1 I believe this item was provided for information and we view it as such. No response necessary.

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1 Mr. Taylor Ryan Eagle County Engineering 500 Broadway Re: Eagle County File No ZS Eagle County Engineering Memorandum February 26, 2016 Dear Mr. Ryan, In response to your memorandum cited above I offer the following response. Please review and let me know that this satisfies the concerns cited in the referenced memorandum. Item numbers in this letter respond directly to the same item numbers in the memorandum. 1 I believe this item was provided for information and we view it as such. No response necessary. 2 Road Impact Fee: We acknowledge the fee. We request to review the final fee value as soon as it is available and we understand this is a one-time fee assessment. 3 I have adjusted the chart and attach it as an exhibit to this letter. 4 The area of waterways shown on our site plan was extensively rehabilitated by the applicant and was completed under an Eagle County Permit and review. The ponds were re-constructed and the waterways (creeks) shown on the plan were constructed at that time. They did not exist prior to the rehabilitation. The open meadows on either side of the creek are currently used for agricultural haying operations and have been used as such since the completion of the waterway rehabilitation. The natural state of the areas adjacent to the stream are as they currently exist hay meadows. The proposed stone patio is intended to be pervious. A concept sketch (Exhibit SK-3) is attached to illustrate a construction concept that could be employed for this outdoor patio. There is no intent to create riparian conservation setback areas adjacent to the existing man-made waterways as that type of setback is not statutorily required and would significantly impact the continuance of existing hay operations that are allowed as a use-by-right on the site. 5 Bridges: We propose the bridges shown on the site plan to be temporary and seasonal. These bridges would be wooden and would be installed in the early summer and removed in late fall. They will purely serve for safe pedestrian stream crossings for family members and guests while in place. 6 Bathroom: We will move the location of the proposed bathroom to comply with the requested 75 setback from the stream centerline to the North.

2 Eagle County Engineering Letter Eagle County File No ZS Page 2 of 3 7 Shuttle parking pickup area: The shuttles that will be bringing people to the venue do not have a designated pickup zone. Guests attending the events will generally be staying in various hotels, condos or residences in the Eagle River Valley and will be picked up at these sites as needed and those locations will change depending on the event and hospitality locations selected by guests. 8 Roadway Commentary: Item a: We question the imposition of this fee and do not agree with the manner of the assessment at this time. While we understand there are trucks and vehicles associated with this application we also believe that there are other large trucks and vehicles that serve others using this road on a regular basis that are not subject to an assessment as described in this item. In order for this to be a fair assessment we believe others using this roadway should be assessed with a pro-rata share of maintenance costs if this is going to be an Eagle County requirement. Additionally, it has been explained that there is concern for the size and weight of vehicles that would serve this use and that these two criteria are the primary issues of concern in relation to roadway maintenance. We still question the validity of this assumption when weighed against the full use-by-right development capacity and resultant significant increase in annual (not seasonal) traffic impact of the parcels represented by this application. Our calculations for full buildout of the site which would include two (2) single family homes with two (2) accessory dwelling units resulting in an annual estimated trip generation count per ITE Code 210 of: 2 single family residences x 3,650 trips / year = 7,300 annual trips 2 accessory dwelling units (assume same capacity as single family residence) x 3,650 trips / year = 7,300 annual trips Sub-Total (Estimated) 14,600 annual trips Ranch operations traffic semi s with hay loads, agricultural equipment and ranch hands. There is already one (1) single family and one (1) accessory dwelling unit on site. ITE traffic count for the existing residence and ADU would equate to 7,300 trips per above calculations The additional buildout of one single family and one ADU (use by right) would add another 7,300 trips to and from the site. Our estimated seasonal traffic count per our application is 2, (revised per attached adjustment) = 2,416 vehicle trips. Our proposed traffic count is significantly lower (83%) than the potential full build out of residences and accessory dwelling units on the site on a use by right basis. With the above noted, again, we believe the imposition of the cited fee does not appear to be justified.

3 Eagle County Engineering Letter Eagle County File No ZS Page 3 of 3 Item b: We would propose to install two signs above and below the property to notify users of West Squaw Creek an event is taking place on site. We would propose the signs be located per the attached exhibit and would be similar to the sign shown on Exhibit SK-4. 9 We acknowledge that parking lot expansion will require a grading permit and information contained in a submitted grading permit will meet Eagle County requirements. 10 Overflow Parking: Upon further review of our operations and vehicle requirements as submitted we believe there will be no need for overflow parking and with this letter remove that language from the application. 11 We view the information noted in this item as informational with no response required. Thank you for pointing this out. I would respectfully ask for a prompt review of this letter in relation to the cited memorandum of February 26 to assure this satisfies the concerns noted within the letter. Sincerely Christopher J. Green, FAIA

4 RED DRAW RANCH - EVENT / VENUE TRAFFIC ANALYSIS REV Traffic for typical 200 person Saturday wedding - 3 day rental (set up, event and strike) TRIP GENERATION: Day of Week Trade or Guest Cars/Vans Box Truck Shuttle Coach Cars/Vans Box Truck Shuttle Coach Total Trip To Site From Site To Site From Site To Site From Site Counts Friday Tent & Rentals Sub-Totals Saturday Florist Saturday Caterer Saturday Servers Saturday Officiant Saturday Photographer/Videographer Saturday DJ/Band Saturday Guests Sub-Totals Sunday Tent & rentals Sunday Florist Sub-Totals Traffic related to the typcal person corporate event TRIP GENERATION: Day of Week Trade or Guest Cars/Vans Box Truck Shuttle Coach Cars/Vans Box Truck Shuttle Coach Total Trip To Site From Site To Site From Site To Site From Site Trip Counts Prior day Various set up activities Prior day Tent/Rentals Sub-Totals Event day Guests Event day Staff Event Day Various Specialty Staff Sub-Totals Post Event Various take down activities Post Event Tent / Rentals Sub-Totals Trip generation calculations are based on discussions in 2015 with three (3) caterers, three (3) rental companies and three (3) wedding planners with experience with events of the type and size proposed for Red Draw Ranch.

5 1 PERMEABLE STONE CONSTRUCTION 1" = 1'-0" NELSON LAND COMPANY RED DRAW RANCH 700 WEST SQUAW CREEK ROAD EAGLE COUNTY, CO Description Date EAGCO REVIEW PERVIOUS STONE PATIO SK-3 C AGO STUDIOS, INC - ALL RIGHTS RESERVED Architecture Design Strategy Eagle, CO 81631

6 NELSON LAND COMPANY RED DRAW RANCH 700 WEST SQUAW CREEK ROAD EAGLE COUNTY, CO Description Date EAGCO REVIEW SIGNAGE EXHIBIT SK-4 C AGO STUDIOS, INC - ALL RIGHTS RESERVED Architecture Design Strategy Eagle, CO 81631