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PROCEEDINGS OF THE BOARD OF COUNTY COMMISSIONERS

Monday, March 13, 2000

LAND-USE PLANNING MEETING

(#585 @ 55)

The Board of County Commissioners met at 3:00 p.m. in regular session with Larry Timm, Director of Planning. Chair Olson presided and Commissioners Disney and Rennels were present. Also present were: Rob Helmick, Senior Planner, Sean Wheeler, Planner II, Claudia DeLude, and John Pedas, Code Enforcement, Doug Ryan, Health Department, Sylvester Mabry and Ed Woodward, Engineering Department, Jim Reidhead, Rural Land Use Center and George Hass, County Attorney. Recording Clerk, Jean M. O'Connor.

Chair Olson noted that the following are consent items and will not be discussed in detail unless requested by the Commissioners or members of the audience.

  1. AMENDMENTS TO THE OFFICIAL ZONING MAP - FLOODPLAIN OVERLAY DISTRICT - FLOOD INSURANCE RATE MAPS AMENDMENT
  2. This is a request to revise the Flood Insurance Rate Maps - Official Floodplain Overlay Zoning Maps for Panels 0179E and 0193E to reflect a revision completed December 22, 1999. Planning Commission/ Staff recommendation is approval of the amendments to the Official Zoning Map - Floodplain Overlay District- revised panels 0179E and 0193E of the Flood Insurance Rate Maps dated December 22, 1999.

  3. AMENDED PLAT OF LOTS 14 AND 15 OF THE REPLAT OF A PORTION OF VENNER RANCH ESTATES 2ND FILING: SW 36-5-73; NORTHWEST OF THE INTERSECTION OF UPPER VENNER RD, PROSPECT MOUNTAIN DR., AND PROSPECT MOUNTAIN CT.
  4. This is a request to Amended plat to combine Lots 14 and 15 and to vacate the 10-foot utility easement on either side of the vacated property line. The resultant lot is 1.97 acres in size. Staff findings include: 1. The Replat of a Portion of Venner Ranch Estates 2nd Filing was recorded in 1969. The applicants propose to vacate the common lot line and utility easements between Lots 14 and 15, resulting in a lot of 1.97 acres with one existing dwelling, 2. There are no objections to the proposed amended plat from utility providers or County staff, 3. The proposed amended plat is consistent with existing lots and development in Venner Ranch Estates 2nd Filing and is in compliance with the provisions of the Larimer County Subdivision and Zoning Resolutions. Staff recommends approval of the Amended Plat of Lots 14 and 15 of the Replat of a Portion of Venner Ranch Estates 2nd Filing with the following condition: Utility easements (minimum width 10') for existing service lines crossing this property, if any, must be provided on the Final Plat.

  5. AMENDED PLAT OF TRACTS A AND B OF THE DILO MINOR LAND DIVISION #97-EX0994: NW 16-8-68; AT THE SOUTHEAST CORNER OF THE INTERSECTION OF COUNTY ROADS 9 AND 58.
  6. This is a request for an amended plat to adjust the lot lines between the two tracts in this Minor Land Division to accommodate existing irrigation facilities. Lot sizes will stay the same as originally platted. Staff findings include: 1. The Dilo Minor Land Division was recorded in 1997. The applicants propose to adjust the lot line between the two tracts of this development to allow an existing irrigation pivot to operate solely on the larger agricultural tract. Resulting lot sizes are the same as the original tracts, 2. There are no objections to the proposed amended plat from utility providers or County staff, 3. The proposed amended plat is consistent with the provisions of the Larimer County Land Use Code. Staff recommends Approval of the Amended Plat of Tracts A and B of the Dilo Minor Land Division #97-EX0994 with the following condition: 1. The Final Plat shall note that the "deeds transferring property to accommodate this boundary line adjustment were recorded on November 24, 1999 at Reception numbers 0099100257 and 0099100258."

  7. LUDWICK FARM R.L.U.P. AMENDED PLAT FOR LOT 3 # 99-RLA0004: NW 1/4 33-05-68; GENERALLY LOCATED 2 MILES EAST OF JOHNSON'S CORNER AT THE INTERSECTION OF COUNTY ROADS 9 AND 16.

This is a request by the petitioner to authorize moving the circular building envelope on Lot 3 approximately 75 feet to the southeast of its platted location and change its radius from 75 feet to 100 feet. Staff recommendation is that the proposal is consistent with the policies of Section 5.7.-Amended Plat Process and Subsection 5.13.5-Final Plat.

The Rural Land Use Advisory Board has chosen not to review or comment on requests for plat amendments and therefore did not make a recommendation regarding this proposal. The Rural Land Use Center Staff supports the Amended Plat for Lot 3 of Ludwick Farm R.L.U.P. and recommends approval with the following condition: 1. Prior to footing and foundation permits, there shall be a certificate by a surveyor licensed in the State of Colorado confirming that the construction is within the building envelope designated on the amended plat for this Lot.

 

 

 

5. KING EXTENDED FAMILY DWELLING #00-SP0004: SW 1/4 18-04-69; ON THE WEST SIDE OF COUNTY ROAD 23E, AND ITS INTERSECTION WITH COUNTY ROAD 8 WEST OF BERTHOUD.

This is a request to approve an extended Family Dwelling on 35 acres +-, for reasons other then age or disability, which requires approval from the Board of County Commissioners (BCC) rather then through administrative review by from the Planning Division. Staff findings include: 1. The application satisfies or is anticipated to satisfy the requirements of the Larimer County Land Use Code as outlined in Section 4.3.10 Accessory Uses and Structures, subsection G. Extended Family Dwellings, 2. The proposal is supported by various review agencies including those noted above. Staff recommendations include: Approval of the King Family Extended Family Dwelling, subject to the following conditions; 1. Location of the extended family dwelling shall be consistent with the site plan and other information contained in file #00-SP0004, unless modified here by the Board of County Commissioners, 2. The applicant is responsible for the payment of all required fees and obtaining any required building and septic system permits. 3. Approval of the extended family dwelling will be in effect for a maximum of 3 years. At the end of the 3-year period this approval automatically expires. Continued use of the extended family dwelling must be approved by the Board of County Commissioners per the requirements found in Section 4.3.10 (Accessory Uses and Structures) Subsection G. (Extended Family Dwellings) of the Land Use Code, 4. Applicant must provide the signed Extended Family Dwelling Agreement.

M O T I O N

Commissioner Rennels moved that the Board of County Commissioners adopt the staff findings and recommendations and approve the Floodplain Map Amendment CT "A" #99-S1465; Venner Ranch Estates 2nd, Lots 14 & 15 Amended Plat and Easement Vacation #00-S1533; Dilo Amended Minor Land Division # 00-S1536; Ludwick Rural Land Plan Amended Plat #99-RLA0004; King Extended Family Dwelling #00-SP0004.

Motion carried 3 - 0.

Discussion Items:

6. SUMMIT VIEW INDUSTRIAL PARK PUD 3RD FILING #99-S1472, MASTER PLAN AND PHASE PLAN, PRELIMINARY PLAT: SW 1/4 08-07-68; OFF TIMBERLINE ROAD AND NORTH OF HIGHWAY 14 ON DONELLA COURT

This is a request for a Proposed Preliminary Master Plan for Lots 1-4, and Preliminary Phase Plan for Lots 1-2, to divide 10.12 acres into 4 lots for industrial uses. Staff findings include 1. The proposed Summit View Industrial Park PUD 3rd Filing is consistent with the Larimer County Comprehensive Plan, 2. The proposal is harmonious with the surrounding neighborhood as required by the Master Plan, 3.The proposal is supported by various review agencies including those noted above. Urban Growth Area Review Board/Staff recommendations are approval of the Summit View Industrial Park PUD 3rd Filing Master Plan and Phase Plan Preliminary Plat, subject to the following conditions;1. The Final Plat of the Summit View Industrial Park PUD 3rd Filing Master Plan and Phase Plan shall be consistent with the information contained in the file, #99-S1472 or as modified by conditions of approval, 2. The applicant shall comply with the following requirements of the Larimer County Planning Department, a) The application for the Summit View Industrial Park PUD 3rd Filing Master Plan and Final Phase Plan shall include Lots 1 through 4, b) The vicinity map on the Final Plat shall accurately reflect the configuration of all lots and show all appropriate utility easements, d) The applicant shall add plat notes provided by the City of Greeley to the Final Plat as they pertain to the existing Greeley Waterline, 3. The applicant shall comply with the following requirements of the Larimer County Engineering Department; a) The applicant shall revise the Final Plat to show the proper drainage easements along Timberline Road and between Lots 1 & 2, b) The applicant must provide lot specific grading and drainage plans and a drainage report for each lot for review and approval by Engineering prior to building permit applications, c) Drainage and Erosion Control Plans: The applicant shall provide a Final Drainage Plan and Erosion Control Plan in accordance with County requirements, d) Fees: The applicant shall pay the Transportation Capital Expansion Fees and the Dry Creek Drainage Basin Fee at the time of building permit. 4.The applicant shall comply with the following requirements of the Larimer County Department of Health and Environment; a) The applicant must provide written commitments from the ELCO Water District to service this project, b) The applicant shall provide a site inventory that identifies the wetland areas at the site, c) The applicant shall identify specific allowed uses for the proposed lots to ensure compatibility and compliance with public health and environmental regulations at time of site plan review, d) The applicant shall provide a Water Quality Management Plan for review and approval by the Health Department, e) The applicant shall provide a Stormwater Management Plan for review and approval by the Health Department.

Mr. Wheeler informed the Board that staff and the applicant had recently come to agreement regarding the conditions of approval and with a modification to recommendation 4.c, as requested by the Health Department, the item could be acted on as a consent item. The modification is to add "at time of site plan review" to the end of the sentence. Mr. Dick Rutherford, representative of the applicant, agrees with the modification but was unsure if a landscape plan was still needed for lots 3 & 4. Mr. Wheeler stated that the landscape plan was provided to staff after the Planning Commission hearing and the recommendation no longer applied. Chair Olson asked if that recommendation could be deleted and Mr. Wheeler replied in the affirmative.

M O T I O N

Commissioner Disney moved that the Board of County Commissioners approve the Summitview Industrial Park PUD 3rd Filing #99-S1472 Master Plan and Phase Plan, Preliminary Plat with conditions as modified and outlined above.

Motion carried 3 - 0.

  1. STROH ZONING VIOLATION #00-S1472: 576 ELM ROAD: This is an alleged violation for the use of the property as a junkyard (approximately 25 unlicensed/ inoperable vehicles, motorcycles, tires, appliances, miscellaneous machinery, and an abundance of scrap metal) is a prohibited use in a C-Commercial zoning district. It is also a use not permitted by Special Review, as originally cited in Sections 20.1 and 20.2 of the Zoning Resolution. Staff findings include: 1. The subject property was zoned C-Commercial, under the Zoning Resolution, 2. The subject property has changed zoning to I-1-Restricted Industrial, as of February 1, 2000, effective date of the Estes Valley Development Code. Storage of vehicles is allowed in this new zoning district through special review only, 3. The continued use of the property as a junkyard is an attractive nuisance. As there is no fencing/screening on the property, this should be considered a safety issue, 4. The continued use of the property, in violation of the zoning regulations, will affect property values in the area. Staff recommendation is to find that a violation does exist, require compliance within 60 days, and authorize legal action if the deadline is not met. Mr. Jack Stroh, tenant, stated that he is working on cleaning up the situation and will try to be in compliance within the 60 days. Commissioner Disney is concerned that the situation may be cleaned within 60 days and then returns to a junkyard over time. Mr. Hass suggested the Board require no future violations within the next 12 months.
  2. M O T I O N

    Commissioner Disney moved that the Board of County Commissioners find in the matter of the Stroh Zoning Violation that a violation exists, require compliance within 60 days, authorize legal action if the deadline is not met and if any further violations occur within the next 12 months.

    Motion carried 3 - 0.

  3. RICE ZONING VIOLATION #00-S1472: LOT 16. COTTONWOOD KNOLLS, 3301 COTTONWOOD LANE, BERTHOUD, CO.: This is an alleged violation for

the use of the property for outside storage of inoperable/ unlicensed vehicles, equipment, machinery, junk and other debris in excess of what is considered accessory to a permitted residential use in the FA-1 Farming Zoning District and permanent use of semi-trailer vans for storage. Staff findings include: 1. The subject property is zoned FA-1-Farming; 2. The FA-1-Farming District does not permit junkyards or outside storage not accessory to a permitted use; 3. The outside storage of a salvaged feed mill is inconsistent with the rural residential character of the neighborhood; 4. The strict application of the zoning regulations does not deny the property owner of a reasonable use of the property; 5. Continued use of the property for major outside storage will affect property values in the neighborhood. Staff recommendation is to find that a violation exists, require compliance within 60 days, and authorize legal action if the deadline is not met. Mr. Don Milligan, representative for the applicant, stated that Mr. Rice is planning to move by July 1, 2000 and requested a time extension until July 31, 2000 and provided pictures, which were taken March 5, 2000. Mr. Milligan explained that the feed mill is advertised for sale, several other items on the property had been moved or sold, and Mr. Rice is planning to rent portable storage buildings; and asked the Board to find that the property is non-compliant not a violation and allow additional time for the clean up of the property if unforeseen circumstances occur.

At this time the hearing was opened for public comment. The following persons spoke in favor of the violation: Mr. Donald Cook, Ms. Kim Eckland, Mr. Mike Disque, Mr. Melvin Kooy, and Mr. Mike Frend. Their concerns are that the "junkyard" is affecting their property values, an extension of time will only leave the debris on the property longer, the situation has only gotten worse over the years, and heavy equipment traveling on and off the Rice property is deteriorating the road, which is maintained at the cost of all the property owners.

At this time the public comment portion of the hearing was closed and opened for rebuttal by the applicant and Board discussion. Mr. Rice stated that his property had been burglarized, neighbors actions are very aggressive toward him and his children and that he is very motivated to move for the safety of his children, and asked the Board to be tolerant until he moves. Commissioner Rennels asked about the existing stored vehicles regardless of the sale of the property. Mr. Rice reiterated that he would be out by July 1, 2000, and that his ex-wife would purchase the property if another buyer had not made an offer by then, and he would continue efforts to move all debris by the end of July.

Much discussion ensued regarding the request for a time extension.

M O T I O N

Commissioner Disney moved that the Board of County Commissioners find in the matter of the Rice Zoning Violation that a violation exists, require compliance within 90 days, authorize legal action if the deadline is not met and if any further violations occur within the next 12 months or until there is a change of property ownership.

Motion carried 3 - 0.

The hearing was adjourned at 4:20 p.m.

 

 

 

 

 

 

 

 

 

 

 

 

TUESDAY, MARCH 14, 2000

ADMINISTRATIVE MATTERS

(#586 & 587 @35)

The Board of County Commissioners met in regular session at 9:00 a.m. with County Manager Frank Lancaster; Chair Olson presided and Commissioners Disney and Rennels were present. Also present were Bob Keister, County Budget Manager; Ralph Jacobs, Director of Human Resources; Dale Miller, Director of Road and Bridge and Dick Vannorsdel, District Maintenance Supervisor for Road and Bridge Department; Donna Hart, Commissioners Administrative Manager; and Deni LaRue, Community Information Officer. Recording Clerk: Jean O'Connor

  1. PUBLIC COMMENT: Ms. Pamela Gilsenan addressed the Board and asked that they perform a well check and provide medical care for her children, who live in a one room cabin without water or electricity in the mountains. Ms. Gilsenan stated the children are being abused and neglected. Chair Olson informed Ms. Gilsenan that the County could not assist her because the court system had given sole custody of the children to her ex-husband and that he would need to make such a request.
  2. Mr. Ray Huffacre requested the Board either reimburse him or replace a fence he took down on his property because Mr. Vannorsdel, a Road and Bridge employee, had stated that the County could take the portion of the property in which the fence was located, for use as the road right-of-way. Commissioner Disney informed Mr. Huffacre that the County could not and would not just take his property; if the County wanted a right-of-way, there are legal means of doing so but either way the property owner would be notified. Commissioner Disney further stated that the matter appeared to be a misunderstanding and that taxpayer dollars could not be used to settle the matter, therefore the Board could not be of assistance.

  3. APPROVAL OF MINUTES FOR THE WEEK OF MARCH 6, 2000:
  4. M O T I O N

    Commissioner Disney moved that the Board of County Commissioners approve the Minutes for the week of March 6, 2000 as submitted.

    Motion carried 3 - 0.

  5. APPROVAL OF THE SCHEDULE FOR THE WEEK OF MARCH 20, 2000:
  6. M O T I O N

    Commissioner Disney moved that the Board of County Commissioners approve the schedule for the week of March 20, 2000 as amended.

    Motion carried 3 - 0.

  7. APPROVAL OF THE CONSENT AGENDA:
  8. Commissioner Rennels moved that the Board of County Commissioners approve the following Petitions for Abatement and documents as listed on the Consent Agenda for Document Review on March 13, 2000:

    PETITIONS FOR ABATEMENT, as recommended by the County Assessor, were approved for the following: Kevin Corcoran; Erna Marie Daubert; Margaret Capps Hind; Imrich/Lubica Lampert; Robert/Leah Lundstedt; Popular Leasing USA; Pro Style Auto; Gary and Cynthia Nation; Annabelle W. Simpson; Lester R. Sunde; Robert and Ida Suppes; and Adam and Joyce Todd.

    MISCELLANEOUS DOCUMENTS: Financial Policy and Procedure 320.10C, Financial Policy and Procedure 300.1I, and Community Development Block Grant Proposal to the State Department of Local Affairs.

    LIQUOR LICENSES: A license was approved for: American Legion Alonzo Martinez #187- 3.2%- Fort Collins, CO. Licenses were issued to Carter Lake Marina- 3.2%- Loveland, CO; Al Fresco Great Italian Foods- 6%- Fort Collins, CO; and Inlet Bay Marina- 3.2%- Fort Collins, CO.

    A00-38 EXTENSION OF AGREEMENT FOR LEGAL SERVICES BETWEEN SHERMAN AND HOWARD, L.L.C. AND THE BOARD OF COUNTY COMMISSIONERS (Extend Bond Counsel for LID's)

    A00-39 AGREEMENT BETWEEN VOLUNTEERS OF AMERICAN COLORADO BRANCH AND THE BOARD OF COUNTY COMMISSIONERS (Meal Services)

    R00-58g RESOLUTION RECOGNIZING MARCH 16TH AS LIBERTY DAY IN COLORADO

    R00-59z FINDINGS AND RESOLUTION APPROVING THE FLETCHER MRD AND THE PETITION FOR REZONING

    R00-60s FINDINGS AND RESOLUTION APPROVING THE MASTER PLAN AND PRELIMINARY PLAT FOR PHASES 1 AND 2 OF THE CLYDESDALE PARK PLANNED UNIT DEVELOPMENT

    R00-61s FINDINGS AND RESOLUTION APPROVING THE BUCKHORN RANCH PRELIMINARY RURAL LAND PLAN

    R00-62s FINDINGS AND RESOLUTION APPROVING THE COEUR d'ALENE ESTATES PLANNED UNIT DEVELOPMENT

    R00-63s FINDINGS AND RESOLUTION APPROVING THE PRELIMINARY PHASE PLAN OF THE LAKE CANAL PLANNED UNIT DEVELOPMENT

    R00-64s FINDINGS AND RESOLUTION APPROVING THE ALVERSON PRELIMINARY RURAL LAND PLAN

    R00-65s RESOLUTION FOR CONVEYANCE BY THE BOARD OF COUNTY COMMISSIONERS FOR THE SALE OF LOT 71, 12TH FINING, GLACIER VIEW MEADOWS SUBDIVISION

    Motion carried 3 - 0.

  9. WAIVER OF PERSONNEL POLICY FROM THE CLERK AND RECORDER: Mr. Jacobs stated that Ms. Judith Baird had requested a voluntary demotion and that Clerk and Recorder Rodenberger is requesting that Ms. Baird be allowed to return to her assignment as the Loveland Motor Vehicle Branch Supervisor at the same grade she would have achieved had she not accepted the promotion in the first place.
  10. MOTION

    Commissioner Disney moved that the Board of County Commissioners approve the Clerk and Recorder's request for a waiver of the Larimer County Personnel Policy Manual provisions pertaining to voluntary demotions in order to allow Judith Baird to be paid at salary grade 151, step 11.

    Motion carried 3 - 0.

  11. WAIVER OF PERSONNEL POLICY FOR THE TREASURER'S DEPARTMENT: Mr. Jacobs stated the Treasurer's office is requesting a waiver in the requirement that a voluntary demotion be accompanied by a reduction in pay. Mr. Jacobs questioned whether the Treasurer's Department is sufficiently funded to pay for the position, which is now to be filled by Diane Martell; within their appropriated fiscal year 2000 budget since they had originally requested the position be deleted. Mr. Keister stated that the Department had budgeted for two positions to be re-classified, at higher pay, to absorb the duties that Ms. Martell would now provide. Therefore, since the two positions are not going to be re-classified, Ms. Martell's position will be funded within the approved 2000 budget, without a decrease in pay from her current position in the Engineering Department.
  12. MOTION

    Commissioner Rennels moved that the Board of County Commissioners approve the requested waiver of policy contingent upon the Treasurer's Department acknowledging that the position is not funded and providing adequate assurance to the Board that it can pay for the position within its present appropriation for the year 2000.

    Motion carried 3 - 0.

  13. WORKSESSION: Mr. Lancaster stated that he had received notification from Mr. Frank Bruno of the City of Fort Collins with an attached letter from Denver Mayor, Wellington Webb, regarding another DIA Noise Study. The letter asked if Mr. Bruno would like to represent Larimer County in the new study as he had in the past study; Mr. Lancaster suggested this would be a good idea since Mr. Bruno had represented the County well in the last study. Commissioner Disney asked that Mr. Bruno visit with the citizens of Estes Park regarding flight patterns over Rocky Mountain National Park and the Estes Valley.
  14. MOTION

    Commissioner Rennels moved that the Board of County Commissioners support Mr. Bruno in representing Larimer County in the new DIA Noise Study and that he address flight patterns over Rocky Mountain National Park and the Estes Valley.

    Motion carried 3 - 0.

    At this time the following persons joined the meeting for a general discussion regarding public information on the County website: Andy Paratore, Director of Information Management, Steve Miller, County Assessor, Myrna Rodenberger, County Clerk and Recorder, Irene Josey, Deputy Treasurer, and Ron Kerr, Deputy Assessor. After much discussion, there will be no change in the current county policy.

  15. COMMISSIONER REPORTS: Commissioner Rennels asked that money, not to exceed $5000.00 in a calendar year, from the Commissioner's Special Projects Fund be used for printing to benefit of Funding Partners. Mr. Lancaster suggested the Board appropriate carry over money and make a line item for this year and budget any proposed funding next year.
  16. MOTION

    Commissioner Rennels moved that the Board of County Commissioners appropriate up to $5,000 from carry over for printing for Funding Partners.

    Motion carried 3 - 0.

    Commissioner Rennels stated that she would be meeting with Senator Allard and asked if the Board had any issues to be discussed. Commissioner Disney requested payment for the by-pass be discussed as well as getting the position of Weld County in writing regarding the same.

  17. LEGAL MATTERS: At this time George Hass, County Attorney, Jeannine Haag and Bryan Treueu, Assistant County Attorney's, and Larry Timm, Director of Planning joined the meeting. Mr. Hass informed the Board that the County was being sued by the Mishawaka Inn and asked if they would entertain discussions for a compromise on their previous penalty. Consensus of the Board was not amiable to any such discussions.

Ms. Haag stated that she had met with the City of Fort Collins regarding a process for the modification of development standards in the Fossil Creek Reservoir Area. The City was emphatic in having a firm hand in any process which would allow deviations from the adopted development standards, since the City agreed not to annex the area until after the County's Transfer of Density Unit Program had been executed. Ms. Haag suggested that a waiver form be used and the County Commissioners could approve a modification of development standards only if the City of Fort Collins had agreed to the modification. Chair Olson stated the County would not give up authority for decisions regarding development in the County and minor deviations from adopted standards should not necessitate a new process. Much discussion ensued regarding flexibility within the mutually agreed upon standards and Commissioner Disney suggested that the discussion be placed on the City of Fort Collins Growth Management Committee agenda.

MOTION

Commissioner Disney moved that the Board of County Commissioners go into Executive Session at 10:50 a.m. to obtain confidential legal advice.

Motion carried 3 - 0.

The Executive Session ended at 11:10 a.m.; no action taken.

 

___________________________________________

CHERYL OLSON, CHAIR LARIMER COUNTY

BOARD OF COUNTY COMMISSIONERS

 

MYRNA RODENBERGER

LARIMER COUNTY CLERK AND RECORDER

(SEAL)

ATTEST:

 

___________________________________

Jean M. O'Connor, Deputy County Clerk

 

Background Image: Rocky Mountain National Park by Sue Burke. All rights reserved.