No preview available
HomeMy WebLinkAboutR24-020 Approval of the Special Use Permit for Copper Bar Ranch Resort Facility File No. ZS 009277-2022 DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 • CD Commissioner Chandl er-Henr tnoved adoption 110 2 of the following Resolution: M Q co mitN � od BOARD OF EAGLE COUNTY COMMISSIONERS p M o COUNTY OF EAGLE,STATE OF COLORADO N RESOLUTION NO.2024- 020 RESOLUTION FOR THE APPROVAL 00 OF THE CONSOLIDATED SPECIAL USE PERMIT .� FOR COPPER BAR RANCH RESORT RECREATIONAL FACILITY 0° c 8o O O0 as o D O Eagle County File No.ZS-009277-2022 aQ'i o,w O W dCC0 WHEREAS, on or about August 4, 2022,the County of Eagle, State of Colorado, accepted for filing Eagle County File No. ZS-009277-2022 (the"Application") submitted by Kerry Donovan and Shad Murib(collectively, the"Applicant"); and WHEREAS,the Applicant requested a Consolidated Special Use Permit(the"SUP")to conduct special events at one tent site location on an 81 acre,Resource(R)zoned parcel located at 1830 West Squaw Creek Road,Parcel No. 2107-102-00-052 and legally described in Exhibit A(the"Property"); and WHEREAS,the Property is owned by Donovan's Copper Bar Ranch, LLLP,which has provided written authorization for the Application pursuant to Eagle County Land Use Regulations(the"ECLUR') Section 5-210.D.1 -Applicant is Not the Owner; and WHEREAS,a special event use is not defined in ECLUR Article 2 -Definitions and is not listed in ECLUR Table 3-300 -Residential and Agricultural Zone Districts Use Schedule and is therefore not allowed in the Resource(R)zone district under ECLUR Section 3-300.F - Uses Not Listed unless the Planning Director makes a determination that the special event use is sufficiently similar to a use listed in ECLUR Table 3-300; and WHEREAS,pursuant to ECLUR Section 3-300.F.2 -Determination of Similar Use, the Planning Director determined that the special event use proposed by the Application is sufficiently similar to a Resort Recreational Facility as defined by ECLUR Article 2 and that therefore the proposed use could occur on the Property with the issuance of a SUP; and WHEREAS, in accordance with ECLUR Section 5-210.E-Notice of Public Hearings, notice concerning the subject matter of the Application and setting forth the dates and times of meetings for consideration of the Applications by the Eagle County Planning Commission(the"Planning Commission")was published in the Vail Daily and Eagle Valley Enterprise on June 1, 2023,mailed to adjacent property owners on May 23,2023, and posted on the Property on June 5,2023; and WHEREAS,at its public hearing held on June 21, 2023,the Planning Commission, considered the proposed SUP and associated plans and the statements and concerns of the Applicant,the Eagle County Community Development Department, and other interested persons, and based upon its findings, recommended approval with conditions of the proposed SUP; and WHEREAS, in accordance with ECLUR Section 5-210.E-Notice of Public Hearings, notice concerning the subject matter of the Application and setting forth the dates and times of meetings for DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 consideration of the Application by the Board of County Commissioners for the County of Eagle(the "Board")was published in the Vail Daily and Eagle Valley Enterprise on December 28, 2023,mailed to adjacent property owners on December 22,2023, and posted on the Property on or before February 10, 2024; and WHEREAS,at its public hearing on February 26, 2024,the Board considered the proposed SUP, associated plans, and the statements and concerns of the Applicant, the Eagle County Community Development Department,and other interested persons, and the recommendation of the Planning Commission; and WHEREAS,based on the evidence,testimony, exhibits, and study of the Comprehensive Plan for the unincorporated areas of Eagle County,the Future Land Use Map(the"FLUM") for Eagle County, as well as the comments of the Eagle County Community Development Department,comments of public officials and agencies,recommendation of the Planning Commission, and comments from all interested parties,the Board, finds as follows: 1. THAT,proper publication and public notice was provided as required by the ECLUR and state law for the hearings before the Planning Commission and the Board. 2. THAT,the Application complies with the standards in ECLUR Section 5-250.B -Standards for Special Use, as set forth below: A. Consistent with the Comprehensive Plan.Pursuant to ECLUR Section 5-250.B.1,the Application is in substantial conformance with numerous aspects of the Eagle County Comprehensive Plan. The Application is in substantial conformance with the policies of the 2005 Eagle County Comprehensive Plan,the 2017 Edwards Area Community Plan, and the FLUM, meeting goals of increasing sustainable economic development and promoting recreational activities that encourage healthy and active lifestyles; sustaining agricultural activities;preserving wildlife and native vegetation; and maintaining the existing scale and character of roads and driveways. Specifically,the Application is in substantial conformance with the master plan goals, policies, and objectives,while adhering to the Future Land Use Map("FLUM")designation and prescribed uses. Additionally,the Future Land Use Map of the 2005 Eagle County Comprehensive Plan designates the Property as Countryside Agricultural, meaning that commercial uses may be considered for limited, isolated uses that are permitted through a SUP review. B. Compatibility.Pursuant to Section 5-250.B.2,the Application is compatible with the current and permissible future uses of adjacent lands, services, and infrastructure improvements related mostly to single family homes and agricultural uses. Additionally,the Property will retain its agricultural uses and rural heritage by holding a limited number of events per year to augment the ranch income. Furthermore the Application does not include any permanent structures or infrastructure that will impact compatibility. C. Zone District Standards.Pursuant to Section 5-250.B.3, the Application does comply with the standards of the zone district in which it is located and the standards applicable to the particular use, as identified in the ECLUR,to include dimensional limitations of setbacks and building height, as well as other ECLUR standards of noise, light,vibration,glare,and landscaping. D. Design Minimizes Adverse Impact.Pursuant to Section 5-250.B.4, the Application reasonably avoids adverse impacts, including visual impacts on adjacent lands, including trash,traffic, DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 service delivery,parking and loading, odors,noise, glare,and vibration and it will not otherwise cause or create a nuisance. The Application generally avoids adverse impacts due to the lack of permanent development associated with the Special Use as there are no structures to be erected and the Applicant shall receive building permits for use of existing agricultural buildings if utilized in the events. Sources of amplified noise will be mitigated by limiting event music to a completely enclosed tent, and the Event Planner shall test,measure,and monitor the sound at the Property lines for compliance with ECLUR Section 4-520 and the Operations and Transportation Plan("OTP"). The Event Planner is required to ensure all water for drinking and sanitation is provided by off-site sources and wastewater will be removed from the Property following each event. According to Condition of Approval 2,the use of bear-proof waste containers and secure buildings for trash will be implemented in order to reasonably avoid adverse impacts from trash, and the Applicant shall avoid areas that are known, if any,to be utilized by deer or elk for fawning or calving. With Condition of Approval 3,the Applicant shall utilize shuttling of some workers and guests in order to reasonably avoid adverse impacts from traffic. Few activities, except vehicular traffic,will be visible from West Squaw Creek Road and adjoining properties. Variations for driveway surface and width,as well as the number and surface of parking spaces, are adequate to ensure that the Application"Obtain(s)Desired Design Qualities"of a rural, agricultural property and to integrate mixed agricultural uses with special event uses. Fume odors will be mitigated with the implementation of shuttling for some workers and all the guests, as well as the limitation to one gas-powered or diesel-powered generator. In accordance with Condition of Approval 4,which is necessary to ensure the Application reasonably avoids adverse impacts to adjacent lands,traffic, service deliveries,parking and loading,noise, and vibration, disturbance to the site(set-up to tear-down)will be limited to seventy-two (72)hours per event and up to sixteen(16) events may occur on the Property,with the serving of alcohol ending at 10:30 p.m.,the event ending by 11 p.m.,and all operations ending by 12 a.m. With the imposition of Conditions of Approval 5 and 6,all caterers shall: be licensed by the Eagle County Health Department,conduct all food operations on-site in accordance with the Colorado Retail Food Rules and Regulations, and obtain all necessary inspections,including tent set-up inspection by the Eagle River Fire Protection District. E. Design Minimizes Environmental Impact. Pursuant to Section 5-250.B.5, the Application,as conditioned,minimizes environmental impacts and will not cause significant deterioration of water and air resources,wildlife habitat, scenic resources, and other natural resources. Due to the lack of structures or other development associated with this Application,the Application will not cause significant deterioration of water and air resources, scenic resources, or other natural resources. Additionally,with Condition of Approval 7,which requires the Applicant provide no less than three(3)gallons of water per person per day for drinking and lavatory purposes,the Applicant will be in compliance with the Colorado Code of Regulations 6 CCR 1010-10 Group Gatherings 5.2 (where water is not available under pressure). The Event Planner shall ensure that wastewater is removed from the site in accordance with the OTP. The Applicant shall also ensure that open fire(including fire pits with propane fuel or solid fuel, fireworks, sparklers, and smoking) shall not be allowed on the Property at any time in accordance with the OTP.Air emissions will be reduced with the shuttling of some workers and guests and the limitation to one gas-powered or one diesel-powered generator in accordance with the OTP. As detailed in Condition of Approval 4,the events are limited to a seventy-two(72)hour set-up to tear-down period with alcohol serving ending at 10:30 p.m., events ending at 11 p.m.,and complete operations ending by 12 a.m.,which shall minimize the impact to wildlife and preserve scenic resources. DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 F. Impact on Public Facilities.Pursuant to Section 5-250.B.6,the Application, as conditioned,will be adequately served by public facilities and services, including roads,pedestrian paths,potable water and wastewater facilities,parks, schools,police and fire protection,and emergency medical services. As the Application proposes no permanent facilities to be constructed, this Application will be adequately served by existing roads,police, fire protection, and emergency medical services. The Application does not contemplate new roads,permanent pedestrian paths,potable water,wastewater facilities,parks, or schools on the Property, as the events are temporary and seasonal and the goal is to preserve the agricultural and rural nature of the property before, between,and after events. Condition of Approval 7 requires the Event Planner to provide potable water for water and sanitation. The OTP will require portable sanitary facilities, including toilets and handwashing,to be delivered to the site for each event. The Eagle River Fire Protection District has stated a willingness and an ability to navigate West Squaw Creek Road and the driveway in the case emergency services are necessary. G. Site Development Standards.Pursuant to Section 5-250.B.7,the Application,as conditioned and with the approved variations, is in compliance with Article 4 Site Development Standards. The approved variations are listed in the attached Exhibit B and are as follows: a. Section 4-140.A-Parking Surface and Drainage to allow for the parking area and driveway to remain with a surface of gravel,native material, and grasses. b. Section 4-620.J-Roadway Standards for West Squaw Creek Road with respect to: (i) lane surface type of gravel; (ii) right-of-way minimum width between 40 to 60 feet; (iii) lane width between 16 to 18 feet; (iv) shoulder width of 0 to 3 feet; (v) minimum centerline radius for design speed and E max or for nature of road of 75 to 200 feet with limited sight distance due to hillside obstruction; (vi) structure clear width from center between 6 to 8 feet; (vii) center of road to face of guardrail of 8 feet; and (viii) required site distance from intersecting street and driveway of 99 feet westward and 370 feet eastward. Based upon Section 5-250.D-Basis for Granting Variations, the Board hereby finds that approval of the variations, as well as Condition 3 requiring a Van Staging Agreement, Condition 9 requiring a traffic control plan and event signage, Condition 10 requiring an Annual Road Maintenance Fee,and Condition 11 requiring a Transportation Impact Fee will allow the Applicant to Obtain Desired Design Qualities and to Avoid Natural Resources and Natural Hazards. These variations permit the integration of the mixed uses in the Application alongside existing ranching operations and expanding road and shoulder surfaces, distance to guardrails, and sight lines would require significant cuts and fills in many places to step back the cuts to prevent destabilization of the hillside or provide adequate fill slopes and would thus impact natural resources. The granting of the variations is necessary for those purposes to be achieved. The Board therefore approves the nine (9)variance requests for the Special Use. Due to the lack of construction or development associated with this Application,the standards for landscaping and illumination, drainage, signage, and commercial and industrial improvement standards are not applicable. Additionally,with Condition 11 requiring the payment of road impact fees and describing the timing of the fee payment,the Application complies with the requirement for road impact fees. DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 H. Other Provisions. Pursuant to Section 5-250.B.8,no other provisions of the ECLUR for use, layout,and general development characteristics in addition to those already referenced and/or addressed have been found applicable to this Application. Thus,the Application does comply with all standards required by all other applicable provisions of the ECLUR for use, layout, and general development characteristics. NOW,THEREFORE,BE IT RESOLVED by the Board of County Commissioners of the County of Eagle, State of Colorado: THAT this SUP Application is hereby approved, subject to the following conditions,and that violation of any condition shall be the basis for revocation of the SUP pursuant to the ECLUR: 1. Except as otherwise modified by this development permit, all material representations made by the Applicant in this Application and in public meetings shall be adhered to and considered conditions of approval. 2. The Landowner shall ensure that waste, food, and other potential bear attractants are properly stored and secured and the use of certified,bear-proof trash containers shall be used for any overnight trash storage; further,the Applicant shall avoid hosting events or activities in or near any areas that are known, if any,to be utilized for deer or elk for fawning or calving. 3. The Applicant shall submit a Van Staging Area Agreement(and any parking location changes thereafter) for review and approval by the Planning and Engineering Departments,prior to annual operation. The Agreement must indicate a minimum of fifty(50)leased parking spaces in a lot that has the capacity during the use timeframe, and the Applicant shall submit documentation as to the legal ability to lease such spaces. During any operating season,the current agreement shall be made immediately available to the County upon request. Additional spaces may be required if observations or complaints indicate that fifty(50) spaces is not adequate. Additionally,the Engineering Department may approve further reduction of leased spaces if it can be demonstrated over two(2)operating years that a reduced number of spaces is adequate. 4. The Applicant may hold a maximum of sixteen(16)one-day events between May 1 and October 15 of any given calendar year, and only one event at the location shall occur in any seventy-two (72)hour period,due to the capacity of the roadway, loading/ unloading activities, and other cumulative impacts (noise, vibration, impact to wildlife and farm animals, etc.). The serving of alcohol shall end by 10:30 p.m., events shall end by 11 p.m. each night,with complete operations ending by 12 a.m. 5. The Applicant is responsible for scheduling and accomplishing the necessary inspections of the tent following its set-up with Eagle River Fire Protection District and/or the Eagle County Building Division. 6. The Applicant shall ensure that all food service vendors conduct food service operations on-site, in the Kitchen Tent, in accordance with the physical and operational requirements of the Colorado Retail Food Rules and Regulations, or at a commercially licensed Retail Food Establishment. The required set-up will depend on the operation and may include safety measures such as side wall tents,hot and cold water available under pressure for handwashing, and/or response plans for bodily fluid event clean-up. 7. The Applicant shall ensure that at least three(3)gallons of water per person per day shall be provided for drinking and lavatory purposes according to the Colorado Code of Regulations 6 CCR 1010-10 Group Gatherings 5.2(where water is not available under pressure). DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 8. Prior to the event season,Applicant shall request annually a review of the Evacuation Plan by the Eagle County Wildfire Mitigation and/or emergency services, and such approved plan shall be adhered to in the event of an evacuation. 9. Prior to commencement of operations,the Applicant shall provide a traffic control plan, prepared by a qualified professional in accordance with the Manual of Uniform Traffic Control Devices(MUTCD) standards,to Eagle County Engineering for review and approval. The plan shall include, at a minimum, signage at the access point to West Squaw Creek Rd from Squaw Creek Rd alerting users to increased traffic and signage in appropriate locations on either side of the event venue to alert road users to the increased traffic and added vehicle movements into and off of the roadway. It shall also include timing of placement and removal of signage. The Applicant shall monitor any event-related traffic incidents and mitigate the issue prior to the next event. The plan and any modification shall be provided to Eagle County Engineering upon request any time during the operational season for review and approval. 10. The Applicant shall participate in annual road maintenance and repair activities on West Squaw Creek Rd from its intersection with Squaw Creek Road to the averaged entrance points to each venue and in direct relation and proportion to the cumulative annual impacts resulting from the proposed use and the vehicles(passenger, service, and/or transportation related)associated with events held on the subject properties. The percentage of such annual assessment attributable to the proposed use shall be as calculated in Exhibit 6 to the staff report. The annual assessment for the prior year of use shall be paid by the Applicant prior to commencement of the operation each year. Further,this assessment may be reviewed and updated on an annual basis if the County determines any cost, operational changes,or changes in the planned maintenance of West Squaw Creek Road are anticipated or if the Applicant makes a substantive change to the operational plan. 11. Within sixty(60)calendar days of Special Use Permit approval,the Applicant shall pay a Transportation Impact Fee of$4,196.93 to Eagle County. 12. In order to ensure the design minimizes adverse and environmental impacts consistent with the Applicant's representations and the OTP included with the Application,the special use permit shall terminate with the transfer of the Property by the Applicant. THAT,this Special Use Permit shall be subject to review as provided for by the ECLUR. THAT, the Board directs the Department of Community Development to provide a copy of this Resolution to the Applicant. THAT,the Board hereby finds, determines and declares that this Resolution is necessary for the health, safety and welfare of the citizens of Eagle County. [Remainder of page left intentionally blank] DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 MOVED,READ AND ADOPTED.by the Board of County Commissioners of the County of Eagle, State of Colorado, at its regular meeting held the Z 2—"ID of April ,2024,nunc pro tunc to the 26th day of February,2024. DocuSigned by: � c�< COUNTY OF EAGLE, STATE OF 1 AlCOLORADO,By and Through Its c.OGORP� BOARD OF COUNTY COMMISSIONERS ATTEST: DocuSigned by: DocuSigned by: LK li A.a (1It iuA, By. Aitztit Sd uxr r9D62F216°86110... 81EtSze7IBCO4l3... Clerk to the Board Matt Scherr Chair Jeanne McQueeney Commissioner r DocuSigned by:lU`Avitr . OGAG01rTE004403... Kathy Chandler-Henry Commissioner Commissioner scherr seconded adoption of the foregoing resolution. The roll having been called,the vote was as follows: Commissioner Scherr Aye Commissioner McQueeney Absent Commissioner Chandler-Henry Aye This resolution passed by a 2/0 vote of the Board of County Commissioners of the County of Eagle, State of Colorado. DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 Exhibit A ZS-009277-2022 -Copper Bar Ranch Resort Recreational Facility Legal Description Parcel H, Ole Creek Ranch, County of Eagle, State of Colorado DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 Exhibit B ZS-009277-2022 -Copper Bar Ranch Resort Recreational Facility Variation Table Variation Requests from ECLUR Table 4-620 J Summary of Environmental, Geometric, & Design Standards Parameter West Squaw Creek Road RMC V(Mountainous) Existing Conditions Standard Lane Surface Type Gravel Paved Right-of-way Width - 40 to 60 feet 70 feet Minimum (right-of-way or easement) Lane Width 17 to 18 feet; narrowest 16 2 - 10 feet lanes; feet 20 feet total Shoulder Width Varies 3 feet (no shoulder at guardrail) Design Speed 20-25 mph 20 mph Minimum Centerline 75 to 200 ft with limited 273 feet Radius for Above design sight distance due to speed and E max or for hillside obstruction nature of road Structure Clear Width 6 to 8 feet 12 feet from Center Center of Road to Face of 8 feet 14 feet Guardrail Required Sight Distance 99 feet Westward 390 feet from Intersecting Street 370 feet Eastward and Driveway DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 Exhibit C ZS-009277-2022 -Copper Bar Ranch Resort Recreational Facility Operations and Transportation Plan This Operations and Transportation Plan(the Plan) for the Copper Bar Ranch (the Ranch or CBR) defines the manner in which events will be hosted at the Ranch. The Plan defines operational procedures and parameters, and restrictions or limitations on events to be hosted at the Ranch. The Plan was prepared as an element of the Eagle County Special Use Permit (SUP) review process and is intended to provide a comprehensive summary of how the Copper Bar Ranch SUP will function in accordance with the approved SUP. Minor refinements to this Plan may be proposed by CBR and if deemed consistent with the SUP approval approved by the Eagle County Department of Community Development. CBR is an active working cattle ranch located in Eagle County that will be hosting a small number of events on ranch property. The nature of this arrangement requires a specific set of parameters that must be followed in order for this to be a lasting and sustainable relationship between the land, the people attending the events, and the caretakers of the ranch, and to comply with the terms of the SUP approval. Number and Size of Events • No more than sixteen (16) events per year • Maximum of 200 guests per event • Events to be held in summer months, between May 1 and October 15`h • No event shall last longer than ten (10) hours • No more than one (1) event shall be held within a 72- hour period. • No overnight accommodations associated with the events Event Management 1. All events are required to have a full-service event planning/catering company(Event Planner) contracted to plan, coordinate and manage the event. The event/catering company may be one in the same, or may be two separate companies. 2. Event Planners must be approved in writing by the CBR 60 (sixty) days prior to the scheduled start date of the event. 3. Event Planners shall serve as the primary point of contact for the event and be responsible for communication and coordination with the CBR, the Lessee, governmental agencies, shuttle companies and all vendors contracted to work the event. 4. Contracts with the planning companies shall stipulate that the event planning companies are responsible for holding all vendors and Lessees accountable for adhering to the terms of this Plan. 5. All Event Planners are required to carry and list Copper Bar Mercantile LLC as an additional insured. Minimum $1 Million Policy. Caterers All caterers shall be licensed in accordance with the Eagle County Environmental Health Department and obtain any inspections as may be required. DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 Vendor Transportation/Staging of Events The preservation of this historically rustic location is paramount to the venue/ranch's lasting success. Space for vendor loading and delivery will be managed by the Event Planner with oversight by CBR. Loading and delivery will be limited to designated locations only, and the number of deliveries by each vendor will be limited. Timeframes for all deliveries are to be scheduled with the Event Planner. CBR's goal is to limit the number of trips by vendors. Vendor Parking and Loading at the Ranch There is no long term, on-site parking for vendors prior to, during and after events. Vendor vehicles may be on-site prior to and after events for limited time periods as needed only for loading and unloading, and only during timeframes scheduled with the Event Planner. Vendor parking for loading and unloading shall only occur in designated loading areas. No loading of any kind shall occur on West Squaw Creek Road. The following parameters shall apply to specific vendors: a. Tent and Rental Equipment Vendors: Limited to 24' long box trucks or smaller. Tent and other vendors using 24' long box trucks must be scheduled with the CBR and/or Event Planner in order to avoid conflicts with other vendors. b. Decor: Limited to 24' Box trucks or smaller, no more than two on property at a time. Such vendors may not be scheduled at the same time as any other vendor. c. Band: Limited to no more than 4 cars/vans for Load in and Load out. Each Load in and Load out period is limited to one hour. After that point cars/people will have to be moved to the designated Staff Parking area. Bands are not allowed the use of'box' trucks. d. Power/lighting/AV: Limited to one load in and Load out. Generator trailer may only be delivered while a representative from CBR is present. Load in is limited to 3 hours. Load out is limited to 3 hrs. If more time is needed it must be requested prior to the event load in or load out date. AV use of box trucks is only allowed with written permission. e. Catering: Limited to 4 cars/pickup trucks for Load in and Load out. Each Load in and Load out period is limited to one hour. After that point cars/people will have to be moved to the designated Staff Parking area. Catering is not allowed use of'box' trucks. f. Floral: Limited to 4 cars/vans for Load in and Load out. Each Load in and Load out period is limited to one hour. After that point cars/people will have to be moved to the designated Staff Parking area. Floral is not allowed use of'box' trucks. Temporary vendor parking for loading and unloading will be restricted to only designated locations. No vendor parking shall occur on West Squaw Creek Road. Staff Transportation There is no long-term staff(e.g. photographers, bands, servers, kitchen staff)parking allowed at the event site. All staff must arrive via the vendor-allowed vehicles described above or brought in via shuttle vans (provided by the Lessee in coordination with the Event Planner and shuttle company) from the designated Van Staging Area (described below). Guest Transportation There is no long term, on-site parking at the Ranch for event guests. All guests must be brought to and from the Ranch via a State of Colorado licensed transportation company. Any DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 transportation company driving onto ranch property must provide a COI. All guest transportation companies must be approved in writing by CBR and/or the Event Planner. Load in It is anticipated that the majority of events hosted by the CBR will be weddings and guests will be transported to the Ranch from a small number(one or two) of local hotels. CBR will provide staff to coordinate the van arrivals via cell phones or two-way radio. To allow for an orderly arrival process, no more than two vans in a ten-minute period is recommended. Load out As determined between the Lessee, Event Planner, and transportation company, vans will arrive at the designated pick-up location on the Ranch two vans at a time. Once each van is full and departed another will be called up from the Van Staging Area(see below). A minimum of one van will be located at the Van Staging Area to accommodate any unanticipated transportation needs during the event. Van Staging Area A van staging area located within the Edwards area and proximate to the Ranch will be established for each event. Discussions are ongoing with land-owners with suitably-sized parking lots to provide the van staging area. The location of van staging areas may vary for each event, largely depending upon scheduling and availability of parking lots. The staging area will serve multiple purposes: • Provide a location for vans to stage during the Load Out process. • Provide a location for staff parking during events. Staff will be transported to the Ranch via vans from the Van Staging Area. • Provide guest parking for local-oriented events (events where guests are not staying in local hotels). Subject to scheduling and lot availability, CBR has arrangements with the Eagle County School District to use Edwards Elementary and with the Edwards Interfaith Chapel for van staging. Guest Transportation Plan A guest transportation plan will be prepared collaboratively between the Event Planner, the Lessee and the shuttle company and shall be submitted to CBR for their review and approval a minimum of two days prior to the scheduled event. The transportation plan will define the number of vans to be used, the frequency/scheduling of shuttles, logistics of hotel pick-up, etc. The Lessee will be responsible for communicating to their guest how shuttles will operate and that no guest parking is available at the Ranch. Guests who arrive at the Ranch in cars will not be allowed to park on-site or on West Squaw Creek Road. At the discretion of the Event Planner or CRB, guests who do arrive in cars may be prohibited from entering the Ranch. Tents The Lessee, their designee or its selected tent vendor shall be responsible for obtaining all necessary permits and inspections from the Eagle River Fire Protection District and/or Eagle County prior to scheduled events. To control noise transmission, all tents shall include canvas (or similar material) side walls. No reflective material shall be used on the exterior of tents. Any exterior lighting shall be downcast and in compliance with ECLUR Section 4-250. DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 Restrooms Portable Guest and Staff Bathrooms shall be provided by the Lessee and coordinated by the Event Planner. Such facilities shall be rented from a vendor licensed in Eagle County. Water necessary for the operation of such facilities (toilets, hand washing) shall be contained within the restrooms and provided by the vendor. Certificate of Insurance must be provided to CBR no less than 60 (sixty) days prior to the event. The number of guest bathrooms will be determined based on the size of each event, a minimum of 1 bathroom will be provided per 50 guests. One "porta potty" for staff use must be included per event. ADA Accessibility If or when necessary to meet the needs of event guests, ADA accessible bathrooms and navigable routes will be provided between shuttle drop-off areas, tents and restrooms. For private events when guest lists are established and accessibility needs of guests are known, ADA restrooms and navigable routes will be provided. For events when guest lists are not known, ADA restrooms and navigable routes will be provided. Use of Existing Buildings The barn labeled"Event Headquarters"may be used for temporary storage of goods or materials before or during an event. This building will also be used as a base of operations by event management. Use of the barn for event purposes is subject to compliance with applicable provisions of the International Building Code and any approvals as may be required by the Eagle County Building Department. Water The catering company shall be responsible for bringing water to the Ranch for events. The amount of potable water to be provided on-site will be determined on an event-by-event basis, with a minimum standard of 3 gallons of potable water per person for guest drinking and restroom use. The event planner shall be responsible for coordinating with vendors on the removal of waste water off-site from portable sanitary facilities and grey water produced from food preparation or hand washing. Power CBR is an off-grid venue and power must be provided by the lessee for all vendor needs. Only one generator is allowed at the venue. Low noise level generators shall be used. Battery operated generators will be allowed as needed. The generator is typically set up and staffed by the tent vending company. Generators are either located in the bed of a truck or are on wheeled bases that allow for them to be located as needed. It is anticipated that generators will be located proximate to the barn at the Highlands site. Floral and Decor Use of any of the below items in any amounts is prohibited will cause immediate forfeiture of the security deposit: 1. Glitter 2. Confetti 3. Silly String DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 4. Any other item that is generally considered a nuisance to clean up afterwards. With-in the Event Headquarters building there will be room for the arranging and storage of florals, access to non-potable water, and shade from afternoon sun. Alcohol If alcohol is to be served at the Event, the Lessee shall be responsible for complying with all Colorado State Liquor Laws. Other parameters include: a) If alcohol is to be sold to the guests (i.e. cash bar), Lessee must secure a Special Event Liquor Permit from Eagle County 60-90 days prior to the event date. b) No shots or straight pours of alcohol are allowed at any Event. c) Alcohol must be served by TIPS trained staff. d) Alcohol must be consumed on Premises only and only during Events. Consumption of alcohol is prohibited during Event set-up and tear-down. e) The Lessor reserves the right, at its discretion, to discontinue alcohol service at Lessee's Event at any time. f) All events serving alcohol will be required to close bar service 30 minutes prior to the scheduled ending time of the event. The bar areas must be cleared of any alcohol, however, non-alcoholic beverages may be served up until the event ends. Safety and Security • CBR will provide a basic first aid kit, an emergency AED, and one bottle of emergency Oxygen at each event. These items will be located at the Event Headquarter building. • For each event a minimum of two fire extinguishers shall be provided in the event tent, one at event headquarters and one at the catering tent. • Lessee will need to provide sufficient lighting of property for staff and guest safety after sunset. All lighting to be down-cast/dark sky compliant. The use of flood lights, uplighting, etc. is not permitted. • While not required, security officers may be brought in by the lessee. Any security team brought in by lessee must be in "plainclothes", no uniformed security allowed without written permission from CBR. Waste and Recycling The size of receptacles will be determined on an event-by-event basis, but generally each event will include: • 1 - 6 yard trash container, • 1 - 3 yard Mixed Recycling container, • 1 - compostable bin(culinary and florals use only) Receptacles to be provided by the venue and all receptacles will be bear-proof. Noise and Event Hours Events shall not extend past 11:00 P.M. Bar service shall end by 10:30 P.M. The event location shall be "dark" by 12:00 A.M. DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 Eagle County regulations stipulate that noise from a land use does not inherently and recurrently exceed 60 decibels between 7:00 a.m. —7:00 p.m., and not exceed 55 decibels from 7:00 p.m. — 7:00 a.m. The Lessee and Event Planner shall be responsible for ensuring compliance with these standards. Prior to each event(e.g. during sound check), noise levels will be measured at the ranch property line to confirm compliance with county standards. Smoking and Other Sources of Flame No open flames are allowed at the CBR. Candles are NOT allowed at Copper Bar Ranch. The use of candles, sparklers, fireworks, or propane fire pits are not permitted at the Ranch. Copper Bar Ranch is a non-smoking facility. Smoking is not allowed anywhere on the grounds. At the discretion of CBR, any guests found to be smoking may be removed from the premises. Vegetation Management/Access to West Squaw Creek Road CBR will trim vegetation proximate to access points to West Squaw Creek that serve the Highlands event areas in order to maintain adequate sight lines. Wildfire and Wildlife Safety Practice This Western Colorado landscape contains a variety of flora and fauna that traffic through the ranch and surrounding neighborhoods and roads. This includes deer and elk and, more rarely, mountain lions and bears. • Guests and staff interact with wildlife at their own risk, and CBR will work closely with Event Planner to safely disperse any wildlife that enters the property during any event. • CBR will stock bear spray at Emergency Headquarters and will utilize Colorado Parks & Wildlife best practices for bear safety. • Bears do wander through the area. All food items must be removed from Ranch at the end of each day, absolutely no overnight food storage is permitted. • All trash, recycling and compost material will be stored within buildings or in bear-proof containers. CBR will adhere closely to the recommendations offered by the Colorado Division of Homeland Security& Emergency Management to respond to wildfire: • Emergency kit will be placed in Event Headquarters. • No open flames, smoking, sparklers, fireworks, or any other flammable tools, toys, or substances are allowed on the premises. • Events will conclude upon any declaration of active wildfire in the area. i. Any natural gas, propane, or fuel oil utilized by the catering company must immediately be turned off and transported off the premises. ii. Immediate evacuation of the premises via shuttle service regardless of any county, state, or municipal order to evacuate. iii. If the county, state, or municipal authority delivers evacuation orders of the area that CBR resides in, guests will be shuttled from the Ranch. DocuSign Envelope ID:D1B89ADF-D386-4CBA-B126-4A6AEE9B6BE9 Livestock Management Plan Highland cattle are a docile breed of cattle, but they are still dangerous and unpredictable animals that must only be handled by CBR. Horses are trained and comfortable with humans, but are similarly dangerous and unpredictable animals that must only be handled by CBR. • Livestock will not be allowed in any portion of the ranch utilized for an event during any event. • All cattle will be placed in respective pens or on open range prior to and during any event. • All horses will be placed in respective pens or on open range prior to and during any event. • Gates that allow animal traffic from open range and the property will be closed during any event to prevent livestock interaction. • Guests and staff may view the cattle and horses from outside of their respective pens but are not allowed to touch, pet, ride, or otherwise physically interact with the livestock. • Any guest or staff who physically interacts with the livestock prior to or during any event will be immediately removed from the event. Point of Contact The owners of the Copper Bar Ranch will serve as the primary point of contact in the event of any issues or concerns that may arise during events permitted by this SUP. Contact information for the ranch is: Shad Murib Shad.murib(a),gmail.com 303 907-7000 Kerry Donovan vaildonovan@gmail.com 970 390-7113