On the agenda: Fairplay meeting — data Center (Jun 17)

BOARD OF ADJUSTMENTS
MEETING AGENDA
June 17, 2026

Park County Offices
856 Castello Ave., Fairplay
9:00 AM CALL TO ORDER

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CALL TO ORDER
PLEDGE OF ALLEGIANCE
APPROVAL OF AGENDA
APPROVAL OF MINUTES FROM APRIL 15, 2026
Documents:
4.15.26 BOA Minutes.pdf
VARIANCE CASE PZ-2026-0113
Applicant is requesting a 30’ setback variance for the front lot line to build a house
that meets the wetland setback requirement on 5004 Timberline Terrace, Fairplay.
APPLICANTS: Jared Polman, Lawrence Polman, and Barbara Polman
Documents:
PZ-2026-0113_BOA-Packet.pdf
PZ-2026-0113_StaffReport.pdf
ADJOURNMENT OF PUBLIC MEETING

Any further information can be obtained at:
Park County Planning Department

PZ-2026-0113_StaffReport.pdf
ADJOURNMENT OF PUBLIC MEETING

Any further information can be obtained at:
Park County Planning Department
856 Castello Ave
Fairplay, CO. 80440
(719) 836-4292
[email protected]

PARK COUNTY
BOARD OF ADJUSTMENTS
April 15, 2026
County Offices in Fairplay and Virtually on Zoom
Members Present: Garrison Genschorck, Chair; Susan Jones, Vice-Chair; and Jerry
Shands, BOA Commissioner
Staff Present: Shelli Yarbrough, Planner I.
The Chair called the meeting to order at 9:00 am
Introduction of the Board/roll call.
Pledge of Allegiance.
AGENDA APPROVAL: Commissioner Jones moved to approve the agenda;
Commissioner Shands seconded – motion passed unanimously.
MINUTES APPROVAL: Commissioner Shands moved to approve the minutes from
March 148, 2026; Commissioner Jones seconded – motion passed unanimously.
VARIANCE CASE #A26-0017
Property is a 1.24- acre residentially zoned property described as Lot 18, Placer Valley
Subdivision, Unit 4 and addressed as 211 Goldfinch Pl, Alma. Applicant is requesting a
20’ setback variance from the normal 30’ county setback regulations to the NW lot line
to build a home and a 7% variance to the 10% driveway slope for 45’ of the driveway to
allow access to the proposed garage and parking area.
APPLICANT: Blane Schertz
 Planner Shelli Yarbrough gave the PowerPoint presentation.
 The applicant, Mr. Schertz, spoke
 Public Comment: Pam Hunt spoke and had questions, was neither for or against
 Commissioner Shands moved to close public comment; Commissioner Jones
seconded – motion passed unanimously.
 Commissioners deliberated.
 Chair Genschorck read the conditions of approval and the staff recommendation.
 Commission Jones moved to recommend approval with the following conditions:
The driveway will be constructed and graded to ensure runoff is directed to the
downhill ditch and does not discharge onto Goldfinch Place. Commissioner Shands
seconded – motion passed unanimously.
ADMINISTRATIVE UPDATE: Staff presented Michael Lockette’s application to join the
BOA.

 Commissioners spoke with and asked questions of Mr. Lockette.
 BOA members recommended approval to the BOCC to have Mr. Lockette join the
Board of Adjustments.
PUBLIC COMMENT: None
ADJOURNMENT: Commissioner Shands moved to adjourn the public meeting;
Commissioner Jones seconded – motion passed unanimously at 9:53am.

PARK COUNTY BOARD OF ADJUSTMENT
PLANNING DEPARTMENT STAFF REPORT
Hearing date: June 17, 2026
Prepared on:
Prepared by:
Case number:
Subject:
Request:

June 10, 2026
Kay Wolf, Planner II
PZ-2026-0113
Polman Timberline Variance
The applicant is requesting a variance of 30 ft from the front
property line to build a house that meets wetland setback
requirements and a variance of approximately 50 ft from the
driveway to the nearest road intersection.

Application summary
Applicant/s:
Owner/s:
Location:
Current zone district:
Surrounding zoning:
Lot size:
Proposed use:

Jared Polman, Lawrence Polman, and Barbara Polman
Jared Polman, Lawrence Polman, and Barbara Polman
T09 R78 S27 SW4 Valley of the Sun, Filing 1, Lot 182,
addressed as 5004 Timberline Terrace, Fairplay, CO 80440
Residential
Residential
0.94 acres
Residential

Background
The subject property was purchased by the Januarys in 2000, two years after it was first
sold to the general public, when the wetland conditions were not a significant
impediment to building. At this point, the majority of the 0.94-acre parcel lies in the
wetland, so the Januarys requested and got approved for a variance to the front lot line
to demonstrate that it’s possible to build on the lot. The current owners purchased the
property in April this year and are now applying for the permits required to develop it.

Land Use Regulations and Strategic Master Plan
Each of the standards for approval of a variance (LUR Section 3-1-3.100) is addressed
below.
1. A strict application of the Resolution causes peculiar and exceptional practical
difficulties or exceptional and undue hardship by reason of exceptional
narrowness, shallowness, or shape of a specific piece of land or by reason of
exceptional topographic conditions or other extraordinary and exceptional
situation or condition of the land:
Staff Report
Page 1 of 3

PZ-2026-0113 Polman Timberline Variance
June 17, 2026 BOA Hearing

Given the location of the wetland and the setback requirements to any body of water,
it is only possible to build a house on this residential lot with either a customdesigned and narrow house or a substantial variance to either the wetland setback or
the setback requirements for the front lot line.
2. The applicant provided reasonable and adequate evidence that the variance
request is not a self-imposed hardship that can be rectified by means other
than relief through a variance:
The applicant has provided a wetland delineation report from an engineering
company that explains the natural conditions of the property and a proposed building
plan for the property that requires building into the wetland setback as well as the
front property line setback requirements due to the difficulties of this parcel.
3. There exists no substantial detriment to any neighbor or to the public by the
granting of the variance:
While this property is at a T-intersection, the boundary lines for the property are a
few feet from the boundary of the road as built, so plowed snow can still be safely
stored on the side of the road even if the residence is built at the edge of the
property. The road intersection does not serve many parcels and traffic volumes at
that intersection are minimal, so a variance to the distance between the driveway and
the road intersection will have minimal impact on neighbors or members of the
public. However, the proposed residence is directly downhill of the road pointed
towards it, and there may be some impact to drivers’ safety in icy conditions.
4. The intent and purpose of the regulation being varied is not substantially
impaired or defeated by the granting of the variance.
While the intent and purpose of the front setback variance would be substantially
impaired by this variance, it is necessary to protect the intent and purpose of the
wetland setback regulations.

Impact analysis
Building to the front lot line may impact safety for drivers approaching the intersection
from T-R Dr during icy conditions, but only traffic for twelve parcels may be affected
(traffic from two or three may choose to use Pine Cone Way instead), and the turn at the
end of the road is sharp enough that drivers should be approaching it at a very low
speed regardless of any buildings. Given that the property line is a few (2-6 feet) from
the edge of the road as built, we do not anticipate any significant impacts should both
variances be approved.
Referral responses
Park County’s Right-of-way Manager finds no conflict with the proposed variance.
Staff Report
Page 2 of 3

PZ-2026-0113 Polman Timberline Variance
June 17, 2026 BOA Hearing

ABE found no conflict with the proposed variance, as long as the projects are built as
proposed.
Staff recommendation
Based on the foregoing, staff recommends approval of a 30’ variance to the front lot line
and a 50’ variance between the driveway and the nearest right-of-way intersection.

Staff Report
Page 3 of 3

PZ-2026-0113 Polman Timberline Variance
June 17, 2026 BOA Hearing

Variance
Written Proposal
This variance request is for removal of the property line setback requirement and
relief from the required 100-foot intersection setback for the driveway access so
that a proposed approximately 30’ x 50’ single-family home and associated
driveway can reasonably fit on the lot.
The lot has a few unique challenges due to the wetlands setback, the location of
the roadway/intersection, and the overall shape and layout of the lot itself. Once all
of the setbacks are applied, the remaining buildable area and feasible access
locations become very limited for a typical residential footprint and driveway
configuration.
Removing the property line setback would allow the proposed home to fit within
the remaining buildable area of the lot while still maintaining approximately 12–15
feet between the property line and the roadway at various points along the
property. Even with the requested relief, the home would not sit directly against
the roadway and there would still be meaningful separation between the structure,
the road, and neighboring properties.
In addition, relief from the intersection setback requirement is requested for the
driveway location due to the constrained nature of the lot and the limited areas
where safe and functional access can reasonably occur while also accommodating
the home, septic system, wetlands setback, and existing site conditions. The
proposed driveway location is intended to minimize overall site disturbance while
still providing safe residential access to the property.
The request is not intended to increase density or place the home or driveway
unusually close to surrounding properties, but rather to make use of an otherwise
constrained portion of the lot that is heavily impacted by overlapping setbacks.
Without the requested relief, the remaining buildable area and feasible access
locations become too limited to reasonably accommodate a modest single-family
residence.
This hardship is not self-created, but instead comes from the existing physical
limitations and layout of the lot itself. The intent of this request is simply to make
the lot reasonably usable for a modest single-family residence.
In addition, the lot was purchased with the understanding that a previous variance
approval had already been granted for a conceptual site plan. That prior approval
recognized the constrained nature of the lot and the need for some setback relief
in order for the lot to remain reasonably buildable.

The request is limited specifically to the setback relief needed to accommodate a
modest residential footprint and driveway access while still respecting the
roadway and surrounding site conditions. As an alternative, if the County is only
comfortable approving the prior variance (maximum) request at roughly 25 feet of
relief, would there be any possibility of allowing an additional ~5 feet into the
wetlands setback to make the footprint work?

285 ENGINEERING
P.O. BOX 1048
CONIFER, CO
80433
(720)-515-1781

PROJECT: 2024374 - OWTS DESIGN

TITLE: SITE PLAN

LOCATION:
5004 TIMBERLINE TERRACE
FAIRPLAY, CO 80440

DATE:

CLIENT: JARED POLEMAN

DRAWN BY: MRH

SCALE:

04/30/2026
SHOWN

SHEET:
REVISIONS:
1
2
3

3/9

Park County
856 Castello Ave
PO Box 571
Fairplay, Colorado 80440
Phone (719) 836-4255

Receipt
Workspace of the bill

Address

Municipality
Application
number
Cloudpermit ID

Item
Variance

Bill details

5004 TIMBERLINE
TERRACE FAIRPLAY CO
80440
Park County, Colorado
PZ-2026-0113

Payer

Bill #
Payment date
Bill due date
Payment method
Project phase

PC-2026-0012
05/18/2026

Jared Polman
745 Penn Rd
80107 Elizabeth, Colorado

Refundable

GL Code

Quantity

Unit price Item total

No

0030.3706

1.0

$700.00

Online card
Upfront bill

US-CO093-P-2026-151

Notes

PAID

$700.00
$700.00

Park County Treasurer Tax Receipt
Account
R0014504

Parcel Number
14504

Receipt Date
Apr 27, 2026

Receipt Number
2026-04-27-tmeisenman204049

JANUARY MARK J
PO BOX 440
ALMA, CO 80420-0440

Situs Address
Payor
5004 TIMBERLINE TERRACE FAIRPLAY 80440
iPay
Legal Description
T09 R78 S27 SW4 VALLEY OF THE SUN FILING 01 LOT 0182
Payments Received
iPayment - CC
Bank Account 1997
Payments Applied
Year
Charges
2025
Tax

Billed
$1,081.70

Multi-Account Payment

Prior Payments
$0.00

Balance Due as of Apr 27, 2026

New Payments
$1,081.70

Balance
$0.00

$1,081.70

$0.00
$0.00

Thank you for your payment.

P.O.Box 638, Fairplay, CO 80440

Page 1 of 1

Adjacent Property Owners of Parcel 14504
Parcel 14505
Sonja K Ludwig & Robert A Pearson
2308 N Humboldt St,
Denver CO 80205
Parcel 5020
John Valeiras
111 S Colonial Ave
Richmond VA 23221
Parcel 5549
Mark A Imhoff & Diane B Imhoff
1653 Fairfax St
Denver CO 80220
Parcel 14121
Soulpine Retreat LLC
4707 Turnberry Dr
Floyds Knobs IN 47119
Parcels 48898, 14533, and 14532
Eric R Thompson
16 Falcon Hills Dr
Highlands Ranch, CO 80126

285 Engineering, Inc.
P.O. Box 1048
Conifer, CO 80433
(719)-839-1382
www.285Engineering.com

April 13, 2025

Site Evaluation
Caniglia Real Estate Group
236 N. Main Street
Alma, CO 80420
Subject: Site Evaluation
Lot 182, Filing 1, Valley of the Sun
5004 Timberline Terrace, Fairplay, CO 80440
Project Number: 2024374
As requested on October 14, 2024, and on other dates, this office visited the above
referenced property to evaluate the site with respect to the location of a proposed
single-family residence, wetlands, well and onsite wastewater treatment system
location. The purpose of the site visit and evaluation was to identify site and geological
conditions that would affect the possible development of the property. The site is
located in an area where no public sewer or water supply systems are available.
A site sketch has been provided as part of this report detailing the locations of
existing development surrounding the parcel. A possible well, Onsite Wastewater
Treatment System, and residence location are shown.
Property Lines: During the site visit we were able to locate all the property
corners and lot lines. For proposed development near property lines “point on line”
surveying stakes should be placed to clearly mark the property line. Locations depicted
on the accompanying site plan are not the result of a survey and all locations should be
verified prior to design, permitting or construction.
Wetlands/Surface Water: A wetland delineation has been performed by this
office, dated November 04, 2024, to determine the location of wetlands on the parcel.
The wetland delineation report has been attached to this report. After the wetland
delineation was completed, a survey was prepared by Baseline Surveys, LLC. The
survey detailed the location of the wetlands, topographic data, and the existing utilities
and infrastructure located near the lot along Timberline Terrace, survey attached to this
report.

Site Evaluation
Project #2024374
Page 2

Residence Location: The property offers no locations for a single-family
residence to be placed, based on current Park County setbacks and the existing site
features.
A search of the Park County Colorado GIS mapping indicates the property is
zoned Residential.

Figure 1 – Park County Colorado GIS mapping

The required setbacks for parcels in the Residential Zone district are demonstrated
below. Applicable setbacks limiting the placement of a residence on the property are the
Any side from Any Wetland and the Front: Adjacent to Other Road Rights of Way

Figure 2 – Park County Land Use Code – Residential Zone District Setbacks

Site Evaluation
Project #2024374
Page 3

Given the setback constraints for the placement of a single-family residence, a
variance would be required from Park County to reduce the 50-foot setback to wetlands
and 30-feet from the front property line from the residence. The variance process and
requirements are detailed in the Park County Land Use Code Article III, Division 1,
Section 3-100. The variance request would be directed to The Board of Adjustment for
request from relief to the setback standards. The process for obtaining the variance
includes a Pre-Submittal Meeting with the Planning Department, Completed Application
for Variance and a Board of Adjustment Public Hearing. A variance would be required to
develop the parcel.
Onsite Wastewater Treatment System (OWTS): A possible location for the
Onsite Wastewater Treatment System has been shown on the accompanying site plan.
This location was chosen based upon current regulatory requirements and site features.
Before final placement and sizing can be determined two 8-foot deep profile holes will
need to be excavated and a visual and tactile analysis of the soils should be performed.
A soil treatment area cannot be placed on the parcel to meet the minimum 200-foot
separation distance from existing wells surrounding the parcel and a proposed well for
the subject parcel. A 200-foot minimum separation distance is required by Park County
OWTS regulations Table 7-1 Minimum Horizontal Distances in Feet Between
Components of an Onsite Wastewater Treatment System.
To reduce the 200-foot separation between the proposed soil treatment area and
the existing wells on surrounding properties and a proposed well on the subject parcel,
the separation distance from the well to the soil treatment area may be reduced to no
less than 100 feet if a higher level treatment system is used.
A higher level treatment system is also required to reduce the soil treatment area
setback from the delineated wetland boundary from 50 feet to a minimum of 25 feet and
to allow for a wider than 12’ soil treatment area.
The septic tank and higher level treatment unit locations have been depicted on
the accompanying site plan. The locations were chosen to meet the regulatory setbacks
from the proposed residence, property lines and the wetland boundary. The septic tank
is located greater than 50 feet from the wetlands. Depending on the final construction
plan for the residence an interior sewage lift station may be required within the
residence to lift the sewage to the septic tank location.
Well Location: There are limited locations available onsite for the well that will
also meet regulatory requirements of the Park County OWTS regulations. A proposed
well location has been depicted on the accompanying site plan. The proposed well
location meets the minimum 200-foot separation distance from the existing soil
treatment areas receiving treatment level 1 effluent and greater than 100-foot

Site Evaluation
Project #2024374
Page 4

separation distance from existing and proposed soil treatment areas receiving treatment
level 3N.
Our findings are based on information, regulatory codes and development at the
time of our evaluation. Proposed construction, such as residence location and other
improvements on the subject property or surrounding properties may impact the findings
of the evaluation. Changes in regulatory codes may impact the findings of the site
evaluation. 285 Engineering, Inc may be contacted to re-evaluate the site if conditions
change and when proposed construction plans are finalized.
If there are any questions regarding this observation, or this report, please
contact this office.

Sincerely,

Jennifer D. Migliorato
285 Engineering, President

WETLAND DELINEATION
REPORT FOR:
Lot 182, Valley of the Sun, Filing 1
5004 Timberline Terrace
Fairplay, CO
Park County, CO

Prepared For:
Timberline Investments, LLC
717 Ferndale Road
Mount Joy, PA 17552

Prepared By:
285 Engineering, Inc
Matthew Hopkins
P.O. Box 1048
Conifer, CO 80433

11/04/2024
Project No. 2024374

Wetland Delineation Report
Project #2024374

Table of Contents:
SUMMARY ................................................................................................................................... 2
INTRODUCTION .......................................................................................................................... 3
Purpose and goals .................................................................................................................... 3
METHODS .................................................................................................................................... 3
Pre-Field Review of Information ................................................................................................ 3
EXISTING CONDITIONS ............................................................................................................. 4
Project area setting ................................................................................................................... 4
Wetland/Upland Summary ........................................................................................................ 4
Hydrology .................................................................................................................................. 4
Vegetation ................................................................................................................................. 4
Soils .......................................................................................................................................... 5
References ................................................................................................................................... 6
Appendix A ................................................................................................................................... 7

List of Figures:
Figure 1 – National Wetland inventory map ............................................................................................ 2

Appendices:
Appendix A - Wetland Data Forms
Wetland Survey

1

Wetland Delineation Report
Project #2024374

WETLAND DELINEATION REPORT
WETLAND DELINEATION SUMMARY
On October 14, 2024 a site visit was performed to determine if/and where wetlands were
present on the subject site. During the site visit several soils samples were obtained and
the vegetation and hydrology of the site were logged. The vegetation, soils and
hydrology of two separate locations were documented through the use of Army Corps of
Engineers approved data forms. Several other locations were tested throughout the
wetlands present on the subject property. A search of the National Wetland Inventory
(NWI) mapping concluded that wetlands classified as Palustrine Shrub-Scrub (PSS1B)
are present on the site.

Subject Site (does not represent
property boundaries)
Figure 1 – National Wetland inventory map
2

Wetland Delineation Report
Project #2024374

INTRODUCTION
Purpose and goals
The purpose of this study was to identify and delineate any wetland areas within the
property boundaries for the purpose of future development. This report has been
prepared based on field data and pertinent background information. The purpose of this
report is to detail the findings of the wetland delineation performed on the subject lot.
During the site visit wetland flagging was placed along the edge of the wetland.

METHODS
A site visit was performed to determine if/and where wetlands are present at the subject
site. Wetland boundaries, if encountered, on the site were identified and delineated on
the subject property according to the parameters specified within the 1987 Corps of
Engineers Wetland Delineation Manual and within in the Corps of Engineers Regional
Supplement to the Corps of Engineers Wetlands Delineation Manual: Western
Mountains, Valleys, and Coast Region (Version 2.0) (Environmental Laboratory 2010).
During the field inspection several observation locations were chosen within the site to
evaluate the hydrology, vegetation, and soils. Data forms were filled out for several
areas within the site boundaries. Soils coloring was determined using Munsell Soils
Color Charts (Kollmorgen Instruments 2000). Vegetation was generally assessed within
a 5 to 15-foot radius at each location. Plants were identified using various published
materials, and were ranked using the National Wetlands Plant List (USACOE, 2020).

Pre-Field Review of Information
The following sources were reviewed prior to and after field visits to obtain information on
vegetation patterns, topography, drainage and soils.
•
•
•
•
•

City/County Inventory maps and property data
U.S. Geological Survey (USGS) 7.5 minute topographic maps
Natural Resources Conservation Service (NRCS) soils survey maps and
information.
Current and Historical aerial photography.
National Wetlands Inventory Mapping

3

Wetland Delineation Report
Project #2024374

EXISTING CONDITIONS
Project area setting
The project site is located in Section 27, Township 9 South, Range 78 West, in Park
County, Colorado. The subject site lies at latitude 39.236671 and longitude -106.101981
with an approximate elevation of 11,000 feet. The property is generally along a small
tributary to the headwaters of Sacramento Creek.

Wetland/Upland Summary
Based on information obtained during the site visit it was determined that wetlands and
aquatic resources exist on the property and are generally found on the back of the lot.
The three parameters of a wetland (hydric soils, hydrophytic vegetation, and hydrology)
were observed within the wetland areas. In some locations hydrophytic vegetation was
encountered, but these areas generally lacked the other required parameters and these
areas were marked as uplands. Documentation of the soils, vegetation, and hydrology is
provided in the Data Forms in Appendix A.
The wetland boundaries were marked with pink delineation flagging. The wetland flags
were subsequently located by a surveyor. A survey, provided by Baseline Surveys, LLC,
of the flagging is attached in this document. We have added a 50-foot setback line to the
survey. Park County typically requires a setback of 50 feet to structures and onsite
wastewater treatment system (OWTS) components. A residence on the property will
require a well and OWTS.

Hydrology
Hydrology indicators were encountered in the testing locations within the wetland areas.
Hydrology is derived from surface water from the Sacramento Creek tributary,
groundwater, and precipitation. Hydrology was not encountered in the upland areas on
the site, though is likely to be present at certain times of the year. Groundwater table
depths may fluctuate with season and precipitation rates in both the wetland and upland
areas.

Vegetation
Vegetation was observed throughout the property. Hydrophytic vegetation was
encountered within the wetland boundaries on the site. Hydrophytic vegetation species
observed outside of the wetlands locations was not present with dominance or other
wetland parameters were missing. Following is a partial list of plant species that were
encountered at or near the wetland boundaries. The plants are ranked according to the
4

Wetland Delineation Report
Project #2024374

2020 National Wetland Plant List (USACOE, 2020). The scientific plant name and rating
are included in the list below.
Hydrophytic Species
•
•
•
•
•

Salix myrtillifolia – FACW
Salix candida – OBL
Betula glandulosa - OBL
Carex buxbaumii - OBL
Carex brunnescens – OBL

* = Tentative assignment based on limited information
OBL = Occurs almost always (estimated probability 99%) under natural conditions in
wetlands.
FACW = Usually occurs in wetlands (estimated probability 67%-99%), but occasionally
found in non-wetlands.
FAC = Equally likely to occur in wetlands or non-wetlands (estimated probability 34%66%).
FACU = Usually occurs in non-wetlands (estimated probability 67%-99%), but
occasionally found on wetlands (estimated probability 1%-33%).
UPL = Occurs in wetlands in another region, but occurs almost always (estimated
probability 99%) under natural conditions in non-wetlands in the regions specified.
NI = No indicator
N/L = Not listed

Soils
The upland soils were fairly consistent throughout the testing pits. In general, a small
organic layer underlain by sandy loam. Refusal was often present at a cobble and
boulder matrix.
Hydric soils were encountered within the wetlands. The hydric soils generally consisted
of saturated soils with low chroma and value and high organic content. See attached
data forms for more specific information regarding soil types. We attempted to review the
NRCS soils map data; however, soil data was not available for the project location.

5

Wetland Delineation Report
Project #2024374

References:
Environmental Laboratory. 2010. Regional Supplement to the Corps of Engineers Wetland
Delineation Manual: Western Mountains, Valleys, and Coast Region (9Version 2.0), Technical
Report, U.S. Army Engineer Waterway Experiment Station, Vicksburg, Mississippi.
Kollmorgen Instruments. 2000. Munsell Soil Color Charts. Kollmorgen Instruments
Corporation, Baltimore, MD.
Us Army Corps of Engineers (USACOE). 2020. National Wetland Plant List. Biological Report
http://rsgisias.crrel.usace.army.mil/NWPL/
Soil Survey Staff. Web Soil Survey of Summit County, Colorado. Natural Resources
Conservation Service, United States Department of Agriculture. Web Soil Survey.
<http://websoilsurvey.nrcs.usda.gov/app/>.
USDA, NRCS. 2007. The PLANTS Database (http://plants.usda.gov, October 2007). National
Plant data Center, Baton Rouge, LA 70874-4490 USA.
Soil Survey Staff. 2006. Keys to the Soil Taxonomy, 10th ed. USDA-Natural Resources
Conservation Service, Washington, DC.
Cowardin, L. M., V. Carter, F. C. Golet, E. T. LaRoe. 1979. Classifications of wetlands and
deepwater habitats of the United States. U.S. Department of the Interior, Fish and Wildlife
Service, Washington, D.C. Jamestown, ND: Northern Prairie Wildlife Research Center
Home Page. http://www.npwrc.usgs.gov/resource/1998/classwet/classwet.htm (Version
04DEC98)

6

Wetland Delineation Report
Project #2024374

Appendix A

7

WETLAND DETERMINATION DATA FORM – Western Mountains, Valleys, and Coast Region
Project/Site: 5004 timberline terrace

City/County: Park County

Sampling Date: 2024-10-14
State: Colorado Sampling Point: DS1

Applicant/Owner: Timberline Investments, LLC
Investigator(s): Matthew Hopkins

Section, Township, Range: sec 27 T009S R078W

Landform (hillslope, terrace, etc.): Footslope

Local relief (concave, convex, none): Concave
Lat: 39.236671

Subregion (LRR): LRR E, MLRA 48A

Slope (%): 3-7

Long: -106.101981

Datum: WGS84

NWI classification: PSS1B

Soil Map Unit Name: No Digital Data Available
Are climatic / hydrologic conditions on the site typical for this time of year? Yes

✔

No

(If no, explain in Remarks.)
✔

Are Vegetation

, Soil

, or Hydrology

significantly disturbed?

Are “Normal Circumstances” present? Yes

Are Vegetation

, Soil

, or Hydrology

naturally problematic?

(If needed, explain any answers in Remarks.)

No

SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present?

Yes

✔

No

Hydric Soil Present?

Yes

✔

No

Wetland Hydrology Present?

Yes

✔

No

Is the Sampled Area
within a Wetland?

Yes

✔

No

Remarks:

VEGETATION – Use scientific names of plants.
Tree Stratum (Plot size:

30 ' radius )

Absolute
% Cover

Dominant Indicator
Species? Status

1.
2.
3.
4.
Sapling/Shrub Stratum (Plot size:

15 ' radius )

0
50
30
20

1. Salix myrtillifolia
2. Salix candida
3. Betula glandulosa

= Total Cover

Y
Y
Y

FACW
OBL
OBL

4.

Number of Dominant Species
That Are OBL, FACW, or FAC:

5

(A)

Total Number of Dominant
Species Across All Strata:

5

(B)

100.00

(A/B)

Percent of Dominant Species
That Are OBL, FACW, or FAC:
Prevalence Index worksheet:
Total % Cover of:
OBL species
FACW species
FAC species

5.
Herb Stratum (Plot size:

Dominance Test worksheet:

5 ' radius

)

100.0
20
20

1. Carex buxbaumii
2. Carex brunnescens

= Total Cover

Y
Y

OBL
OBL

FACU species
UPL species
Column Totals:

Multiply by:

90.00
50.00
0.00
0.00
0.00
140.00

90.00
100.00
0.00
0.00
0.00
190.00

x1=
x2=
x3=
x4=
x5=
(A)

3.

1.36
Prevalence Index = B/A =
Hydrophytic Vegetation Indicators:

4.

✔

1 - Rapid Test for Hydrophytic Vegetation

5.

✔

2 - Dominance Test is >50%

6.

✔

3 - Prevalence Index is ≤3.0

7.

(B)

1
1

8.

4 - Morphological Adaptations (Provide supporting
data in Remarks or on a separate sheet)

9.

5 - Wetland Non-Vascular Plants

1

Problematic Hydrophytic Vegetation (Explain)

10.
1

11.
Woody Vine Stratum (Plot size:

30 ' radius )

40.0 = Total Cover

1.
2.
% Bare Ground in Herb Stratum
Remarks:

1

5

0

= Total Cover

Indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.

Hydrophytic
Vegetation
Present?

Yes

✔

No

Vegetation species difficult to determine at this time in year.

US Army Corps of Engineers

Western Mountains, Valleys, and Coast – Version 2.0

Sampling Point: DS1

SOIL

Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth
(inches)

Matrix
Color (moist)

%

0-11
11-16

10YR 2/1
10YR 4/1

100
90

Redox Features
1
Color (moist)
%
Type

10YR

4/6

10

D

Loc

2

Texture

Remarks

MUCK
LCOS

M

1

2

Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains.
Location: PL=Pore Lining, M=Matrix.
3
Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.)
Indicators for Problematic Hydric Soils :
Histosol (A1)
Histic Epipedon (A2)
✔
Black Histic (A3)
Hydrogen Sulfide (A4)
Depleted Below Dark Surface (A11)
Thick Dark Surface (A12)
Sandy Mucky Mineral (S1)
Sandy Gleyed Matrix (S4)
Restrictive Layer (if present):

Sandy Redox (S5)
Stripped Matrix (S6)
Loamy Mucky Mineral (F1) (except MLRA 1)
Loamy Gleyed Matrix (F2)
Depleted Matrix (F3)
Redox Dark Surface (F6)
Depleted Dark Surface (F7)
Redox Depressions (F8)

2 cm Muck (A10)
Red Parent Material (TF2)
Very Shallow Dark Surface (TF12)
Other (Explain in Remarks)
3

Indicators of hydrophytic vegetation and
wetland hydrology must be present,
unless disturbed or problematic.

Type: Cobbles
Depth (inches): 16

Hydric Soil Present?

Yes

✔

No

Remarks:

HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators (minimum of one required; check all that apply)
Surface Water (A1)

Secondary Indicators (2 or more required)

Water-Stained Leaves (B9) (except

Water-Stained Leaves (B9) (MLRA 1, 2,

✔

High Water Table (A2)

MLRA 1, 2, 4A, and 4B)

✔

Saturation (A3)

Salt Crust (B11)

✔

Drainage Patterns (B10)

4A, and 4B)

Water Marks (B1)

Aquatic Invertebrates (B13)

✔

Dry-Season Water Table (C2)

Sediment Deposits (B2)

Hydrogen Sulfide Odor (C1)

Saturation Visible on Aerial Imagery (C9)

Drift Deposits (B3)

Oxidized Rhizospheres along Living Roots (C3)

Geomorphic Position (D2)

Algal Mat or Crust (B4)

Presence of Reduced Iron (C4)

Iron Deposits (B5)

Recent Iron Reduction in Tilled Soils (C6)

Surface Soil Cracks (B6)

Stunted or Stressed Plants (D1) (LRR A)

Raised Ant Mounds (D6) (LRR A)

Inundation Visible on Aerial Imagery (B7)

Other (Explain in Remarks)

Frost-Heave Hummocks (D7)

Shallow Aquitard (D3)
✔

FAC-Neutral Test (D5)

Sparsely Vegetated Concave Surface (B8)
Field Observations:
Surface Water Present?

Yes

Water Table Present?

Yes

No
✔

No

✔

Depth (inches):
Depth (inches):

6
0

Wetland Hydrology Present?
Saturation Present?
Yes
No
Depth (inches):
(includes capillary fringe)
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
✔

Yes

✔

No

Remarks:

US Army Corps of Engineers

Western Mountains, Valleys, and Coast – Version 2.0

WETLAND DETERMINATION DATA FORM – Western Mountains, Valleys, and Coast Region
Project/Site: 5004 timberline terrace

City/County: Park County

Sampling Date: 2024-10-14
State: Colorado Sampling Point: DS2

Applicant/Owner: Timberline Investments, LLC
Investigator(s): Matthew Hopkins

Section, Township, Range: sec 27 T009S R078W

Landform (hillslope, terrace, etc.): Backslope

Local relief (concave, convex, none): Convex
Lat: 39.236830

Subregion (LRR): LRR E, MLRA 48A

Slope (%): 8-15

Long: -106.101719

Soil Map Unit Name: No Digital Data Available

Datum: WGS84

NWI classification:

Are climatic / hydrologic conditions on the site typical for this time of year? Yes

✔

No

(If no, explain in Remarks.)
✔

Are Vegetation

, Soil

, or Hydrology

significantly disturbed?

Are “Normal Circumstances” present? Yes

Are Vegetation

, Soil

, or Hydrology

naturally problematic?

(If needed, explain any answers in Remarks.)

No

SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present?

Yes

Hydric Soil Present?

Yes

No

✔

Wetland Hydrology Present?

Yes

No

✔

✔

No
Is the Sampled Area
within a Wetland?

Yes

✔

No

Remarks:

VEGETATION – Use scientific names of plants.
Tree Stratum (Plot size:

30 ' radius )

Absolute
% Cover

Dominant Indicator
Species? Status

1.
2.
3.
4.
Sapling/Shrub Stratum (Plot size:

15 ' radius )

0
20

1. Dasiphora fruticosa

= Total Cover

Y

FAC

2.

Number of Dominant Species
That Are OBL, FACW, or FAC:

1

(A)

Total Number of Dominant
Species Across All Strata:

1

(B)

100.00

(A/B)

Percent of Dominant Species
That Are OBL, FACW, or FAC:
Prevalence Index worksheet:
Total % Cover of:
OBL species

3.

FACW species

4.

FAC species

5.
Herb Stratum (Plot size:

Dominance Test worksheet:

5 ' radius

)

20.0

= Total Cover

FACU species
UPL species

Multiply by:

0.00
0.00
20.00
0.00
0.00
20.00

0.00
0.00
60.00
0.00
0.00
60.00

x1=
x2=
x3=
x4=
x5=

1.

Column Totals:

2.

Prevalence Index = B/A =
Hydrophytic Vegetation Indicators:

3.
4.

(A)

(B)

3.0

1 - Rapid Test for Hydrophytic Vegetation

5.

✔

2 - Dominance Test is >50%

6.

✔

3 - Prevalence Index is ≤3.0

7.

1
1

8.

4 - Morphological Adaptations (Provide supporting
data in Remarks or on a separate sheet)

9.

5 - Wetland Non-Vascular Plants

1

Problematic Hydrophytic Vegetation (Explain)

10.
1

11.
Woody Vine Stratum (Plot size:

30 ' radius )

0

= Total Cover

1.
2.
% Bare Ground in Herb Stratum
Remarks:

1

5

0

= Total Cover

Indicators of hydric soil and wetland hydrology must
be present, unless disturbed or problematic.

Hydrophytic
Vegetation
Present?

Yes

✔

No

Various seges and carex too difficult to I'd at species level for this time of year. Hydric vegetation
likely present.
US Army Corps of Engineers

Western Mountains, Valleys, and Coast – Version 2.0

Sampling Point: DS2

SOIL

Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth
(inches)

Matrix
Color (moist)

%

0-18

10YR 4/3

100

Redox Features
1
Color (moist)
%
Type

Loc

2

Texture

Remarks

SL

1

2

Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains.
Location: PL=Pore Lining, M=Matrix.
3
Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.)
Indicators for Problematic Hydric Soils :
Histosol (A1)
Histic Epipedon (A2)
Black Histic (A3)
Hydrogen Sulfide (A4)
Depleted Below Dark Surface (A11)
Thick Dark Surface (A12)
Sandy Mucky Mineral (S1)
Sandy Gleyed Matrix (S4)
Restrictive Layer (if present):

Sandy Redox (S5)
Stripped Matrix (S6)
Loamy Mucky Mineral (F1) (except MLRA 1)
Loamy Gleyed Matrix (F2)
Depleted Matrix (F3)
Redox Dark Surface (F6)
Depleted Dark Surface (F7)
Redox Depressions (F8)

2 cm Muck (A10)
Red Parent Material (TF2)
Very Shallow Dark Surface (TF12)
Other (Explain in Remarks)
3

Indicators of hydrophytic vegetation and
wetland hydrology must be present,
unless disturbed or problematic.

Type: Cobbles
Depth (inches): 18

Hydric Soil Present?

Yes

No

✔

Remarks:

Hydric soils not present.

HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators (minimum of one required; check all that apply)
Surface Water (A1)

Secondary Indicators (2 or more required)

Water-Stained Leaves (B9) (except

High Water Table (A2)

Water-Stained Leaves (B9) (MLRA 1, 2,

MLRA 1, 2, 4A, and 4B)

4A, and 4B)

Saturation (A3)

Salt Crust (B11)

Drainage Patterns (B10)

Water Marks (B1)

Aquatic Invertebrates (B13)

Dry-Season Water Table (C2)

Sediment Deposits (B2)

Hydrogen Sulfide Odor (C1)

Saturation Visible on Aerial Imagery (C9)

Drift Deposits (B3)

Oxidized Rhizospheres along Living Roots (C3)

Geomorphic Position (D2)

Algal Mat or Crust (B4)

Presence of Reduced Iron (C4)

Shallow Aquitard (D3)

Iron Deposits (B5)

Recent Iron Reduction in Tilled Soils (C6)

FAC-Neutral Test (D5)

Surface Soil Cracks (B6)

Stunted or Stressed Plants (D1) (LRR A)

Raised Ant Mounds (D6) (LRR A)

Inundation Visible on Aerial Imagery (B7)

Other (Explain in Remarks)

Frost-Heave Hummocks (D7)

Sparsely Vegetated Concave Surface (B8)
Field Observations:
Surface Water Present?

Yes

No

✔

Depth (inches):

Water Table Present?

Yes

No

✔

Depth (inches):

Wetland Hydrology Present?
Saturation Present?
Yes
No
Depth (inches):
(includes capillary fringe)
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
✔

Yes

No

✔

Remarks:

Hydrology indicators not present.

US Army Corps of Engineers

Western Mountains, Valleys, and Coast – Version 2.0

PARK COUNTY BOARD OF ADJUSTMENT
PLANNING DEPARTMENT STAFF REPORT
Hearing date: June 17, 2026
Prepared on:
Prepared by:
Case number:
Subject:
Request:

June 10, 2026
Kay Wolf, Planner II
PZ-2026-0113
Polman Timberline Variance
The applicant is requesting a variance of 30 ft from the front
property line to build a house that meets wetland setback
requirements and a variance of approximately 50 ft from the
driveway to the nearest road intersection.

Application summary
Applicant/s:
Owner/s:
Location:
Current zone district:
Surrounding zoning:
Lot size:
Proposed use:

Jared Polman, Lawrence Polman, and Barbara Polman
Jared Polman, Lawrence Polman, and Barbara Polman
T09 R78 S27 SW4 Valley of the Sun, Filing 1, Lot 182,
addressed as 5004 Timberline Terrace, Fairplay, CO 80440
Residential
Residential
0.94 acres
Residential

Background
The subject property was purchased by the Januarys in 2000, two years after it was first
sold to the general public, when the wetland conditions were not a significant
impediment to building. At this point, the majority of the 0.94-acre parcel lies in the
wetland, so the Januarys requested and got approved for a variance to the front lot line
to demonstrate that it’s possible to build on the lot. The current owners purchased the
property in April this year and are now applying for the permits required to develop it.

Land Use Regulations and Strategic Master Plan
Each of the standards for approval of a variance (LUR Section 3-1-3.100) is addressed
below.
1. A strict application of the Resolution causes peculiar and exceptional practical
difficulties or exceptional and undue hardship by reason of exceptional
narrowness, shallowness, or shape of a specific piece of land or by reason of
exceptional topographic conditions or other extraordinary and exceptional
situation or condition of the land:
Staff Report
Page 1 of 3

PZ-2026-0113 Polman Timberline Variance
June 17, 2026 BOA Hearing

Given the location of the wetland and the setback requirements to any body of water,
it is only possible to build a house on this residential lot with either a customdesigned and narrow house or a substantial variance to either the wetland setback or
the setback requirements for the front lot line.
2. The applicant provided reasonable and adequate evidence that the variance
request is not a self-imposed hardship that can be rectified by means other
than relief through a variance:
The applicant has provided a wetland delineation report from an engineering
company that explains the natural conditions of the property and a proposed building
plan for the property that requires building into the wetland setback as well as the
front property line setback requirements due to the difficulties of this parcel.
3. There exists no substantial detriment to any neighbor or to the public by the
granting of the variance:
While this property is at a T-intersection, the boundary lines for the property are a
few feet from the boundary of the road as built, so plowed snow can still be safely
stored on the side of the road even if the residence is built at the edge of the
property. The road intersection does not serve many parcels and traffic volumes at
that intersection are minimal, so a variance to the distance between the driveway and
the road intersection will have minimal impact on neighbors or members of the
public. However, the proposed residence is directly downhill of the road pointed
towards it, and there may be some impact to drivers’ safety in icy conditions.
4. The intent and purpose of the regulation being varied is not substantially
impaired or defeated by the granting of the variance.
While the intent and purpose of the front setback variance would be substantially
impaired by this variance, it is necessary to protect the intent and purpose of the
wetland setback regulations.

Impact analysis
Building to the front lot line may impact safety for drivers approaching the intersection
from T-R Dr during icy conditions, but only traffic for twelve parcels may be affected
(traffic from two or three may choose to use Pine Cone Way instead), and the turn at the
end of the road is sharp enough that drivers should be approaching it at a very low
speed regardless of any buildings. Given that the property line is a few (2-6 feet) from
the edge of the road as built, we do not anticipate any significant impacts should both
variances be approved.
Referral responses
Park County’s Right-of-way Manager finds no conflict with the proposed variance.
Staff Report
Page 2 of 3

PZ-2026-0113 Polman Timberline Variance
June 17, 2026 BOA Hearing

ABE found no conflict with the proposed variance, as long as the projects are built as
proposed.
Staff recommendation
Based on the foregoing, staff recommends approval of a 30’ variance to the front lot line
and a 50’ variance between the driveway and the nearest right-of-way intersection.

Staff Report
Page 3 of 3

PZ-2026-0113 Polman Timberline Variance
June 17, 2026 BOA Hearing