximumBuildingHeight:6,000si.30ftOff-streetParking:MinimumSetbacksfrompropertylines.Buildings:Two(2)coveredspacesperunitenclosedbyagarageattachedtothebuilding.25’fromStanleyHistoricDistrictRoad25’fromHighway34BypassWest:10’North:10’MinimumBuildingSeparation:Minimumsetbackfromprivate10’drives:10’MinimumOpenSpace:30%1,200s.f.1,800si.StanleyHistoricDistrictMasterPlan/48 CCJanuazy11,1994Parcel7DEVELOPMENTSTANDARDSSPECIALCONDONS1.Accessshallbelimitedtoasinglepointalongthepublicroadrightofwaynearthenortheastcornerofthesite.2.NodirectaccesstotheUS34Bypassshallbeallowed.3.Nofillshallextendbeyondthewestlotline.4.The30percentminimumopenspaceshouldbeachievedsubstantiallyinthesoutheastcorneroftheparcel.StanleyHistoricDistrictMasterPlan/49 --CEJUryU,1994PARCELS-QENSPACESiteDevelopmentConsiderationsParcelSrepresentsacommunity-wideresourceinthenaturalbeautytheBlackCanyonCreekcorridorofferstotheHistoricDistrict,tothosetravelingonMacGregorAvenue,andtheUS34Bypassandtoneighboringdevelopmentparcels.ThescheduleddedicationasPublicOpenSpaceofParcelSreflectsthisroleandthevalueitholdsforthecitizensofEstesPark.Initscurrentnaturalstate,thisparcelofferswildlifehabitatandscenicqualifieswithintheurbanizingfabricofEstesPark.ThepresenceofthesenaturalassetsstrengthenthedistinguishingRockyMountainidentitythatEstesParkenjoys.ThelandformsofParcelSalsoallowtheparceltoserveavaluablefunctioninstormwaterdetention.Specialcaremustbegiveninplanningandconstructiontoensureminimalimpacttothevaluedqualitiesthatthissitepossesses.SincethesiterepresentsaportionoftheBlackCanyonCreekcorridor,italsoofferstheopportunitytoserveasalinkagebetweenupanddownstreamportionsofBlackCanyonCreek.Pedestriantraillinkagesmaybeprovidedwithinthesiteservingtoexpandexistingtrailnetworks.However,toretainthequalihe5citedabove,anytraildevelopmentmustbecarefullyintegratedwithotherproposedusesandnaturalfeatures.StanleyHistoricDistrictMasterPlan/SO Januaiy11,1994ParcelSDEVELOPMENTSTANDARDSLandUses:DedicatedOpenSpaceRecommendedUses:Openspacelimitedinusetowildlifehabitat,potentialstonnwatermanagementfacilitiesandpassiveoutdoorrecreationassociatedwithpedestriantraillinkages.Allusesmustbeconsistentwiththeexistingnaturalcharacterofthisparcel.MaximumAllowableDevelopment:Developmentrestrictedtopedestrianfraillinkagesandstormwatermanagementfacilitiescarefullyintegratedwithnaturalsitevegetationandterrain.Alldevelopmentmustbeconsistentwiththeexistingnaturalcharacterofthisparcel.Nobuildingsorvehicularaccessdrives,streetsorparkingfacilitiesshallbeallowedonthisparcel.Limitedmaintenanceaccessmaybeprovidedtostormwatermanagementfacilities.TransferofProperty:AtthetimeoftransferofpropertytotheTownorotherentity,thepropertyownermaycovenantthepropertytorestrictdevelopmentinaccordancewiththeseguidelines.StanleyHistoricDistrictMasterPlan/Si CJanuaiyU,1994SITESPECIFICGUIDELINESFORPARCEL81.Landscaping.RevegetahonwithnaturallyoccurringmaterialofalltrenchesforsewerlineandwaterlinesinstalledtoserviceParcel7and9shallbedoneimmediatelyafterbackfilhingofthetrenches.StanleyHistoricDistrictMasterPlan/52 -iiJanuaiy11,1994PARca9-MAcGREGoRAVENUEDEvaoPMTParcel9istheparcelfurthestremovedfromthecoredevelopmentareaintheStanleyHotelHistoricDistrictVisuallyseparatedbyopenspaceandruggedterrain,developmentisnotanticipatedtodirectlyimpactthevisualqualityoftheimmediateStanleyComplex.ThewesternportionoftheDistrict,whereParcel9islocateddoes,however,portraythecharacteristicsettingthattheHotelwasbuilttoshowcase.Forthisreason,Parcel9mustbedevelopedinamannerthatisvisuallysensitivetoitssettingandachievesasympatheticphysicalfitwiththesurroundingnaturalfeatures.Thenaturalslopedconditionofthesitesuggestsdevelopmentwithsteppedfoundationsandsitingthatrespondstochangesingrade.AccessfromMacGregorAvenuemustackiowledgetheMacGregor/US34Bypassintersectiontoavoidthecreationofsafetyissuesandcongestion.ElevalionaldifferencesbetweenMacGregorandproposeddevelopmentmustbesurmountedwithreasonableaccessdriveslopesandperhapstheuseofsomeretainingwallstoprovideadequateparking.Thesuccesswithwhichtheseissuesareaddressedwill,toagreatdegree,determinethesuccessofproposeddevelopmentplannedforParcel9.StanleyHistoricDistrictMasterPJan/53 flParcel9DEVELOPMENTSTANDARDSLandUse:Office•Multi-familyCJanuary11,1994RecommendedUses:MaximumAllowableDevelopment:Offices:Businesses;MedicalandDentaloffices,professionalandpublicoffices,multi-familydwellings.10,000s.f.Officeorupto14dwellingunitsnottoexceed20,000GFA.7,000s.f.30ft.Office:Five(5)spacesper1,000si.Multi-family:Two(2)spacesperdwellingunitMinimumBuildingSeparation:10’Minimumsetbackfromdñveslparkingareas:10’MinimumsetbackfromHi9hway34R.O.W.:25’MinimumsetbackfromMacGregorR.O.W.:25’Highway34R.O.W:10’MacGregorR.O.W.:10’0MaximumBuildingCoverage:MaximumBuildingHeight:Off-streetParking:MinimumSetbacks:Buildings:Parkingareasidrives:StanleymatoncDistrictMasterPlan/54 (D(jJanuary11,1994Parcel9DEVELOPMENTSTANDARDSSPECiALCONDONS1.Accessshallbelimitedto2pointsonMacGregorAvenue.Nocontinuousaccessshallbeallowed.2.Thenorthernmostaccesspointshallbelocatedatapointnearthelocationoftheexistingprivatedriveservingoff-sitedevelopmenttothenorth.3.Thesouthern-mostaccesspointshallbelocatednocloserthan150’distancefromtheedgeoftheUS34SypasslMacGregorintersection.4.DevelopmentshallbeorientedtowardopenspaceandBlackCanyonCreektotheeast5.PriortopublicdedicationofParcel8,minoradjustmenttothepropertyboundaryshallbeallowedtoaccommodatespecificdevelopmentproposalconfigurations.6.FollowingpublicdedicationofParcel8,a10’temporaryconstructioneasementshallbegrantedtoParcel9.NositedisturbanceshallbeallowedbeyondthiseasementandsiteprotectionmeasuresasdescribedintheDesignGuidelinesshallbeemployedattheeasementboundary.7.A25’buildinganda10’parkingsetbackfromHighway34Bypassright-of-wayandMacGregorAvenueright-of-wayshallberequired.StanleyHistoricDistrictMasttPlan/5S p—I4II———tt_i:;L9jIa)rcuCG00‘I--JIC;cnZ§I—— :1January11.1994EXHIBITFLANDUSESUMMARYPARCEL#lANDUSEUNITS!GFAIHOTEL75,000SFHOTELEXPANSION14,000SFMANORHOUSEEXPANSION25,000SFRECREATIONICONF.CTR.22,800SFACCOMMODATIONS5,000SFRETAILCOMMUNITY6,000SF(STANLEYHALL)CENTERPERFORMINGARTSCTR.40,000SFCULTURALARTSCTR.RESIDENTIALSF2UNITSSINGLEFAMILYDETACHED2RESIDENTIALMF!SF46UNITSANDORACCOMMODATIONS92UNITS(nottoexceed75,000sf43RESIDENTIAL50UNITSNWISF4COMMERCIAL!30,000SFCOMMERCIALMIXEDUSERETAIL!OFFICE!RESIDENTIAL20UNITS2NDFLOORMFORRESIDENTIAL4OUNITS(nottoexceed45,000sf.)5OPENSPACE6OPENSPACE20UNITSOR7RESIDENTIAL!MF15UNITSPlus1BED&BREAKFAST(5bedroom_maximum)8OPENSPACEDEDICATION9OFFICE10,000SFOFFICEORRESIDENTIALMF14UNITS