HomeMy WebLinkAbout1.10 Applicant Response to Article 73tT ER.EDGi.IIESITN(CI[
Mr. Patrick Waller
Garfield Cou nty Com mu nity Development Depa rtment
108 Eighth Street, Suite 40L
Glenwood Springs, CO 8L601
RE: Response to completeness review for Red Barn Guest Ranch, LLC
Dear Mr. Waller,
Following are specific responses to Article 7, Divisions I,2 & 3 items;
7-TOT ZONE DISTRICT USE REGULATIONS:
The proposed development does not add any further structures, but will use existing
buildings for hosting occasional events. lt is not in a floodplain. Drinking water is
provided through state certified wells. Dimensions, frontages, setbacks, etc. are
unchanged from existing conditions.
7-TO2 COMPREHENSIVE PLAN:
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.
7-TO3 COMPATIBILITY
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.
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7-TO4 SOURCE OF WATER:
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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 and 81008-F. See
attached letter from Colorado River Engineering verifying water supply.
7-TO5 CENTRAL WATER DISTRIBUTION:
A. Water Distribution: Private wells (see 7-tO4 above)
B. Wastewater Systems: 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.
7-106 PUBLIC UTILITIES: Existing Ut¡l¡ties and distribution lines are in place, adequate and
unchanged. Electricity and natural gas are provided to the property by Excel
Energy. lnternet and Satellite TV are provided by Direct TV. Phone service is "Vonage"
7.T07 ACCESS AND ROADWAYS:
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 Cross Engineering. The
driveway into the property is a graveled, private drive for our guests.
7-108 NATURAL HAZARDS: None exist
7-LOg FIRE PROTECTION: Provided by local Fire Department
7-2Ot AGRICULTURAL LANDS: N/A
7-202 WILDLIFE HABITAT: N/A
7-203 PROTECTION OF WATERBODIES: N/A
7-204 DRAINAGE AND EROSION: See attached letter from Mountain Cross Engineering
verifying that the drainage is functioning properly.
7-205 ENVTRONMENTAL QUALITY: No effect on air quality and no hazardous materials
7-206 WILDLIFE HAZARDS: N/A
7-207 NATURAL AND GELOGIC HAZARDS: N/A
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7-207 RECLAMATION: N/A
7 -3OT COMPATIBILITY DESIGN:
A. Site Organization: Unchanged from existing layout.
B. Operational Characteristics
1. Dust can be generated and mitigated by the following;
. 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.
. Any equestrian events in our riding arena will raise dust, but that will
be no more than the current uses.
2. The only smoke or odors would be from an outdoor bar-b-que which is a great
distance from any neighbors and will be quickly dissipated'
3. There will be no fumes, glare, vibration or other emanations produced by our
oPeration.
4. 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.
5. The hours of operation will be from l-2:00 PM to L0:00 PM and other than some
mid-day equestrian events will be on weekends.
6. Buffering is existing and in place via the structures on our property and dense
groves of trees shielding adjacent properties. (See attached "Google Earth
Photo")
7. Exterior Materials are existing and unchanged.
7 -302 OFI-STREET PARKING:
A. Required Spaces: Per Table 7-302.A, the required number of spaces for an assembly
area is 53 (5,250 sf of seatin g area/ l-00 = 53). We are showing a parking area of 109
spaces; far more than the required number. (See Site Plan)
B. Loading: N/A
C. Continuing Obligation: N/A
D. Location: All on lot adjacent to events.
E. Loading: N/A
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F. Surface Materials: As these events are infrequent, we propose to park guests on a
fully maintained, level and marked grass pasture much like outdoor concert venues
commonly used. Parking will be serviced by valets to assure proper parking.
G. County standard Minimum dimensions will be fully adhered to.
H. No compact spaces will be designated. All spaces shall be full sized.
l. Loading Berths: N/A
J. Handicap spaces will be provided although guests will be allowed to unload at the
event site and valets will park the car.
K. Each space will have unobstructed access (See Site Plan)
L. No Tandem Parking will be provided.
M. Backing onto Public Street: N/A
N. Access Driveway: The driveway is 24' wide allowing 2-way traffic. There is clear
vision at the entrance to the county road with no plant material higher than 30"
within 20' of the driveway centerline.
7-303 LANDSCAPING STANDARDS:
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 requirements.
Attached are photos of the existing landscaping.
7-304 LIGHTING STANDARDS: The property has existing exterior lighting that illuminates the
majority of the site. Any additional lighting will adhere to all provisions SectionT-304.
7-305 SNOW STORAGE: The great majority of our wedding and other events will be outdoor
Spring, summer or fall events. Any winter activities will have ample snow storage areas
as can be seen on the site plan. Any winter events will be cleared of snow which shall be
stored on site and well clear of any traffic or pedestrian uses.
7-306 TRAILS AND WALKWAYS: N/A
Sincerely,
Lawrence R. Halonen
Managing Partner, Red Barn Guest Ranch, LLC
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