HomeMy WebLinkAboutbocc.res.060.2018 RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO APPROVING THE REDSTONE 2016 LLC VILLAGE LODGE PRESERVATION
(VLP)MASTER PLAN,DESIGNATION OF HISTORIC STRUCTURES TO THE PITKIN
COUNTY HISTORIC REGISTER AND GRANTING OF INCENTIVES,AND ACTIVITY
ENVELOPE/SITE PLAN REVIEW
Resolution No. (9690 -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 (louse Parcel", and the "Castle Parcel" and are legally described
in Attachment A.
4 The 3 parcels are currently located within the RS-30. AR-10, and AR-2 Zone Districts Concurrent
with approval of this Resolution, the BOCC approved Ordinance No 076--2018, which rezoned the
parcels to the Village Lodge Preservation (VLP) Zone District The Barn parcel contains 42 acres,
the Carnage 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, and arc subject to a Deed of Conservation Easement held by the Colorado Historical
Foundation (Reception #509604). The Redstone Castle was constructed in 1Q03 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 precious
approxals have expired and are no longer applicable, with the exception of the permit granted in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 bmn/garage on the 1" floor and a single-family residence on the 2id floor The
Carriage House is also listed on the National Register for Historic Places The Carriage I louse Parcel
is located within the designated Redstone Historic District.
7. The Barn Parcel contains the structures including a non-historic barn, dog kennels, shed, and two
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 I he Barn Parcel is located within the
designated Redstone I listoric District
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RECEPTION#: 651655, R: $0.00,D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 99,11/01/2018 at 11:01:19 AM
Janice K.Vos Caudill, Pitkin County, CO
Resolution 0,66-20I8
Page 2
8. The Applicant has applied for the following development activities:
Village Lodge Preservation(VLP) Master Plan:
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(I lodging unit).
• Development of S 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 eater 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
the Redstone Castle VLP Master Plan Activity Envelope and Site Plan and described in condition 0 7
of this Resolution
9. The BOCC considered the application at duly noticed public hearings on May 23, June 13. June 27
July 25 and August 22.2018, at which times evidence and testimony were presented.
10. 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,
II The BOCC further finds that pursuant to the Crystal River Valley Master Plan and the 1993 Redstone
Master Plan. the proposed special events can he 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 special events and has adequately addressed impacts that may arise from
these events. The proposed events will not materially endanger the public health, safety, or eelfare
12. The BOCC further finds that the Applicant has made adequate provisions for transportation, parking.
noise abatement,duration,frequency, sanitation,and water usage associated with special events
13 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
Rev,lunnrt Nab 60-2(118
Paw
3
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 Pltkm County Road Management and Maintenance Plan and that a
bridge is not required at this time. S he BOCC ria} reconsidet the adequacy of the access to the
Properties at any time to evaluate the access and its protection of the public health. safety and wellare
based upon physical conditions or experience and in require appropriate stem he taken to temet'.iate
any unsafe condition following a public hearing
14. The ROCC 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 are developed on the Castle
Parcel and cabins and a property manager/staff housing unit are developed on the Barn Parcel
li. The Redstone Castle Properties have a storied and well documented history dating to the early
900'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. 'I he 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 1t8 under"Historic Designation" are
eligible for designation to the Pitkin County Historic Register
16 With regard to the requested incentives for designation of the three 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 Budding Program and Energy Code is proportional to the amount of preservation that
will occur The 4 new cabins, 4 new collages, and property manager/staff housing unit will not
be exempted from these Codes
B Granting the reduction in the 100' streamside setback for maintenance to Redstone Castle
Boulevard and 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 no:
provide for a waiver of fees.
D. the Applicant has taken advantage of the "Expedited Review" optional incentive and met wtth
the BOC('to discuss historic designation of the properties on October 24th. 2017.
E The BOCC finds that the significance at the Castle properties and associated structures is great.
and designation of the properties and structures is deserving of issuance of Transferable
Development Rights Certificates (TDRs) The BOCC specifically finds that 8 TDRs shall be
awarded as an incentive for the designation and future protection of properties and associated
structures, As set forth below, four TDRs ill he awarded immediately to the Applicant, and
another timr TDRs will be awarded and held in escrow until such time that further work is
completed to restore and protect the structures.
F. The request for Commercial CMOS 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,
Reioluuon 4n jii(1.20)H
Page 4
G. An Employee Housing Impact Fee exemption for conversion of the Castle, Cal riage 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.
II. 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. however, development of the Castle
Manager's Unit and the Barn Parcel Manager's Unit will he considered as credit towards the
affordable housing impact fee, provided both units arc deed restricted to the satisfaction of Pitkin
County and used to house onsite employees.
I. The BOCC finds that a I0-year vesting period is appropriate to he established for the Activity
Envelope and Site Plan portion of the request
17. 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 of this resolution arc achieved.
18. The BOCC further finds that the proposed directional and identification signage for the Castle
properties as shown in Attachment D will replace existing signs, has been reviewed and
recommended for approval by the Redstone I historic Preservation Commission, and that the sizes of
the signs may be varied from the design standards in the Code due to the location within the Redstone
Historic District,pursuant to Sec, 7-60-50(g)(4).
19 the F3OCC finds that it is in the best interests of the citizens of Pitk in County to approve this
Resolution.
20 The Pitkin County Planning and Zoning Commission considered the proposal at regularly scheduled
meetings on March 6 and March 20, 2018 and, pursuant to P&Z Resolution No. 07-2018,
recommended approval to the BOCC by a vote of 7-0. The following substantive conditions of
approval in this Resolution supersede and replace any substantive conditions of approval in the P&Z
Resolution No. 07-2018 as recorded on May 17, 2018 at Reception No. 647415.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Pilkin
County. Colorado that it hereby approves the Redstone 2016 I,LC VLP Master Plan, Designation to the
Historic Register and Granting of Incentives, and Activity Envelope and Site Plan Review. as amended,
subject to the following proposed conditions, and authorizes the Chair to sign the Resolution and, upon
the satisfaction of the Count} Attorney as to form. :o execute any otter associated documents necessary
to complete this matter:
I The Applicant shall adhere to all material icpresentations made in the application or in public
meetings or bearings and shall consider those representations to be conditions of approval, unless
amended by other conditions
2. V i_P Master Pian conditions of approvals
A The approved VLP Master Plan outlines the approved uses. dimensions. timeframes. short and
long term goals, and special event parameters of the Redstone Castle VLP Master Plan
ATTACHMENT B.
B Shuttle service to the properties shall be required for any event with more than 40 vehicles,
including event organizers or sponsors,but not including service staff
Resolution A0001-7013
Page 5
C. Amplified music is permitted only within the Castle Courtyard. within the Castle, and \\ithin the
Carriage House Amplified music is prohibited in tents or other outdoor locations, with the
exception of amplification for officiants and processional music.
Decibel(dB(A))limits for sound measured In accordance with the Pitkin County Noise Code:
7:00PM to 7:00AM: 50 dB(A)
7:00AM to 7,00PM 55 dB(A)
D. Connection to the Redstone Water and Sanitation District for sanitation service shall be required
prior to commercial operation of the Castle properties,
E. Beginning on November 30, 2019, and on November 30 of each year thereafter, the Applicant
shall submit an"annual review" report to the Community Development Director that outlines the
special event operations for the previous twelve months ending on October 31 of that year. This
report shall provide details on all previous year events. compliance with the Special Event and
Transportation Management Plan in Table 5 of the VLP Master Plan, any deviations from the
approved plan that have occurred, traffic generation reports relating to the approved commercial
uses, including but not limited to, participant traffic generation, commercial chicle trip
generation, and any complaints received The "annual review" reports shall be used for
consideration in potentially increasing or decreasing the number and frequency of events during
the "phasing in" period as specified in Table 5 of the VLP Master Plan The annual review shall
be heard before the 130CC at a duly noticed public hearing. In the event of substantiated
violations of the requirements of the VLP Master Plan and/or the terms of this Resolution. the
BOCC may determine to modify or revoke a portion or all of the special event approvals at this
hearing
F. Driveway lighting shall be removed within 60 days of approval of this Resolution.
(i Site Plan Review is required for the future cottages on the Castle Parcel and cabins and property
managers/staff housing unit on the Barn Parcel, prior to building permit application Mitigation
for debris flow hazards may be required.
H. The 21 tourist ,accommodation units 11 cottages. 4 cabins, I unit in the Hose House, 2 suites
u thin the Carriage House, and 10 suites n thin the Castle} shall only he used for short-tern
tourist act ommodatirou, and or residential use In the owners or the llwnels' family Long-term
tourist accommodation rental. and or rn ulti-family residential use, and or dorm dory use of these
mins is prohibi ed,
I The lodge units cannot be separately awned or held independently from the ownership of the
Castle Parcel.Horn Parcel.and Can rage 1{ouse Parcel,
., Prior to issuance of building pet mits for the new bun st accommodations units (T cottages and 4
cations). the Applicant shall pas the applicable housing impact tee Co: the ,umbel of rooms
put suant to See 8-30.10 01 the 2(106 Lund Use Code las amended) based on the formula for
"standard historic" tourist lodge acaomniodation des elopment The .Applicant may obtain credit
towards this fee should the Castle Manager'. Unit and the Barn Parcel Manager's Unit be
constructed with \al id building permits and apptopi lately deed restricted to the satisfaction of the
Community Development Director and the County Attorney
K. Tree mitigation shall riot he required for trees that are removed to gain enhanced \rows of the
h:stor'c structures fin Hwy 133.
I . Pal king associated with the Castle is prohibited at the Pitkin County owned Coke Ovens on the
west side of 11w) 133.
3. The 3 properties are granted 21 Tourist Accommodation Unit GMQS exemptions as a result of the
BOCC:granting approval for optional incentives for designation of historic structures on the property
RexdxHon \'opl+G-20(8
Page 6
4 As a result of the granting of optional incentives Mt designation of historic structures on the property
to the Historic Register, the Applicant is awarded a vesting period of Ifl years for the Activity
Envelope and Site Plan portion of this request. Concurrent with recordation of the Activity Envelope
and Site Plan, the Applicant shall record a Development Agreement to memorialize the granting of an
extended vested right in association with the Activit Envelope and Site Plan approval granted herein.
Fhe Development Agreement shall run with the land and to the benefit of the County. and can be
modified only with the consent of the County and the Applicant. The form and content of the
Development Agreement shall be approved by the County Attorney, Community Development
Director,and the Applicant
5. Conversion of the Castle, Carnage House, and Hose House to the proposed ')Tourist Accommodation
I'nits (10 units in the Castle, 2 units in the Carriage House. and I unit in the Hose House) shall be
exempt from the Employee Housing Impact lee.
6. The 2 proposed onsite property managersrstaff units(I unit within the Castle and I new detached unit
on the Barn Parcel) shall be exempt from GMQS and shall provide credit towards the Employee
Housing Impact Fee associated with the development of the 4 cottages on the Castle Parcel and 4
cabins on the Barn Parcel. as identified in Condition d2.K above.
7 Prior to commercial operation of the properties, the Applicant shall submit for approval by the
County Attorney and Community Development the Redstone Castle VLP Master Plan Activity
Envelope and Site Plan showing existing development and Activity Envelopes. The Site Plan shall
also show proposed development which has been granted Site Plan Review approval including: H
eight tent sites for events, 2) improvements to parking and guest drop off areas, 3) pond area
restorative grading, 4) restorative grading west of the Castle, 5) pathways, 6) road improvements, 7)
landscaping.8)passible restoration of Redstone Castle Drive to the west of the Castle,9)Castle pool
and patio areas south of the Castle and 10)utility upgrading. The 4 cottages on the Castle Parcel and
the 4 cabin and staff housing unit on the Barn Parcel have been granted Activity Envelope approval
us shown on the Plan but are subject to Site Plan Review prior to development. The Activity
Envelope Plan and Site Plan shall be prepared in accordance with Land Use Code Section 2-30-201g)
and Application Manual Sections 2.1.11 and 2.1.12
8. Except with regard to historic tours to which shuttle service will be provided or which will involve
fewer than 20 vehicles entering the Castle properties, and/or lodging uses within existing buildings,
prior to commercial operation of the properties for historic tours that do not meet the limitations
above and any additional holelmotellodge uses, the Applicant shall submit for an
aecessearthmoving permit and complete upgrades to Redstone Castle Drive as follows, such
upgrades being described in the SGM Review of Traffic Analysis for Redstone Castle Access Road
dated July 23, 2018(Attachment C)-
A Minimum single-lane width of 12 feet;
B. 5 turnoutspulloffs with a minimum width of 20 feet and minimum 30 toot transitions at each
end:
C. Minimum stopping sight distance of 160 feet:
I) Installation of guardrails where accidents have occurred, if any;
Fi. Signage to notify drivers of speed limit, turnout locations, private property, natural hazards and
noise restrictions.
All work to Redstone Castle Drive shall be conducted entirely within an established access easement,
or consent shall be granted by the property owners to the Applicant for work outside an access
Revu(ukon Co OV 1.2018
Page 7
easement. Al! improvements shall he reviewed and approved by the Community Development
Director and the County Engineer.
9. Except with regard to special events to which all guests will arrive by shuttles andior special events
involving fewer than 20 vehicles entering the Castle properties. prior to commercial operation of the
properties fn special events, the Applicant shall fulfill the requirements in Condition 08 and shall
submit for and obtain an accessiearthmoving permit and a Pitkin County Right of Way permit and
complete improvements to the intersection of Redstone Boulevard and Redstone Castle Drive and the
portion of Redstone Castle Drive that traverses the Redstone Inn property. These improvements shall
serve to delineate nortfesouth 2-way traffic from the Redstone Boulevard intersection onto Redstone
Castle Drive as it traverses the Redstone Inn property and to define a clear intersection for vehicles
turning on offof Redstone Boulevard to the satisfaction of the County Engineer.
As an alternative.the Applicant may elect to work with the Redstone Inn arid the other beneficiaries
of the easement through the Redstone Inn property to determine whether it would be preferable to
accommodate the improvements within the existing easement or to pursue art amendment to the
easement. In ether case, the improvements shall meet the intent of the SGM Review of Traffic
Analysis for Redstone Castle Access Road dated July 23, 2018 (Attachment C) to clearly delineate
2-way traffic and separate traffic lanes from any adjacent parking areas for the Redstone Inn. All
improvements shall be reviewed and approved by the Community Development Director and the
County Engineer.
10. The County shall issue a total of eight TDRs to the Applicant.
Prior to issuance of the TDRs, the Applicant shall submit for review and approval, a Covenant
Agreement for preservation of the following historic resources, which documents their inclusion on
the Pitkin County I listoric Register and maintenance in accordance with the Pitkin County Historic
Guidelines:
A. The Redstone Castle,
B. Carriage I louse.
C Hose House,
D Garden Shed,
I. Gazebo,
I-. Dog Kennels,
G. Historic Entrance Gate,
I I. Historic water reservoir on the Castle Parcel.
Pm Covenant Agreement shall also include a requirement that the property owner will provide a
minimum of 29 public tours of the historic structures located upon the Castle Properties per year, with
a minimum of 10 spaces to be made available for attendees on each tour. Public tours shall not
include interior access to any structures that are utilized as residences
Upon recordation of the historic covenant, the County will issue eight TDRs. four of which will he
given to the Applicant and the remaining four TDRs will be maintained in all escrow account. '1 he
Applicant may direct the sale of these escrowed TDRs with notice to the County and return all
proceeds of the sale to the escrow account. Proceeds from future sales of the escrowed TDRs shall be
used by the Applicant to fund additional restoration efforts that are commenced after August 22. 2_018
that are consistent with the "Redstone Castle Review of l iistoric Resources and Conditions" report
dated July 16, 2018 (Attachment E) as determined by the Pitkin County Historic Preservation
Officer. The proceeds from the salets)of the escrowed TDRs shall he applied to reimburse Applicant
Resolution No 000 2018
Page 8
for additional historic preservation efforts undertaken after August 22, 2018 upon confirmation of
completion of historic preservation efforts completed after August 22, 2018, ail as overseen by the
Pitkin County Historic Preservation Officer. It is acknowledged that future restorations may not be
entirely consistent with Attachment E, and as such, reasonable restorations initiated by the property
owner which are consistent with the intent to preserve the historic resources of the Castle Properties
will be considered for release of funds from the escrow account. The Development Agreement
between the Applicant and the County shall address the operational details concerning the issuance,
sale,and possible escrow of proceeds from future sales of these four TDRs.
11 If the Applicant desires to complete reclamation of the previously disturbed Castle meadow or the
two-track driveway that divides the meadow west of the Castle in the future, the Applicant shall first
submit an earthmoving permit application to the County for review and approval. The County may
require financial security to ensure completion of the reclamation before the permit issues
12 If the Applicant desires to regrade the Castle and Carriage House ceremony site in the future, the
Applicant shall first submit for and receive an earthmoving permit from the County. A geological
report shall be submitted with the permit application and the Applicant shall address any alluvial fan
recommendations provided in the report.
13. The Applicant shall comply with the following to minimize wildlife impacts
A. Dogs are prohibited with the exception of the special event honorees' (e g. bride and groom)
dog(s), which shall be leashed under human supervision or kenneled. Four property owner dogs
are exempt from this restriction but shall be leashed or kenneled when on the grounds of the
property.
B Guest use of off road motorized vehicles is prohibited.
C. All fencing shall be wildlife friendly,excepting historic gates and fences.
D. During the first year that special events with 100 attendees or more take place at the Redstone
Castle, the Applicant shall conduct a noise test during the peak hour of a large special event at the
noise level testing location depicted on Attachment F to ensure that applicable noise limitations
are not exceeded.
Id. The properties shall comply with the following low wildfire development standards.
A. Defensible Space: The area around all buildings/structures, limited by property boundaries that
may limit a property owner's ability to comply with this section, shall incorporate landscaping
with wildfire defensible space considerations as follows.
1. Brush, debris and non-ornamental vegetation shall be removed within a minimum ten-
foot(10')perimeter around all structures.
2 Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels
at a minimum of a thirty (30) foot perimeter around a structure built on flat ground.
Spacing between clumps of brush and vegetation up to the thirty (30) foot perimeter shall
be a minimum of two (2) times the height of the fuel. Maximum diameter of the clumps
shall be equal to the height of the fuel. All measurements shall be from the edges of the
crowns of the fuel.
3 All branches from trees and brush within the thirty (30)foot perimeter shall be pruned to
a height of ten (10) feet above the ground with removal of ladder fuels from around trees
and brush.
Resoluhon\o6C-2014
Pagr 9
4. tree crown separation within the thin (30) toot perimeters shall hai,e a minimum of ten
(10) feet between the edges of the crowns. except for mature stands of aspen trees where
ladder fuels have been remoied. In areas of aspen regeneration. understory shrubs and
down and dead materials shall be removed
5. An branches that extend over the root eaves shall he trimmed and all branches within
fifteen 115)feet of chimneys shall he removed,
b. the density of fuels up to a one hundred 1100) foot perimeter of the structures shall he
reduced where natural reduction has not already occurred.
7. All deadfall up to a one hundred(100) foot perimeter shall he removed
8. No new conifer trees shall be planted within tent 10)feet of a residence.
9 No flammable mulches shall be placed within two(2)feet of a residence.
10 the property owner shall he responsible for the continued maintenance of the defensible
space vegetation requirements.
B. Roofs Class A covering or('lass A assembly as defined by the currently adopted Building Code.
No wood shakes or shingles except as may be required to maintain historic appearance of the
structures designated to the Historic Register. All other adopted Building Code compliant
methods and materials permitted. Roofs with less than a 3.12 pitch are not permitted unless they
comply with the following:
1 I All roof coverings shall he constructed of non-combustible materials and installed ou a Class
A roof assembly.
2) All roof coverings shall have a surface that shall facilitate the natural process of clearing roof
debris.
3) Protrusions above the rootline,such as parapets. shall be prohibited.
4) Roots shall be installed as requited by the adopted Building Code and shall have a minimum
pitch of 1548.
5) All roof designs,coverings, or equivalent assemblies shall be specifically approved by the
Fire Marshal prior to submittal ofa building permit application.
Resolution Na060-2018
Page ID
C. Maintenance and Miscellaneous Requirements.
I. Roofs and gutters shall be kept clear of debris.
2. Roof vents shall be screened with corrosive resistant wire mesh, with mesh one-fourth
(1/2)inch maximum.
3 Yards shall be kept clear of all litter,slash and flammable debris
4. All flammable materials shall be stored on a parallel contour a minimum of fifteen (15)
feet away from any structure
5. Weeds and grasses within the ten (10) foot perimeter shall be maintained to a height not
more than six(6) inches
6. Firewood/wood piles shall be stacked on a parallel contour a minimum of fifteen(151 feet
away from the structure
7. Swimming pools and ponds shall be accessible by the local fire district.
8. Fences shall he kept clear of brush and debris
9. Wood fences shall not connect to other structures.
10 Fuel tanks shall be installed underground with an approved container. Existing above
ground fuel tanks may remain on the property.
11 Propane tanks shall be buried, if possible, or installed according to NFPA 58 standards
and on a contour away from the structure with standard defensible space vegetation
mitigation around any aboveground tank. Any wood enclosure around the tank shall he
constructed with materials approved for two (2) hour lire-resistive construction on the
exterior side of the walls.
12. Each structure shall have a minimum of one ten(10)pound ABC fire extinguisher
13. The Applicant shall comply with all requirements of the Carbondale and Rural Fire
Protection District Code.
14. Addresses shall be clearly marked with four(4) inch non-combustible letters and shall be
visible at the primary point of access from the public or common access road and
installed on a non-combustible post.
15 The Applicant shall obtain a permit to install the signs shown in Attachment D With the permit, the
Applicant shall reduce the overall number of lighting fixtures and overall wattage of light, and shall
demonstrate compliance with the lighting standards in the Code.
16. Failure to comply with the conditions of this approval may result in revocation of this Resolution
and/or the VLP Master Plan, or any subsequent permit(s)or approval(s)related to these properties,or
the statutory vested rights associated with these properties. except with regard to any common law
vested rights established through development and use prior to the time of the proposed revocation
The BOCC shall conduct a noticed public hearing to evaluate the nature or extent of any alleged non-
compliance by the Applicant prior to making any determinations concerning possible revocation
17 Statutory vested rights for the Activity Envelope and Site Plan approvals contained herein are granted
pursuant to the Pitkin County Land Use Code and Colorado Statutes, subject to the exceptions set
forth in the Pitkin County Land Use Code § 4-140 and C R.S., § 24-68-105. The statutory vested
rights granted herein shall expire on u4L,SI- 2 .2028.
NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES WEEKLY on the 19111 day
of April,2018. '
APPROVED AND ADOPTED this .) it day of ' /'S ,2018
Resolution A'o WG-2018
Page I I
PUBLISHED AFTER ADOPTINIINFOR VESTED REAL PROPERTY RIGHTS in the Aspen
Times Weekly on the day offLVPW k1.2018
A ' ST: BOARD OF COUNTY COMMISSIONERS
Jea - ,1
tte Jones Patti Clapper, Chair
Clet to the BOCC
Date• ,2a16
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
Jahn Ely, Co Attorney C'indouhen, Communi evelopment Director
Casc# P101-17
Resolution M1'aaILD-22018
Page 12
Attachment A
Legal Descriptions
PARCEL A (Castle Parcel)
.4 parcel of land situated in Southeast one-quarter Southwest oi.e-quaver(SP1 04S W 1/4)
and in the Southwest one-quart Southeast one-quarter(SW 1/4SEI/4)of Section 20 and
in the Northeast cnequarter Northwest one-quarter(NEIANW,/4),in the Northwest
one-quarter Northeast one-quarter(NW I/4NE1/4), and in the Southwest one-quarter
Northeast one-quarte: (SW 1/4NEL'4)of Section 29, all in To'.vnship :0 South.Range 88
West of the 6th Principal Meridian.Puha County,Colorado, scud panel being more
particularlydeserbed as follows.
Beginning at the Center of said Section 29,
thence North 00°06'West, 1,318-69 feet along tie Norb-South centerline of Seot:en 29 to
the Southeast Corner of the Northeast one-querter Northwest one-quarter(NE1/4NW1/4)
of said Section 29,
thence South 39°41'Wes:,721 34 feet along the southerly boundary lune of the Northeast
ure-quarter Northwest one-quarter(NE]'4N Wl14) of said Section 29 to a point in the
renter of the Crystal River,
thence North 49'0702" East, 339.50 feet along the center of said River,
9ten�e North 11'24'06" West, 812.33 feet along the center of said river;
`_hence North 44'08'21" bast, 295.04 feet,
thence North 12'4623" Fast,43:.44 feet,
:hence North 1710'57 West, 180 49 feet,
:hence South 54°5732"East, 927.52 feet to a pe not en the uurJterly boundary line of the
Northwest one-quarter Northeast one-quarter(NW-1.'4NEI'4) of said Section 29;
thence North 89'38' East,498 34 feet along said northerly boundary line,
thence South 2.638.84 feet to a point on the East-West centerline of said Section 29;
Lienee South 89'44'West. 838 41 feet along said East-Wee:centerline to the Center of
card Section 29, the Point of Beginning
Resolution tib 0L0220/8
Page 13
PARCEL 13: (Carnage House Parcel)
A tract of land situated in the SE1/4 SWI/4 land in the S W 1/4SE 1/4 of said Section 20
and said NW 1 A NE 1/4 and SWI/4 NEI/4 of Section 29,all in Township 10 South,
Range 88 West of the 6th Principal Meridian,Pitkin County, Colorado, and being more
particularly described as follows:
Beginning at a point on the boundary line between said SWI/4 SE 114 of said Section 20
and said NW 1/4 NEI/4 of said Section 29 whence a stone found in place for the Witness
Corner to the Northwest Comer of said Section 29 (also being the Southwest Corner of
said Section 20)bears S 89°38'W 2852.68 feet; thence N 54°59'32" W 927.62 feet;
thence N 85°01'19" E 667.80 feet to a road intersection as built; thence S 59°4831" E
1161 86 feet; thence South 2639.56 feet to a point on the East-West centerline of said
Section 29; thence S 89044' W 411.43 feet along said East-West centerline; thence North
2638.84 feet to a point on the boundary line between said Section 20 and 29, thence S
89°38' W 498 34 feet along said boundary line to the point of beginning
PARCEL C• (Barn Parcel)
A tract of land situated in the El 12 SWI/4 and in the W1/2 SEI/4 of Section 20,
Township 10 South,Range 88 Wcst of the 6-RPrincipal Mendian, Pitkin County,
Colorado, and bang more particularly described as follows'
Beginning at a point whence a stone found m place for the Witness Corner to die
Southwest Corner of said Sect en 20 bears S 75°15'53" W 2164.01 feet; thence S
79°69'36" E 128 71 feet;thence N 28°33'26" E 105 14 feet; thence N 12°30 111" E 54.24
feet; thence N 23°34'12"E 119 92 feet to a point -n the centerline of a roadway as built
and in place;thence along the centerline of said roadway on the following courses:N
03°37'15" W 37.69 feet, thence N 2:03848" E 16246 feet, thence N 31034137" E 106.30
feet, thence N 39°11'43" E 34 57 feet;thence N 29°59'38" E 64.06 feet; thenceN
21°19'55" E 83.26 feet; thence N 25°42'19" E 81.91 feet, thence N. 19°1020" E 72 17
fo-c; thence N 01°50'31" W 48 86 feet, thtICA2N 02°18'19'' E 88.67 feet. thence leaving
said roadway centerline on a ccurse beanng S 63°1520" ti for 143 03 feet, thence S
85°07'15" E 181.11 feet;thence N 63°25'04" E 156.14 feet; thence S 65°10'Cl" E 887.75
feet;thence South 134824 feet, thence N 59°48'31" W 1161.86 feet to a road intersection
as built; thence S 85°01'19" W 667.80 feet; thence S 72°49'03"W 80.00 feet, thence N
17°10'57" W 267.15 feet; thence N 72°49'03' E 80.00 feet to the paint of beginning.
Resolution \0006-2018
Page 14
PARCELS A, B, and C, TOGETHER WITH:
PARCEL D.
ACCESS EASEMENT (CLFVEHOLM MANOR PARCEL TO REDSTONE
BOULEVARD)
A 30 foot viae access easement sinrated in the NW 114 SE 1/4 and to the E.1/2 S W 1r4 of
Section 20,Township 10 South, Range 88 West of the 6th Principal Meridian,Pitkin
County. Colorado_and lying 15 feet on each side of the following described centerline.
Beginning at a point whence a stone found to place fot the Witness Corner to the
Southwest Corner of said Section 20 bears S 78"33'34'W 2278.67 feet, thence N
1511147" W 25.64 feet;thence N 1901522"W 53.09 feet;thence N 12"28'416" W 35.19
feet; thence N 075628"W 106.16 feet,thence N 07°05131" W 25 92 feet, thence N
13°31'54" L 26.10 feet, thence N 36°17'41" E 50 08 feet;thence N 2.6°35138' E 50 35 fest,
Losec N 15°21'48' E 33.29 fret;:hence N 10'13';i"E 80.34 feet, thence N 05°41'34" W
92.20 feet; thence N 03°37115' W 63 37 feet;theme N 21°38'48"E 162.46 feet, thence N
106.30 feet,thence N 339'11'43' E 34 57 feet;thence N 29'59'38"_64 06
feet; thence N 21°19'55" E 8?..26 feet;thence N 25°42 19" E 81.91 feet; thence N
19°10'33' h 72.17 feet;thence N 01'0352" W 23: 13 feet;thence :17.84 feet along the
arc of a curve to the right,having a radius of 112 29 feel,the chord of witch beats N
29onien4r P 112 51 feet;and connnu:ng on tie eaa:ng 30 rote wide 4.cev.c.,ascasent
prevwusly recorded as descrT.bed to wit
Beginning at a point in :he NW 1,4 SEI t4 of said Section 20 whence a stone found in
place anc properly marked for the'Witness ?cm:to the Southwest Corner of said Section
20 hems:S 52'53'192 W 7224 57 fen;thence c.cug eaid centerline, N 59°0='0-' E 137 16
feet; thence !36.84 feet along the n of a turve to the left,having a radius of 2E3.57 feet
9:e chord of* n4 bean:N 41`1155" F :3? 11 fret;thence N 29°;9':0' E 372 S2 feet,
thence 139 58 feel along the ate of a cu-v2 to the right,harig a rad'us of 740.33 feet, the
shoal at cs Llch beers: N 34"4315" F '39 38 fee; thence N 4f°0 x'20" L :8:..5; fret;
thenue 191 24 fee:along_ the arc of a curve to the left,having a radius of 264.95 feet,the
chord nf'hick Sears. N :9°2:14!" E 18 12 feet, thence N 0:"13'59" W 135.97 feet;
thence 290.76 feet along the are of a curve to the left. having a radius af 479 72 fee:,the
chord of which bears' N 18°35'49"W 296.33 feet;thence N 35'57'3'"' VV. 183.53 ten;
thence 29:,64 fee:along the arc of a tune to the ngnt, having the radius of 505 69 feet,
:he chord of whch bears.N 19°26 23" W 287.61 tier;thence N 02°55100" W 203.00 feet,
'he:cc :49.51 fast along the arc at a c.,rvc to the.eft, having a radius of 809 76 feet,the
chord of witch bears N 081230" 14' 149 36 feet; thence N 11"30'00" W 8 07 feet,more
er less,rc a pain:ac tie southerly right-of war itne ci the Reds:one Road
Resolution No. O-2018
Page 15
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Page 16
Redstone Castle Parcel:
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REDSTONE CASTLE
VILLAGE LODGE
PRESERVATION MASTER PLAN
OCTOBER 2018
Section Page
Purpose of Master Plan I
H. Existing Conditions I
III Village Lodge Preservation Zone District Master Plan 2
A. Land Uses and Activities 4
A.1 Historic Tours 4
A.2 Tourist Accommodation Facilities 4
A.2.a. Castle, Carriage House and Hose House Tourist
Accommodation Units 4
A.2.b. Cottage Tourist Accommodation Units 5
A.2.c. Cabin Tourist Accommodation Units 5
Al. Events 6
A.4. Other Uses 7
B. Transportation System 7
B I Road System 7
B.2 Parking 8
B 3 Trails 8
B 4 Transportation Management Plan 8
B.5 Emergency Egress Plan 8
C. Master Plan Amendments and Vested Property Rights 8
List of Tables
I. Inventory of Existing Buildings and Historic Significance
2, Redstone Castle Master Plan: Buildings and Uses
3. Redstone Castle Master Plan: Permitted and Further Review Uses
4. Redstone Castle Master Plan: Dimensional Standards
5. Redstone Castle Master Plan: Special Event and Transportation Plan Management Plan
List of Figures
I. Redstone Castle Master Plan: Existing Conditions Plan
2. Site Vicinity map
3, Redstone Castle Properties: Slope Analysis
4. Redstone Castle Graphic Master Plan
5, Redstone Castle Master Plan Activity Envelope and Site Plan
PURPOSE OF MASTER PLAN
This document sets forth the Village Lodge Preservation Zone District Master Plan for the three
Redstone Castle Parcels which consist of the Castle Parcel, the Carriage House Parcel,and the
Barn Parcel,all collectively referred to herein as the"Castle Properties."The Board of County
Commissioners rezoned the Castle Properties from the AR-I0, AR-2, and RS-30 Zone Districts
to the Village Lodge Preservation (`VLP") Zone District on August 22, 2018, pursuant to
Ordinance No. cs 5f /yAt the same meeting the Board designated the historic resources to the
Pitkin County Historic Register and approved the development of the Castle Properties, pursuant
to Resolution Nol4C Va0.. The Pitkin County Land Use Code ("Code"or"Land Use Code")
requires the applicant to record a Master Plan to document the terms of that approval.
The following sections of this Master Plan describe the existing conditions at the site and
summarize the Master Plan for the Castle Properties.
I I,
EXISTING CONDITIONS
The Castle Properties contain approximately 149 acres of land which is depicted on the attached
Redstone Castle Parcels Existing Conditions Plan (Figure 1). The Existing Conditions Plan
labels existing structures and parcel boundaries and shows 10' topographic contour intervals,
vegetation, adjoining private lots, the Crystal River and State l lighway 131 The Castle
Properties are accessed from Redstone Castle Boulevard via Redstone Castle Drive and Redstone
Castle Lane, as depicted on the Site Vicinity Map (Figure 2). The deeds to the Castle Properties
describe the 30-foot-wide deeded access easement which provides legal access from Redstone
Boulevard near the Redstone Inn at the south end of the Redstone Townsite to the Castle
Properties.
The Redstone Castle Properties are accessed from Redstone Castle Drive. which intersects at the
former gatekeeper's house with a private road which goes east to the Redstone water storage
tank. From this point, Redstone Castle Drive continues south to access three homes and the
Castle's west drive which ascends to the Castle (Figures I and 2). A road (Redstone Castle
Lane)between the road to the water storage tank and Redstone Castle Boulevard goes through
the relocated historic Castle gate, past the barn outbuildings, the Carriage House,and the Castle;
ending at the south end of the Castle. 1 here is a walking trail (Lovers Lane) along the Crystal
River that ends at the Castle's south boundary. Alma's Loop links the Castle to Lovers Lane
(Figure D. Parking occurs to the north and south of the Castle as well as the Barn Parcel.
The Castle Properties: Slope Analysis (Figure 3)categorizes slopes in accordance with the Pitkin
County Land Use Code. Most of the land below the 7,400' elevation is gently sloping except
for the bank above the Crystal River on the west side of the Property including the land on either
side of the historic dirt road (Lovers Lane) which links the Castle Properties to adjoining private
1
property on the north side of Hawk Creek adjacent to Redstone Ranch acres (see Figures[ and
3).
John C Osgood,one of the most important industrialists in the late nineteenth and early
twentieth centuries, built the Redstone Castle in 1902 as a showplace for his model industrial
town of Redstone. It was then, as it is today. a monument to Osgood's wealth and place in
history, as a leader in the industrialization of Colorado and the West.
Redstone Castle(aka Cleveholm Manor),the Carriage House, the Hose [louse, the Dog Kennel
and the Gazebo,the structures listed in the National Register of Historic Maces and all other
structures, are identified on the Existing Conditions Plan(Figure 1). The Castle and the irrigated
lawn on the west sides of the Carriage House and the Castle are highly visible from State
Highway 133 (Ski 133) which Pitkin County has designated as a "Scenic View Protection Area"
and the State of Colorado has designated as a "Scenic and Historic Byway.
Primary buildings on the site are Cleveholm Manor(the Castle)and the Carriage House. Smaller
structures built in 1902 to serve the Osgood's are a Hose house, a gazebo, and a dog kennel A
garden shed was built between 1926 and 1936 and five additional buildings were added to the
barn parcel for storage and livestock in approximately 1990. 'fable 1 presents an inventory of
existing buildings, building sizes, and historical significance.
Ile Colorado Historical Foundation obtained a Deed of Conservation Easement in 2005
(Reception#509604), protecting the Castle from demolition. the easement applies to Cleveholm
Manor, the Carriage House, the Hose house, garden shed, and gazebo. The easement prohibits
the removal or change of the building's exteriors, as well as finishes of certain specific interior
portions. The easement also applies to approximately six acres of land immediately in front of
the Carriage House, and approximately fifteen acres immediately in front of the Castle.
IIL
VILLAGE LODGE PRESERVATION ZONE DISTRICT
MASTER PLAN
This section of the application describes the Village Lodge Preservation (VLP) Master Plan for
the Castle Properties. Section 3-70-60 of the Land Use Code establishes the Village Lodge
Preservation Zone District, Section 3-70-60 (a) provides a statement of intent for this zone, as
follows-
"The purpose of the VLP (Village Lodge Preservation)zone district is to provide
opportunities for and to encourage public use and enjoyment of privately-owned
historic tourist accommodation facilities located within the Town site of Redstone
or on surrounding lands in the Crystal River Valley. The VLP zone district is
intended to provide incentives for the upgrading and limited expansion of historic
hotel, motel, lodge and similar tourist accommodation facilities (including
expansions within separate buildings to develop resort cabins. single family
residential dwellings and similar uses) when such expansions comply with the
applicable development standards of this land Use Code."
The Master Plan is consistent with this intent of the VLP zone. Additionally, the Master Plan
helps to achieve the purpose and intent of the Code's Historic Preservation section (7-20-100)
which is to "promote the general welfare by providing for the recognition, protection,
enhancement, perpetuation and continued use of historic sites, structures, buildings, features and
areas that contribute to the unique quality of the landscape in Pitkin County for the following
reasons.
(1) To encourage public knowledge, understanding and appreciation for the broad
historic trends that have shaped the county's historic and scenic character.
(2) To provide a mechanism to identify and preserve the distinctive historic and
architectural characteristics of our heritage, which represent the important elements of the
county's cultural, social, economic, political, and architectural history.
(3) To conserve and improve the value of property recognized as significant and
encourage their productive, economical and sustainable reuse.
(4) To safeguard the historic architectural and cultural resources that support tourism and
the economic welfare of the community
(5) To provide a mechanism to resolve conflicts between the preservation of important
historic resources and cultural landscapes and the growing pressures of development and
alternative land uses."
Section 3-70-60 (b) of the VLP zone establishes the review requirements for this zone, as
follows
"An approved Village Lodge Preservation Master Plan is required for any
development in the VLP zone district. The Master Plan shall address all existing
facilities and all proposed development and shall be consistent with the Redstone
Master Plan and Pitkin County Comprehensive Plan. All standards, requirements,
and procedures for the review and adoption of master plans are found in Sec 2-
40-100. The Village Lodge Preservation Master Plan shall cover the entirety of
the Property and shall address all permitted activities/uses on the Property "
The long-term Master Plan for the Property is depicted on the Graphic Master Plan (Figure 4)and is
described below. Figure 5 depicts the Redstone Castle Master Plan Activity Envelope and Site Plan
Permitted uses may occur or be developed as depicted on the Activity Envelope and Site Plan (Figure 5)
Uses permitted subject to further review are required to obtain additional approvals and comply with all
applicable Code requirements, including but not limited to, the Special Review standards in Sec 2-30-
30(h); Amendments to Development Applications and Permits in Sec 2-20-150, and Activity Envelope
and Site Plan Review in Sec. 2-30-20(g)and Sec. 710-50.The proposed cabins and cottages have already
obtained Activity Envelope approvals as depicted on the Redstone Castle Activity Envelope Plan (Figure
5) and are required to obtain Site Plan Review approvals prior to development.
3
IIhA,
Land Uses and Activities
Four major land uses and activities will occur at the Castle Properties: (A) Historic fours; (B)
Tourist Accommodation Facilities; (C) Events: and(D) Other [.and Uses and Activities. The
long-term Master Plan as depicted in the Graphic Master Plan is shown in Figure 4. Table 2
presents an Inventory of Existing and Proposed Buildings and Uses. Table 3 identifies the
Redstone Castle Master Plan: Permitted and Further Review Uses and Table 4 lists the Redstone
Castle Master Plan: Dimensional Standards. The four major]and uses, and activities are
addressed in this section.
III.A.t. Historic Tours
Tour guests wilt enter the Property via Redstone Castle Drive which, at its termination, turns into
Alma's Loop. Tour guests may also enter at Redstone Castle lane if weather or conflicting
activities occur. Tour guests may use parking at 11 spaces near the Castle on the north, or 9
parking spots on the south side of the Castle. Some new trees will be planted on the west side of
the patios to enhance the scenery and screening from the highway An ADA lift will be
installed near the south parking in the Castle's south porte-cochere One ADA stall will be
designated in each of these parking locations. Appropriate signage will lead tour guests to the
proper arrival road and parking areas. The large parking area on the Barn Parcel will also be
available for tour guests.
four guests will tour the Redstone Castle and will have the ability to view the Carriage House,
Hose House, Entry Gate. Gazebo, Reservoir, Dog Kennels. Garden Shed, Lovers Lane and
established internal trails.
Hi, A.2. Tourist Accommodation Facilities
Tourist accommodation units are in the existing Castle and Carriage House. There may also be
additional tourist accommodation units in the cottages and cabins at sonic time in the future
when these facilities are developed. This section describes the different types of lodging.
1ll.A,2.a. Castle, Carriage House and Hose House Tourist Accommodation Units
Ten tourist accommodation units and the Castle Manager's apartment will be within the
Redstone Castle. Each unit will contain a sitting room, a separate bedroom, and a bathroom.
The Castle may he operated as a bed and breakfast as defined in the Land Use Code
The "Hose House"may be converted to a tourist accommodation unit in the future.
The Carriage House will contain two tourist accommodation units with kitchens. New patios will
he developed on the east and south sides of the Carriage House, Some new trees will be planted
around the patios to enhance the scenery and enhance screening from the highway. A gas fire
pit is proposed near the patios. The patios and gas lire pit will he linked to the Redstone Castle
by pedestrian trails.
4
Tourist accommodation guests will enter the Property via Redstone Castle Drive which, at its
termination, turns into Alma's Loop. As they enter Alma's Loop, guests will have an awe-
inspiring first look at the beauty and magnificence of the Castle. Tourist accommodation guests
may also enter at Redstone Castle Lane if weather or conflicting activities occur. Tourist
accommodation guests may use parking at I!spaces near the Castle on the north, or 9 parking
spots on the south side of the Castle. The ADA lift near the parking in the Castle's south porte-
cochere is near the ADA tourist accommodation unit, as well as the designated ADA parking
south of the Castle Appropriate signage will lead tourist accommodation guests to the proper
arrival road and parking areas. The large parking area on the Barn Parcel is also available for
tourist accommodation guests.
Tourist accommodation guests will have access to the Castle, the Carriage House patio, internal
pedestrian trails including Lovers Lane, the fire pit, historic points of interest, the volleyball
court and the Crystal River.
The Castle, Hose House and Carriage House tourist accommodation units received site plan
review approval and tourist accommodations Growth Management Quota System Exemptions
during the Village Lodge Preservation Master Plan review process.
1I1.A.2.b. Cottage Tourist Accommodation Units
The long-term plan is to develop the land hidden in the trees near the south end of Alma's Loop
with four small cottages as recommended in the Redstone Master Plan and illustrated on the
Graphic Master Plan (Figure 4). Each cottage will be improved with a kitchen and contain
approximately 1,200 square feet of floor area, The cottages will be managed by the Redstone
Castle's on-site manager. Cottage guests will have access to the Castle, the Carriage House patio,
internal pedestrian trails including Lovers Lane, the fire pit, historic points of interest, volleyball
court,and the Crystal River. Figure 5 shows the Activity Envelope Plan for the cottages. The
cottages are permitted uses which have received tourist accommodations Growth Management
Quota System Exemptions and Activity Envelope approval during the Village Lodge
Preservation Master Plan review process but require Site Plan Review approval prior to
development.
11I.A.2.c. Cabin Tourist Accommodation Units
The long-term plan is to develop four 3-bedroom cabins which will be accessed from the road
that intersects Redstone Castle Drive from the east,just before the Castle gate(Figure 4) The
cabins will be improved with kitchens and contain approximately 1,800 square feet of floor area.
The cabins may be occupied by the owners of the Castle and their fhmily. The cabins will be
managed by the Castle's on-site manager The cabins are also on the trail system and will have
two parking spaces each. Cabin guests will have access to the Castle,the Carriage House patio.
internal pedestrian trails including Lovers Lane, the fire pit, and historic points of interest,
volleyball court, and the Crystal River. Figure 5 shows the Activity Envelope Plan for the
cabins. The cabins are permitted uses which have received tourist accommodations Growth
Management Quota System Exemptions and Activity Envelope approvals during the Village
5
Lodge Preservation Master Plan review process but require Site Plan Review approval prior to
development
I1I.A.3. Events
The Applicant has considered all the comments from the Redstone community, Castle neighbors,
experts, Pitkin County staff, Planning& Zoning Commission, and the Board of County
Commissioners in developing this Master Plan and related Special Event and Transportation
Management Plan.
There will be an event coordinator on site during an event. Events at the Castle Properties may
take place in the Castle courtyard,inside the Castle, inside the Carriage House or in tent
locations described below. Wedding ceremonies and similar events may also take place on the
Castle lawns or near the river,provided tents and amplified music are not required.
Tents may be placed in eight locations as shown on the Graphic Master Plan: 1)Carriage House
ceremony sites, 2) Carriage House patio,3) north Castle parking lot, 4) south Castle parking lot,
5) south of south Castle parking lot,6)east of Castle courtyard, 7) near the volleyball court and
8) in the Castle courtyard. Tent locations are or will be significantly shielded from !lighway 133
and local neighborhoods by stands of trees.
Amplified music may only be played in the Castle courtyard, inside the Carriage douse or inside
the Castle. Amplified music will not be allowed in tents or on other Castle grounds. Exceptions
to the amplified musk locations are oficiani or program amplification, or low-level ceremonial
or processional music.
Guests will be invited to tour the Castle prior to the event. Guests will arrive on Redstone Castle
Drive. and parking for events will occur on 55 spaces among buildings on the Barn Lot The
internal trail system will connect this parking with the Carriage House and patio, the Redstone
Castle, the Castle courtyard, and tent sites. Vehicular roads and drop-off spots will also be
available for guests unable to use the pedestrian paths. Event hosts may opt to arrange valet
service for their event.
Events occurring on the Castle Properties will be managed by implementing measures
(including noise,transportation and parking management provisions)outlined in the Special
Event and Transportation Management Plan summarized in Table 5.
On November 30 of 2019 and each November 30 thereafter, the Redstone Castle owner shall
submit an "annual review" report to the Community Development Department addressing
special event operations for the previous 12 months ending on October 31. The report shall
provide details on all previous year events, compliance with the Special Event and
Transportation Management Plan in Table 5, any deviations from the approved plan that have
occurred, traffic generation reports relating to the approved commercial uses. including but not
limited to, participant traffic generation, commercial trip generation, and any complaints
received. The "annual review" reports shall be used for consideration m potentially increasing
the number and frequency of e'ents during the phasing in" period as specified in Table 5. The
6
annual review shall be heard before the BOCC at a duly noticed public hearing. In the event of
substantiated violations of the requirements of the VLP Master Plan and/or the terms of the
approval Resolution, the BOCC may determine to modify or revoke a portion or all the special
event approvals at the public hearing.
Ill. A.J. Other Uses
This Master Plan generally seeks to list selected uses defined in the Code as either"permitted"or
"further review uses," however this section clarifies some of the definitions of the uses listed in
Table 3. Further review uses may be upgraded to permitted uses pursuant to a Master Plan
amendment or a new Master Plan.
The Carriage House and the Castle are proposed to be tourist accommodation facilities and event
venues with related restaurant, bar and/or gift shop uses However, the Carriage House may be
used as duplex residential units and the Castle may be used as a single family residential
dwelling unit or a bed and breakfast as defined in the Code. The cottages and cabins may be
used as short term tourist accommodation units but may not be used as bed and breakfast
facilities.
Silviculture and Glamping are not defined in the Code: Table 3 includes definitions for these
uses. Silviculture may take place on the barn parcel.
Meetings and conferences are events which may take place in the Carriage House and Castle.
The existing indoor riding arena, pole barn, garage, and shop will be used for on-site support,
guest services, sheltered storage and maintenance activities. The outdoor riding arena may be
flooded as an ice rink in the winter.
The existing dry pond may be filled, regraded and revegetated as shown on the Activity
Envelope and Site Plan (Figure 5). The established internal trails may be utilized by tour and
tourist accommodation guests for hiking and/or Nordic skiing. Additional play areas for children
may be established.
IILB.
Transportation System
This section describes the transportation system and Transportation Management Plan for the
Castle Properties.
IILB.I. Road System
The road system depicted on the Graphic Master Plan (Figure 4) will provide complete access to
the Castle Properties, including the ability for emergency and other vehicles to access the Castle
Properties. The Lovers Lane pedestrian path may provide secondary pedestrian emergency
egress to the south of the Property Figure 5, the Activity Envelope and Site Plan Phase 1, shows
7
the extension of Redstone Castle Drive to the west of the Castle may be eliminated and Alma's
Loop to the south of the Castle may he improved within the Activity Envelope.
I11.11.2 Parking
Parking spaces are identified on the Redstone Castle Master Plan Activity Envelope and Site
Plan (Figure 5). There will be a total of 84 parking spaces on the Property. The surface of the
parking spaces will be compacted fines.
III.11.3 Trails
Internal pedestrian trails will link each of the major and minor buildings, parking, the cabins and
cottages. The well-landscaped trails are intended to link activity centers on the Castle Properties
and entice guests to walk, ski or ride bicycles to enjoy the distinctive beauty of the Crystal River
Valley Safety is improved by separating pedestrian and vehicle traffic.
I11.0.4 Transportation Management Plan
The owner(s) of the Castle Properties will manage the number of vehicles that arrive onto the
Castle Properties by implementing measures that provide alternatives to the use of automobiles,
as well as placing limitations on number of tours,events, and event times. These measures are
outlined in Table 5, the Special Event and Transportation Management Plan. The Plan is
designed to limit traffic volume, improve driver safety along all roads and avoid transferring
parking problems to nearby roads and properties.
1I .8.5 Emergency Egress Plan
The Lover's Lane pedestrian path may be used for an egress to the south via Redstone Ranch
Acres in the event the Redstone Castle Drive. is blocked and there is an emergency. The path
may accommodate pedestrians(see Figure 4).
III.C.
Master Plan Amendments and Vested Property Rights
The Master Plan shall be perpetual unless modified by a Master Plan amendment or by the
replacement of this Plan with a new Master Plan. Minor Master Plan amendments shall comply
with Section 2-20-150M) and Major Master Plan amendments shall comply with Section 2-20-
150(e) of the Use Code
The Activity Envelope and Site Plan associated with this Master Plan has been granted vested
property rights Thr ten years from August 22, 2018. Failure to comply with the VLP Master Plan
approval conditions may result in revocation of the VLP Master Plan,or any subsequent
permifts)or approval(s) related to these properties, or the statutory vested rights associated with
these properties, except with regard to any common law vested rights established through
development and use prior to the time of the proposed revocation. The Board of County
8
Commissioners shall conduct a noticed public hearing to evaluate the nature or extent of any
alleged non-compliance by the Applicant prior to making any determinations concerning
possible revocation. In some cases, operations may be required to cease or be modified
consistent with procedures and standards of the Code.
9
TABLE l
INVENTORY OF EXISTING BUILDINGS AND HISTORIC SIGNIFICANCE
Building Number/Name Existing Building Sizes Listed in
1 Cleveholm Manor(the 19,495 sq ft. National Register of Historic Places,
Castle) Colorado Register of Historic Places.
Colorado Historical Foundation Deed of
Conservation Easement Palm County
Historic Register.
2.Carriage House 5944 sq. ft. National Register of Historic Places,
Colorado Historical Foundation Deed of
Conservation Easement. Pitkin Count'
Historic Register
3. Hose House 194 sq. 4. National Register of Historic Places,
Colorado Historical Foundation Deed of
Conservation Easement. Pitkin County
Historic Register
4 Garden Shed 210 sq. ft Colorado Historical Foundation Deed of
Conservation Easement. Pitkin County
Historic Register.
5 Gazebo 140 sq. ti. National Register of Historic Places,
Colorado Historical Foundation Deed of
Conservation Easement Pitkin County
I Iistoric Register
6. Dog Kennel 981 sq. fl. National Register of Historic Places
Pitkin County Historic Register.
7. Riding Arena/Barn 4656 sq. ft None
8. Pole Barn 792 sq.ft. None
9 Stable(to be demolished) 1921 sq. ft None
10. Garage SO4 sq. ft. None
11. Shop 1562 sq. 1't None
12. Reservoir and North Gate n/a None Pitkin County Historic Register.
13 Ski Lift n/a None
Source: Redstone 2016 LLC, October 2018
TABLE 2
REDSTONE CASTLE MASTER PLAN: BUILDINGS AND USES'
Building Number/Name2 Building Sizes Uses
I. Cleveholm Manor(the Castle) 19,495 sq. ft. Tours, 10 Tourist
Accommodation Units,
Events, I Manager's
Unit, Single Family
Dwelling Unit, Bed &
Breakfast, Gift Shop,
Restaurant& Bar for
Lodge Guests
2. Carriage House 5,944 sq. ft. Tours, Events, 2 Tourist
Accommodation Units,
Duplex Unit, Gift Shop,
Restaurant& Bar for
Tourist Accommodation
Guests
3. Hose House 194 sq. ft. 1 Tourist
Accommodation Unit
4. Garden Shed 210 sq. ft. Storage
5 Gazebo MO sq. ft. Events
6 Dog Kennel 981 sq. ft. Historic Point of
Interest: 1902 brick
kennel built for 20
hunting dogs
7 Riding Arena/Barn 4,656 sq ft. Support Building: Guest
Services
8. Pole Barn 792 sq. ft. Support Building: Guest
Services
9. Garage 804 sq. ft. Support Building: Guest
Services
10 Shop 1,562 sq. ft Support building: Guest
Services
11 Four cabins, each 1,800 sq. ft. 7.200 sq. ft. 3-bedroom Tourist
(proposed) Accommodation Units
with kitchens
12. Barn Parcel Staff Housing Unit 2,500 sq. ft. Staff l Lousing
(proposed)
13. Four cottages, each 1200 sq. ft. 4.800 sq. ft. 2-bedroom Tourist
(proposed) Accommodation Units
with or without kitchens
14. Ski Lift, Reservoir, North Gate n/a Visible as Historic
Points of Interest
Fotal 48,278 sq. ft.
Source: Redstone 2016 LLC, October 2018
Refer to Figures 1 and 4 for locations
3 The Redstone Water and Sanitation District has a water tank located on the eastern boundary of the Barn and
Carriage House parcels
TABLE 3
REDSTONE CASTLE MASTER PLAN: PERMITTED AND FURTHER REVIEW USES
Permitted Uses' Further Review Uses
Duplex Dwelling Residential Unit only in Carriage Cellular Telephone Facility
House
Single Family Residential Dwelling Unit only
in Carriage House&Castle Building-Mounted Cellular Telephone
Agricultural and Storage and Maintenance Use: Antennae
Riding Arena; Barn: and Pole Ground Mounted Solar Energy Collector
Barn, Shop and Garage >12' Height
Other Uses by Owners, Lodge Guests Micro Hydro Electric Energy System
and Day Tour Attendees: Amusement or Entertainment Establishment
Trails,Nordic Trails; Park, Playground; Outdoor Recreation,Other
Ice Rink; Arts & Crafts Studio, Retail Sale Club House or Recreational Building
of Goods (Gift Shop) Glamping3
Silviculture° Ground Mounted Solar Collectors
Bed & Breakfast only in Castle Satellite Reception Devices
Public Utilities, Minor(RWSD Water Tank)
Country Inn,Guest Ranch & Resort Cabins
Tourist Accommodation Units> 500 sq ft
Meeting Hall or Conference Center only within Castle or
Carriage House
Restaurant and/or Bar for Lodge Guests only within Castle
and Carriage House
Caretaker, Employee or on-site Manager Dwelling Units
Home Occupation only in Castle or Carriage House for Owners
or their Family or On-site Managers
Tours of Historic Sites and Structures
Temporary Land Uses and Activities
Special Events& Special Event Venue
Existing Support Buildings for Guest Services
Cabins5
Cottages°
' All Permitted Uses have been granted Activity Envelope and/or Site Plan Review approval except for the cottages
and cabins which have only been granted Activity Envelope Review approvals
2 All Further Review Uses are required to obtain Activity and Site Plan Review and Further Review Approvals as
specified in Section III of the Master Plan prior to development
'A form of camping involving accommodation and facilities more luxurious than associated with traditional
camping.Amenities may include but are not limited to a tent deck, electricity and furniture. Requires Activity
Envelope and Site Plan Review prior to development
The growing,management and transplanting of trees
`Cabins are Tourist Accommodation units but may be occupied by the Castle Owners and Family. Cabins require
Site Plan Review prior to development
"Cottages are Tourist Accommodation units, but may be occupied by the Castle Owners and Family Cottages
require Site Plan review approval prior to development
Source Redstone 2016,LLC, October 2018
1
— -- — - TABLE 4 -- — —' -- —,
REDSTONE CASTLE MASTER PLAN:
DIMENSIONAL STANDARDS
Code Standard: Village Lodge Approved Dimensional
Preservation Zone District Standard
I. Minimum Lot Area Established on Graphic Master Plan 35 acres
2. Minimum Usable Open Space Per Established by Master Plan As shown on Site Plan
welling Unit
'I Minimum Front Yard Setback Established by Master Plan As shown on Site Plan
I I
4, NLnimum Side Yard Setback Established by Master Plan As shown on Site Plan
5.Minimum Rear Yard Setback Established by Blaster Plan As shown on Site Plan
W. Minimum Stream Setback Established by Master Plan As shown on Site Plan
7. Minimum Setback from Redstone Established by Master Plan As shown on Site Plan
Castle Boulevard
8. Maximum Height of Existing Established by Master Plan See Appendix
(Structures
9. Maximum Heigh!Accessory Established by Master Plan 20 Feet'
Structures
10. Maximum Floor Area Ratio Established by Master Plan Established by Master Plan
Source: Redstone 2016 LLC,October 201S
'The foul cabins, tour cottages and Barn Parcel Staff Unit are each permitted a maximum height of 20'as
calculated by the Land Use Code-
TABLE 5
REDSTONE CASTLE MASTER PLAN: SPECIAL EVENT AND TRANSPORTATION
MANAGEMENT PLAN'
Historic Tours Daily tour up to 50 attendees ifarrnal is by personal automobile
One additional toes.f arrival by bus or shuttle.wagon.sleigh or non-
personal vehicle. Minimum of 24 public tours of the historic
structures located upon the Castle Properties pet year. is Oh a
'Mcrma of B)spaces to be made available for attendees on each
tour.Public tours shall not include Interior access to any structures
that are unlined as residences_
MaximumNumber of Event Attendees 150
Number of Events:: 100 Attendees or Morel Y ear I m 20 annually with masimum o1 1 per week and up to 1 per
month
Year 2'25 annually with maximus:of I per week and up to 4 per
'month
V ear 3:30 annually milt maximum of 2 per week and up to 5 per
month
Year 1 and Later 35 annually with maximum oft per week and up to
6 per month
Number of Events:'20-99 Attendees 70 maximum
Year I "d0;Yea, 2 50,Year 3'60;Year 4.70
Number of Events:<20 Attendees No annual lima
Maximum t/of Events per Week 4 events with 20 attendees or more
Hours of Events 9am-9 30pm with staff to eau by 10:30pm
No set up or break-down before 9am
Event Shuttles,Parking Passes and Off-Site Parking Es ants requiring 40 guest vehicle parking spores
Requirement All e.ents scheduled to occur at the same time as other communny-
wde cw ems in Redstone(July 4,Labor Day weekend or the day after
Thanksgiving)shall be shuttled
Months of Event Operation Primarily May-October and December
Signs Frequent posting of ll r.;iles'hour speed lima.watch
for wddluc and pedestrians on road
Event Contract Requirements I:went not correspondence to guests to include:road speed'unit;
safety language and mandatory shuttle if>40 guest autos.Event
coordination=)present at all everts to monitor ard be responsible tor
compliance with all restrictions.
Parking behind the coke ovens is prohibited
Alcohol Provision When alcohol is present,at the end of event.a shuttle or pilot ear to
Redstone Boulevard=hall be ptos'ded
Noise limit Standard Pitkin County Noise Ordinance
'pm to lam 50 decibels
Tem to 7pm,55 decibels
Places Where Amplified Outside-Castle Cougard,not at lent saes
Music Permitted Inside-Castle and Carriage I louse
lent Sites Carriage House ceremony site,Carriage House patio,Castle
courtyard.Castle north and south parking areas.near volleyball court.
south of:he south Castle parking lot and east of the Castle courtyard
Source Redstone 2(116 LLC,October 2018
' Maximum number oftours,events and attendees may be=leased annually subject to approval by the Board of County
commissionercommissioneN at annual review
Tallies do not include up to 5 events donated(free)for charitable or community purpose;
'No more than one event of more than 100 people per day plus a tour
"Year one is 11/1/I8 to 10/31/19.
See footnote 2.
4 Sec footnote 4.
FIGURE 1
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FIGURE 2
LEGEND
PROPERTY BOUNDARY
- TOWN OF REDS'ONEt
REDSTONE BOUI LVARD REDSTONE CASTLE LANE
- REDS IONE INN BARN COMPLEX
REDSTONE CASTL F DRIVE
, CARRIAGE HOUSE
r._REDSTONE CASTLE
- - - _
O J1
REDSTONE CASTLE DRIVE, - `- <` L PROJECT SITE
SITE ACCESS _„r �t�y PROPERTY BOUNDARY
CO STATE HWY 193 t -NEIGHBORING
CRYSTAL RIVER - PROPERTIES
VICINITY MAP
NOT TO SCALE
LEGEND: _
- -- PROPER tY BOUNDARY
SHEET REFERENCE
_ BARN COMP_EX
BARN PARCEL ^- CARRIAGE HOUSE PARCEL
SHEEI 4/5 CARRIAGE HOUSE
RbOSTONF CASTLE
SHEEI 15 CASTLE PARCEL
Llheia .a SHEET&5
5,14 kkt
SEE FIGURE 5 ACTIVITY ENVELOPE AND
SHf PLAN, TO VIEW SHEETS 2-5
HIGHWAY 293
CRYS1 A�RIVLR
SITE REFERENCE MAP
SCALE:i'=T5a'
U11� �[plpp d m. REDSTONE CASTLE VICINITY MAP
011 Ld UA REDSTONE CAME MASTER PLAY O'ao0E.R 202018
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ti 7339 01
"RIDGE PER NOTRH
1
h 731993
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ROOF AP
<7 T //7-
7326 07
7338 97 TOP EVE RIDGE
]333 45
OIpGE PEAK SOUTH RIDGE PEAK NORTH
7316 Dl 7333 27
u/rT 731969 131955 RIDGE voLNS
T
\ 7328404
\ ]328.42
EVE TOP \ x731]32846 XEVE TOP
\\ xEVE TOP 732695 733485
t TOP EVE RIDGE PEAK NORTH
\ 7320 31 733515
` 733613 xT RIDGE POL N-S
ROOF AP 1
7330 38
y�`. XEVE TOP
732923 733690
X ,TOP EVE RIDGE PEAK NORTH
_ 7330 93 7332 22
ROOF PEAK SOUTH EVE TOP
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3 r BCT 7324 50
LVE TOP XtiSs\
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7337 14
✓ A BCT RIDGE PEAK SOUTH
x E29
EVEETOP
7325 10
ROOF AP
v732869
ROOF\\\\ AP
p7p328 70
]312 1;OF AF
BC T
7325 11
ROOF AP 732473
_ 732453 r ROOF AP
EVE TOP / 7322.81
APPENDIX
EXISTING STRUCTURES
HEIGHT DATA
BUILDING 1
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
RIDGE PEAK 7339 0 7316.0 SOUTH CENTER 23.0
EAVE 7328.5 7315.4 SOUTH WEST 13.1
ROOF AP 7336 5 7316.0 SOUTH CENTER 20.5
EAVE 7328.5 7319 7 SOUTH EAST 8 8
RIDGE PEAK 7339.0 NO GROUND SHOT NORTH #VALUE!
BUILDING 2
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
RIDGE PEAK 73335 73196 NORTH 13.9
RIDGE PEAK 73349 73203 CENTER NORTH 14.6
RIDGE PEAK 7336.9 73218 CENTER SOUTH 15.1
EAVE 7327.0 7320.3 CENTER NORTH 6.7
EAVE 7329.3 7323 7 SOUTH WEST 5.6
RIDGE PEAK 7337.1 7325.1 SOUTH CENTER 12.0
SAVE 7332.2 7325.1 SOUTH WEST 71
BUILDING 3
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
ROOF PEAK 73309 7312.3 SOUTH CENTER 18.6
LAVE 7324.5 7312 1 SOUTH WEST 12.4
ROOF AP 7323.1 7312.1 SOUTH WEST 11.0
ROOF AP 7328.7 7312.3 SOUTH CENTER 16.4
ROOF AP 7325.1 7312 6 SOUTH EAST 12.5
EAVE 7324.5 7312 6 SOUTH EAST 11.9
3` `3 731217 ono" 733467
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BUILDING 4
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
ROOF AP 7322.8 7313.4 NORTH 9.4
ROOF AP 73247 7313.4 NORTH 11.3
EAVE TOP 7322.1 73134 NORTH 8.7
RIDGE PEAK 7327.0 7313.4 NORTH 13.6
RIDGE PEAK 7328.2 NO GROUND SHOT WEST #VALUEI
ROOF AP 7323.0 7313 6 EAST 9.4
EAVE TOP 7322.2 73134 SOUTH WEST 88
ROOF AP 7322.9 7313.4 SOUTH WEST 9.5
ROOF AP 7325.8 7313.5 SOUTH CENTER 12.3
EAVE TOP 7322 2 7313 5 SOUTH EAST 8.7
BUILDING 5
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
EAVE 7334.7 7327.1 NORTH WEST 7 6
ROOF AP 7335.6 7327.1 NORTH WEST 85
RIDGE PEAK 7334.2 73271 NORTH 7.1
ROOF AP 7335 6 7327.2 NORTH EAST 8.4
EAVE 7334.6 7327.2 NORTH EAST 7.4
RIDGE PEAK 7344 7325.2 SOUTH (GROUND ON EAST SIDE) 18 8
ROOF AP 7335.6 7324.7 SOUTH WEST 10.9
EAVE 73344 7324.7 SOUTH WEST 9.7
BUILDING 6
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
EAVE 7333.3 7322 2 SOUTH WEST 11.1
ROOF AP '/3337 7322.2 SOUTH WEST 11.5
RIDGE PEAK 7340.1 7322 WEST 18.1
EAVE 7333.1 7321.8 NORTH WEST 11.3
ROOF AP 7333.6 73218 NORTH WEST 11.8
CAVE 7333.3 7322.4 NORTH WEST 10,9
ROOF AP 7333 8 7322.4 NORTH WEST 11.4
RIDGE PEAK 7340.3 73224 EAST(GROUND AT NORTH EAST) 17.9
7333.51
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7331.86
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x RIDGE PEAK NORTH 7338.91
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BUILDING 7
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
ROOF AP 7333.5 7318 8 NORTH EAST 14.7
EAVE 7331.9 7318.8 13.1
RIDGE PEAK 7343.8 NO GROUND SHOT NORTH #VALUE!
EAVE 7337.2 7322.3 NORTH CENTER EAST 14,9
ROOF AP 7338.9 7322 3 NORTH CENTER EAST 16.6
RIDGE PEAK 73504 NO GROUND SHOT NORTH CENTER #VALUE!
CHIMNEY 7347.2 NO GROUND SHOT EAST #VALUE!
BELFREY PEAK 7357.5 NO GROUND SHOT SOUTH CENTER #VALUE!
RIDGE 7350.2 NO GROUND SHOT SOUTH CENTER #VALUE!
EAVE 7354.5 NO GROUND SHOT SOUTH CENTER #VALUE!
TOWER PEAK 7356.0 N0 GROUND SHOT EAST SOUTH #VALUE!
RIDGE PEAK 7350.2 NO GROUND SHOT SOUTH #VALUE!
ROOF AP 7339.0 7325 4 SOUTH EAST 13.6
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ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
ROOF AP 7349.1 7328 2 NORTH 20 9
EAVE 7347.1 7328.2 NORTH 18.9
RIDGE PEAK 7358 7 7328 0 CENTER 30.7
BUILDING 9
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
CHIMNEY 7358.6 7317 3 NORTH 41.3
EAVE 73441 7317 3 NORTH 26.8
RIDGE PEAK 7353.7 NO GROUND SHOT NORTH #VALUE?
EAVE 7344.1 7316.2 NORTH EAST 27.9
TOWER EAVE 7362.8 NO GROUND SHOT NORTH EAST #VALUEI
TOWER ROOF 7364.4 NO GROUND SHOT NORTH EAST #VALUE!
RIDGE POL 7354.2 NO GROUND SHOT NORTH LAST #VALUE'
TOWER RIDGE 7374.2 73244 NORTH EAST 49.8
RIDGE PEAK 7353.9 7324.4 NORTH EAST 29.5
CHIMNEY 7358.2 73244 NORTH EAST 33.8
CHIMNEY 7370.7 NO GROUND SHOT NORTH CENTER #VALUE!
RIDGE PEAK 7358.6 NO GROUND SHOT NORTH CENTER #VALUE!
LAVE 7344.1 7314.9 WEST CENTER 29.2
TOWER EAVE 7356.7 7324.1 EAST CENTER 32.6
CHIMNEY 7363.4 73241 EAST CENTER 39.3
POWER RIDGE 7365.8 7324.1 EAST CENTER 41.7
RIDGE PEAK 7360.2 73241 EAST CENTER 36.1
TURRET PEAK 7359.4 7311.8 WEST CENTER 47.6
TURRET ROOF AP 73505 73118 WEST CENTER 38.7
RIDGE PEAK 7353.1 7328.8 SOUTH EAST 24.3
EAVE 7344.0 7315.0 SOUTH EAST 29.0
RIDGE POL 7342.0 7314.8 SOUTH EAST 27.2
CHIMNEY 7350.7 7314.8 SOUTH EAST 35.9
FAVE 7334 9 7314 8 SOUTH EAST 20.1
BUILDING 10
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
RIDGE 7340.9 7327.2 NORTH 137
RIDGE 7340.5 7325.9 SOUTH 14.6
EAVE 7336.4 7325.9 SOUTH WEST 10 S
BUILDING 11
ROOF LOCATION ELEVATION GROUND ELEVATION HORIZONTAL LOCATION HEIGHT
TURRET PEAK 72848 72596 CENTER 25.2
ROOF AP 7278.9 7259.6 NORTH EAST 19.3
EAVE 7277.5 7259 6 NORTH EAST 17.9
7277.53
EVE TOP
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ROOF AP
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Attachment C 5 SO M
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MEMORANDUM
CCty
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DATE: July 29,2018 F T:• ,<
f, i
TO: G.R. Fielding,PE; Pitkin County Engineer •• ° 29 ,919 %
3 . 3 `ct
FROM: Dan Cokley, PE, PTOE; SGM Inc. c�'�•,,� .•'
`'hUNA� '_=
RE: Review of Traffic Analysis for Redstone Castle Access Road "
The purpose of this memo is to review previous traffic analyses and provide a traffic
assessment for the Redstone Castle property. The property is located along SH 133 and in the
southern portion of Redstone, Colorado. Additional background on the property and proposed
uses are available in the Pitkin County submittal documents.
The County has requested a review of submittal material, specifically the previous traffic
analyses completed for this submittal listed below:
1. Traffic Analysis, Redstone Castle and Access Road, FHU, 8/7/17 for Applicant
2 Redstone Castle Boulevard Trip Generation Analysis, Delich, 512/18 for Bob McCormick
3. Response to Delich Trip Generation Analysis, FHU, 5/31/18 for Applicant
The main items this memo will address are the following:
1. Review of trip generation assumptions for the proposed Redstone Castle uses.
2. Review the need for safety improvements at intersection of Redstone Castle Blvd and
Redstone Blvd (CR 3).
3 Review the need for safety improvements for Redstone Castle Blvd access.
4. Discussion of roadway Level of Service during Redstone Castle events
Review of trip generation assumptions for the proposed Redstone Castle uses
The ITE Trip Generation Manual provides the best database of information available for traffic
engineers nationally, but is mainly based upon information provided from mostly large, urban
and suburban centers that are unlike the Crystal River Valley and western Colorado. More
specific information such as regional data for similar sites, site-specific counts, or business-
specific evidence provides a more accurate perspective of traffic generation. In general, the
FHU Traffic Analysis(817117) provides a reasonable depiction of the proposed uses and
corresponding trip generation associated with those uses.
For the Resort Hotel use in this remote mountain setting, a clear majority of folks will be
planning their excursions carefully since there are fewer destinations and those destinations are
further away than in a typical urban and suburban area. I believe the 25% reduction is
appropriate for Resort Hotel.
For the Tour use, I agree with the Trip Generation model.
For the Wedding/ Event use, I believe the Trip Generation is underestimated Using the COOT
Region 3 document as guidance, an"average"approach to Trip Generation would use 2.25
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guests per vehicle, 10% of those guests are part of the "wedding party", already at the event
center or arnvtng earlier than peak hour of the event. It would also assume that event service
"staff would also arrive prior to the peak hour. That results in 90% of the guest's arrival during
the peak hour prior to the wedding Guests would depart over a few hours, at a rate about 40%
of the arrival rate during the peak hour. The higher inbound rate is calculated below.
The results are shown in the updated table, affecting only the High Intensity scenario.
Traffic Com•onent Inbound ' Outbound Total
High _ Background _ 3 1 1 4
Intensity Tours 0 0 0
Saturday Lodging_ 6 5
11 _
2 pm 150-person event 60(46) _ 0 (2) 60(46)
Total 69 (55)_ 6 (8) 75 (63)
' Anginal FHU values in parentheses(55)for Event and Total rows
Review the need for safety improvements at Redstone Castle Blvd I Redstone Blvd (CR 3j
There are existing safety issues with the Redstone Castle Blvd and Redstone Blvd (CR 3)
intersection, the proposed increase of traffic in this area will exacerbate those issues.The
following is a summary of the issues and recommended improvements
Undefined Redstone Castle Blvd access location with poor wayfinding signage and conflicting
traffic/parking movements travelling through the middle of the Redstone Inn parking area.
It is recommended that the Applicant work with the Redstone Inn to re-define this area to
provide a safe access and a safe parking area for Redstone Inn customers and vehicles.
Relocation of the Redstone Castle Blvd to the west toward the river would eliminate potential
pedestrian conflicts crossing from parked vehicles toward the Inn.The relocation would also
eliminate the potential of cars backing into Redstone Castle Blvd from both sides eliminating
unnecessary conflicts involving customers of both the Inn and the Castle.
Provide two-lane roadway to accommodate event turning volumes at the intersection
In addition, due to the event peak hour turning volumes at the intersection, a 20-foot-wide, two-
lane road section should be required to 100 feet(minimum)south of Redstone Blvd to
accommodate queued vehicle stacking (5 vehicles), The Inn parking lot access would be
provided south of this location It is recommended to provide at least a 16-foot-wide,two-lane
road section south adjacent to the Redstone Inn parking area to provide dear two-way access
through this area to the greatest extent possible.
Providing two-lane roadway, delineated access and parking uses as recommended by the
concept sketch provided on the following page would solve several safety issues. Both the Inn
and the Castle would reduce confusion and driver decision time, and benefit both businesses by
providing clear wayfinding signage in this area.
It is recommended that the intersection improvements be implemented in conjunction with the
commencement of commercial operation of the Castle. The change in use and re-configuration
of the access point will require an Access Development Permit from the County.
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REDSTONE CASTLE BLVD IMPROVEMENTS
Review the need for safety improvements for Redstone Castle Blvd access
Obviously, the lack of ability to provide a two-lane width based upon cost. in terms of both
dollars and environment, is one of the major issues for this project. There needs to be a balance
found between projected traffic volume, safety and residence inconvenience.
The analysis of the capacity of a one-lane road, in a rural area is an exercise not often asked of
traffic engineers. There are references such as AASHTO Very Low Volume roads that could
apply but barely broach the subject. There is USFS design guidance that provide design
standards, and present a Level of Service (LOS) component that may apply to the forest, but
doesn't directly apply to rural, small town areas like Redstone. In short, the exercise of
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determining capacity for this access driveway may be done using different references and
methods by different engineers.
The original FHU analysis includes narrative describing the "capacity" of Redstone Castle Blvd,
arriving at a value of 120 vph (60 vph in each direction). Considering that equates to 1 vehicle
per minute in each direction, that may be a reasonable capacity based on the vehicles
dispersed evenly through that period.
We understand that guests will not be leaving at a uniform rate, but rather end up in queues,
even for an average 3-minute trip. Typical traffic engineering at intersections includes analysis
of peak hour factors, the peak 15-minute period within the peak hour. It could be expected that
17-20 vehicles may leave in the peak 15-minute period. This further complicates capacity and
level of service.
It is my opinion that most pragmatic method to address both safety and level of service for this
one-lane roadway is to provide turnouts at a minimum spacing of 250-500 feet. This is based
upon USFS guidance, FSH 7709.56 — ROAD PRECONSTRUCTION HANDBOOK, Section
42.4, Turnouts. This section discusses increased Travel Times (% based) as a function of
volume and turnout spacing. Based on the peak hour volumes and an attempt to relate level of
service to travel time increase on a percent basis. one arrives at an approximate distance of
250-500 ft.
Based upon the Sopns Engineering, Redstone 2016 LLC Sewage improvement Plans stamped
10/27/17, it appears there are existing 'Wide areas" generally spaced as follows based upon
sewer main stationing.
r Wide Area ---r Station Distance
1 3+25 l 725
_ 2 _10+50 I 350
_ 2A 14+00 _ 500
3 19+00 300
L-
4 22+00 250
Based upon this information, and looking at the above-referenced plans, a turnout should be
added between Station 6+00 and 8+50 to meet the 500 ft maximum distance recommendation
These turnouts will allow for vehicle trips opposing peak traffic flows to find several locations
along the trip to pass by oncoming vehicles safely
Other recommended standards that would improve the safety of the single-lane access
driveway include;
• A minimum single-lane width of 12 feet
• A minimum turnout width of 20 feet and minimum 30-foot transitions at each end
• Inter-visible turnouts: additional turnouts will improve safety and LOS
• Provide minimum stopping sight distance of 160-feet(2 x two-lane distance at 15 mph)
• The addition of guardrail where historic accidents have occurred
• The removal of trees to widen the road platform where < 12 ft
• Placement of signage to make unfamiliar drivers aware of speed hmit, turnout locations,
private property and natural hazards.
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In reviewing the submittal, it appeared the long-term plan was closure of Redstone Castle Blvd
in lieu of using Redstone Castle Lane south of the monument stones located at the fork. That
action would also reduce impact to neighboring properties in the short-term.
Discussion of roadway Level of Service during Redstone Castle events
LOS is a qualitative measure used to relate the quality of vehicle traffic service LOS is used to
analyze roadways and intersections by categorizing traffic flow and assigning quality levels of
traffic based on performance measure like vehicle speed, density, congestion, etc.
For this single-lane roadway, an attempt has been made to use the unsignalized intersection
vehicle delay based data with the turnout spacing equation from the above noted USFS
reference to arrive at an increased Travel Time %. The unsignalized intersection vehicle delay is
used because of the similarity in the need to stop and pull over, thus the resulting delay.
For each LOS, the associated vehicle delay can be used to calculate the increased Travel Time
%, and that Travel Time % correlates to a peak vehicular volume and turnout spacing. The table
below summarizes combination of that data.
Acceptable Peak Acceptable Peak
Level of Maximum Vehicle Increased Volume for 250 ft Volume for 500 ft
Service Delay (siveh) Travel Time (%) Turnout spacing Turnout spacing
(vph) (vph)
A 10 8 20 15
B 15 12 30 20
C 25 20 50 35
D 35 30 70 55
E 50 40 95 75
`Maximum Vehicle Delay and Acceptable Peak Volume> LOS E result in LOS F
Based upon the ability to provide a 500-foot turnout spacing on the access driveway at a LOS
D, the peak vehicle trip volume should be limited to 55 vph
LOS C or D are typical thresholds for an acceptable LOS for intersection analysis. I believe
Eagle County uses LOS C and CDOT uses LOS D, for example
Practically, for this analysis, LOS D results in a 35 second delay for a vehicle trip from the
Castle monument stones to Redstone Blvd. This seems to be a reasonable LOS during a high
intensity event.
If the Applicant could construct turnouts at 250-foot spacing, that would increase the acceptable
peak vehicle volume to 70 vph at the same LOS.
Using this table, an acceptable LOS can be correlated to a peak volume based upon turnout
spacing. The difference in acceptable peak volume and proposed by generation during a high
intensity event would need to be mitigated by Castle event planners by using carpools and
shuttle service The County has contemplated requiring shuttle service for events greater than
50 people, this seems to be appropriate to maintain an acceptable LOS D during larger events.
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For any event, planning the dispersal of arrival times throughout the peak hour or prior is
recommended to help alleviate the "peak 15-minute"discussion above.
Another alternative to the recommended Redstone Castle Blvd improvements and volume
mitigation strategies would be to provide a secondary access (or new main access)that would
either meet two-lane road standards or the one-lane road standards presented in this memo.
Depending upon the purpose and design standard of the secondary access, it could alleviate all
or most of the issues identified with the Redstone Inn area, LOS and safety of the access, while
providing a secondary emergency access The secondary emergency access could also
improve emergency response time while addressing resiliency issues such as natural disasters
(i.e fire, flood) as well as medical emergencies. A new access point will most likely require a
State Highway Access Permit from CDOT
6
Attachment D
MEMORANDUM
TO: Mike Kraemer, Pitkin County Community Development
FROM: Suzannah Reid, Historic Preservation Officer
RE: Redstone Castle Signage Referral
DATE: July 16, 2018
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
SUMMARY: The RHPC reviewed three signs proposed by the Redstone Castle at 58 Redstone
Boulevard on March 15, 2018 The proposed signs are located at the entrance to the road
off the Boulevard, where a sign indicating the Redstone Inn currently exists, named The
Boulevard Sign; a second sign will be located on the road, replacing an existing "no
trespassing" sign, located at the end of the Inn parking area: the third sign will be located
at the gate,replacing another existing castle sign,named The Gate Sign The existing signs
are large and don't reflect the potential uses of the Castle. Each proposed sign has generally
the same design with a metal support armature and a main hanging sign with additional
smaller informational signage.
fhe RHPC reviewed the proposed signs in the context of our proposed sign guidelines for the
boulevard,which are based on many of the existing free-standing signs that do not currently
comply with the general Pitkin County Sign Code. The BOCC has the ability to approved
signage that does not comply with the County Code and the planning staff asked the RHPC
to review the signs and recommend action in this case.
The review of the signs was primarily concerned with the pedestrian experience and the potential
for signs to obscure historic buildings or elements on the boulevard. The discussion was
also concerned with the proposed lighting of the signs
The RHPC found that only the Boulevard Sign had any potential impact on the boulevard or
historic resources. The Boulevard Sign is the largest of the proposed signs and will replace
an existing non-historic sign for the Redstone Inn with a new Inn sign and a Castle sign.
The proposed sign is located at the intersection of the dirt road/parking area and the
boulevard. It is directed to viewers arriving from the south bridge over the Crystal River
The sign is located at a lower elevation than the Inn so it does not visually obscure the view
to the Inn or courtyard The original proposal included a considerable amount of lighting
that the RHPC found to be excessive A revised, more appropriate, lighting scheme is
attached to the proposal here
The RHPC moved to recommend approval of the original proposal for the three signs, with the
condition that the lighting be restudied to reduce the overall number of fixtures and overall
wattage of light provided as well as to comply with the Pitkin County Lighting Code.
Attached to this referral are the existing signs to be replaced, with the same names as the new
signs, and the drawings depicting the proposed signs. The attached drawings show the
revised lighting as requested by the RHPC.
Existing Signage
The Boulevard Sign
This sign is located in the lower lawn area of the
•
Inn near the lower parking area. The existing sign
is 32"wide and 26"tall not including the structure.
This is 5.7 sq. ft.
REDSTONE
INN
The Road Sign
This large warning sign is located along the road, before
the access gate to the residences and Castle beyond. The
existing sign is 32"x48"which is 10.7 sq. ft.
The Gate Sign
The existing Gate Sign is located near the historic
Castle gate, it is 36"x 72", which is 18 sq. ft.
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CUSTOMER Redstone Castle Overall Size-84"x 129"
SIGN" SIGN Redstone BLVD Sign Double Sided Sign
b+rrV' DATE 04/17/18 Materials-Steel,MDO,Acrylic,Vinyl
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Lamp Source:LED
Bulb:
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LED module included
Total Wattage: 17 watts
Lamp Color:2700K
Color Rendering:80 CRI _
Luminous Flux:500 lumens
Lumens,Watt:29.41
Lamp t ife:40000 hours
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PICKETS ATflE05TONE WN 1 I °' I r
Overall Size-84'a 64 5`
Single Ssded Sign
Materials-Steel,MDO,AL wilt,Vinyl
Metal Powder Cuated Matte Black
CUSTOIER Recstoniccelie
`SIGN' MON Castle Roar/fign
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PENSION 3
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PRIVATE PROPERTY•NO TRESPASSING
Entry requires as reservation, TOURS AT 10:30 DAILY
tour ticket or appointment
MUD LIMIT II MPH
VIOLATOPS WILL Re PROSECUTED Overall Size-6'.`x48"
Single Sided Sign Face 3/4"MOO Painted TBD Color
Ccpy H gh'er orma to V-ny.
Overall Sue 31"x 48" Letter Hieqht 3"T
Smgie Sided Sign I3ce-3/4'MDO Painted 1 YD Color
Copy-1/4"thick laser cut acrylic Painted TSD Color
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Scrolling-Powder Coated Matte Black
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Sign Flames-3'x 1l8'Steei Flat Bar
Powder Coated Matte Mack
Forged>teel Hammered Sgaare Bar Chain
2-3dr W
STONER Hedstoni ca>Le
SIGN' DUNo"."w. "P
'WPa DATA 04/16'-8
Technical Specs-
Finish: Bronze
Size:4.5"H x 313"W simmoisswoosoirestrilell
Dimmer:Low Voltage Magnetic
Labels:Wet location
Lamp Source: LED
Bulb:
2 x LCD/8.5W/120V LED
LED module included
Total Wattage: 17 watts
Lamp Color:2700K , -�
Color Rendering:BO CRI
Luminous Flux:500 lumens -
LumensJWatt:24.41
Lamp Life:40000 hours
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Attachment E
MEMORANDUM
TO: Mike Kraemer,Pitkin County Community Development
FROM: Suzannah Reid.Historic Preservation Officer
RE: Redstone Castle Review of Histonc Resources and Conditions
DATE: July 16,2018
+++++tilt l III++++++++++++++++++++++++++++++++++++++++++++++++++
SUMMARY:
The Redstone Castle and its associated historic buildings and site present preservation challenges
far beyond any other historic site in the County. On July 11,2018,I toured the site and the
historic buildings and structures that are under discussion for designation. During a normal
designation process,a scope of repairs or rehabilitation work would be developed and made part
of the final designation. In this case,that process didn't take place,for a number of reasons,not
least of which was the proactive approach of the owners to act on many of the outstanding issues
that were in need of immediate action at the site. Not only did the owners take the initiative,they
also employed highly qualified professionals to develop plans and carry out the work. Much of
the work was informed by the 2006 Historic Structure Assessment that had been prepared for the
Castle. The development of a full scope of work by County staff for the Castle buildings and
structures is daunting. Based on discussions to date,it seemed necessary to at least identify the
significant work that has been done and remains to be done in the future. This memo attempts to
cover this topic in general terms.
Summary of the HSA findings and work completed to date:
As a basis for my review I used the 2006 Historic Structure Assessment(NSA)that was prepared
by Slater Paull Architects for the Redstone Historical Society. The 238-page report described the
history of the buildings,the existing conditions,and a proposed preservation plan for the
buildings The report did primarily focus on the Castle,but also mentioned some other building
issues.
An HSA focuses on the historic components of a structure. It is concerned with historic fabric as
well as the removal of hazardous materials and accessibility. The purpose of the preservation
plan is to organize the physical repair,maintenance and rehabilitation needs of the building into a
prioritized approach will allow the owner and museum to anticipate and plan for repair,
rehabilitation and major maintenance costs Each problem condition discovered during the
building condition assessment is evaluated and positioned according to its severity and impact on
the long-term conservation of the building,the safety of its occupants and the continued use of
the building Recommended repair,rehabilitation and maintenance work is prioritized and
organized into the following categories according to their relative urgency and importance.
Critical Deficiencies
Redstone Castle•Historic Assessment and Scope of Work Summary Page I oJ l3
Phis category included items that require immediate action. The report identified about $84,000
worth of work. Some of the work was performed under the previous owner, such as a stucco
repairs, repairs to exterior woodwork, paint and siding repair on the historic buildings. About
$40.000 remained in electrical repairs and upgraded service,asbestos abatement,chimney repairs
and plumbing repairs were for the most part left un done.
Serious Deficiencies.
This category included items that will require attention in 2 to 4 years. The report estimated about
$270900 of estimated work. The scope included new roofs and gutters throughout,re-engineering
of the electrical, plumbing and heating sy stems, bathroom eithaust fans,more areas of paint and
stone masonry repair. The previous owner completed the re-roofing and some painting work
Which accounts far about half of the cost of the work.
1 his section of the preservation plan also suggested a number of repairs to the historic interiors
such as repairs to the fireplace tiles,repairs to water damage in the library and music room ceilings,
the removal of the bathroom in the music room to restore the room to its original condition,and to
restore the doors into the main room iron: the music r om. 1 hese items were not estimated in the
report due to the special nature of the repairs
Minor Deficiencies:
This category included items that will require attention in 4 to 10 years and should be completed
after other issues are addressed. No estimates of cost were included in this section The section
includes repair of exterior paving,stain and l inish on the porte cochere ceiling,investigation of the
hell anchorage and the connvani clock works,restoration of the leather door covering in the kitchen
and dining morn
ADA Compliance:
1 he report recognized the lack of accessibility on the site,both in terms of access to the building
and to necessary facilities. ft also gave some direction to the location of possible alterations for
accessibility the report noted that any public use of the building should include accommodations
tor accessibility.
All of the above casts came directly out nl'the HSA and are 2006 estimates.
The work completed by the previous ow nor accounts for about $187,000 of the estimated work The
previous owner left a considerable amount of necessary work un done The current owner has
undertaken most of the work identified in the USA under all four of the abets categories,as w el;
as the work that was previously left un estimated Specifics of what has been completed are
included below.
Assessment of Current Conditions:
At the site visit on July II, 1 looked at a0 the buildings and structures that arc included in the
designation and developed a list of repairs and restotation work that would be expected as pari of
the designation of historic buildings typical in Pitkin County. Below is a structure by structure
summary of recommendations'
Redstone Castle•Historia Assessment and Scope of Rog Summary Page 2 of 13
The Dog Kennel
The Kennel is a brick building with a frame
roof. This building was part of the original
Osgood Estate and was constructed to house
the hunting dogs. It has 10 stalls off an
internal hallway with individual doors to the
outside.
The building has been used for storage and the
original windows have been lost. The
interior is in poor condition,with repairs
needed to the floors,interior stucco and
interior steps. Some of the stall doors are in
need of repair.
The exterior brick should be repair and
repointed,in addition to the removal of
inappropriate previous repairs. The wood
frame components are in poor conditions
" and several areas need reconstruction.
='"� ` ''� '" There are areas of sandstone foundation that
are visible,these areas need repair and
possible augmentation,if evidence exists of
y the original extent of the stone. The roof has
lost some of the original details and the
asphalt roof needs replacement.
The evidence of the original windows remain
:.. behind the plywood shutters. The windows
should be reconstructed based on this and
any photographic evidence available. If
photos are available any other lost details
should be restored.
The owner has voluntarily included this
structure in the designation. It is not
included in the Easement but is an unusual
historic building and should be preserved
and rehabilitated.
In addition to physical repairs interpretive
signage to place this building in the context
of the estate should be installed.
This work is low priority in terms of the broader
scope. In the short term,the building should
be stabilized and preserved in its current
state until the above scope can be
completed.
Redstone Castle•Historic Assessment and Scope of Work Summary Page 3 of 13
• I, , : . - ;,s' The Cistern/Reservoir
„ The Cistern/Reservoir was a structure built to
" �:.' contain water to supply the Hose House
"•s. , ' in the event of fire. It was constructed
of the same sandstone as the Castle,
r •ria.' 111 with decorative detailing. The stone
, 't "._ ' walls contained water on three sides and
the bank created containment on the
I ,4.,'•=��33Is,�:. ; uphill side. Remnants of a cementitious
c floor are visible. This structure is
- •6.•,, T.
"�; 'xi.
`"'`� =�.� included in the Easement.
A-6.1. i *f '4,•","' ' i i Many areas of the stone wall have deteriorated
e i= ``•'• f 11 and some materials have been removed.
The large flat area of water storage is
still visible,however considerable
vegetation has taken over the site.
r {r.
• .. • 7: 4d The remaining structure should be stabilized
l _,1 • ,r •• and repaired to prevent further
x "1 ' , }_ deterioration. Existing piles of debris
' should remain on site,and some
-4 j 4'1c I removal of trees and shrubs that threaten
1:1& the existing walls should be removed.
-tr Vegetation should be managed to allow
` for the continued perception of the
historic basin.
If photographic evidence is sufficient,it may
be desirable to restore some portion of
the stone wall to demonstrate the
original quality of the construction.
This site should have interpretive signage that
explains the function of the cistern and
its role in the larger estate.
The Owner intends to reestablish foot paths
around the site. The Cistern should be
part of this network and/or an extended
tour.
Redstone Castle•Historic Assessment and Scope of Work Summary Page 4 of 13
• The Gazebo
4. The gazebo is a wood frame structure with a
sandstone base. It has an octagonal plan
` �' with an enclosed space on the first level,
the stair that wraps the enclosed space.
• ., w r The stair accesses a large platform
covered by a peaked roof that is
supported by decorative posts and
, brackets. The building sits on a stone
base with a topping of concrete for
`l!x protection. This small building has a
74- - high level of detail and is an important
�� ' '``?" ' 'ttt�'+' component of the character of the site.
!�4 IS 1�L1L1�'�.: � y�.
The gazebo was painted and re roofed by the
\ • =° > previous owner. There are some areas
of woodwork that will be in need of
repair in the next few years.
�.. The stone base has not been maintained and is
in need of some repointing and repair.
Some of the sandstone is spalling
(flaking off). A repair plan that
complies with the appropriate
Preservation Brief should be developed,
including the possible removal of the
concrete cap and replacement with a
more appropriate detail.
Depending on the use of the structure,it may
be necessary to provide a code
compliant railing on the perimeter of the
upper level. This should be designed so
as not to interfere with the existing
railing and column details.
A. Other needs:
Removal of vegetation that has grown up and
is beginning to obscure the view of the
% gazebo from the Castle and the highway.
•
Q,r Site irrigation should be extended to this area
of the lawn.
Preservation activities that have already been
completed by the current owner:
1.Cleaned the interior of the enclosed
space,which includes a toilet room.
The toilet is no longer functional and not
connected to the sewer.
Redstone Castle•Historic Assessment and Scope of Work Summary Page 5 of 13
- _ ..__.. __._._...-----... ..__......----_-_--, The Garden Shed
I
I The Garden Shed is a small wood frame
v ;, I building located on the south side of the
,' Castle. At one time Osgood's wife kept
s r y' a kitchen garden and this building
itt t.
•'1,. �'. �� r' lx served as the garden shed. It was
'tti> -.,`7`"` designed to be compatible with the
1___)
Castle architecture.
The building is in good condition. A new roof e was put on the building by the previous
owner.
r • There is no immediate scope of work
j ' i associated with the building.
It.. Preservation activities that have already been
completed by the current owner:
1.Stabilization of the foundation.
- 2.Repair of the steps.
Me.
y�.X.
/. n<
4 r
Redstone Castle•Historic Assessment and Scope of Work Summary Page 6 of 13
The Hose House
The Hose House is a wood frame structure on
ilk -
a sandstone base. The wall is stucco
with half-timbering in the upper section
of the wall. The pyramidal roof has a
small gable dormer on four sides. This
small building has a high level of detail
and is an important component of the
character of the site.
The original windows and doors remain.
.,a _ '
The roof was replaced and stucco repaired by
the previous owner.
t7;tiFt There are no outstanding issues in the exterior
condition of the building.
w : _ As with the other accessory buildings,the
stone base and stucco should be repaired
when needed to avoid deterioration and
loss of historic material.
A new use is anticipated for this building.
Due to the completeness of the design of
L „ this building,any interior alterations
should minimize impacts the exterior.
Redstone Castle•Historic Assessment and Scope of Work Summary Page 7 of 13
The Gate
The historic castle gate has two sandstone
piers with cast caps and sculpted lions.
Decorative wrought iron leaves are
affixed to each pier,they are hinged and
swing in both directions. The gate was
relocated to this site from further north
on the road. Apparently,a concrete
foundation is located under the piers.
Close inspection of the piers reveal different
levels of deterioration of the stone. The
east pier has a regular alternating stack
of rusticated versus dressed stone. The
west pier seems to have the same
pattern,however considerably more
deterioration is apparent. It is possible
that some or part of the piers have been
reconstructed,or that one was more
exposed to weather than the other.
Some additional research should be
undertaken to determine an appropriate
repair approach.
The decorative wrought iron is in reasonably
good condition but is missing some
elements. Replacement parts should be
fabricated in accordance with good
preservation practices.
New signage has been placed on the piers and
on the wrought iron. signage on the
wrought iron should be removed,
alternate solutions should be considered
for required signage.
The owner has expressed an interest in adding
an automatic opener. The mechanism
head should not be attached to the stone,
and a minimal connection to the
wrought iron should be designed and
attached to allow for future removal
without damage to the historic material.
Visual impacts should be minimized.
Redstone Castle•Historic Assessment and Scope of Work Summary Page 8 of 13
r "...1W.-
„I..:
. �t .. '•t.;i :'„t '-..”4, :.‘...11.''.• ''''.. � The Carriage House
•' �. !� .�"t 41 yt 4 "� ' The Carriage House is a wood frame building
r - z:
., . r: •
-, on a stone base. It shares many design
� .: - I. V k _, details with the Castle. The carriage
.. �`,.at. �"' house retains much of the historic
'lliv,:ii ,,•!.. .4 interior on the main level but has been
`�;. 'F; ,; . ' - - altered on the upper level to create an
Il' apartment. The upper level exterior
`' decks on the west side are not original to
the building but have details similar to
the historic portions.
• 1 The previous owner installed non historic
doors on the main entry of the building.
l At a minimum the decorative trim
-% r,1`'� • -` should be removed and the area restored
,t, _ !- based on physical and photographic
fir. "�'"'� evidence. The doors themselves should
be reviewed for design and material
based on the photos and other existing
information. It is not clear where the
original doors are,or if they were
original,if they are found,they should
`_ be returned to the building. If not more
appropriate facsimiles should be
installed.
The stone and stucco were not reviewed in
detail at this site visit. These areas
should be reviewed,as should the
exterior woodwork and repairs and
maintenance should be performed as
necessary. This work should be
included in any other alterations or
improvements made to the building.
Preservation activities that have already been
completed by the current owner:
I.Repair of a large area of deteriorated
stone foundation,seen at left.
2.Removal of several trees that are too
close to the west side of the house.
1
Redstone Castle•Historic Assessment and Scope of Work Summary - Page 9 of 13
The Castle
The Castle is a large complex building
At comprised of wood frame and sandstone
• t components. The exterior materials are
61. * stucco,woodwork,half timbering,and
• • rusticated sandstone.
< N New roofs and gutters were installed by the
jet , previous owners.
y ,Mr A considerable scope of work was identified
:rK =�' •� in the 2006 HSA. Some of that work
was completed by the previous owner,
•
but a number of maintenance items were
not addressed until the new owners
arrived. The below includes items that
would normally be a part of an HSA
MEI
scope of work.
Some of the items below are in the process of
being addressed. They are listed here as
items that would be considered as part
of a preservation agreement.
Conditions that need to be addressed are:
1.Sandstone site walls and courtyard
stones are in need of repair,and
repointing. Some of the building stone
walls are also in need of repair. This
work is the subject of a grant application
that the current owner has submitted to
the State Historic Fund. The total scope
covered by the grant is$400,000. The
owner is required to provide a 50%cash
match.
2.ADA access to the interior. This is a
project also currently in the works.
Accessible bathrooms have already been
created in the south wing. Due to the
historic configuration of the interior,
two lifts are required to service the
public spaces.
3.Repairs to the brick pavers are needed
to eliminate water pooling. This item is
also in the works.
4.A garage addition was built on the
south end of the Castle. This addition
encloses the historic exterior wall and
loading dock area of the Castle.
Redstone Castle•Historic Assessment and Scope of Work Summary Page 10 of 13
The removal of this addition should be The following items have been completed.
considered and the restoration of this area Items from the 2006 HSA would have
should be undertaken using photographic normally been expected as part of a
and physical evidence. The original design designation that received benefits.
of this area and the garden area to the south Preservation activities that have already been
should be evaluated and restorations made completed by the current owner:
as determined. The owner has already
removed a modern (deteriorated)deck area 1.The bulk of the items listed in the HSA
in the south garden.
S. Large metal flashing was installed on the
that were not previously addressed. It
should be noted that in many areas the final
chimney caps by the previous owner. This
detail should be reevaluated to determine if
a less visible solution can be devised to
completed work has exceeded the
expectation of the HSA. These include:
a. re engineering of the electrical systems,
minimize the visual impacts to the stone upgrade of the service and repairs to non
chimneys.
6.The HSA recommended that the structure of
functional circuits. Addition of GFI circuits
in all areas where required by code.
the existing bell in the courtyard be b. re engineering of the mechanical systems,
reviewed and improved as need be. In repair or replacement of the boiler,repair of
addition,the courtyard clock should be the steam heating radiators as needed.
0 evaluated and repair by a qualified c. re engineering of the plumbing systems.
individual as needed. In particular,repair of the bathroom
7.The stone walls,windows and trim,stucco, plumbing responsible for water damage to
woodwork,and decorative details should all the library and music room. The current
be observed and any deterioration be owner has done extensive reworking of the
addressed as soon as possible to prevent systems and has removed the bathrooms that
deterioration of historic materials. caused the problems in the public rooms.
8.Some moisture intrusion has been seen in d. installation of ADA compliant bathrooms
Isome subgrade areas. The HSA has a accessible by public.
detailed description of an approach to e. asbestos abatement
I improving the waterproofing from the
exterior. This should be undertaken in a f.repair and paint the exterior wrought iron
timely fashion. fencing and railing as needed.
9.The windows should be evaluated to identify 2.The HSA suggested that the music room be
areas were frames are ill fitting or trim and restored to its original condition and
sills have deterioration. Repairs should be repaired as needed. The owner has
made in accordance with the relevant completed this work,restoring the
Preservation Briefs. Some of this work is decorative plaster ceiling,the decorative
complete. trim and the silk wall coverings.
10.The original HSA asked that the gutters and In addition,the original doonvay from the
downspouts be replicated to match the music room to the main room was restored,
existing profiles and dimensions. When the reestablishing the original plan intention.
re roof was done by the previous owner,a 3.The HSA suggested repairs to the water
generic profile was used. Samples of the damaged library ceiling that is covered with
original remain and should be used to decorative aluminum leaf glazed to imitate
replace the generic areas as they become gold and painted with decorative motifs.
damaged or deteriorated. The original Repairs were also made to the leather wall
profile was a significant design element of covering.
the exterior.
Redstone Castle•Historic Assessment and Scope of Work Summary Page 11 of 13
These two projects have brought the public 9.Structural improvements to the south Porte
rooms almost completely back to their Cochere stabilizing the south wing rooms.
original condition. The costs of this work
was in the neighborhood of$140,000.
During the above work,the architectural Site Concerns:
conservator discovered that the original The lawn extending from the Castle down to
hand painted wall coverings were still the Crystal River is part of the Historic
existing in the main public room. Easement. The lawn area has been un
Photographic evidence is available showing irrigated,which has degraded the view to the
the original pattern to be similar to that Castle. The owners are restoring irrigation
existing in the hallway. The current owners to this area. They have also expressed an
have represented and interest in restoring interest in re-grading the area to restore the
this material as well. lawn to its original contours.
Several sections of drystack stone retaining
In addition to the preservation work that would wall run along the old road grade along the
have been required,the Owner has gone Crystal River edge of the site. These walls
were created as part of the Osgood Estate
beyond the minimum in several areas.
and should be maintained. Future site
4.The current owner has followed through with alterations that potentially impact the walls
the previous owner's commitment to install should be reviewed by the HPO.
a new sewer connection to the Redstone The historic easement stipulates that the
sewer line. This connection makes it view plane be preserved from the highway
possible to open the building to the public to the castle. This will require the removal
and while not directly a preservation of vegetation that has grown up along the
concern,the public use of the building is key east bank of the river. Some larger trees and
to the long term preservation of the Castle
and its related buildings. many small aspens and shrubs have grown
up to the point the views are being obscured.
5.Similarly the installation of the fire warning Similarly,the views from the Castle to the
systems,completed,allow for public use of Gazebo should be maintained. Irrigation
the building. should be extended to the grass areas near
6.Several damaged areas of the original wall the Gazebo to continue the appearance of
papers and hand painted wall coverings have the lawn into that area.
been repaired. The leather doors at the The owners have created a site plan that will
dining room have been repaired. minimize the impacts of cars on site
7.The wood floors have been cleaned and respecting the historic context of the Castle
refinished to bring back the original lighter and associated buildings.
finish on the decorative patterns. The above items all contribute to the
8.The upstairs room configuration has been preservation concerns of the Castle grounds.
reworked to reduce the number of sleeping
rooms and bathrooms to minimize future Conclusion
impacts to the interior of the building. The
work was successfully planned and carried A long term maintenance program should be
out to minimize alterations to the interior. developed for all the buildings,identifying a
As part of this work,several areas of schedule for painting,masonry repairs,
deteriorated finishes in the non-easement stucco repairs and minor repairs to
areas have been repaired. woodwork,to prevent escalating
deterioration. The roofs that have been
installed have considerable life remaining,
Redstone Castle•Historic Assessment and Scope of Work Summary Page 12 of 13
however any storm damage should be
addressed immediately. The Colorado
Historical Foundation will also play a role in
developing required scopes of work.
It should be recognized that the current owners,
well beyond any other recent owner,have
taken an approach to this property that is
first rooted in the preservation of this
significant historic property. They have
employed qualified professionals and
contractors that are experienced in historic
preservation projects and have been willing
to take on significant restorations. Their
efforts have resulted in the restoration of
several of the key public spaces in the
building and will ensure the long term
preservation of the Castle and its associated
buildings and structures.
The owners have also conceived of a use
strategy that will provide for public access
to the site and buildings that can be
sustained into the future,without creating
significant impacts to the site and the
buildings.
While this is not a complete list,hopefully it will
serve as a framework for an approach to the
preservation of the designated buildings,
structures and site.
Redstone Castle•Historic Assessment and Scope of Work Swnnwry Page 13 of 13
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