John Scarffe, Boulder County . Boulder County has received an application for a Limited Impact Special Review to recognize an existing nonconforming use as a Use of Community Significance to allow for the remodel and expansion of the lodge and café structures at the Sundance Lodge and Café.

Located on an approximately 7.8-acre parcel at 23942 Peak to Peak Highway on the north side of Highway 119, about 1.15 miles from its intersection with Eldora Road. The applicants and owners are Rocky Mountain Sundance LLC and Sundance Stables Inc. Their agent is Jack Bestall, Bestall Collaborative. 

The applicant is the owner of 23942 Peak to Peak Highway, in Boulder County, Colorado. The project area includes a parcel of land that has a total area of about 16.0 acres. 

The site is bordered by the single-family residential neighborhood to the north, and U.S. Forest Service property to the east, south and west. The parcel is bisected by State Highway 119.

The proposed site improvements include the construction of a new Café and Lodge building on the lower portion of the property, and a new Upper Lodge on the upper portion of the property. The existing gravel driveways will be upgraded to meet County standards, and will provide safe access to the proposed buildings. 

This engineering report is based on the plans entitled Limited Impact Special Use Review (LISR) Sundance Café & Lodge dated February 28, 2020. The proposed buildings, driveways, parking and landscape areas at the subject property have been designed to comply with Boulder County requirements in a manner which minimizes excessive site disturbance, while providing safe access and meet the operational needs of the applicant’s plan and desired building locations.

The Limited Impact Special Review is required of proposed uses that may have greater impacts on services, neighborhoods or the environment than those allowed by right under the Boulder County Land Use Code. This process will review conformance of the proposed use with the Boulder County Comprehensive Plan and the Land Use Code, according to Staff Planner Summer Frederick. 

This process includes a public hearing before the Board of County Commissioners. Adjacent property owners and holders of liens, mortgages, easements or other rights in the subject property are notified of this hearing. Send a letter to the Community Planning & Permitting Department at P.O. Box 471, Boulder, Colorado 80306 or via email to planner@bouldercounty.org . All comments will be made part of the public record and given to the applicant. 

You are welcome to call the Community Planning & Permitting Department at 303-441- 3930 or email planner@bouldercounty.org to request more information. If you have any questions regarding this application, please contact Summer Frederick at 720-564-2603, or via email at sfrederick@bouldercounty.org. The deadline for comments is Thursday, March 18, 2021.

“Building Program and Phasing Building conditions and the function of each building in the resort operation were analyzed to identify an approach that would bring each building into code compliance while allowing the resort to continue to function while improvements are made for the future,” according to Frederick. The owners decided to invest in a phased renovation and newbuild program dependent on the needs of each structure to equip the resort to carry on its traditional role in the community. 

This approach will allow for accommodations in the Lodge and gatherings in the Upper Lodge to maintain a presence and serve the community and guest patrons while the Lodge and Café undergoes a new build to facilitate its role as the gathering place along the Peak to Peak Scenic Byway, Frederick said. 

“The plan is to continue to use the Lodge for overnight accommodations while repairing and improving the building in manageable steps. The renovation will include replacement of the entry decking and plexiglass windows; installation of insulation; replacement of the roof; phased replacement of the plumbing fixtures with water conservative fixtures; updating interiors.” 

The plan will emphasize interior and exterior green building and energy conservative materials that reflect the character of the building. Improvements will be made to the parking areas, ADA access and enhanced indigenous landscaping. 

The Upper Lodge Building Program will continue to use it for gatherings while making interim improvements for ADA access, parking and restrooms. Construction drawings will be prepared for a new green building similar in character and size to the existing building, to be constructed at the same location in Phase two. 

The Sundance Café and Lodge requested Recognition of Use after the new Lodge and Café building is brought online. This approach will allow this key gathering place for resort lodging guests and the local community to continue to function while the Lodge and Café newbuild is under construction. 

The new Upper Lodge building will be located on the same footprint, limiting additional site disturbance. The conceptual design is oriented to maximize solar gain, energy efficiency, and the least site disturbance. 

The design enhances the facility’s capability to support the traditional uses of the building for gathering, meetings, receptions, entertainment, providing: bridal suites, ADA standard restrooms, parking improvements and ADA standard access. The only choice for Café and Lodge, based on its condition, is to invest in a Phase One new build. 

The conceptual design intent is to create a green new building, embodying the Schuler family’s goal to recreate the inviting spirit of the Café as the traditional gathering place with good food and great views for future generations of the Nederland community and visitors to the Rockies, alike. 

The original building, while ‘rustic’ in character, was not constructed to necessary mountain standards. Its current condition includes shallow roof pitches; no insulation; on-grade partial wood footings; no code compliant kitchen equipment; vermin infestations and deferred maintenance. The Conceptual Design for the new building reflects an authentic mountain character, sited at the same location of the existing structure to minimize site disturbance and capture the traditional views and experience treasured by thousands over the years. 

The conceptual design includes the addition of a second floor to provide greater Café serving flexibility without disturbing more site area with a larger footprint. Conceived as a green building, the plan provides for an efficient building volume; optimum solar orientation for passive and active applications; high insulation values; high performance insulated glass; positive inside-outside relationships for the patron with decks and great views. 

The parking is reconfigured and expanded; and ADA compliant access improvements will be made to the Café and Lodge building as part of the Phase 1 new-build. 

The Master Plan provides for the existing land uses that have been active at the Sundance Café and Lodge resort for more than 50 years. The Site Plan indicates the project access points, driveways, buildings, parking, grading, drainage and open space; replicating the layout of the existing resort – its buildings, access and circulation. 

The layout maintains the character of the site and keeps disturbance to a minimum while meeting current code requirements for driveway design and parking. At the heart of the Sundance Café and Lodge mission is its focus on serving the Nederland community and visitors to the area which conforms to the intent of the Use of Community Significance criteria. 

The resort serves a vital role as a gathering place for the community and visitors alike. Letters of support to recognize the Sundance Café & Lodge resort as a Use of Community Significance were transmitted to Boulder County as part of the initial submittal process leading up the tabled Public Hearing.