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Resolution No.9G-�3 �I'�(�1 I'�II�'��'I�II'I�'I'I!'I!I'1��'�I�1/'I'I 1�'I I��1 t�
�'�be� 404848 0S/28/1897 03:0@P RESOlUTION �,{
3 of 13 R 0,00 D 0.00 N 0.00 PITKIN COUNTY CLERK 'L.:
RCSOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITHIN y
COUNTY,COLORADO,GRANTING SP�CIAL REVIEW AND GMQS ���
EXEMPTION APPROVAL FOR THE BENEDICT HUT
Resolution Na.9G-3�'3
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RECITALS
; �p 1. lOtit Mountain Divisiou Hut Associltion(liereafter"ApplicanP'and/or TMDHA)
has applied to the Pitkin County Bo�rd of County Conmiissioners(hereafter`Board")for
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consideration of Special Review and a GMQS Exemption for Commercial Development
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' with Negligible Growth Impacts.
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! � � 2. Specifically,the applicairt proposes to construct two huts(1000 square£eet and
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- ^ � + 600 square feet respectively)a woodshed,decking and two outhouses at an elevation of �
� approximately 10,980 feeG The huts will be constructed in honor of Fritz Benedict,
� founder of d�e SOth Mountain hut system.The two huts will accommodate a total of
- _ �� sixteen people.The primary purpose of the lurts is to function as ski touring destinations
-,` � � durivg the winter months,from November i 5 to May i. The applicant afso proposes to
use the huts on a limi[ed b�sis during flie summer months(July 1-September 30)for
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educational purposes only.
3. Ti�e property on which the huts are to be located is nnder the jurisdiction of the
United States Forest Service. Pursunnt to Section 3-50.60 of the Land Use Code,Speciai
4�I1E1 drl/c4/1997 tD1:39P F'G 1 �F il REC AOC NO'T
' SILVIA DFtVIS F'ITKIN GOUIV"fY CLERN. R ftECORDER �D.OS
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Resolution No.9G�i' q04848 06/28/1997 03:00P RESOLUTION •�t.
� Page 2 2 of 13 R 0.00 D 0,00 N 0.00 PITKIN COUMTY CLERK ` 7�'''`�`_.
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Review approval is required for"uses,activities and facilities pemiitted by a Special Use
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Pernlit issued by the U.S.Forest 5ervice." ~=
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4. Tlle huts are located west of Warren Lakes on Smuggler Mountain(Please see
attached map,Exhibit"A"). This area is within approximately 1/4 mile of the wilderness i-��
boundary of the Hunter/Fryingpan Wilderness in the White River National Forest. ;;;- .
3 5. Tl�e hut site is located within the Rural/Remote zone district,and must be found '
to comply with the standazds and regutations of the district. Ordinance No.95-24
stipulates that in addition to privately owned lands withii�the district boundary,"all
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publicly owned lands,including U.S.Forest Service and Bureau of Land Management
- lands within the Rural/Remote..areas of Pitkin Comuy have..been identified as
containing attributes requiring management" pursuant to the zoning regulation.
6. Having reviewed the application at a regutarly sclredufed pubiic meeting on �
- November 26,1996 the Planning Commission reconunended approval of the request for
wincer use of the huts to tlie Board of County Commissioners. Tlie Commission
recommended that summer use be eliminated from the proposal,and deferred from
further discussion until such time as the County has had a chance to consider the request
� for a Smoggier Mountain-Warren Lakes Road use restriction in a public forum,
7. The Planning Commission acknowledged that backcountry huY development may �
l�ave an un-addressed fiscal impact on County Emergency Services. However,the
Commission recommended that the issue be resolved in a larger context,rather than as `
part of this review. The Commission encouraged the TMDHA to work with the Pitkin �
�+0Y1E1 �1/24/1997 �l:s$P F�G '.=' OF ii
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ResolutionNo.96��! 404848 05/28/1997 03:00P RESOLUTION � �`�'
Pa e 3 +�`:9T`,� .
s 3 of 13 R 0.00 � 0.00 N 0.00 PI1'KIM COUNTY CLERK ti;=, . „ ,
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County SherifPs Department to come to a better understanding as to how much of an �
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impact is created by tl�e Uut use,and how that impact may be offset �- �.
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8. The$oard considered the request�t its regularly scheduled meeting ou December
4,1996,at which time evidence and testimony were presented with respect to this 1f' i�.
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application. � ' -
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9. The Boai�l acknowledged that construction of[wo huts containing 1,000 square �� �'
feet and 600 square feet respective(y presents a unique circumstance in t(iis case with
respect to the Rura1/Remote zone district area and bulk requiremenfs,because the huts are
located ou a Forest Service parcel which contains several thousand acres of land. The f`
• maximum allowable floor area for principat structures in the R/R zone district is 1,000
square feet,and the minimum lot area per principa[use is 35 acres. The proposed huts '
�I are exempt from Growth Management pursuant to Section 3-150.150 of the Land Use ,
. Code. The applicant lias taken advantage of the clustering aspect of the zone district to
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limit the impaets of developmenY of two principal structures to one area,as opposed to
spreading out the impacts of development over a larger area.
9. At the meeting the applicant acknow(edged Yhat no additional requests for new
lOth Mountain Huts would be made to the County for a minimum of seven years due to
the U.S.Fot�est Service's mandate that they will process no new permit requests until their
travei management plan revision is complete in 200 t or 2002. �
10. The Board fotmd the request to be in compliance with the standards and
regulations of the RuraVRemote zone district,as well as with all other applicable policies
and regulations of tl�e Land Use Code. �^�-
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40i161 �i/�4/1997 a1:38P PG � OF 11
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I I��I�1'�I�I'�I��I�II'I I'I'�I�II�"I�'I III"I�1'I■����� <��Y�,.��
Resolekion No.9G-��/ 404848 06/28/1997 03:00P RESOLUTION
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4 of 13 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK - ?.:
Page 4 �a.�a;:;�r�
NOW, TH�R�FOIt�, B� IT R�SOLV�D by the Pickin County Board of `��y.
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County Commissioners that it does hereby grant Specia[Review and GMQS Exemption . "�;
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approval to TMDHA subject to compliance with the following conditions: � .'
i. Prior to issuance of a building permit,the applicant shall submit a Special Review
Site Development plan for recording. The site plan shall be submitted on a 24x36 inch
mylar sheet,and shalt depict a development envelope of a maximum size of 1/2 acre in �r .
which the hut development (including accessory structures and parking)sl�all occur. .
2. Prior to commencement of winter use of the hut annually,the�ppiicant shall post � �
a sign at the intersection of Smuggler Mountain Road and Gibson Street informing hut '
users tliat parking is only available at the McNamara/Benedict Hut Traill�ead on Hunter i
Creek Road. The sign shall indicate that overnigiit parking on Smuggler Mountain Road
or within the Mollie Gibson Park Parking 1ot wilt result in towing. Placenzent of the sign
shail be coordinated with tl�e County Engineer.
3. Prior to issuance of a building pemiit,tl�e applica��t shall submit a construction �
- traffic plan for approvat by the Commtmity Development Director and the County
Engineer in coordination with Uie U.S.Forest Service. The Plan shall at a ulininium,
address the following:
a. Requirement for p(acement of pubiic news releases when heavy �;.
construction fraffic is scheduted on Smuggler Road;and
- b. Provisions for construction workers to stay on site whenever possible to
' minimize vehicle miles h•ave]ed;and
c. Scheduling(#of days and hour of day)for helicopter support to deliver
large loads of building supplies;and
d. Rough identification of the number of workers who will be traveling to
• and from the site,the number and type of heavier construction vehicles
which will be traveling to and from the site;what kind of heavy
construction materials wilt be transported to the site,etc.
' e. Provision of parking for car-pooters at the TMDHA office parking lot;and
f. Provision of locked storage for too[s on the building site.
4. Prior to issuance of a bnilding permit,the applicant shall provide a drainage and �
erosion control plan to address construction impacts to Smuggler Mountain-Wanen '
Lakes Road.The intent of the erosion control plan shall be to maintain the road in it's
r current condition and to mitigate deterioration associated with construction. Said plan
shall be reviewed and approved by the Counry Engineer. Tlie applicant shall be
responsible for mitigating damage to the roads associated witli constructiou activity.No `
improvements to Smuggler Mountain-Wan•en Lakes Road,other than those addressed by
the construction erosion contro]plan shalI be permitted as part of this approval. � -
4�D11E1 +Zi1/'�4/1997 01:39G T'G 4 OF 11
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Resolution No.9G-`L�'� 1 I'�I�I��III"�"I III'I�'lll I�III"I�'�Iif"I�1'lII��fl �c"V�'.
PageS 404848 06/2B/1997 03:00P RESOLUTION �i�: •
f 13 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK ;�;�}s``.^,.,
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5. A detailed Safety and Operating Plan shall be suUmitted by the applicant for
review and approval by the Sheriff's Department prior to commencement of winter use of ' �:�
the Benedict Huts. � "
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6. Prior to issuance of a building permit,the applicants shat(obtain �
fireplace/woodstove permits and a septic pennit from the Enviro�unental Health
Departrnent. �.,.'.
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7. T1ie huts and accessory struchire(s)shall set back a miuimum of l00 feet from �`;r•.'
adjacent private property boundaries.
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8. THe�pplicant shall coordinate with the Pitkin County Historic Preservation � •
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Planner prior to using,and/or removing materials/remnants from the Wazrens Lakes Peat
Bog operation site.
9. This Special Review Penuit is approved for winter use only. The l�uts may be `
utilized(for ptuposes other tlian maintenance and/or repair)only during the months of ''
November 15the through April 30th annually. �?�
10. The following fire mitigation measures shall be implemented in construction and
. maintenance of the huts: j
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, A. Use of inetal roofs on flie structures;and '
B. Installation and maintenance of spark arrestors in the chimneys for the wood �,
stoves;and ��~r`
C. InstaIlation and maintenance of smoke atarms in each Uut;and j�
, ' D. Installation of fire extinguishers in each hut;and ''
F. Installation of a 55 gallon drum fclled with water from the roof gutter;and a l
shovel,rake,steel bucket and gunny sac[c attached. �
G. The applicant sha(L compty with the following additional wildfire mitigation
measures
a. The area around the structure sha((incorporate landscaping with wildfire
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defensible space considerations as follows:
NOTE: Actual vegetation manipulation to meet these conditions may not be
necessary where the natuial vegetation pattems l�ave already fulfilled these . �
conditions.
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1) All brush located downhill from the structure(s)shall be cleared for a i
distance of 30-50 feet. Brush,debris,and non-ornamental vegetation shall �
be removed within a minimimi 10 foot perimeter around the remaining
sides of structure(s). j �X-_
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4011E1 01/'c4/1497 @1:38F' PG 5 pF ii 1�
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Resolu[ion Na.96-�3 I II'I�I"�I)�'I"I III'I l���l I'II�"I��I III�'�i"I��I�'� �;..
PageG 404848 06/28/1997 03:00P RESOLUTION ;.,
, B of 13 R 0.00 D 0.00 N 0.00 PITKIN COUNTY Cl.ERK y�+�;.'.
2) Vegetation shall be reduced to break up the vertical and horizontal �,�
continuity of the fiiels a minimum of a 30 foot perimeter around a
structure builY on flat ground.{For greater slopes ref.CSFS Safety Zone ;�,+.�,.
chart.Page 13,Wildfire Guidelines For Rural Homeowners).
3) Spacing beiween clumps of brusU and vegetation within the 30 foot
perimeters shall be a minimum of two times the height of the fuel.
Maximum diameter of the clumps shall be two times the height of the fueL
All measurements shall be from the edges of the crowns of the fuel.
4) Alt branches from trees and brush within the 30 foot perimeter shall be �
pruned to a height of 10 feet above the ground and removal of ladder fuels
from around trees and brusli.
� 5) Tree crown separation witl�in tl�e 30 foot perimeters sl�all have a minimum -
of 10 feef between the edges of the crowns.This does not apply to mature
i stands of Aspen trees wl�ere the above recommendation for removal of
ladder fuels have been complied with.In areas of aspen regeneration,the
spacing guidelines shall be followed.
; 6) All branches which extend over the roof eaves shall be trirruned aud all
! branches within I S feet of the chimneys shall be removed.
7) The density of fuels within a 100 foot perimeter of the structures shall be �
reduced where natural reduction has not already occurred.
� S) All deadfall within the 100 foot perimeter shall be removed.
9) The applicant shall be responsible for the continued maintenance of flie
defensible space vegetation requirements.
� b. Struchiral Design and Construction Requirements:
1) Roof construction shall be Cltiss A,nomcombustible(no wood
shake/shingles)material with no flat roofs.
2) Vents shall be screened with corrosive resistant wire mesh with mesh 1/4 '
inch ma�:imum.
c. The foilowing maintenance measures shall be adl�ered to:
I) Roofs and gutters sl�all be kept clear of debris. �
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4a1161 �2Y1/�4/1997 �c�1:381=' F'G E OF .L1 �
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Resolution No.96-�j I 0!'�Ile�'lll'll�'�I��'I I'I'I IIII�I�'ll�l III�'�II("I�") �' �,s�';!I'
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: Pa�e 7 7 of 13 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK ;� w�=='�'`
2) All flammable materials shall be stored on a parallel contour a minimum '__ .,.
of 15 feet away from any structure. �..
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d. The following miscellaneous measums shall be adhered to: `.1'�'
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1) Firewood/wood piles shall be stacked on a parallel contour a minimum of %` '
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15 feet away from the struciure, �;:•;. -
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2) Any outbuitdings or additional structures shall adhere io the same . .
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standards as structures.
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' 3) Fuel tanks shall be instal[ed underground with an approved cantainer. ``
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; 4) Propane tanks shali be installed according to NFPA 48 standazds and on a
•� contour away from the structure with standazd defensible space vegetation
mitigation around any above-ground tank.Any wood enclosure around the N
. tank sha11 be constructed with materials approved for 2 hour fire-resistive j
construction on the exterior side of the walls. �
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- 5) Each structure shall have a minimum of one 10 pound ABC fire �
extinguisher wlrich shall be placed in each structure in a visibie and '
i accessibie location.
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� ! I I. The Applicant shall adhere to all material representations made in the application '`�
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and in the publie meetings. �J,
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4�i1b1 01/'24/19�7 01;38f' F'G 7 OF 11 , •
APPROVED AND ADOPTED ON THE 4TH DAY OF DECEVIBER,1996.
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. G-3� 404898 0S/28/1997 03:00P RESOLUTION >,x.����'1'
ResolutionNo 9 � �*- :y�;,•
, Pages 8 of 33 R 0.00 D 0.00 N 0.00 PITKIN COUNTI' CLERK ,;Y,�;��;;
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BOARD OF COUNTY COMMISSIONERS,
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PITKIN COUNTY,COLORADO , :�
BY �— �� f'.
James R.True,Chairman -
TE �l—ly 97 �' `
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ATTBST:
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t1�Q ���---� i^
� ette Jones,Deputy Clerk&Recorder i
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' APPROVED AS TO CONTENT: APPROVED AS TO FORM: f
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` ����������_�__N� ����
Cindy Houben, John
_ Community Development Director County Attorney
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Case#P93-96
Parcel ID#2641-35
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4d�1161 �1/�4/2997 a1:�8P F�G 8 OF li
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� 404848 03/28/1997 03:00P RESOLUTION �a» '_
13 ef 13 R 0.00 D 0.00 N 0.00 PITKIN COUNTY CLERK .°�<°z°�'��
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