The URL can be used to link to this page

Home My WebLink About1.09 Applicant - Response to NTC3a EREED Gi--(IEslaf NCI{ Mr. Patrick Waller Ga rfield County Com m u n ity Developm ent Depa rtment L08 Eighth Street, Suite 401 Glenwood Springs, CO 81601 RE: Response to completeness review for Red Barn Guest Ranch, LLC Dear Mr. Waller, Following are responses to items required set forth in your letter of May 24,2077; L. A letter of authorization for Tim Thulson and Richard Hallett to act as authorized representatives is attached. 2. See attached letter from Tim Thulson of Balcomb & Green which includes the missing parcels for noticing requirements. 3. See attached letter from Tim Thulson describing mineral rights search. 4. Per the Pre-Application Summary, the requested Sections of Article 7, Divisions L,2 and 3 are addressed as follows; a. Hazards: i. The property is essentially flat with a slight slope to the southwest. There are no topographic issues present. i¡. There are no streams, rivers or flooding issues present ii¡. There are no major roads, bridges or other infrastructure on or near the property. b. The comprehensive plan designates the area as Residential "MH" and is on the edge of the Silt Area Plan "Urban Growth". Our property will remain essentially as is and will feature current horse boarding plus the use of existing buildings for occasional events such as weddings and family or corporate retreats. c. Util¡t¡es: i. Electricity and natural gas are provided to the property by Excel Energy. i¡. Water is provided by our own wells, which have been tested and certified by the Colorado Division of Water Resources. The well permit #'s are 92777, 8L008-F and 305789 i¡i. Waste treatment shall be provided by septic tanks and leach fields and are supported by the previously submitted OWTS report by Chris Hale of Mountain Cross Engineering, our Civil Engineer. d. Access is provided via County Road 262, roughly % mile north of US-6. No bridges or other concerns are present. See Traffic letter from Mountain Cr:oss. D - TI{EEI.ED IìT GI-IIESZI N(CI:f 5. See attached letter from Mountain Cross Engineering verifying that the drainage is functioning properly. 6. The majority of the property is lush grassy pastures that are fully watered and green. The areas of the site that will be used for events is already landscaped and we will be adding only minimal plantings. We request a waiver from the Landscape Plan requirement. Attached are photos of the existing landscaping. 7. lmpact analysis as listed in Section a-203(G): a. Adjacent land uses within 1,500 feet (see attached Google Earth Photo): i. Properties to the east, south and west comprise horse ranches similar to our existing and proposed use. The daily operation of our facility will remain the boarding and grazing of horses. Our events will primarily be on weekends with approximately 60 anticipated events per year. The duration of these events will not extend beyond 10PM. The residences on these properties are heavily screened from view, noise, etc. by groves of trees and various ranch buildings. ¡¡. There are a few residences to the north of the property with BLM land beyond them. These residences are also screened from our events by thick groves of trees and lie beyond our large pastures. Again, the events will primarily be weekends and end by 10PM. b. Site features include basically flat, grassy pastures with existing housing and barns. There are no streams, natural hazards or flooding potential. c. The soil is sandy loam, silt loam and compatible with our uses. We are not adding any buildings or impervious surfaces that change the existing conditions. d. There are no existing geological hazards. e. Groundwater and waste disposal are addressed in Mountain Cross Engineering's reports and letters. The pr:operty is not in a 1O0 year floodplain. f. Environmentallmpacts: i. There will be no effect on existing flora and fauna. ii. The property is completely fenced in and uses will have no effect on designated envi ronm enta I resou rces i nclud i ng wild life ha bitat. iii. We are not altering existing native vegetation nor blocking wildlife migration routes or use patterns. iv. There are no radiation hazards identified by State or County Health Departments. g. Nuisance impact on adjacent land: i. There will be no vapor emanating from our projected uses. i¡. Dust can be generated and mitigated by the following; -- Z[I{EEI.ED G|IIESTNCI{ 1. Traffic will be on our graveled driveway which will minimize any dust. Parking for events will be on one of our grassy pastures which will alleviate any generation of dust. 2. Any equestrian events in our riding arena will raise dust, but that will be no more than the current uses. ii¡. The only smoke would be from an outdoor bar-b-que which is a great distance from any neighbors and will be quickly dissipated. iv. Noise will be generated from crowd applause, cheering, etc. at wedding events and music from the receptions and dancing. Some events will be outside, but nearly all music and dancing will be in the enclosed Red Barn and Carriage House. These will be mitigated by the enclosures, the distances to residences and building and tree screening. Moreover, nearly all events will be on weekends and will end by 10PM. v. There will be no glare, vibration or other emanations produced by our operation. h. The hours of operation will be from 12:00 PM to L0:00 PM and will primarily be on weekends. 8. The Payment Agreement form is attached. 9. A copy of the Title Work is attached with Tim Thulson's response. 10. The existing residential buildings on the site comprise the Main House and two Guest Houses. The original buildings were built in 1903. Our search of building permits only included a remodeling permit for "Roof & Porch" on 8/t2/2003. We assume that the buildings are "Pre-Existing, Non-Conforming". We would look to you for direction on this condition. 1L. Please see the attached Traffic Letter from Mountain Cross Engineering re: county road. L2. Attached is scaled site plan with dimensions. Thank you for your consideration. Please note that while the venue is being designed to accommodate up to 300 guests, we have found that events of this size happen only once every year or two. The typical event is 100 people and will have a much lesser impact than may be perceived. Sincerely, Lawrence R. Halonen Managing Partner, Red Barn Guest Ranch, LLC D D