Pack Country Outfitters Special Use Permit

Transcription

1 ACTIVITY #: Pack Country Outfitters Special Use Permit PP HEARING DATES: Planning Commission (PC): 6/5/2014 at 6:00 pm PETITIONER: PETITION: Board of County Commissioners (BCC) Pack Country Outfitters LOCATION: County Road 11 ZONE DISTRICT: AREA: STAFF CONTACT: 6/24/2014 at 2:15 pm Renewal of Special Use Permit PP for a Guest Ranch In a portion of Fish and Cross Ranch. Agriculture/Forestry (A/F) 387 acres (Redmond Parcel) 160 acres (Hinman Place) 160 acres (Olsen Place) 440 acres (Moore Park) 3,177 acres (Fish and Cross Ranch) Alan Goldich ATTACHMENTS: Narrative Parcel Map Routt County Environmental Health comments dated Division of Water Resources comments dated Colorado Parks and Wildlife comments dated Road & Bridge comments dated History: The first permit for Pack Country Outfitters (PP ) was approved by the Board of County Commissioners on October 28, The operation was permitted for 5 years (expiring October 28, 2003) to Jules and Wendy Palyo on land owned by members of the Redman Family. Palyo sold Pack Country Outfitters to Allen Snyder on March 2, Palyo also operated on a US Department of Agriculture (Forest Service) Special Use Permit and that permit was assigned to Allen Snyder in July It is a suggested condition that a copy of USFS permit be submitted annually to the Planning Department by the petitioner when it is renewed by the Yampa Ranger District. The original Pack Country permit was for the Redman parking area, the Hinman Place, 1 of 29

2 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit and the Olsen Place and in 2008 the permit was expanded to include the Fish and Cross and the Moore Park parcel. Site Description: The Pack County Outfitters SUP will involved five separate private property parcels. For ease of explanation each parcel has been identified with a name and description. The total area, including the Forest Service SUP of land available for use by Pack Country totals approximately 16,000 acres. Fish and Cross (F&CR) Ranch House, Main Ranch House, and 3 Out Cabins owned by Fish and Cross Ranch, LLC. (PIN # ) The F&CR is a 4,000 acre parcel accessed by RCR 11. The ranch house is a full service hunting camp, summer camp and provides guides, wranglers, and a cook. The Ranch House is approximately 3,500 square feet with 5 bedrooms that can sleep up to approximately 14 guests. The Ranch House is a commercial component of the SUP in it that requires annual inspection of the food preparation facilities by the Routt County Environmental Health Department. The Main Ranch House can accommodate 4 guests. A bunkhouse is located to the south of the house and is used for employee living quarters. There is also a horse barn, shed for supplies, and a workshop for ranch maintenance. A horse corral is attached to the barn and is also used as part of the cattle operations. The F&C Ranch Lodge is proposed to be used for year-round guests. Pack Country Outfitters will utilize wranglers and guides to assist guests for all operations. The F&CR parcel has 3 out cabins located on the edge of the property near the National Forest and a State land parcel. These are modest TUFF-SHED buildings with bunks and wood stoves which were set up by the previous owner many years ago (date unknown). Water is hauled into the Out Cabins and sewage is accomplished by pit privies. The Routt County Environmental Health department reports that the pit privies are considered to be pre existing. Septic systems are not required. The Out Cabins are proposed to be used for fall, winter and summer guests. Access to this parcel is via County Road 11. Moore Park: a portion of Fish and Cross Ranch granted to Noah Land Conservation by Deed of Conservation Easement from Outfitters for Christ (PIN # ) Moore Park is a 477 acre inholding, surrounded by the public land administered by the USFS. Moore Park was placed under conservation easement in December Another TUFF-SHED Out Cabin is located on the Moore Park parcel. The Out Cabins will be used for fall, winter and summer guests. Access to this parcel is via County Road 11. Redmond Parking owned by Wanda Redmond (PIN # ) This parcel is located at the end of CR 13 and contains the ranch headquarters of the Redmonds. During inclement weather and winter season the Redmond Parcel will have a parking area for Routt County Planning Department 2 of 29

3 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit vehicles, which is located approximately ½ mile east of the Forest Service access. The parking area is located just inside the property boundary of the Redmond ranch. This parcel contains 387 acres and the only commercial use on this property will be the trail head to access Forest Service lands to the south of the ranch and the Olsen and Hinman properties (described below). Access to this parcel is via County Road 17 and 13. Hinman Place owned by Flat Top Meadows Inc. (PIN # ) The Hinman Place is a 160 acre parcel west of Forest Service Road #942, which is the only access to this property. This parcel is surrounded by Forest Service lands on the west, north and east. The south side is bordered by the Olsen Place. There is a cabin on the southwest side of the property The cabin contains 900 square feet and has a one bedroom loft, kitchen, bathroom, living room and mudroom. There is water and septic for this cabin. This cabin is used in the fall as a drop camp for hunters. A drop camp only provides shelter, cooking and heating equipment, cots or beds, water and transportation. No guiding services are provided. Environmental Health: Waste water treatment is accomplished by a septic system. Food is provided by and prepared by the guest so food service is not regulated by environmental health. This cabin will NOT be utilized in the summer or winter for guests. Access to this parcel is via County Road 17 and 13. Olsen Place owned by Jim and Sherri Redmond (PIN # ) The Olsen Place is also a 160 acre parcel accessed through Forest Service Road #942 and the Hinman Place. It is surrounded on the west, south and east by national forest lands. The Hinman Place is located to the north and there is an adjoining property to the east (Richard Counts). The Richard Counts property borders this land for approximately 330 feet. The Olsen Place has an 800 square foot two-bedroom cabin which also has water and septic and a hot tub. This cabin is used as a full service hunting camp and provides guides, wranglers and a cook. A guide bunkhouse is located north of the cabin and is used during hunting camp for employees. There is also a shed which is used to hold supplies and trash. A horse corral and tack shed is located south of the cabin. There is a reservoir/lake to the east of the cabin. The cabin is also known as the Bellyache Hotel named after Bellyache Peak to the West. The Olsen Place or Bellyache Hotel is part of the commercial component of the SUP that requires annual inspection of the food preparation facilities by the Routt County Environmental Health Department. The Olsen Place is proposed to be used for winter and summer guests. Access to this parcel is via County Road 17 and 13. Routt County Planning Department 3 of 29

4 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit Project Description: Fall Operation Guiding and Outfitting has been in operation in this area for approximately years. The previous owner obtained the Forest Service Special Use Permit in Hunting operations are usually from August 31 to September 31 and October 10 to November 15 depending on hunting seasons established by CPW. All cabins and houses are utilized for these operations with up to 8 guests in the Olsen cabin and 8 guests in the Hinman cabin, 7 guests in the Ranch House and 2 guests in the Main Ranch House. The typical hunt is five days. All guests either arrive by private vehicle or are met in Steamboat Springs and transported to camp. The Fish and Cross Ranch Headquarters (Ranch Lodge/Lodge and Main Ranch House, barn, and tack room) is a full service camp. The bunk house is used as living quarters for employees, guides and wranglers. The Hinman cabin is a drop camp, which is a self service camp. Guests bring in all supplies and conduct their own hunt. The Olsen cabin is a full service camp. The bunk house is used as living quarters for employees, which is usually a cook, two guides and a wrangler. Out Cabins: Patton, Bartazel, (both on the Fish and Cross Ranch) and Moore park (Outfitters for Christ Conservation Easement) can be used as drop camps, which is a self service camp. Guests bring in all supplies and conduct their own hunt. Winter Operation The Olsen cabin, F&C Ranch Lodge, the Main Ranch House and the 3 Out Cabins will be available to rent during the winter months of December 1 March 31. Most guests are expected to arrive on a Friday and depart on Sunday, but the cabin is available for rent for longer periods of time. The guests will have to snowshoe or ski into the Olsen and Redmond. cabins leaving their vehicle at the Redmond ranch parking area (it is expected that this will not be done often because of the distance on show shoes.) No food service is provided and guests must bring their own supplies. Guests will also need to park at the Fish and Cross Ranch parking area an snowmobile, snowshoe or ski into the 3 Out Cabins. Access to the F&C Ranch Lodge and Main Ranch House can be achieved by automobile during winter months. Food preparation facilities are provided at the F&C Ranch Lodge by the petitioner but guest may bring their own supplies or Pack County Outfitters can provide full food service. Winter cross country skiing and snowshoe tours will be offered by the petitioner. The Forest Service SUP allows a total of 29 service days for overnight trips to the McChivis Base camp in Rio Blanco County. No guided snowmobile tours will be available on public or private lands. Summer Operation The Olsen cabin, F&C Ranch Lodge, the Main Ranch House and the 3 Out Cabins will be available for guests from June 1 August 15. Most guests are expected to arrive on a Friday and depart on Sunday, but the cabins are available to rent for longer periods of time. The Olsen can be rented to 8 guests (maximum) and typically once the guests arrive they will not leave the property. The F&C Ranch Lodge can accommodate 14 guests the Main Ranch House can accommodate 4 guests and the 3 Out Cabins can accommodate 4 guests each. Routt County Planning Department 4 of 29

5 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit Food preparation facilities are provided at the F&C Ranch Lodge by the petitioner. During the summer season, guests may bring their own supplies or Pack Country Outfitters can provide full food service. The petitioner will be offering guided horseback rides, fishing and hiking in the summer. The Forest Service SUP allows a total 37 service days for guided services in the summer. Staff Comments: The application materials state that the applicant requested that the new permit be for the life of use. Since this is application is being processed as a renewal, the option to modifiy conditions or time periods is not available. Staff sent referrals to the Division of Water Resources (DWR), US Forest Service (USFS), RC Environmental Health, Colorado Parks and Wildlife (CPW), the Town of Yampa, and RC Road and Bridge. Relevant comments are included in the staff packet. The Town of Yampa is in support of this application. Staff spoke with the US Forest Service, and the applicant is in compliance and up-to-date with all permits required by the Forest Service. The operation is in substantial compliance with RC Environmental Health regulations (see comments in Natural Environment section). The General Conditions presented in this staff report are different than the General Conditions in the existing permit in order to have consistency with all permits that are currently being issued. Road and Bridge has a standard set of conditions that are being applied to all current permits. These new conditions replace the existing conditions which address road concerns. Conditions of approval that have a strike through have been deleted from the existing permit because they do not apply. Conditions that are in bold are new, or the existing condition has been modified. This application was reviewed using the same Master Plan and Zoning Regulations as the approval given in There are no complaints on file in regards to the existing permit. Compliance with the Routt County Master Plan, Sub Area Plans and Zoning Resolution The Routt County Master Plan, Sub Area plans and Zoning Resolution contain dozens of policies and regulations regarding land use. Section 5 of the regulations are designed to limit or eliminate conditions that could negatively impact the environment and/or use of surrounding properties, and shall apply in all Zone Districts and to all land uses unless otherwise noted. Section 6 Regulations apply to all Minor, Administrative, Conditional or Special uses allowed by permit only, PUD plans, Site plans, and Subdivisions. The following checklist was developed by Planning Staff to highlight the policies and regulations most directly applicable to this petition. The checklist is divided into six (6) major categories: 1. Health, Safety and Nuisances 2. Regulations and Standards 3. Community Character and Visual Issues 4. Roads, Transportation and Site Design 5. Natural Environment 6. Mitigation Routt County Planning Department 5 of 29

6 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit Interested parties are encouraged to review the Master Plan, Sub Area plans and Zoning Resolution to determine if there are other policies and regulations that may be applicable to the review of this petition. Staff Comments are included at the end of each section, highlighting items where the public, referral agencies, or planning staff have expressed questions and/or comments regarding the proposal. Staff comments regarding compliance with regulations and policies are noted in bold below. Public Health, Safety and Nuisances Applicable Regulations Routt County Zoning Resolution Every use shall be operated so that it does not pose a danger to public health, safety or welfare Every use shall be operated in conformance with all applicable federal, state and local regulations and standards. Failure to comply with any and all applicable federal, state and local regulations and standards may be cause for review and/or revocation of any Land Use Approval granted pursuant to these regulations The proposal shall be consistent with applicable Master Plans and sub-area plans C H I L M Natural Hazards Wildland Fire Noise Odors Vibration Staff comments: The use does not appear to pose a danger to public, health, safety or welfare and is not in violation of any permits or regulations of the referral agencies that were contacted. The proposal appears to be in conformance with the Master Plan as reflected in the 2009 approval. The Hinman and Moore Park cabins and all of the structures on the Fish and Cross parcel that are a part of this application are mapped as low wildfire risk. The Olsen cabin is mapped as moderate wildfire risk and as unstable slopes. Some of the other structures are mapped as having high groundwater. A suggested condition of approval requiring fire extinguishers be placed in the cabins is included. There are no anticipated impacts related to noise, odors or vibration. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No Regulations and Standards Applicable Regulations Routt County Zoning Resolution 5.2 Dimensional Standards: 5.3 Secondary Dwelling Unit Standards Routt County Planning Department 6 of 29

7 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit The proposal shall meet or exceed accepted industry standards and Best Management Practices (BMP s). Applicable Policies Routt County Master Plan 5.3.A 5.3.D The County encourages the use of green building techniques that lead to the conservation of energy and overall reduction of pollution in our environment. Require Best Management Practices and grading plans and strongly discourage overlot grading. Staff comments: All structurs meet applicable setbacks. There are four dwelling units on the Fish and Cross parcel. Because of the size of the parcel, these are in conformance with the secondary dwelling unit standards. No new structures or ground disturbances are being proposed. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No Community Character and Visual Concerns Applicable Regulations Routt County Zoning Resolution Outdoor storage of materials which might cause fumes, odors, dust, fire hazard, or health hazards is prohibited unless such storage is within enclosed containers or unless a determination is made that such use will not have a detrimental impact on the environment 5.9 Sign Standards Outdoor Lighting: The proposal shall comply with the Outdoor Lighting Standards in Section 6.3 of these Regulations G K O Visual Amenities and Scenic Qualities. Land Use Compatibility. Historical Significance. Applicable Policies Routt County Master Plan 4.3.B 4.3.C 5.3.E 5.3.F 10.3.B Use Permits that significantly alter the historical use, intensity of use, or character of an area may be deemed incompatible with this plan. Use Permits for projects located on traditional ranch lands may be approved when the petitioner has demonstrated that the historic agricultural operation and stewardship of the land will be maintained or enhanced. Routt County requires that all new developments do not contribute to light pollution. Routt County will continue to consider the impacts of development and uses on view corridors, water, wetland, and air. Prime agricultural areas should be protected from the impacts of developments and commercial recreation. Routt County Planning Department 7 of 29

8 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit Staff comments: There is no outdoor storage of hazardous materials, outdoor lighting, or signs associated with this application. Conditions of approval addressing outdoor storage and lighting are suggested. If a sign is desired, it must be applied for. The structures and areas associated with this application are at the end of County and Forest Service roads and are agricultural in nature. It is highly unlikely that the public will see any of these areas unless they are specifically going to those areas. This use had a County land use permit since 2003 and preserves and continues the historic agricultural use and maintains the rural character of the site. There are no new structures associated with this application. Due to the size of the parcels involved, impacts from this commercial operation should be limited. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No Roads, Transportation and Site Design Applicable Regulations Routt County Zoning Resolution 5.4 Parking Standards 5.5 Addressing Standards 5.6 Access to Buildable Lot Standards 5.7 Right of Way Access Standards: A Right of Way Access Permit is required prior to construction of any new access point onto a County Road or other Local Public Road or Right of Way. 5.8 Road Construction Standards Public Road Use Performance Standards: The proposal shall comply with the Public Road Use Performance Standards in Section 6.2 of these Regulations A B N Public Roads, Services and Infrastructure Road Capacity, traffic, and traffic safety Snow Storage Staff comments: There appears to be adequate space for parking. Access to the sites are existing and no changes to the accesses are proposed. There are no new roads being proposed. There is no expansion of the operation proposed and the roads have been able to handle the existing level of traffic. There is adequate space for the storage of snow. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No Natural Environment Applicable Regulations Routt County Zoning Resolution 5.11 Waterbody Setback Standards D Wildlife and Wildlife Habitat E Water Quality and Quantity. Routt County Planning Department 8 of 29

9 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit F J P Q Air Quality. Wetlands. Reclamation and Restoration. Noxious Weeds. Applicable Policies Routt County Master Plan 5.3.B 9.2.B While respecting private property rights, the County will not approve development applications or special use permits that would lead to the degradation of the environment without proper mitigation that would bring the proposal into compliance with the Master Plan, appropriate sub-area plans, Zoning Resolution, and Subdivision Regulations. Land uses and development should be planned and designed to minimize impacts to wildlife habitat and the species that depend on this habitat, and should be designed to protect the full range of habitats in Routt County. Development and associated human activity should minimize conflicts between wildlife and domestic nuisance animals. Staff comments: Since no new roads or structures are proposed, no waterbodies will be impacted and a reclamation plan is not required. Over half of the Fish and Cross parcel is mapped as Severe Winter Range for elk. CPW did not have any concerns with the continuation of these activities. A commercial ISDS was installed, per county regulations in This sytem uses (green) bio-degradable filtration, multi-tank cleansing/purging, and gravity purification systems. This system received initial approval from Environmental Health but evidence of a final inspection was never submitted, therefore the permit has not issued. A condition of approval addressing this has been suggested. Water is served by existing wells and are in compliance with DWR standards. There are no anticipated impacts to air quality or wetlands. Weeds will have to be controlled and a condition of approval addressing this is suggested. Based on the existing use, degredation of the environment is not expected. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No Mitigation Techniques Applicable Regulations Routt County Zoning Resolution Mitigation Techniques for Development Within Critical Wildlife Areas: 6.6.A Avoid areas during seasons of use by the wildlife species. 6.6.C Require domestic predator control in sensitive wildlife areas during the seasons of wildlife concentration, staging and or nesting. 6.6.G 6.6.I 6.6.M 6.6.Q Retain existing land use and vegetation Avoid disturbance of streambeds, stream banks and streamside vegetation. Develop additional or improved habitat to compensate for habitat losses. Provide bear and/or rodent proof trash containers as warranted. Routt County Planning Department 9 of 29

10 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit Staff comments: Domestic predators used in association with this application should be controlled at all times. The existing agricultural operation will continue. No new structures or roads are a part of this application. CPW s comments addressed trash containers associated with this application. Conditions of approval provided by CPW have been suggested. The applicant has stated that all trash from these operations are contained in an enclosed area until it is transported to a Waste Management dumpster which has a locking lid. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No PLANNING COMMISSION OPTIONS: 1. Approve the Special Use Permit request without conditions if it is determined that the petition will not adversely affect the public health, safety, and welfare and the proposed use is compatible with the immediately adjacent and nearby neighborhood properties and uses and the proposal is in compliance with the Routt County Zoning Regulations and complies with the guidelines of the Routt County Master Plan. 2. Deny the Special Use Permit request if it is determined that the petition will adversely affect the public health, safety, and welfare and/or the proposed use is not compatible with the immediately adjacent and nearby neighborhood properties and uses and/or the proposed use is not in compliance with the Routt County Zoning Regulations and/or the Routt County Master Plan, Make specific findings of fact; cite specific regulations or policies by number from the Routt County Master Plan, and the Routt County Zoning Regulations. 3. Table the Special Use Permit request if additional information is required to fully evaluate the petition. Give specific direction to the petitioner and staff. 4. Approve the Special Use Permit request with conditions and/or performance standards if it is determined that certain conditions and/or performance standards are necessary to ensure public, health, safety, and welfare and/or make the use compatible with immediately adjacent and neighborhood properties and uses and/or bring the proposal into compliance with the Routt County Zoning Regulations and Routt County Master Plan. FINDINGS OF FACT that may be appropriate if the Special Use Permit is approved: 1. The proposal with the following conditions meets the applicable guidelines of the Routt County Master Plan and is in compliance with Sections 4, 5, and 6 of the Routt County Zoning Regulations. CONDITIONS that may be appropriate may include the following: General Conditions: 1. The SUP is contingent upon compliance with the applicable provisions of the Routt County Zoning Regulations including but not limited to Sections 5 and 6 2. The SUP is limited to uses and facilities presented in the approved project plan. Any additional uses or facilities must be applied for in a new or amended application. 3. Any complaints or concerns which may arise from this operation may be cause for review of the SUP, at any time, and amendment or addition of conditions, or revocation of the permit if necessary. Routt County Planning Department 10 of 29

11 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit 4. In the event that Routt County commences an action to enforce or interpret this SUP, the substantially prevailing party shall be entitled to recover its costs in such action including, without limitation, attorney fees. 5. No junk, trash, or inoperative vehicles shall be stored on the property. 6. This permit is contingent upon any required federal, state and local permits being obtained and complied with; the operation shall comply with all federal, state and local laws. Copies of permits or letters of approval shall be submitted to the Routt County Planning Department prior to operations. 7. Fuel, flammable materials, or hazardous materials shall be kept in a safe area and shall be stored in accordance with state and local environmental requirements. 8. All exterior lighting shall be downcast and opaquely shielded. 9. Prior to the issuance of the permit, the permittee shall provide evidence of liability insurance in the amount of no less than $1,000,000 per occurrence with either unlimited aggregate or a policy endorsement requiring notice to Routt County of all claims made. Routt County shall be named as an additional insured on the policy. Certificate of liability insurance shall include all permit numbers associated with the activity. 10. Revegetation of disturbed areas shall occur within one growing season with a seed mix which avoids the use of aggressive grasses. See the Colorado State University Extension Office for appropriate grass seed mixes. 11. Accessory structures/uses associated with this permit may be administratively approved by the Planning Director, without notice. 12. The permit shall not be issued until all fees have been paid in full. Failure to pay fees may result in revocation of this permit. Permits/Approvals that require an ongoing review will be assessed an Annual Fee. Additional fees for mitigation monitoring will be charged on an hourly basis for staff time required to review and/or implement conditions of approval. 13. Transfer of this SUP may occur only after a statement has been filed with the Planning Director by the transferee guaranteeing that they will comply with the terms and conditions of the permit. if transferee is not the landowner of the permitted area, Transferee shall submit written consent to the transfer by the landowner. Failure to receive approval for the transfer shall constitute sufficient sause for revocation of the permit if the subject property is transferred. Bonds, insurance certificates or other security required in the permit shall also be filed with the Planning Director by the transferee to assure the work will be completed as specified. Any proposal to change the terms and conditions of a permit shall require a new permit. 14. The Permittee shall prevent the spread of weeds to surrounding lands, and comply with the Colorado Noxious Weed Act as amended in 2013 and Routt County noxious weed management plan. Specific Conditions: 15. The Special Use Permit (SUP) is valid for five (5) years, provided it is acted upon within one year of approval. The SUP shall be deemed to have automatically lapsed if the uses permitted herein are discontinued for a period of one (1) year. The SUP is valid provided that the operator retains all necessary USFS permits, easements and approvals. Any change in USFS permits will be cause for review of this SUP. Routt County Planning Department 11 of 29

12 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit 16. Approval of this Permit does not imply continued or additional maintenance by Routt County, of any County Right-of-Way, Road Mainenance, or snow removal associated with the access points utilized in the operation. 17. Specific elements of any applicable Wildlife Mitigation Plan may be administratively incorporated into this permit. 18. A final inspection of the ISDS installed in 2010 shall be supplied to the Routt County Environmental Health Department prior to the issuance of the permit. 19. Fire extinguisher(s) shall be placed in a conspicuous area in all of the cabins. 20. Carbon monoxide/smoke detector combo alarms must be installed in all cabins. 21. Maps shall be provided to all guests to prevent trespass, and all guests will be tutored regarding landmarks and the rules of usage. 22. All guides shall be first aid certified and carry radios or cell phones in case of emergency. Proof of first aid certification shall be provided to the Routt County Planning Department prior to operations in the summer. 23. There shall be no parking on County Road 13 allowed under this permit. 24. Bear-proof trash containers shall be used at all cabins. The operator is responsible for trash control at the parking area. 25. Bear-proof containers shall be used to store horse feeds such as oats, grain or horse candy at all cabin locations utilizing equines or other pack animals. 26. All signage shall comply with the Routt County Sign code. 27. Dust abatement shall be required if ADT (Average Daily Traffic) is above 200 or may be required if complaints are received. 28. No more than four (4) vehicles shall be parked in the designated (Redmond) parking area at one time. 29. Routt County has the authority to close any county road at its sole discretion if damage to the road may occur by its use. To the extent that a road closure may affect Permittee s operations, Routt County will cooperate with Permittee to allow operations to be continued in a safe and practicable stopping point. 30. Routt County roads shall not be completely blocked at any time. If traffic control is deemed necessary, it shall be conducted in conformance with the Manual on Uniform Traffic control at the permittees expense, and the Permittee shall notify the Routt County Road and Bridge Director, or designee thereof, in advance, to review and approve the proposed traffic control plan. 31. Routt County roads affected by this SUP will be inspected by the Routt County Road and Bridge Department at intervals determined by same. Any road damage repair or maintenance needs above and beyond typical maintenance, attributable to this use, shall be made by the County, or a third-party contractor as selected by the Routt County Road and Bridge Department and on a schedule determined by same. Road and Bridge shall inform permittee of such maintenance or repair activities prior to work being performed. Permittee shall solely bear the costs of repairs. Routt County Planning Department 12 of 29

13 PC 6/5/2014 BCC 6/24/2014 Activity # PP Pack Country Outfitters Special Use Permit 32. Permittee shall maintain access roads to minimize impacts to the County road system during the life of the Operations. Maintenance may include sweeping, cleaning, and/or repairing access points, and application of a dust palliative to private drive as approved by the Routt County Road and Bridge Director and RCDEH. 33. Olsen Cabin: Uses allowed are year-round outfitter and guide service, handicap ATV hunting, big game hunting, snowshoeing, commercial and private food service. Motorized access shall not be allowed in the winter. 34. F&C Ranch Lodge: Uses allowed are year-round outfitter and guide service, handicap ATV hunting, big game hunting, snowshoeing commercial and private food service. 35. Hinman Cabin: Uses allowed are year-round outfitter and guide service, handicap ATV hunting, big game hunting, snowshoeing, food service provided by guests only. Motorized access not allowed in winter. 36. Out Cabins: Uses allowed are year-round outfitter and guide service or unguided hunting. Food service provided by guests only. Routt County Planning Department 13 of 29

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22 21 CO U NTY ROA D 8 COUNTY ROAD 6D CO UNTY ROAD 6C 7 C COUNTY ROAD 7D ROAD COUNTY COUNTY E COUNTY ROAD 3 CO U NTY RO A D 21A COUNTY ROAD COLORADO STATE HIGHWAY 131 COUNTY ROAD 3B COUNTY ROAD 7A 11 COUNTY ROAD 17 TY ROAD COUN ROAD 7 COUNTY ROAD 13A COUNTY ROAD 13 COUNTY ROAD 15 Redmond Parcel - Parking Area Hinman Place Olsen Cabin Fish and Cross Parcel Patten Outcabin Fish and Cross Parcel Ranch Headquarters Fish and Cross Parcel Bartizel Outcabin Moore Park Outcabin USFS State BLM Private Town of Yampa 22 of 29

23 From: To: Subject: Date: Jason Striker Alan Goldich Pack Country Outfitters Tuesday, May 20, :31:20 PM Alan, In response to your request for comments on the renewal of the Pack Country Outfitters Permit: -Pack Country Outfitters is currently in compliance with the Colorado Retail Food Rules and Regulation. -Fish and Cross Ranch LLC has applied for individual Sewage Disposal Permit #EH This permit has received initial approval, but a final inspection from the engineer is required before a final sign off can be issued. Jason Striker Environmental Health Specialist Routt County Department Of Environmental Health P.O. Box Steamboat Springs CO, (970) P Please consider the environment before printing this 23 of 29

24 May 12, 2014 Water Division 6 Main Office 505 Anglers Dr., Suite 101 Steamboat Springs, CO Alan Goldich Routt County Planning Department PO Box Steamboat Spring, CO Re: Updated Comments on Application PP Alan; Following is some information pertaining to permitted wells and decreed springs located on three separate parcels of land which are the subject of Application PP : Fish & Cross Ranch Property There are four well permits that have been issued on the subject property. The well permits are , , F, and F. It appears that wells were never drilled under Permit Nos and and these permits have expired. Permit No F is permitted with a maximum pumping rate of 200 gpm for livestock, commercial, industrial and irrigation uses. This well is known as Lazy EH Well No. 1 and was recognized as an alternate point of diversion to Lazy EH Well No. 2 in Case No. 84CW110. Permit No F is permitted with a maximum pumping rate of 1400 gpm for livestock, commercial, industrial and irrigation uses. This well is known as Lazy EH Well No. 2 and was awarded a water right in Case No. W1492 for the same amount and uses as that permitted. It is my understanding that these are both free flowing wells that have not been drilled. There is no evidence in our records that suggests that these wells have been used to supply any cabins or other domestic dwellings. Finally there are no decreed springs on the subject property. This is not to say that springs don t exist, they may, but they would not have a water right associated with them. Hinman Parcel The Hinman parcel is owned by Flat Top Meadows Inc. There is one well permit that has been issued on the subject parcel. The well permit is with an associated permit A (replacement well). Our records show that the original well was never plugged and abandoned, yet a well was drilled under A. Because the original well was never properly plugged and abandoned and no well construction and completion report was ever filed with our office for the replacement well, the permit has expired and is no longer valid. P.O. Box , Steamboat Springs, CO P F of 29

25 Page 2 There are no decreed springs located on this parcel. As stated above, this does not mean that there are no springs located within the parcel, they just wouldn t have a water right associated with them. Olsen Parcel The Olsen parcel is owned by James and Sherri Redmond. There is one well permit that has been issued on this parcel of land. The well permit is and is approved as the only well on a tract of 35 acres for domestic use, including the irrigation of not over one acre of home gardens and lawns. No information was ever provided regarding how much the well produces. The permit is valid. There are also for decreed springs located on this parcel of land known as Olsen Spring # s 1 through 4 and are decreed for the following: Olsen Spring # cfs for livestock use Olsen Spring # cfs for livestock use Olsen Spring # cfs for livestock use Olsen Spring # cfs for livestock use Based on the above information, it appears the only possible valid source of water on any of these parcels is under well permit no , which is limited to domestic use as described above. Please let me know if you have any questions. Sincerely; Erin C. H. Light, P.E. Division Engineer, Water Division Street Address, Room 555, Denver, CO P of 29

26 From: To: Cc: Subject: Date: Attachments: Miller - DNR, Libbie Alan Goldich James Haskins - DNR Activity No. PP , Pack Country Outfitters SUP Monday, May 05, :53:07 PM image.png Alan I have reviewed the application information provided on the Planning Department's website regarding Pack Country Outfitter's petition for renewal of a Guest Ranch Special Use Permit (SUP). Due to the fact that the proposed activities occur within known habitats for black bears and the potential for black bear / human conflicts resulting from certain aspects of the proposed activity (e.g. food services, garbage storage, etc.), the Colorado Parks and Wildlife (CPW) recommends the following condition of approval be added to this SUP. There shall be no outside storage of any trash or garbage, no matter how briefly (e.g. overnight), anywhere within those site descriptions* listed within the application, unless it is contained within individual bear-proof containers that meet North American Bear Society, CPW, or U.S. National Park Service specifications. * Redmond Parcel, Hinman Place, Olsen Place, Fish and Cross Properties Aside from the potential for black bear / human conflicts resulting from certain aspects of the proposed activity, we do not have any additional concerns at this time. As always, we appreciate the opportunity to comment on any issue that may impact wildlife or wildlife habitats in Routt County. Please let me know if you need any additional information. Thanks. Sincerely, Libbie Miller 26 of 29

27 Libbie Miller District Wildlife Manager, Yampa P.O. Box Steamboat Springs, CO Home Office: of 29

28 From: To: Subject: Date: Janet Hruby Alan Goldich RE: COAs - thanks for your patience!!! Wednesday, May 28, :11:40 PM Yes ( see one modification below to make traffic control one generic) and for the racetrack please add: Racetrack shall provide traffic control during events at permittes expense in accordance with the MUTCD at the intersection of the site access and CR 51. The traffic control plan shall be submitted for review and approval of the Road & Bridge department annually prior to the first event each season. From: Alan Goldich Sent: Tuesday, May 27, :04 AM To: Janet Hruby Subject: COAs Janet, These are the COAs from Elkstone. Let me know if they are acceptable for the Racetrack and Pack Country Outfitters (Fish and Cross Ranch). 1. Routt County has the authority to close any county road at its sole discretion if damage to the road may occur by its use. To the extent that a road closure may affect Permittee s operations, Routt County will cooperate with Permittee to allow operations to be continued in a safe and practicable stopping point. 2. Routt County roads shall not be completely blocked at any time. If traffic control is deemed necessary, it shall be conducted in conformance with the Manual on Uniform Traffic control at the permittees expense, and the Permittee shall notify the Routt County Road and Bridge Director, or designee thereof, in advance, to review and approve the proposed traffic control plan. 3. Routt County roads affected by this SUP will be inspected by the Routt County Road and Bridge Department at intervals determined by same. Any road damage repair or maintenance needs above and beyond typical maintenance, attributable to this use, shall be made by the County, or a third-party contractor as selected by the Routt County Road and Bridge Department and on a schedule determined by same. Road and Bridge shall inform permittee of such maintenance or repair activities prior to work being performed. Permittee shall solely bear the costs of repairs. 4. Permittee shall maintain access roads to minimize impacts to the County road system during the life of the Operations. Maintenance may include sweeping, cleaning, and/or repairing access points, and application of a dust palliative to private drive as approved by the Routt County Road and Bridge Director and RCDEH. 28 of 29

29 Alan Goldich Routt County Planning PO Box Steamboat Springs, CO of 29