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Resolution of the Board of County Commissioners Of RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO APPROVING THE REDSTONE 2016 LLC VILLAGE LODGE PRESERVATION (VLP) MASTER PLAN REVIEW, DESIGNATION OF HISTORIC STRUCTURES TO THE PITKIN COUNTY HISTORIC REGISTER AND GRANTING OF INCENTIVES, AND ACTIVITY ENVELOPE/SITE PLAN REVIEW Resolution No. -2018 RECITALS 1. Pursuant to Section 2.8.4 (Actions) of the Pitkin County Home Rule Charter (“HRC”), all matters not required to be acted upon by ordinance or formal resolution may be acted upon by informal resolution. 2. Redstone 2016 LLC, (hereafter "Applicant") has applied to the Board of County Commissioners of Pitkin County, Colorado ("BOCC") for development of 3 separate properties. 3. The properties are addressed at 58 and 68 Redstone Boulevard. The parcels are generally described as the “Barn Parcel”, the “Carriage House Parcel”, and the “Castle Parcel” and are legally described in Attachment A. 4. The 3 parcels are located within the RS-30, AR-10, and AR-2 Zone Districts. The Barn parcel contains 42 acres, the Carriage House Parcel contains 36 acres, and the Castle parcel contains 72 acres. The 3 parcels total 150 acres. 5. The Castle Parcel contains the Redstone Castle (also known as the Cleveholm Manor), the “Hose House”, “Garden Shed”, and a “Gazebo” which have all been named to the National Register of Historic Places. The Redstone Castle was constructed in 1903 by the previous owner John C. Osgood and contains approximately 22,000 square feet of floor area. The Castle contains multiple bedrooms, a courtyard, and outdoor deck areas. The BOCC approved Resolution No. 82-188 which approved a “Seminar/Group Meeting Facility” and BOCC Resolution No. 080-2001 which approved a bed and breakfast, restaurant, and special event facility. The Castle Parcel has also received numerous permits for “Castle Tours” and wedding events. These previous approvals have expired and are no longer applicable, with the exception of the permit granted in 2017. The Castle Parcel is located within the designated Redstone Historic District. 6. The Carriage House Parcel contains the historic Carriage House that was also constructed by the previous owner Osgood in 1903. The Carriage House structure is approximately 5,800 square feet in size and contains a barn/garage on the 1st floor and a single-family residence on the 2nd floor. The Carriage House is also listed on the National Register for Historic Places. The Carriage House Parcel is located within the designated Redstone Historic District. 7. The Barn Parcel contains six structures including a non-historic barn, dog kennels, shed, and greenhousetwo garages/shops. Of these structures, the dog kennels are listed on the National Register of Historic Places and are subject to certain review standards when changes are made. The Barn Parcel also contains an historic ski lift that is currently non-functional. The Barn Parcel is located within the designated Redstone Historic District. 8. The Applicant has applied for the following development activities: Village Lodge Preservation (VLP) Master Plan: Resolution No. -2018 Page 2 VLP Master Plan approval for the properties that establishes permitted uses, further review uses, prohibited uses, and dimensional standards. The 3 main uses that are proposed for the subject properties are: ● Historic tours of the properties, ● Special Events, ● Commercial lodging including: ○ Hotel lodging within the existing Castle (10 lodging suites), Carriage House (2 lodging units), and Hose House (1 lodging unit), ○ Development of 8 additional cottages/cabins for rental purposes. Historic Designation: Designation of the following structures, and areas around these structures, and areas of interest to the Pitkin County Historic Register: The Redstone Castle, Carriage House, Hose House, Garden Shed, Gazebo, Dog Kennels, Historic Entrance Gate, Historic water reservoir on the Castle Parcel. Activity Envelope and Site Plan Review The Applicant is requesting Activity Envelope and Site Plan approval for improvements depicted on Applicant’s Graphic Master Plan including site grading, private road work, parking expansions, tree screening, landscaping, trail work, to the existing private road that accesses the three subject properties, and utility upgrades. Site Plan review is required for future development of the 4 additional cottages on the Castle Parcel and 4 additional cabins and a staff housing unit on the Barn Parcel. 9. The BOCC finds that pursuant to Land Use Code Section 2-40-100, the request to establish a VLP Master Plan for the subject properties can be approved, subject to the conditions outlined below. 10. The BOCC further finds that pursuant to the Crystal River Valley Master Plan and the 1993 Redstone Master Plan, the proposed events can be considered “small scale” and consistent with these Master Plans. The BOCC further finds that the Applicant has provided details on the type, frequency, duration, and manner of the events and has adequately addressed impacts that may arise from these events. The proposed events will not materially endanger the public health, safety, or welfare. 11. The BOCC further finds that the Applicant has made adequate provisions for transportation, parking, noise abatement, duration, frequency of events, sanitation, and water usage. 12. The BOCC further finds that pursuant to the Redstone Master Plan, an evaluation of a bridge accessing the subject properties off Highway 133 and improvements to the existing access road (Redstone Boulevard) have been considered. The BOCC finds that the proposed improvements to the existing access consisting of pull-off’s, widening, regrading, creation of bar ditches, surface improvement, dust suppression, and construction of culverts to the existing road will improve this access for not only event participants and hotel lodge customers but also for egress and ingress for emergency vehicles. The BOCC finds the proposed road improvements are consistent with the Redstone Master Plan and the Pitkin County Road Management and Maintenance Plan and that a Resolution No. -2018 Page 3 bridge is not required at this time. The BOCC further finds that pursuant to the 1993 Redstone Master Plan, the BOCC shall reconsider the requirement for bridge construction when if additional development occurs in the VLP Master Plan area beyond that proposed in this Application.. 13. The BOCC further finds that the proposed Activity Envelope avoids Land Use Code Chapter 7 constraints with the exception of an alluvial fan that exists on the properties. At this time, no mitigation is required. Future mitigation may be required when cottages and cabins are developed on the Castle Parcel and abiins and a staff housing unit on the Barn Parcel., respectively. 14. The Redstone Castle Properties have a storied and well documented history dating to the early 1900’s. The properties were developed by the previous owner Osgood, coal mining mogul, and all structures with historical significance generally remain intact in their original condition. The Castle and supporting structures on the properties have a very high level of historical significance to the Crystal River Valley, Town of Redstone, and Nation. The BOCC finds that the structures and areas around these structures and areas of interest identified in Recital #7 under “Historic Designation” are eligible for designation to the Pitkin County Historic Register. 15. With regard to the requested incentives for designation of the 3 properties and structures to the Historic Register, the BOCC makes the following findings: A. Exempting existing buildings (Castle, Carriage House, Hose House) from the Pitkin County Efficient Building Program and Energy Code is proportional to the amount of preservation that will occur. The 4 new cabins and 4 new cottages will not be exempted from these Codes. B. Granting the reduction in the 100’ streamside setback for maintenance to Redstone Boulevard and upgrades to “Lovers Lane” is acceptable. This requested incentive is proportional and compatible with the neighborhood. C. While the 1993 Redstone Master Plan suggests that building permit and planning application fees be waived for historic properties, the Historic Incentives section of the Land Use Code does not provide for a waiver of fees. D. The Applicant has taken advantage of the “Expedited Review” optional incentive and met with the BOCC to discuss historic designation of the properties on October 24th, 2017. E. The BOCC finds that the significance of the Castle properties and associated structures is great, the and designation of the properties and structures and the areas around the structuresto the Pitkin County Historic Register, and the restrictions against future development of the properties into perpetuity is deserving of issuance of a TDR(s). The BOCC specifically finds that TDRs shall be awarded as an incentive. F. The request for Commercial GMQS exemptions for 21 Tourist Accommodation Units (13 within existing structures - Castle, Hose House, and Carriage House, and 8 for new cottages/cabin development) is reasonable and proportional to the amount of historic preservation that will occur. If the cottages and cabins are sited as represented in the application, the new development will have little impact on the historically designated structures. G. An Employee Housing Impact Fee exemption for conversion of the existing residential use in the Castle and Carriage House and Hose House to the proposed Tourist Accommodation Units is proportional and reasonable in relation to the amount of preservation that will occur on the properties. H. The BOCC is not supportive of granting an exemption from the Employee Housing Impact Fees for development of the 4 new cottages, and 4 new cabins., and Hose House Unit. I. The BOCC finds that a year vesting period is appropriate to be established for the Activity Envelope and Site Plan portion of the request. 16. The BOCC further finds that pursuant to Land Use Code Section 6-70-40(a)(10)(b), the cumulative community impacts associated with the granting of these discretionary incentives can be mitigated if compliance with the conditions this resolution are achieved.
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