HomeMy WebLinkAboutVARIANCE Sombrero Ranch all documents 1895 Big Thompson Ave 2014-09-09
1895BigThompson Avenue
Setback Variance
Estes Park Community Development Department, Planning Division
Room 230, Town Hall, 170 MacGregor Avenue
PO Box 1200,Estes Park, CO 80517
Phone: 970-577-3721 Fax: 970-586-0249 www.estes.org
E STES V ALLEY B OARD OF A DJUSTMENT
MEETINGDATE:September 9, 2014
REQUEST:This is a request to Estes Valley Development Code (EVDC) Section
6.3.C.1 Alteration/Extension of Nonconforming Uses Prohibited. The purpose of the
variance to expand a non-conforming useto allow outdoor storage of fill materialsfor
use on-site.
The request is to store materials onthe Sombrero Ranch propertyto maintain existing
trails and roads. The application notes the stockpile would be redistributed over the
course of 10-12 years.
The materials are from the dredging of an existing pond located at 2153 McGraw Ranch
Road.
The stockpile would cover 2-acres of land approximately 6-feet deep. The stockpile
would be located approximately 700-feet east of and 100 vertical feet above the
Stonegate Drive/Dry Gulch Road intersection. There is a 400+ foot wide forested area
between Dry Gulch Road and the proposed stockpile location. Due to the topography
and vegetation of the site, the off-site visual impact would be minimal.
A temporary road would be constructed to access the stockpile location. This road
would utilize an existing access point on Dry Gulch Road, and the location would
provide site access without need to cross the Dry Gulch drainage.
Staff recommends approval of this request, with several conditions intended to mitigate
the impact. These conditions address issues such as traffic control, dust mitigation, and
erosion control.
LOCATION:1895 Big Thompson Avenue(county)
APPLICANT/OWNER:Cody Walker, Yakutat Land Corporation.
Jim Fletemeyer, ASLA, Consultant(Niwot).
STAFF CONTACT:David Shirk
REVIEW CRITERIA:In accordance with Section 3.6 C. “Standards for Review” of the
EVDC, all applications for variances shall demonstrate compliance with the applicable
standards and criteria contained therein.
The Board of Adjustment is the decision-making body for thisapplication.
REFERRALAND PUBLIC COMMENTS:
Public Notice. Written notice has been mailed to 54 surrounding property owners. A
legal notice was published in the Trail Gazette. The application is posted on the
department “Current Applications” webpage.The site has been posted with a “variance
pending” sign.
Affected Agencies. This request has been routed to reviewing agency staff and
adjacent property owners for consideration and comment. The Larimer County
Engineering Department submittedthe followingcomments:
1.Mcgraw Ranch Road is a private road and the legal ability to use this road for the
proposed use would be between the owners of the road and the person wanting to
use the road.
2.The County road system is a public road system. The County does not have the
ability tostop the hauling of the material as long as the applicant will be using legal
load limits and trucks.
3.The requirement for traffic control and flaggers below should address safety
concerns at the intersections.
1895Big Thompson AvenuePage 2of 8
Expansion of Non-conforming UseVariance
The Engineering Department also submitted a list of recommended conditions to
address hauling operations. These are included as recommended conditions of
approval.
PublicComments.This request has generated several comments from nearby
residents; these are attached. Concerns include: impact on traffic, impact on roads,
impact on wildlife, visual impact, and erosion control.
STAFF FINDINGS:
1.Special circumstances or conditions exist (e.g., exceptional topographic conditions,
narrowness, shallowness or the shape of the property) that are not common to other
areas or buildings similarly situated and practical difficulty may result from strict
compliance with this Code’s standards, provided that the requested variance will not
have the effect of nullifying or impairing the intent and purposes of either the specific
standards, this Code or the Comprehensive Plan.
Staff Finding:The Sombrero Ranch consists of 288acres. The stable operations
are located at the corner of Big Thompson Avenue and Dry Gulch Road, and are
zoned for commercial use (CO Commercial Outlying).
The majorityof the property,including the proposed storage area, is zoned for
residential use (RE-1Rural Estate).This area includes the horse trails and hay
storage area.This renders the property non-conforming in terms of the development
code, therefore necessitating the variance request to expand the commercial use of
the property.
Section 6.1.C.1 of the development code states that “a non-conforming use shall
not be altered or extended.”
If located on the commercially zoned portion of the property, the proposed outdoor
storage would be a use-by-right, and would have to comply with screening
requirements outlined in Section 7.13 of the development code.
2.In determining "practical difficulty," the BOA shall consider the following factors:
a.Whether there can be any beneficial use of the property without the variance;
Staff Finding:The existing commercial use may continue. Section 6.3.B allows
for repair and normal maintenance to keep a nonconforming use is a safe
condition shall be permitted. The proposed stockpiling of material is intended to
provide for long-term maintenance of the property.
b.Whether the variance is substantial;
1895Big Thompson AvenuePage 3of 8
Expansion of Non-conforming UseVariance
Staff Finding:The variance is substantial in that it would allowa two-acre area
with several feet of fill materialsto be stockpiled for the next 10-12 year.The
stockpile area is not substantial in relation to the overall size of the property
(nearly 300 acres).
View to the southwest through the proposed stockpile area
c.Whether the essential character of the neighborhood would be substantially
altered or whether adjoining properties would suffer a substantial detriment as a
result of the variance;
Staff Finding:Many residents of the North End feel the essential character of
the neighborhood would be substantially altered, as demonstrated by the volume
of written comments submitted for review and consideration by the Board.
Staff finds the primary impact to the neighborhood would be temporary, during
the hauling operations.If the variance is approved with the recommended
conditions the long-term character of the neighborhood would not be
substantially altered with the approval of this variance.
1895Big Thompson AvenuePage 4of 8
Expansion of Non-conforming UseVariance
Neighborhood Concerns.As previously noted, the primary neighborhood
concerns center on impact of traffic, visual impact of the stockpile, and potential
environmental impacts such as erosion and weed infestation.
Visual Impact. The proposed storage site would be located behind mature trees
(as viewed from Dry Gulch Road), approximately 100-vertical feet above Dry
Gulch Road, and approximately 50-60 vertical feet above Stone Gate Drive.
The site would be located approximately 700-feet east of Dry Gulch Road, with
several hundred feet of vegetative buffer between the stockpile and road.
Because of the long-term nature of the use, the storage pile should be vegetated
with native grasses to mitigate visual impact, discourage invasive weeds, and
prevent windblow and stormwater erosion.
The temporary access should be reclaimed with native grasses after the hauling
operations cease.
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up hill to proposed stockpile location (not visible through trees)
1895Big Thompson AvenuePage 5of 8
Expansion of Non-conforming UseVariance
Truck Traffic.The proposed use would generate approximately 1,500 truck trips
over the course of several weeks. Once the hauling operations ceased and the
access road reclaimed, the overall impact on the neighborhood would be
minimal.
Approval of the variance would reduceadditional hauling activities to the
Sombrero property in the futurebecause the materials would be available on-
site.
Disapproval of the variance would not eliminate the use of McGraw Ranch Road,
Devils Gulch Road, or Dry Gulch Roadduring the dredging operationsand
hauling operation:the pond would still be dredged and materials removed from
the McGraw Ranch Road site.
d.Whether the variance would adversely affect the delivery of public services such
as water and sewer.
Staff Finding: The proposed hauling operation could have a negative impact on
both the privately maintained McGraw Ranch Road and the publicly maintained
Devils Gulch and Dry Gulch Roads.The Larimer County Engineering
Department has recommended conditions of approval to mitigate such impact.
If approved, storing the materials on the Sombrero Ranch property would have
the least overall impact on the county road system because it would minimize the
travel distance; if disapproved, the materials would most likely need to be hauled
out of the Valley, increasing the impact on the roads.
e.Whether the Applicant purchased the property with knowledge of the
requirement;
Staff Finding:According to the Larimer County Tax Assessor, the property was
purchased in 1995.
f.Whether the Applicant's predicament can be mitigated through some method
other than a variance.
Staff Finding:The applicant could truck in construction materials as needed.
3.If authorized, a variance shall represent the least deviation from the regulations that
will afford relief.
Staff Finding:If approved, EVDC Section 7.2.C Restoration of Disturbed Areasand
Section 7.13 Outdoor Storage Areas, Activities and Mechanicalshould apply.
1895Big Thompson AvenuePage 6of 8
Expansion of Non-conforming UseVariance
4.In granting such variances, the BOA may require such conditions as will, in its
independent judgment, secure substantially the objectives of the standard so varied
or modified.
Staff Comment.Staff recommends several conditions to mitigate the impact of the
variance request. These conditions address traffic control, erosion control, site
restoration,development agreement, and form of credit.
The variance request to deposit the materials on the Sombrero Ranch provides an
opportunity to impose operational requirements on the overall dredging process;
without the variance, there would be no opportunity for county engineering review of
the dredging and hauling operations.
STAFF RECOMMENDATION:Staff recommends APPROVAL of the requested
variance CONDITIONAL TO:
1.Materials stored on Sombrero Ranches shall be used only on the Sombrero Ranch
siteand other livery operations controlled by Sombrero Ranchfor repairs and normal
maintenance of the existing trails and roads. Approval of this variance does not
provide approval for expansion of the existing trail and/or road system.
2.The stockpiled material and access road shall be restored in accordance with EVDC
Section 7.2.CRestoration of Disturbed Areasno later than May 31 2015.
3.A development agreement and form of credit to ensure site restoration shall be
submitted for review and approval prior to any site work.
4.The modification of the access off of Dry Gulch Road shallrequire an Access Permit
from the Larimer County Engineering Department. The issuance of the access
permit shallinclude improving the access to meet the County access requirements
andshallalso include the requirement to reclaim the access to the pre-construction
condition.
5.A detailed construction plan shall be submittedfor review and approval by the
Larimer County Engineering Department. The plan shall detailthe proposed access
road on the site to the location where the materialswill be deposited. The temporary
access road shall be built to minimizedisturbance and the potential for erosion.The
plan shall also address screening, as required by EVDC Section 7.13Outdoor
Storage Areas, Activities and Mechanical Equipment.
6.A State Construction Activity Permit isrequired prior to commencement of the
hauling operation. The detailed stormwater management plan required with the
State permit shall also be submitted to the Larimer County Engineering Department
and the Town of Estes Park Planning Department for review and approval.
7.A traffic control plan shallbe submitted to, and approved by, the Larimer County
Engineering Department prior to commencing the hauling operations.This shall
include management of traffic on McGraw Ranch Road.
8.A haul plan shallbe submittedfor review and approval by the Larimer County
Engineering Department. The plan shall describeprocedures for maintaining a safe
and functional road for the residents during the hauling operations. For example,
dust suppression may be needed, pull outs for passing, the requirement for only 1
1895Big Thompson AvenuePage 7of 8
Expansion of Non-conforming UseVariance
truck at one time on the road, where equipment stored overnight and during
weekends, vehicle tracking pad, etc.
9.All other necessary State permits shall be issued prior to the commencement of the
hauling operations.
10.The owner of the originating site shall maintain McGraw Ranch Road during the
hauling, and shall repair the road upon completion of the hauling.
SUGGESTED MOTIONS
I move to APPROVEthe requested variancewith the findings and conditions recommended by
staff.
I move toDENY the requested variance with thefollowing findings (state reason/findings).
1895Big Thompson AvenuePage 8of 8
Expansion of Non-conforming UseVariance
Joint Road Maintenance Agreement
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TrafficControlandHaulingPlan
BoardofAdjustmentsRequestforInformation
1.Whatisthesizeandconfigurationofthetrucksusedforhaulingmaterial:Standardsizetrucks
pullingenddumpsorsidedumps.Approximately60feetinlength.
2.Whataretheloadlimits:80to85thousandpounds
3.Whataretheloadcovers:AllTruckswillbeequippedwithtarps.
4.Whatisthenumberoftrucksthatmaybeontheroadatanyonetime:1to6
5.Whatisthespeedlimitforthetrucks:Postedspeedlimitorless
6.Identifypulloffpointsandproceduresforpassing:Pulloffpointstobedetermined
7.AvoidanceofblockingdrivewaysandparkingareasatMcGrawRanch:Donotanticipateblocking
anydrivewaysorparkingareasalongtheroute.
8.Provideplanforsignagetypeandlocations:TrafficControlPlanbyColoradoBarricades.Theneed
foradditionaltrafficcontrolsignagebeyondthoseindicatedforaccessontoSombreroRanchisstill
beingdetermined.
9.Provideplanforflaggers:TrafficControlPlanbyColoradoBarricades(noanticipationforflaggers).
10.Provideroadclosuretoothertrafficifdeemedappropriate:Noanticipatedreasonforroad
closure.
11.Providemeasuresforsuspensionofhaulingduetoweather:Thehaulprojectwillnotbe
conductedduringbadweather.
12.Communication:Radioandcellphoneswillbeonboardalltrucks.
13.UseofexhaustorJakeBrakes:Exhaustbrakesforsafetywouldbeused.
14.Daysoftheweekandtimesofthedayforoperations:MondaythroughFriday7:00amto7:00pm.
15.Retrievaloftrucksandothervehiclesthatbecomestuckordisabled:Truckswouldbemoved
ASAP.
16.DustControl:Duringthehaulprocesstherewillbewatertrucksatbothsites.Atthecompletionof
thehaulproject,thedebrispilewillbeseeded.
17.Temporaryrepairstomaintainsafepassage:Motorgraderonsightatalltimestomaintainthe
road.
18.Dailyremovalofdebris:Debrisrelatedtothehaulprogramwillberemoveddaily.
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Access Permit
Larimer County
Engineering Department County Use Only:
200 W. Oak St, Ste 3000
District:
PO Box 1190
County Road:
Fort Collins CO 80522-1190
Building Permit #:
Phone:(970) 498-5700
Fee: $
Fax:(970) 498-7986
Paid:Check#:
5 Working Days Required for Review of Permit
Applicant Information:
(Please Print)N
Jim Fletemeyer on Behalf of Sombrero Ranch
Applicant Name
101 Second Ave.
Mailing Address
NiwotCO80544
CityStateZip
303443-3750303443-3750
()()
PhoneFax
jfletemeyr@flaboulder.com
E-mail Address (if applicable)
Work Area:
1895 Big Thompson Road, Estes Park, 80517
Qspqfsuz!Beesftt
Dry Gulch Road and Stone Gate Drive
Nearest IntersectionAddress
20572
SectionTownshipRange
Label County Roads and
25200-00-003
Location of Access Request
Parcel NumberA/P/D Number
63 EDry Gulch#20052
5
County Road No. Common Name Subdivision Property is located on the:NSEW side of County Road
Stockpiling Material on Property
Proposed driveway/ roadway will be used to access (i.e. Home, Business, or Farmland):
Contractor:
Harley Keeter Jr. Trucking Inc.
Name of Contractor that will construct access
Boulder CO80308
City State Zip
303442-2131
()()
PhoneFax
ITEMS REQUIRED PRIOR TO APPROVAL OF APPLICATION:
Submit a legible copy of the fully Executed Recorded Plat of your property (1 copy). A site plan is not acceptable.
Draw the access on the plat at the location where you would like the access located.
Stake each side of access with survey lath and flagging.
Applicant name and site address must be posted at the access location. (If one has been assigned)
No inspection will be performed until this information is provided.
County Use Only
Plans or Sketch Attached:YesNoAsphalt/ Chip SealedTreated Gravel RoadNon Treated Gravel Road
Access Type:ResidentialMulti-Family ResidentialCommercialLimited Use/ AgriculturalOther
Current Contractor Insurance:YesNoExisting Road conditions:
Sight Distance Criteria Met:Yes NoPosted Speed Limit:
Special Site Requirements:
Minimum Culvert Diameter:Minimum Culvert Length:Culvert Type:
Flared End Section:Minimum Access Width:Radii for access:
Gate Set Back:Access Slope:
Surface Requirements:
Special Provisions:
_______________________________________
Permit Void 60 Days After The Approval Date
Call (970) 498-5709 two weeks in advance of Certificate of Occupancy for Final Access Inspection.
In accepting this permit the undersigned, representing the Applicant, certifies that he or she has read and understands all of the foregoing provisions; that
he or she has authority to sign for and bind the Applicant; and that by virtue of his or her signature the Applicant is bound by all the conditions set forth
herein.
James K. Fletemeyer
Applicant’s SignaturePermit Approved by Larimer CountyDate
9/8/14
DateFinal Inspection Approval:Date
White– Office Yellow – Inspector Pink – ApplicantLCE– 370 (04-03)
Read Carefully
This permit is granted expressly subject to the provisions of the Larimer County Access Policy, and additionally, to the
following:
1)Work must be performed in compliance with all applicable Federal, State, and Local regulations.
2)The applicant shall furnish all labor and materials. The applicant assumes full responsibility and liability for any and all
damages or claims resulting from said installation.
3)The access approach shall be constructed, maintained and used in accordance with the Larimer County Access
Policy, the terms and conditions of this permit, site requirements noted and any attachments.
4)The issuing Department may revoke this permit if at any time the permitted access approach and its use violate any of
the terms and conditions of this permit or the Larimer County Access Policy.
5)The use of advance warning and construction signing must, at all times during access approach construction within the
County Right of Way, be in conformance with the MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, Part VI.
6)Applicant shall be responsible for any repairs to the County Road or any damaged utilities as a result of the use of this
permit.
7)Larimer County and its officers and agents shall be fully defended and indemnified against any claim for injury or
damage to property sustained by reason of the exercise and use of this permit by applicant and applicant’s actions
pursuant thereto.
8)This permit is only for the use and purpose stated. A change in use of the property, which results in a change in the type
of driveway operation, may require reconstruction, relocation or conformance of the driveway to the Larimer County
Access Policy.
9)This permit is not valid until signed by a duly authorized representative of Larimer County.
White– Office Yellow – Inspector Pink – ApplicantLCE– 370 (04-03)
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Memorandum
To: Whom it May Concern
From:Cody Walker Vice President, Sombrero Ranch Inc
Project: Sombrero Ranch
Project #: 1335
Date: 09/09/2014
Re: Public Questions and Comments
Please note the answers to the following questions and comments we have received from
the public. Answers have been given by property owner, Cody Walker.
1.The proposal does not seem to be essential for the operations of Sombrero Stables.
A.Everything seems easy until you do it.
B.Sombrero has always purchased and placed fill in its corrals and trails on year
round continuous basis.
C.Replacement of surface fill is a basic part of any properly run livestock operation
a.In corrals otherwise you have unsanitary conditions and your fencing
erosion causes your posts to be above ground.
b.Anywhere live animals are tied (rail) if you have witnessed where we tie
horses and put people on, without regular fill that would be a giant trough.
c.Trails where the horses travel it’s not easy in an eroding system to have
trails, you add water like we saw 11 months ago and it takes a lot of fill and
repair to move on. We still do not have some of our longer rides but we are
working on it. We have purchased and hauled in fill dirt by pack horses and
opened some of our rides but we still have work to get done.
!!Tfqufncfs!9-!3125!
2.Likewise greater detail should be provided on the actual use of the materials, means
of distribution and the public impact.
A.Use of the fill is for replenishing corrals where the flood has washed away the
surface levels.
a.We plan on using 4,000 to 6,000 yards almost immediately at the Estes
location
i.The flood has lowered our corral level to the culvert that runs under
the corrals
b.We plan on placing 2,000 to 5,000 yards in the locations inside the Rocky
Mountain National Park
i.Flood conditions have prevented us from proper dry cleaning pens
last fall and the gravel and material placed in that system by the park
surface is exposed. We are unable to properly address those pens
after the September evacuation. The corrals have large almost
boulders on the base, covered with gravel topped with a black
netting, and then a 2 foot layer of this type material is placed over it.
As we scrape and rake the manure out of those pends that layer
diminishes. The waters of last year have taken 3 years of that layer
down to the netting and exposed the gravel. We need to replace that
layer. Generally we spot fill but with this event it needs to be
resurfaced.
B.The public impact is being good neighbors and helping all of get back to pre-flood
conditions. Being good neighbors and good stewards is important to us. This
proposal lets us be both.
3.This proposal does not seem too essential for the operation of the Sombrero Stables
and is certainly not fundamental to the success of the property/business.
Please refer back to number one. I completely deny the accuracy of the statement that this
is not fundamental to the success of the business.
4.We question whether the nature of the material to be moved and stockpiled is
appropriate to the stated intended use, and whether the way it is proposed to be
stored will really keep it in the place.
The material that is moved is exactly the type of material that is best suited for the intended
use. It is native to the Estes Valley. Gravel, sand and rock is exactly the material you use
when placing this layer in a corral system.
!!Qbhf!3!
!!Tfqufncfs!9-!3125!
5.The entire ridge from the Sombrero Stables north to Eagle Rock is a very large
wildlife habitat. It is a daily event to see elk, coyote, bobcat deer in that area. Two
acres of dirt, six feet tall, would greatly impact their activity and migration.
We are excited that our property can support so much wildlife. We are not a wildlife
reserve, but our efforts in the past to maintain what we do, has provided this opportunity.
There will be a temporary disruption in the area that will affect some wildlife. Our success
in continuing to operate a quality operation has a much longer term benefit to wildlife than
a temporary disruption. We have all suffered a 500 year event. We are recovering by
helping one another. Both parties involved have created things that promote wildlife. I
really don’t think this fill is going to be in place long enough to cause concern, but it will be
seeded.
6.Per the application, the redistribution of stockpiled material would occur over a
period of 10 to 12 years. As such, the variance would in effect permanently convert
the subject property to an official dump site.
We are placing fill dirt from a flood, then moving it to fill in damage from the same flood. I
think that is restoration in and of itself. We take our commitment to our land seriously so
we have placed a long term horizon on when the fill will be moved. We think it will be
much sooner but we will not make commitments we will not keep.
7.Why now does Sombrero require a 2 acre dump site? They operated for years
without one.
Sombrero has always had a dump site to hold material. This is just the first time is has been
located on the property. Since 1959 we have used fill from other dump sites like that yards
owned by Kitchens, Fairbanks and Keeter trucking. Every construction project in this town
that involved replacing a bridge, or putting in buildings we have taken that fill and used it
on our corrals and around our property. We now have had a 500 year event. We need fill
dirt like never before. We get a chance to be a good neighbor. We get a chance to be part
of an extraordinary effort by a community so focused on recovery that in less than 12
months many have had the privilege of forgetting it happened.
!!Qbhf!4!
Memorandum
To: Whom it May Concern
From:Fletemeyer & Lee Associates
Project: Sombrero Ranch
Project #: 1335
Date: 09/09/2014
Re: Landfill Costs
The closest landfill to Sombrero Ranch is the Larimer County Landfill, located at 5587 S
Taft Hill Rd, Fort Collins, approximately 38 miles away from Lost Antler Ranch.
Cost breakdown for Larimer County Landfill:
$5.53 per cubic yard, $95-110 per truck
Cost breakdown for Sombrero Ranch Debris Deposit:
$1.00 per cubic yard, $18 per truck
To view complete information on the Larimer County Landfill costs, please visit:
http://www.larimer.org/solidwaste/ftc.htm#other
Printed: 7/30/14
Attention
Support Central at (970) 498-5000.
GIS products, including errors, omissions, correctionsand/or updates should be directed to Larimer County
General questions about this or any other Larimer County
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Existing Gateway
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(see photo exhibit #1)
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STONE GATE ROAD
2-Acre
Stockpile Site
Flood Fringe Zone
Flood Fringe Zone Proximity
Sombrero Ranch
~400'
~
SCALE: 1” 400' DATE: July, 2014
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