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3.01 BOCC Staff Report 11.06.2016
Garfield County Board of County Commissioners Public Hearing Exhibits Red Barn Guest Ranch Community Meeting Facility (File GAPA-05-17-8540) Applicant is Red Barn Guest Ranch LLC Public Hearing - November, 6 2016 Exhibit Number Exhibit Description 1 Public Hearing Notice Information Form 2 Receipts - Mailing Notice 3 Referral Comments from Dan Roussin, Colorado Department of Transportation, Dated July 11, 2017 4 Referral Comments from Michael Erion, Resource Engineering Inc., Dated July 31, 2017 5 Public Comment from Walter Whittington, Dated August 7, 2017 6 Referral Comments from Megan Sullivan, Colorado Division of Water Resources, Dated July 31, 2017 7 Referral Comments from Dan Goin, Garfield County Road and Bridge, Dated July 13, 2017 8 Referral Comments from Town of Silt Planning and Zoning Commission, Dated August 2, 2017 9 Referral Comments from Orrin Moon, Colorado River Fire Rescue, Dated August 4, 2017 10 Public Comment from James Becker, Received July 26, 2017 11 Public Comment from Charlene Revoir, Dated July 27, 2017 12 Public Comment from Linda Dixon, Dated August 3, 2017 13 Public Comment from Mr. and Mrs. Hunt, Received July 28, 2017 14 Public Comment from Linda and Fred Kuersten, Dated August 2, 2017 15 Public Comment from Michael Spradlin, Dated July 28, 2017 16 Public Comment from Randy Winkler, Dated July 31, 2017 17 Additional Submittal from Applicant — Discussing Neighbor Concerns, Dated August 2, 2017 18 Supplemental Submittal for Red Barn Guest Ranch Water Supply, Updated July 6, 2017 19 Traffic Study, Mountain Cross Engineering, Dated August 24, 2017 20 Additional Submittal from Applicant addressing music on the property, Dated August 3, 2017 21 Garfield County Land Use and Development Code as Amended 22 Garfield County Comprehensive Plan of 2030 23 Application 24 Staff Report 25 Neighbor Group Public Comment — Dated August 6, 2017 26 Updated Referral Comment from Dan Roussin, Colorado Department of Transportation, Dated September 28, 2017 27 Updated Referral Comment from Michael Erion, Resource Engineering, Dated October 12, 2017 28 Applicant Response to CDOT Traffic Study Review, Dated September 19, 2017 29 Noise Study, Prepared by Hankard Environmental, August 23, 2017 30 Revised Site Plan 31 Red Barn Structural Upgrade Plan 32 Applicant Supplemental Email — Noise Standards and Measuring, Received October 16, 2017 33 Referral Comments, Gabe Chenoweth, Ware and Hinds Ditch Association, Received October 23, 2017 34 Applicant Response to Ware and Hinds Ditch Association comment, Received October 26, 2017 35 Staff Presentation PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW EXHIBIT d 2 L Administrative Review — BOCC Call-up — Land Use Change Permit for a Community Meeting Facility APPLICANT Red Barn Guest Ranch LLC LOCATION The property is located between Silt and New Castle at 345 County Road 262, New Castle, 81647. PARCEL NUMBER 218106300135 PROPERTY SIZE 20.76 Acres ZONING Rural COMPREHENSIVE PLAN Residential Medium High I. DESCRIPTION OF THE PROPOSAL The Applicant is requesting a Land Use Change Permit to operate a Community Meeting Facility on an approximately 20.76 acre parcel located in the Rural zone district between the Town of Silt and the Town of New Castle. The Applicant proposes to use the facility to host weddings, family picnics or reunions, corporate events, quilting retreats, and other similar gatherings. Proposed events will be held in the already constructed Red Barn, the Carriage House, and on outdoor lawns and orchards as identified on the updated site plan (Exhibit 30). The Main House may be used for small gatherings such as Rehearsal dinners. The Applicant has represented that the average event size would be 100 people with occasional larger groups of up to 300 people. They anticipate approximately 60 events per year with only one or two of the larger, 300 person events. An approved well permit has been issued with the capacity to serve the maximum size of events. The Applicant has also submitted plans for an engineered Onsite Wastewater Treatment System, designed to handle wastewater for a 300 person event. The Applicant has stated that there will be no on-site kitchen facilities or cooking other than outdoor Bar-B-Que's. All events will be catered by outside vendors. The Applicant has identified a 109 space parking area located on a grass lawn. The actual number of parking spaces will flex depending on the attendance at each event and the Red Barn Community Meeting Facility Director's Decision — BOCC Call-up applicant has proposed valet parking for larger events. All access will be off of County Road 262 also known as Mid Valley Lane and the Applicant has supplied an engineering statement that the existing road is adequate for the proposed use. The Applicant has also submitted an engineering statement that states the interior roads on the site are sufficient for the proposed use provided the driveway is widened. In addition to this application for a Community Meeting Facility, the Applicant has also submitted a separate application for a Land Use Change Permit for Lodging Facilities on the site. A Lodging Facility application for a Land Use Change Permit in the Rural zone district requires a Limited Impact review and the applicant's application is currently in the initial completeness review phase. The Garfield County Comprehensive Plan identifies the site as Residential Medium High with a recommended density of two to six acres per dwelling unit. II. DESCRIPTION OF THE SITE The parcel was created through Resolution 79-125 and is part of the Castleberry Subdivision. The approximately 20.76 acre site was created from the original 139.67 acre tract. The site has several Targe pastures and multiple water features. Irrigation water is used from both the Ware and Hinds Ditch, as well as the Roseman Ditch. The site is generally flat, with gentle sloping grades to the southwest. It is landscaped using irrigation water and has multiple large deciduous trees as well as significant irrigated pastures. The site has multiple developed structures and the Applicant is not proposing the construction of any buildings. Instead they are proposing renovating existing buildings to meet their needs. Improvements already on the Property include: 1. Main House 2. Two Guest Houses (Lodging Facility Application in process) 3. Carriage House 4. Red Barn 5. Hay Barn 6. Two Stables 7. Three Tack Sheds 2 COUP4TY RoAD 214 PASTURP. -4 ! t 41/ t t I PASI Ix 10.43 t 1.401.14440$012k eat TIM'S ..06MOTEliefeee...44 4,44wo I Li 4 11. + S T..., CTIORTMIT TOTOMO2eow leoe4.4* No. leeat $ noo441To — - 1-62:4e/ ST Kee; Teeeet0-1\ 6ftwom TM Tr feoloo Soon LA PASTIA1221 01T2CTS, Vetere. MITI.. 0411.1[00,211•40 Te oogred Oleo 4J444. '4„ RED BARN GUEST RANCH SITE PLAN TARTse 44.844 O're 4 OTT ?OATS PASTURE. -5 AlUiNA Red Barn Community Meeting Facility Director's Decision — BOCC Call-up III. PUBLIC AND REFERRAL COMMENTS The Applicant has provided documentation that all required notice mailings have been completed in accordance with the LUDC prior to the Director's Decision. Per County policy, public notice was completed by Community Development for the call-up to the Board of County Commissioners. Referral Comments received on the Application are attached as Exhibits and summarized below: 1. Referral Comment from Daniel Rousin, Colorado Department of Transportation (Exhibit 3) (These comments were updated see below): - Provided comments requesting that the County require a Level 2 Traffic Study from CDOT's Levels of Traffic Assessments for CDOT Access Permits. - Once that traffic study is complete, CDOT will then be able to determine what access permits are required by this development. 2. Updated Referral Comment from Daniel Rousin, Colorado Department of Transportation (Exhibit 26) - Based on the updated traffic study provided from the applicant, the development will require an access permit for Mid Valley Road. The traffic study indicated that traffic generation from the development would warrant the need for turning lanes (deceleration lane). - At this point, CDOT is not in support of waiving the requirement. 3. Referral Comment from Dan Goin, Garfield County Road and Bridge (Exhibit 7): - Responded that the driveway is up to date with an asphalt apron. No other concerns were noted. 4. Referral Comment from Michael Erion, Resource Engineering Inc. (Exhibit 4): - Responded to a number of technical issues. - Responded that there does not appear to be any technical concerns with water and wastewater service for the project. - Analyzed the water quality testing. Although the commercial well on the property did not test positive for coliform, the domestic well did. The Applicant's engineer provided a recommendation that both wells be treated with a UV disinfection system. - Addressing Section 7-107 of the Land Use Code, Resource Engineering responded that the existing road would be adequate for the proposed use, provided that all parking is on the property as proposed and there is no parking or other use of the County Road right-of-way. - Responded that a drainage known as Slaughter Gulch flows onto the northeast corner of the property and that the application does not appear to address any potential issues with drainage and debris flows - Noted that the County Code requires parking areas be designed by an engineer and include provision for proper drainage and storm water management. 4 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up 5. Supplemental Referral Comment from Michael Erion, Resource Engineering Inc. (Exhibit 27) - The assumptions and analysis in the traffic study are reasonable. - No concerns with the new site plan. - Noise study is consistent with the analysis required for the property, however recommended that the Applicant provide a practical guideline for ensuring that the two conditions for allowable noise levels are met for music at the facilities. No comments on the structural designs of the Red Barn. 6. Referral Comment from Megan Sullivan, Colorado Division of Water Resources, (Exhibit 6): - Responded that the Red Barn well is currently permitted under Well Permit No. 81008-F with a West Divide Water Conservancy District contract. - The well is limited to 7,000 square feet of commercial space and to water 28 head of livestock. - Use of water for commercial purposes is not allowed under the second well permit for the property. - As long as the applicant operates within the conditions of approval for both wells serving the property, the agency does not have an objection to the use of the existing well for the proposed Community Meeting Facility Land Use Change Permit. 7. Referral Comment from Town of Silt Planning and Zoning Commission (Exhibit 8) - Indicated that the Planning and Zoning Commission had no comments on the application. 8. Referral Comments from Orrin Moon, Colorado River Fire Rescue (Exhibit9) - The existing ranch road needs to be at least 20' wide and graded for drainage with all-weather driving surface. - Any building used for an assembly shall meet the existing requirements as outlined in the 2009 IFC or the current 2015 IBC - Installation of a year round water supply that will supply at least 1000 gallons per minute for at least 2 hours. If a security gate is installed, require a Knox Box to allow storage of key or a gate switch. 9. Referral Comments from Gabe Chenoweth, Ware and Hinds Ditch Association (Exhibit 33) - Identified possible concerns with the installation of a proposed Onsite Wastewater Treatment System and its proximity to the ditch. - Requested that County staff conduct a thorough investigation into the issue Agencies that did not respond to the referral request: Environmental Health Public Health Town of New Castle Parks and Wildlife West Divide Water Conservancy District 5 Red Barn Community Meeting Facility Director's Decision - BOCC Call-up The application received nine public comments, six that noted concerns (including a letter signed by 12 neighbors) and three in support. The letters with concerns, all from nearby neighbors, noted issues such as increased traffic, noise from operations, possible septic issues, possible emergency access issues, light issues, problems with noticing and Gall- up requirements, problems with the site plan, and overall non -compatibility with the neighborhood. Letters in support generally stated the economic benefits, the success of the owners operation of a previous similar business, the professionalism of the owners, and the need that the facility is meeting in Garfield County. Complete comments are attached to this staff report as exhibits. IV. STAFF ANALYSIS In accordance with the Land Use and Development Code, the Applicant has provided detailed responses to the Submittal Requirements and applicable sections of Article 7, Divisions 1, 2, and 3. The application materials include an Impact Analysis and related consultant reports, technical studies, and plans. DIVISION 1. GENERAL APPROVAL STANDARDS. The following standards apply to all proposed Land Use Changes, including divisions of land, unless elsewhere in this Code a use is explicitly exempt from one or more standards. 7-101. ZONE DISTRICT USE REGULATIONS. The Land Use Change is permitted by Administrative Review in the Rural zone district. It appears that the site is otherwise compliant with the zoning regulations. 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS. The site is designated on the Future Land Use Map as Residential Medium High Density. The site appears to be in general conformance with the Comprehensive Plan. Excerpts from the Plan are included below, with staff analysis. LAND USE DESIGNATION DESCRIPTION COMPATIBLE ZONING Residential Medium (RMH) High Small farms, estates, and clustered residential subdivisions; density determined by degree of clustering and land preserved in open condition: 0% open land = 1 du per —6 acres 50% open land = 1 du per 4 acres 70% open land = 1 du per 2 acres Rural (R) Planned Unit Development (PUD) Density of residential uses: 1 du per 2 to <6 acres Section 4 - Economics, Employment and Tourism. Goal 1: Maintain a strong and diverse economic base (for both employment and income generation). 6 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up The Applicant's proposal will contribute to the County's Comprehensive Plan Goal to maintain a strong and diverse economic base. The proposed use will benefit not only the Applicant, but also various catering companies and associated vendors. Policy 6: The county recognizes that the tourism industry is an important part of the regional economy and the County recognizes that the tourism industry is enhanced by (1) open space and scenic vistas (2) public trails and other recreational opportunities (3) public access to public lands (4) a healthy environment and habitats for hunting and fishing (5) green belts and open area between communities (6) clean air and water (7) local foods and local produce. As proposed, this project will not create any additional structures on the property. All events will be located inside existing structures or outside. The open space and scenic vistas mentioned in Policy 6 of the Economics, Employment, and Tourism chapter will be preserved without the construction of additional structures. The Applicant's proposal includes a continuance of horse boarding on the property. Additionally, the proposal does not include any new structures and associated historical structures will be preserved. The applicant represented in the application that they are in conformance with this provision. The application stated: 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. 7-103. COMPATIBILITY. Surrounding uses are primarily residential and agricultural, with a mixture of large and small lots. The proposed use will be located on a 20.76 acre parcel. As part of addressing compatibility with neighboring parcels the applicant has submitted a noise study. The noise study concluded (Exhibit 29): Based on our measurements and analysis, live and amplified music taking place at the outdoor patio area and on the second floor of the indoor barn at the Red Barn Guest Ranch will comply with Colorado Revised Statutes 25-12 and therefore with the Garfield County Land Use Resolution Code, Article 7-301 B.2., under the following conditions: 1) Sound levels of music emanating from the outdoor patio area do not exceed 86 dBA and 97dbC at 25 feet from the stage or 68 dBA and 81 dBC at 130 feet from the stage during nighttime hours (7:OOpm to 7:00 am). Noise levels during daytime hours can be 5 dBA greater. 7 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up 2) Sound levels of music emanating from the second -floor indoor barn area do not exceed 81 dBA and 98 dBC at 30 feet from the speakers during nighttime hours (7:00 pm to 7:00 am). Noise levels during daytime hours can be 5 dBA higher. The downstairs barn door can remain open. The County designated engineer reviewed the noise study and stated (Exhibit 27): The noise study is consistent with the analysis required for the property. However, RESOURCE recommends that the Applicant/Consultant provide a practical guideline for ensuring that the two conditions for allowable noise levels are met for music at the facilities. RESOURCE acknowledges the conservative analysis and that a professional DJ was used for the test, but it seems that there could be some practical guideline developed for the music professionals to follow. In response to the County designated engineer, the applicant provided a follow-up email that described the contract that the applicant will use as follows (Exhibit 32): To meet the County's sound standards we have - Sound Restrictions in Our Contract As Follows: F. Music and Sound Music either by Disc Jockey (DJ) or Live Band must meet county code by keeping sound decibel levels inside the Carriage House to less than 86, and inside the Barn less than 81. This would make the sound decibel levels at the property fence line to less than 50 decibels. If music exceeds these county codes the electric breakers will automatically turn off until the proper levels are reached. * Please give your DJ or Band a copy of Exhibit J. Exhibit J Noise Compliance for Garfield County's Land Use Resolution Code Article 7-301 B.2 Carriage House -These noise levels would be expected to occur when the measured noise level 25 feet from the stage near the center of the patio support beam is 86 dBA in order to get a 50 dBA along the property line. Red Barn Upstairs -These noise levels would be expected to occur when the indoor measured noise level 30 feet from the speakers is 81 dBA. Note that for these measurements the barn door on the first floor is open. Monitoring and Controlling Sound Standards: 8 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up To monitor the sound we have Sound Decibel Meters at 25 feet in the Carriage House and 30 Feet at the Red Barn. These meters have been calibrated by the Jeff Cernan, Sound Engineer, to properly measure the decibel level. These are REED R8050 - IEC 61672-1 Class 2 meters. We will be mounting these meters on center post of the Carriage House when be used at 25' and the Red Barn when being used at 30'. A additional meter will be used at scheduled intervals by our staff at the fence line of the property to make sure we are in compliance at 50 decibels or less levels The program for controlling the sound as stated above was suggested and will be implemented per the Sound Engineer's instructions. Additionally, the applicant supplied an email that said all music will be inside by 8 PM. It is staff's opinion that pursuant to following the recommendations in the noise study, the applicant should be able to effectively mitigate noise issues from amplified and live music in identified interior locations. To address other compatibility issues, the applicant has stated: 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 10 PM. 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 10 PM. It is staff's opinion that subject to compliance with conditions of approval and operational representations, the Applicant should be able to mitigate impacts on adjacent rural residential properties. 7-104. SOURCE OF WATER. The Applicant will supply drinking water via a commercially permitted well (Permit No. 81008-F). The Applicant has supplied a 4 -hour pump test for the well and a statement from a consulting engineer that says that the pump test yielded "substantially more water than would be required for the anticipated commercial uses." Additionally, the report states that the well made a full recovery within five minutes after pumping ceased. The Division of Water Resources provided a referral comment that stated: As long as the applicant operates within the conditions of approval for both wells serving the property this agency would not have an objection to the use of the 9 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up existing well under Permit No. 81008-F for this proposed Community Meeting Facility Land Use Change Permit. With regards to water quality, the applicant has tested the well per the requirements outlined in Section 4-203(M)(1)(b)(5)(c) of the Garfield County Land Use and Development Code and compared those results with the Colorado Department of Public Health and Environment's Colorado Primary Drinking Water Regulations. The supplied engineering update (Exhibit 18), stated that while the Barn Well did not test positive for coliform, the house well did. The engineer report recommended that both wells undergo on-site treatment, such as UV treatment. A condition of approval has been drafted by staff to address these comments. No other issues were identified with water quality during the review. 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS. The Applicant has supplied an engineering report that states, an onsite wastewater treatment system is feasible for the Red Barn Guest Ranch proposed use of events of up to 300 people. The system will be a gravity system from the events center to a conventional septic tank where a siphon doses to a leach field comprised of infiltration chambers. The report also addressed the setbacks that were required by the State of Colorado and Garfield County. The Ware and Hinds Ditch Company commented on the application with regards to the Onsite Wastewater Treatment System (Exhibit 33). The comment was concerned that the OWTS was installed prior to inspection and approval by County Staff. Previously, The County Building Department had been notified of an OWTS installation at the site and put a stop work order on the project. No permit will be issued for the system unless the Land Use Change Permit is approved. The applicant addressed this issue by stating (Exhibit 34): Due to a limited supply of tanks, availability of contractors and risk of running into weather and frozen ground, we purchased the septic tank and buried it under the supervision of Chris Hale, our civil engineer. Chris prepared our OWTS plan which was reviewed by the county without any negative comments. We did not install any leach lines or make any connections to facilities, existing or planned. All work was photographed and recorded by Mr. Hale. The tank was installed per the plans which conform to all setbacks and requirements of the county. The OWTS report was reviewed by the County designated engineer (Exhibit 4) who stated, "There does not appear to be any technical concerns with water and wastewater service for the project." A suggested condition of approval has been included that the applicant install the OWTS consistent with the supplied engineering report and that it is permitted with Garfield County Community Development. 10 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up 7-106. PUBLIC UTILITIES. The Applicant has represented that existing utility and distribution lines are in place and adequate. Electrical service and natural gas are provided to the property by Xcel Energy. 7-107. ACCESS AND ROADWAYS. For interior roads on the property, from the County Road to the proposed parking area, the applicant supplied a second letter from an engineer. This letter stated that while the trip generation would put the road in the Rural Access category, it does not meet those standards. However, the letter states that the current roads would be adequate for the proposed use, provided that the applicant expands the existing driveway. The current width of the driveway is approximately 11 feet wide with vegetated shoulders on either side between two fences. The letter recommends that the Applicant expand the driveway to 20 feet wide, the maximum width allowed between the fences. The letter states that this is the general minimum width for fire and emergency vehicles. That recommendation has been added as a condition of approval. The referral from Colorado River Fire Rescue echoed the engineering letter supplied by the applicant. It stated (Exhibit 9): The existing entrance road to the ranch shall be at least 20' wide. The application states that the driveway will be widened to 20'. The existing width is about 14' wide with poor drainage. We are requiring 20' of graded for drainage, all weather driving surface for the entire entrance road. The site will be accessed via County Road 262. The Applicant has supplied an engineering statement that details the proposed trip generation from the use as well as the adequacy of the County Road. That report states that CR 262 does not meet the County Roadway Standards for a Minor Collector (and would not meet the requirements for a Secondary Access), the category that the estimated Average Daily Trips places the road. The Right -of -Way on the County Road is 45 feet, compared to the required 60 feet. Pavement width is 3 feet less than required and there is no shoulder on the road. The engineering letter states that, "Mid Valley Lane otherwise is a safe straight road with adequate site distance. The road as constructed would adequately serve the proposed use." The County designated engineer (Exhibit 4) reviewed the letters provided and stated: The existing road would be adequate for the proposed use, provided that all parking is on the property as proposed and there is no parking or other use of the County Road right-of-way. Road and Bridge supplied comments stating that the driveway has been updated and is up to code (Exhibit 7). They have no further issues with the project. Staff has included a suggested condition of approval that all event parking on the site be limited to the designated area on the site plan. 11 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Addressing access onto the nearby frontage road, the Colorado Department of Transportation originally supplied referral comments that requested the County require a Level 2 Traffic Study (Exhibit 3). The applicant has supplied that Traffic Study (Exhibit 19). In it Mountain Cross Engineering provided the following recommendations: VI. Recommendations Auxiliary Turn Lanes The CDOT, State Highway Access Code (SHAC) provides auxiliary lane requirements for regional highways like Highway 6 and the intersection with Mid Valley Lane. Per Section 3.5(5): • Right tum deceleration lanes may be dropped if the opposing traffic is predicted to be below 150 vph. • Left tum deceleration lanes may be dropped if the opposing traffic is predicted to be below 100 vph. • Right tum acceleration lanes may be dropped if the adjacent travel lane is predicted to be below 120 vph. • Left turn acceleration lanes may be dropped ifthe volume in the inside lane in the direction of travel is predicted to be below 120 vph. Based on the above thresholds for waivers, the following auxiliary turn lanes are not required based on projected traffic: • Westbound Right -turn Deceleration lane: 150 vph > 110 vph • Westbound Right -turn Acceleration lane: 120 vph > 110 vph • Eastbound Left -turn Acceleration lane: 120 vph > 98 vph One of the auxiliary lanes is very nearly at the threshold but when subtracting for the turning movements could also be waived: • Eastbound Left -tum Deceleration lane: 100 vph> 99 vph (110 vph - II vph right turns) No auxiliary lanes are proposed to be constructed since the opposing traffic volumes are below the minimum volume thresholds. Compliance with Access Code Auxiliary lanes are not proposed since anticipated traffic does not warrant construction. Highway is nearly level and straight at this intersection. Sight distance is sufficient in all directions. However, some vegetation needs to be trimmed and/or removed in the right of way to the west of the intersection because it has begun to impede sight distance. Traffic will be increased by greater than 20% to this intersection. The Owner will need to apply for an access permit. Colorado Department of Transportation reviewed the traffic study and supplied the following as a comment (Exhibit 26): 12 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Thank you for the opportunity to review the Red Barn Guest Ranch Community Meeting Facility. The main access to the site is Garfield County Road - Mid Valley Lane on US 6. Based upon the traffic study, this development will require an access permit for Mid Valley Road. The traffic study indicated that traffic generation from the development would warrant the need for turning lanes (deceleration lane). The study indicated that the improvement could be waived. At this point, CDOT would not be in support of waiving the requirement. The applicant replied to CDOT's review of the traffic study by stating (Exhibit 28): CDOT responded to our traffic study recommending a left turn lane off US 6 onto Mid Valley Lane. We would like to comment on this as we feel that this is unnecessary, unreasonable and puts an untenable financial burden upon us. The state requires a left turn lane when the traffic count exceeds 100 vehicles per hour (vph). Our traffic study indicated the greatest impact our project would have is on the eastbound lanes of US 6 entering Mid Valley Lane, projecting 99 vph which is close, but still below the 100 vph threshold. Nearly all of our events will between 85 and 125 guests, yet the state engineer asked us to design for 150 guests, which we did. Conservatively, we assumed that 100% of guests would enter off US 6 onto Mid Valley Lane. In actuality, there are 3 other access points off US 6 that may be used; County Road, 214, County Road 235 and Ware Lane. Each of these roads connect to Peach Valley Road where our site can be accessed from the north. If these factors are considered, this would reduce the traffic count and bring it comfortably below the 100 vph threshold. The state engineer, in conversation with our engineer, stated that the existing traffic count of 71 vph (without our project) must be multiplied by a factor of 1.42 to project a count of 100.8 for their 20 year plan and require a left turn lane. This obviously shows that the state will be required to put this lane in whether we existed or not. It is quite clear that CDOT is trying to take advantage of the situation and get us to pay for an improvement that they are likely facing. Moreover, there are a number of businesses and housing developments along Peach Valley Road that have not been required to effect improvements on US 6. We are a very small business and simply cannot afford an unexpected cost of $100,000 or more. We respectfully request that the county reject the CDOT recommendation that we provide the left turn lane along US 6. The County designated engineer also review the traffic study. He stated (Exhibit 27): RESOURCE believes the assumptions and analysis in the traffic study are reasonable (and CDOT agrees and had input to the study). There is a difference of opinion between MCE and CDOT on whether a Left turn lane on Highway 6 is 13 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up required or is subject to a waiver. Since the proposed traffic volume would require GARCO to get a new Access Permit from CDOT for County Road 262, CDOT has final approval on the permit and any conditions (Left Turn Lane on Highway 6) deemed necessary for the CDOT permit. Any approval would require the Applicant to pay for the costs associated with GARCO obtaining a new CDOT Access Permit for CR 262 and any conditions associated with the CDOT permit (CDOT has indicated a Left Turn Lane will be a condition of approval). Mountain Cross Engineering, the applicant's consulting engineer disagrees with CDOT as to whether or not the traffic generation created from the use would qualify for a waiver from the applicant having to install a turn lane. In their referral comments CDOT has represented that the applicant would need to apply for an access permit, and at this time the left -turn lane would be required. After review, staff has included a suggested condition of approval that the applicant be required to obtain an access permit, in response to CDOT's referral comments, prior to the issuance of the Land Use Change Permit. 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS. The Applicant has stated that no hazards exist on the property. Staff has reviewed Garfield County hazards maps and the property does not have any mapped hazards. Referral comments from the County referral engineer (Exhibit 4), stated that the drainage evaluation by the applicant did not address Slaughter Gulch, an unnamed drainage on the northeast corner of the property. Staff has included a condition of approval that the applicant shall address this item prior to the approval of the project. 7-109. FIRE PROTECTION. The application was referred to Colorado River Fire Rescue (CRFR). They responded with the following recommendations: 1. The existing access road shall be at least 20 feet wide and graded for drainage with an all-weather driving surface. 2. Any building used for assembly purposes shall meet requirements as outlined in the 2009 IFC or the current 2015 IBC. 3. They required the installation of a year round water supply that will provide at least 1000 gallons per minute for at least 2 hours. 4. If a Security Gate is installed on the property entrance the applicant shall install a Knox Box to allow storage of a key or a gate switch. CRFR provided no further concerns beyond those listed. Staff has included CRFR's recommendations as suggested conditions of approval. With these recommendations, it is staff's opinion that adequate fire protection will be provided for this land use change. 14 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS. The following resource protection standards apply to all proposed Land Use Changes, including divisions of land unless elsewhere in this Code a use is explicitly exempt from one or more standards. 7-201. AGRICULTURAL LANDS. The Applicant has represented that they will continue the horse boarding use that is currently on the property. Neighboring agricultural uses should not be impacted by the proposed Community Meeting Facility. The property does have the Ware and Hinds Ditch along its southern boundary. Staff contacted the ditch rider about the application and sent a referral to the Ditch Company's email. The ditch company responded with a referral comment concerned with the Onsite Wastewater Treatment System for the use. This issue has been addressed in Section 7- 105 of this staff report. In addition, staff had a meeting with the President of the Roseman Ditch Company. While the main stem of the Roseman Ditch does not run on the property, the applicant does receive irrigation water from the ditch. The President of the Ditch Company received a site plan and indicated he would present it at a meeting with the ditch company board to discuss the application. No response has been received at this time. 7-202. WILDLIFE HABITAT AREAS. The Application was referred to Colorado Parks and Wildlife. No comment was received. The proposed land use change is occurring on a developed property and no further development is proposed. Therefore the impact on wildlife is anticipated to be minimal. 7-203. PROTECTION OF WATERBODIES. The applicant has identified an existing pond on the northern end of the site. It meets all County required setbacks. The Ware and Hinds ditch is located on the southeastern boundary of the site, however the definition of a waterbody specifically excludes irrigation ditches. The County designated engineer responded to this section: The proposed project is more than 300 feet from Slaughter Gulch and 3000 feet from the Colorado River. There are no identified wetlands in the project area in the submittal. 7-204 DRAINAGE AND EROSION. The Applicant has supplied an engineering letter from Chris Hale of Mountain Cross Engineering that states, existing grading and drainage appears to be functioning adequately on the site and that no site grading or drainage improvements are anticipated as part of the proposed remodeling of the structures. 15 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up As part of the County designated engineer's referral (Exhibit 4), he stated that the drainage evaluation provided by the applicant did not address Slaughter Gulch and any potential issues with drainage and debris flows. Staff has provided a condition of approval that the applicant shall address this item prior to the issuance of the Land Use Change Permit. 7-205. ENVIRONMENTAL QUALITY. The proposed use is not anticipated to cause air quality to be reduced below acceptable levels established by the Colorado Air Pollution Control Division. To address any potential water quality issues, the Applicant shall abide by any recommendations and setbacks detailed in the engineering letter from Chris Hale of Mountain Cross Engineering, for the installation of the Onsite Wastewater Treatment System. 7-206. WILDFIRE HAZARDS. The Community Wildfire Protection Plan identifies the parcel as either Not Rated or as a Moderate level of Wildland Fire Susceptibility. The site is relatively flat and does not have any slopes greater than 30%. It is staffs opinion that the wildfire danger on this property is within manageable levels and is consistent with code requirements. Wildland Fire Susceptibility Mapping U 4 238 �y 21L1051O 218105200D51 2131 831718 21L10 1 Li NR Low 0 Moderate Ei High I i Very High 16 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up 7-207. NATURAL AND GEOLOGIC HAZARDS. See analysis of Section 7-204 for Slaughter Gulch. Otherwise the applicant, and the referral engineer did not note any hazards on the property. 7-208. RECLAMATION. The site is not subject to reclamation. DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS. Unless a use is explicitly identified elsewhere in this Code as being exempt from 1 or more standards, the following standards shall apply to all uses, divisions of land and PUDs. Single-family dwelling units, are specifically exempt from these Division 3 standards. 7-301. COMPATIBLE DESIGN. The Applicant has represented the following to address compatibility issues: 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 1 OPM. 5. The hours of operation will be from 12:00 PM to 10:00 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. Staff has received multiple public comments that are concerned with the noise level on 17 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up the property. To address these potential issues, the applicant has completed a noise study (see section 7-103 of this staff report). Staff has included a suggested condition of approval that the applicant abide by representation and recommendations in the noise study, in applicant responses, and on the site plan. Through a supplemental submittal, the Applicant has also indicated that all music will be indoors by 8 PM and that music will be limited to weekends (Exhibit 20). 7-302. OFF-STREET PARKING AND LOADING STANDARDS. The Applicant has identified 109 parking spaces on the site plan. The actual number of parking spots will vary significantly depending on the event. The parking area has been identified as a grass field and the applicant will have flexibility to increase or decrease the parking in that area. The Applicant has represented that their proposed use will have 5,250 square feet of seating area. The Land Use and Development Code requires an Auditorium/Public Assembly Area to provide 1 parking spot per 100 square feet of seating area. This means that the applicant would need to provide at a minimum 53 parking spots. They have proposed 109, which exceeds the parking requirements. The applicant has provided the following statement about event parking: 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 service by valets to assure proper parking. G. County standard Minimum dimensions will be fully adhered to. [...] N. Handicap spaces will be provided although guests will be allowed to unload at the event site and valets will park the car. Sections 7-302 (F) (1) and (2) of the Land Use and Development Code of 2013, as amended state, 1. Surface Materials. Off-site parking areas, loading areas, aisles and access drives shall have a durable, all-weather surface made of materials that are suitable for the uses to which the parking area will be put. 2. Grading and Drainage. Parking and loading surfaces shall be designed by an engineer to ensure proper drainage off surface and stormwater." This condition was also noted in the County designated engineer's review (Exhibit 4) who stated, The County code requires parking areas be designed by an engineer and include provision for proper drainage and stormwater management. While the proposed parking on the site will be located in a grass field, vehicles will be parked on the field for the proposed 60 events a year. For this reason and to address the County referral engineer's comments, staff has included a suggested condition of approval to address these identified issues. 18 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up 7-303. LANDSCAPING STANDARDS. The applicant requested a waiver from the Landscaping Plan submittal requirements. The Waiver from those requirements was appropriate in order to maintain the agricultural appearance of the site. The existing site has established vegetation consistent with other rural properties in the area. There are multiple established deciduous trees and the applicant has demonstrated irrigation water rights for continued upkeep of existing vegetation. 7-304. LIGHTING STANDARDS. The application represented that the site has existing exterior lighting that illuminates portions of the site. Staff has included a suggested condition of approval that lighting will adhere to all provisions of Section 7-304. 7-305. SNOW STORAGE STANDARDS. From review of the site plan, snow storage areas are sufficient. 7-306. TRAIL AND WALKWAY STANDARDS. No trails currently exist in the rural residential and agricultural area. V. SUGGESTED FINDINGS FOR APPROVAL 1. That proper public notice was provided as required for the hearing before the Board of County Commissioners. 2. The hearing before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters, and issues were submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons the proposed Red Barn Guest Ranch Community Meeting Facility application submitted by Red Barn Guest Ranch LLC is in the best interest of the health, safety, convenience, order, prosperity, and welfare of the citizens of Garfield County. 4. That with the adoption of conditions the application is in general conformance with the 2030 Comprehensive Plan, as amended. 5. That with the adoption of conditions and granting of waivers from Section 7-107 Access and Roadway Standards and Section 7-303 Landscaping Standards, the application has adequately met the requirements of the Garfield County Land Use and Development Code, as amended. 19 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up VI. Staff Recommendation Staff recommends approval of the proposed Land Use Change Permit for a Community Meeting Facility with the following suggested conditions of approval should the BOCC wish to approve the application. Conditions to be completed prior to the issuance of the Land Use Change Permit: 1. Prior to the issuance of the Land Use Change Permit, the applicant shall apply for and receive a CDOT access permit, be granted a Notice to Proceed for any improvements that are required, and provide a demonstration that the improvements have been accepted by CDOT. Demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department and the County designated Engineer. 2. Prior to the issuance of the Land Use Change Permit, the Applicant shall upgrade the Red Barn and the Carriage House as well as any other structures that will be used as part of the Community Meeting Facility use to meet adopted Garfield County Building Code requirements and fire code requirements. These upgrades shall include, but are not limited to, structural upgrades to the Red Barn. Demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department and the County designated engineer. 3. Prior to the issuance of the Land Use Change Permit, the Applicant shall install noise level meter devices per the recommendations detailed in Hankard Environmental's Noise Study from August 23, 2017 and as consistent with the applicant's representations. A letter shall be submitted from the noise consultant detailing that the noise monitoring system was installed correctly and is adequate to monitor noise levels as identified in the Noise Study. Demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department. 4. Prior to the issuance of the Land Use Change Permit, The Applicant shall remove the Rear Access Drive note from the site plan. A demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department. 5. Prior to issuance of the Land Use Change Permit the Applicant shall widen the existing driveway to 20 feet using an all-weather driving surface that is graded for proper drainage. Compliance with this condition of approval shall be reviewed and accepted by the Community Development Department, the County designated engineer, and Colorado River Fire Rescue. 6. Prior to the issuance of the Land Use Change Permit, the applicant shall obtain and close out an Onsite Wastewater Treatment System (OWTS) permit from 20 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Garfield County Community Development. The system shall be installed consistent with the recommendations from Mountain Cross Engineering's OWTS report from March 23, 2017 or as that report is updated. A letter from a Professional Engineer stating that the OWTS was installed as recommended and that it meets all state and county required setbacks shall be required. A demonstration of compliance with this section shall be reviewed and accepted by the Community Development Department. 7. Prior to the issuance of the Land Use Change permit the Applicant shall provide an engineering review addressing the impact of Slaughter Gulch and any associated drainage, flooding, and/or debris flow issues that affects the property. If identified, the report shall include mitigation measures to address any issues that shall be completed prior to the issuance of the Land Use Change permit. The engineering report and associated demonstrations of compliance shall be reviewed and accepted by the County designated engineer and the Community Development Department. 8. Prior to the issuance of a Land Use Change Permit, the proposed parking area shall be reviewed by a professional engineer for storm water, drainage, and suitability issues as described in Section 7-302 (F) of the Land Use and Development Code. The applicant shall implement any required improvements from that review, prior to the issuance of the Land Use Change Permit. A demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department and the County designated engineer. 9. Prior to the issuance of a Land Use Change Permit, the Applicant shall install and/or provide access to a year round water supply that will provide at least 1000 gallons of water per minute for two hours that meets Colorado River Fire Rescue's requirements. A demonstration of compliance with this condition shall be reviewed and accepted by Colorado River Fire Rescue, Garfield County's designated engineer, and the Community Development Department. 10. Prior to the issuance of a Land Use Change Permit, the applicant shall install a treatment system for coliform for both wells on the property as detailed in the Colorado River Engineering Report dated May 5, 2017, and updated July 6, 2017. A demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department and the County designated Engineer. 11. Prior to the issuance of the Land Use Change Permit, the applicant shall update the site plan to remove specific references to weddings and replace that language with broader language to include all events. A demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department. 21 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Other Conditions 12.AII representations of the Applicant contained in the application shall be considered conditions of approval unless specifically modified by the Board of County Commissioners. 13.The Applicant shall comply with all local, state and federal regulations regarding facilities of this type. 14.Any music located in the Red Barn or the Carriage House shall comply with the decibel requirements as detailed in the Hankard Environmental Noise Study dated August, 23, 2017. The noise monitoring system shall be operated by the applicant as detailed in Exhibit 32. 15. The Applicant shall comply with County and State noise standards. 16. Amplified music shall comply with site plan representations. 17. The Community Meeting Facility hours of operation shall be 12:00 p.m. to 10:00 p.m. 18.AII music shall be located indoors after 8 p.m. and restricted to the Red Barn and the Carriage House. 19.AII exterior lighting shall be downcast and shielded in compliance with Section 7- 304, Lighting Standards, of the Land Use and Development Code of 2013, as amended. 20. Events shall be limited to a total of 300 people on the property, including, but not limited to event attendees and event staff. 21.The applicant shall operate within Division of Water Resources conditions of approval for all wells serving the property. 22. The Applicant shall obtain Garfield County building permits for upgrades to structures that are required to meet the adopted Building Code and Fire Code. 23.AII event parking on site shall be in the designated parking area. No parking shall be permitted on the driveway or the County Road. 24. If a Security Gate is installed on the property the applicant shall install a Knox Box and work with Colorado River Fire Rescue, to allow access to the property. 22 Site Photos Red Barn Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Carriage House 23 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Guest House Proposed Parking Area 24 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Access Road 25 Red Barn Community Meeting Facility Director's Decision — BOCC Call-up Mid Valle Lane 26 Garfield County PUBLIC HEARING NOTICE INFORMATION Please check the appropriate boxes below based upon the notice that was conducted for your public hearing. In addition, please initial on the blank line next to the statements if they accurately reflect the described action. My application required written/mailed notice to adjacent property owners and mineral owners. ✓ (I -- Mailed notice was completed on the GI day of �C;I p►'le/ , 20L All owners of record within a 200 foot radius of the subject parcel were identified as shown in the Clerk and Recorder's office at least 15 calendar days prior to sending notice. ‘V--- All owners of mineral interest in the subject property were identified through records in the Clerk and Recorder or Assessor, or through other means [list] ■ Please attach proof of certified, return receipt requested mailed notice. 0 My application required Published notice. Notice was published on the day of , 20_. ■ Please attach proof of publication in the Rifle Citizen Telegram. 0 My application required Posting of Notice. Notice was posted on the day of , 20_ Notice was posted so that at least one sign faced each adjacent road right of way generally used by the public. I testifyy�that the above information is true and accurate. Name: IG'�C\C V"ck44/ Signature: t,(1)(A., Date: 10120 I�' m rR IT" m ,0 Poo U.S. Postal ServiceTM CERTIFIED MAILTM RECEIPT (Domestic Map Only; No Insurance Coverage Provided) For delivery Information visit our website at .+w,:.0 /i4 SILT r CA 81652 $ ru Certified Fee ru D Return Receipt Feo D (Endorsement Required) Restricted Delivery Fee D (Endorsement Required) ptr „n Total Postage & Fees D Sent To $3 .f.14 m D o0 ILI D Return Receipt Fee (Endorsement Required) Street, rt/ or PO Bo City, Stab PS Form 0538 ('1 09 0 OCT L<9m2017 Here asiFA?Oi Michael & Deborah Ghan 4773 CR 214 Silt, CO 81652 m eels U.S. Postal ServiceTM CERTIFIED MAILTM RECEIPT (Domestic Mali Only; No Insurance Coverage Provided) For delivery Information visit our website at www.uaos.come NOOO Sp� NEW CASTLE, CO 81647 Po$�6 Certified Foe D D D ..n D m rR 0 N Restricted Delivery Fee (Endorsement Required) 0 Total Postage & Les Sent AT— Street, oStreet Apt. i or POBox t 5 053 09 OCTPrigk2ov wI/1 2 117 $''Richard Mu '— 37659 HWY 6 C,ry stmt New Castle, CO 81647 PS Form 3$ 0002 2695 9035 0 nstrut:tlont 0 U.S. Postal ServiceTM CERTIFIED MAILTM RECEIPT (Domestic Mall Only; No insurance Coverage Provided) 7013 0600 For delivery information visit our website at www.uepe,como SILT, CO 81652 Poe Qe Certll led Fee Return Receipt Fee .Endorsement Required) Restricted Delivery Fee Endorsement Required) SO Total Postage & Fees N ru rR 0' 0^ ru ti O D D —0 a rR N rR 0, 0 ru ru D 0 0 0 0 .,n 0 m rR 0 N Lr) -o rR Cr Ir ru ru D D 0 D m Sen"' Howard & Margo Sta $0.00 II. $1 l $0.00 Postmark Here OCT/9 2o» \V/19/2017 SenfT: PetgA Barbara\Guy orPO E 4954 CR 214 or PO ciIY New Castle, CO 81647 for Instructions 2695 9141 0600 0002 EXHIBIT U.S. Postal Service CERTIFIED MAII (Domestic Mali Only; No it For delivery Information visit t. 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Total Postage & Fees 5 $O.r -e 511.'1 $0. 0 $0. J Son; To Mic fele Pfeifer s`r;g Y 295 CR 262 or PO Box Cr"'S(dr Slit, CO 81652 PS Form 0' to 0 OCTP 'o9 2017 See Reverse for Instructions U.S. Postal ServiceTM CERTIFIED MAILTM RECEIPT (Domesl lc Mall Only; No Insurance Coverage Provided) For delivery Information visit our website at www .r,, : come G . NEW CASTLE• CO 81647 / Postage 5 Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) $0. Total Postage & Fees 11,05.1 $0.00 1114 gr.► 3Errt Red f33aT Guest R - " ' , LC PO BOX 338 New Castle, CO 81647 or PC Ctrs. U.S. Postal ServiceTM CERTIFIED MAILTM RECEIPT (Domestic Mall Only; No Insurance Coverage Provided) For delivery Information visit our website at www,usps.coma SILT r CO 81652 Po$Zde Certified Fee Return Receipt Fee (Endorsement Required) Restricted Delivery Fee (Endorsement Required) II Total Postage & Fees 5 U.0 senstEdgart Socorro 4815 CR 214 Silt, CO 81652 .:,Feet, or POB City, S(s N Postmark Ocre19 10 9/2017 A 417 ‘.Q1 PS For •-- - - for Instructions m 0 a - RJ RJ O O 0 0 0 0 m ri 0 U.S. Postal ServiceTM CERTIFIED MAILTM RECEIPT (Domestic Mali Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.come SILT, CO 81652 Return Receipt Fee "rdorsement Required) SesIrcted Delivery Fee ndorsoment Required) Total Postage & Fees $3."4 Srrnt Tn Fred & Linda Kuers% fitroot, Ap or PO Bo) City, Stats CTORI 4555 CR 214 Silt, CO 81652 2695 9110 U.S. Postal Service TM CERTIFIED MAILTM RECEIPT (Domestic Mall Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.come SILT• CO 81652 Po4tale Certified Fee ru O Return Receipt Fee (Endorsement Required) 0 Restricted Delivery Fee (Endorsement Required) 0 0 $ij� Total Postage & Fees $0.00 $0.00 m senrro • James & Sharon Yoa'9�i P O rPOBOBc 4633 CR 214 or �9 Olci 9 ?017 City, Stat Silt, CO 81652 Patrick Waller From: Roussin - CDOT, Daniel <daniel.roussin@state.co.us> Sent: Tuesday, July 11, 2017 3:38 PM To: Patrick Waller Cc: Sheryl Bower Subject: Re: Referral Request Attachments: Levels of Traffic Evaluation 051129.pdf b .0 2 EXHIBIT 3 Patrick - Thank you for the opportunity to review Red Barn Guest Ranch LLC — Community Meeting Facility Land Use Change Permit, located at 345 County Road 262, New Castle, CO 81647. This facility would have direct access onto CR 262 and then onto the US Highway 6 at milepost 103.8. It is my understanding the facility would host 60 events averaging 100-300 guests. The applicant provided Red Barn Guest Ranch -Traffic Additional Information dated June 19, 2017 by Mountain Cross Engineering Inc. The report didn't address any highway concerns. CDOT would recommend the County to require an Level 2 Traffic Study (See attachment). I would also suggest that the traffic engineer do a methodology review with County and CDOT prior to submitting a report. Once CDOT and the County have a clear understanding of the traffic impacts; then CDOT would be able to determine if an access permit is required by this development. If you have any questions, please let me know. thanks Dan Roussin Permit Unit Manager Traffic and Safety P 970.683.6284 I F 970.683.6290 222 South 6th Street, Room 100, Grand Junction, CO 81501 daniet.roussin®state.co.us 1 www.Codot.gov/ 1 www.cotrip.ora On Mon, Jul 10, 2017 at 12:28 PM, Patrick Waller <pwaller@garfield-county.com> wrote: Good Afternoon, Garfield County Community Development is requesting referral comments for the Red Barn Guest Ranch LLC — Community Meeting Facility Land Use Change Permit, located at 345 County Road 262, New Castle, CO 81647. The File Number is GAPA-05-17-8540. Please see the attached sheet for information on accessing the file and email any comments or responses to me by Monday, July 31, 2017. 1 Thanks for your help, Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 pwaller ! garfield-county.com http://www.garfield-county.com/community-development/ 2 .....'RESOURCE ..... ■••MME N G I N E E R I N G I N C. Patrick Waller, Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs CO 81601 RE: Red Barn Guest Ranch LLC Community Meeting Facility Review File No. GAPA-05-17-8540 Dear Patrick: July 31, 2017 At the request of Garfield County (GARCO), Resource Engineering, Inc. (RESOURCE) reviewed the land use application of Red Barn Guest Ranch LLC for the proposed Community Meeting Facility project. The proposed project would be to make improvements to the existing structures on the property to allow for events such as weddings, family reunions, corporate events and similar gatherings at the existing 21 acre parcel located at 354 Mid Valley Lane (CR 262), west of New Castle. The submittal includes a cover letter from Balcomb & Green dated May 12, 2017 and supporting documents provided with the letter. RESOURCE's review includes applicable technical criteria and standards in Article 4-103, 4-201, 4-203, and Article 7 of the GARCO Land Use and Development Code (LUDC). RESOURCE's comments are presented below. Section 7-104 and 105 Water & Wastewater Potable water for the new project uses will come from an existing "Barn Well" located on the property. The existing "Main House Well" will continue to serve the main house on the property. A pumping test of the Barn Well by Ray's Well Done Pump Service and analyzed by Colorado River Engineering, Inc. (CRE) indicates that the well can supply the proposed project. The CRE May 5, 2017 (updated July 6, 2017) letter also includes water quality testing laboratory results. The water quality meets all applicable standards, except coliform bacteria. Disinfection treatment is required and CRE proposes a UV disinfection system. A valid well permit is required to provide a legal water supply from the Barn Well for the project. A water Allotment Contract from the West Divide Water Conservancy District (Contract # 17042LMH(a)) was obtained and a new well permit (Permit No. 81008-F) was issued by the Division of Water Resources pursuant to the WDWCD contract. Irrigation water for the project will be supplied by the Applicant's interests in the Thompkins Ditch and the Ware and Hines Ditch. Wastewater will be treated through on onsite wastewater treatment system (OWTS). The submittal includes a March 23, 2017 letter report from Mountain Cross Engineering, Inc. (MCE) regarding the feasibility and design of OWTS for the new uses on the property. There does not appear to be any technical concerns with water and wastewater service for the project. Consulting Engineers and Hydrologists 909 Colorado Avenue • Glenwood Springs. CO 81 601 • (970] 945-6777 • Fax (970)945-1137 Patrick Waller, Senior Planner Garfield County Community Development Department Page 2 Section 7-106 Public Utilities The existing parcel is currently served by public utilities. Section 7-107 Access and Roadways July 31, 2017 The project will be accessed from CR 262 via an existing driveway for the property. MCE provided two letters dated March 30, 2017 and June 19, 2017 regarding a request for a waiver from providing a Traffic Study and information regarding projected traffic generation from the project, background traffic data, and analysis of the characteristics of the existing County Road 262. RESOURCE agrees that enlargement of the existing County Road would require condemnation/acquisition of additional right-of-way. The existing road would be adequate for the proposed use, provided that all parking is on the property as proposed and there is no parking or other use of the County Road right-of-way. Section 7-108 Natural Hazards There was no report related to natural hazards. The site is relatively flat and has no steep/unstable slopes. An unnamed drainage commonly known as Slaughter Gulch flows onto the northeast corner of the property and along the eastern property boundary. The potential issues include flash flood and debris flow. 7-203 Protection of Water Bodies The proposed project is more than 300 feet from Slaughter Gulch and 3000 feet from the Colorado River the Colorado River. There are no identified wetlands in the project area in the submittal. 7-204 Drainage and Erosion Mountain Cross Engineering, Inc. has evaluated the drainage on the property and sees no issues with for the property. However, the June 19, 2017 MCE letter does not appear to address Slaughter Gulch and any potential issues with drainage and debris flows. As mentioned above, parking will be on site in grassed areas. The County code requires that parking areas be designed by an engineer and include provision for proper drainage and stormwater management. These two items should be clarified/addressed prior to any approval for the project. 7-205 Environmental Quality The proposed project does not have any anticipated environmental impacts from construction of improvements to existing structures. :UURESOURCE 8II1IE,o,NEEaiNo INC. Patrick Waller, Senior Planner Garfield County Community Development Department Page 3 7-207 Natural and Geologic Hazards July 31, 2017 As discussed above, there are no potential hazards, except for flooding/debris flow from Slaughter Gulch. The site surface geology is mapped as Qfy, which is alluvial fan and debris flow material. 7-208 Reclamation An appropriate landscape plan should be developed if there will be any disturbed areas to ensure that disturbed areas will be reseeded and/or landscaped. This is also consistent with the drainage and erosion control plan. Please call if you have any questions or need additional information. Sincerely, RESOURCE ENGINEERING, INC. Michael J. Erion, P.E. 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I�.2e"7 Cie r7 COLORADO Division of Water Resources Department of Natural Resources 1313 Sherman Street, Room 821 Denver, CO 80203 MEMORANDUM Date: July 31, 2017 To: Patrick Waller, Senior Planner Garfield County Community Development Department From: Megan Sullivan, Water Resource Engineer Re: Red Barn Guest Ranch LLC — Community Meeting Facility Land Use Change Permit; GAPA- 05-17-8540 We have reviewed the land use change request for a Community Meeting Facility on a parcel of approximately 20.6 acres in size, located in part of the NW1/4 of Section 6, Township 6 South, Range 91 West of the 6th P.M., at 345 County Road 262, New Castle. The property currently consists of a main residence, two guest houses, a garage, two barns (the Red Barn and the Hay Barn), stable, pastures, a riding arena lawn and orchards, with access road and utilities in place. The applicant does not propose to create a new lot or change the size of the existing lot. The applicant proposes to add a community meeting facility in the garage and Red Barn, utilizing the existing guest houses for lodging. The water supply for the proposed events which will include weddings, family picnics or reunions, corporate events, and similar gatherings, will be from an existing well, designated as the Red Barn Well. The well will serve the two guest houses and a restroom facility in the Red Barn. The applicant has indicated that there will not be an on-site kitchen facility as all events will be catered. In addition, there will not be irrigation use from this well as the applicant holds an interest in the Roseman Ditch and shares in the Ware and Hinds Ditch Company. It appears this well also provides watering for livestock for an existing horse boarding facility on the property. The Red Barn well is currently permitted under Well Permit No. 81008-F, which was issued on June 15, 2017, to use an existing well on the condition in part, that the well operates only when a water allotment contract between the well owner and the West Divide Water Conservancy District is in effect. Groundwater from the well is limited to commercial uses of two guest houses, 7,000 square feet of commercial space and water of 28 head of livestock. The maximum pumping rate allowed is 15 gallons per minute and the annual appropriation shall not exceed one (1) acre-foot. There is a second well on the property, currently permitted under Well Permit No. 92777-A. The use of this well is limited to ordinary household purposes inside one single family dwelling and the irrigation of up to one acre of home lawn and gardens. Use of water for commercial purposes is not allowed under this permit. According to the information provided, this well serves the main residence. As long as the applicant operates within the conditions of approval for both wells serving the property, this agency would not have an objection to the use of the existing well under Permit No. 81008-F for this proposed Community Meeting Facility Land Use Change Permit. Please let me know if you or the applicant has any questions regarding this matter. 1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.water.state.co.us la 7 Patrick Waller From: Dan Goin Sent: Thursday, July 13, 2017 7:31 AM To: Patrick Waller Cc: Dale Stephens Subject: Red Barn Guest Ranch Patrick As a referral to the Red Barn Guest Ranch- Community Meeting Facility File# GAPA-05-17-8540 I have checked this driveway it has already been up dated with a asphalt apron and is up to code so as far as Road and Bridge it is good to go. Dan Goin District 3 Foreman Garfield County Road and Bridge 0298 CR 333A, Rifle CO 81650 970-625-8601 1 Patrick Waller From: Janet Aluise <jaluise@townofsilt.org> Sent: Wednesday, August 02, 2017 10:43 AM To: Patrick Waller Subject: RE: Referral Request Hi Patrick: 12 a EXHIBIT e The Town of Silt Planning & Zoning Commission had no comments on the Red Barn Commercial Enterprise. Thank you for the opportunity to comment on this land use proposal. Janet Aluise Community Development Director Town of Silt 231 N. 7th Street P.O. Box 70 Silt, CO 81652 (970) 876-2353 Ext. 108 (office) (970) 876-2937 (fax) jaluise@townofsilt.org janet@townofsilt.org https://urldefense.proofpoint.com/v2/url?u=http- 3A_www.townofsilt.org&d=DQIFAw&c=euGZstcaTDIlvimEN8b7jXrwgOf- v5A_CdpgnVfiiM M&r=si3TIv83JEZRDBcSyQj5gKae2VWX3g6itFMxn7q_btw&m=rm5xLGIuATn6IZFV7kMmk84915iscKWyn GON10s15gU&s== 2su_3B6oDmfjpV-zfldcBeBvu_QsYFeDwWkBwAu5Q&e= 1915 — 2015 100 Years of Community! This electronic mail message, including all attachments, is for the sole use of the intended recipient(s) and may contain confidential and/or privileged information or otherwise may be protected from disclosure. Any unauthorized review, use, disclosure, distribution or actions which rely on the contents of this information is prohibited. If you are not the intended recipient, please contact the sender and delete the message and any attachment(s) from your system. Thank you. Original Message From: Patrick Waller [mailto:pwaller@garfield-county.com] Sent: Tuesday, July 18, 2017 6:21 AM To: jaluise@townofsilt.org Subject: RE: Referral Request Hi Janet, That would be fine. We look forward to your comments. Thanks, Pat Waller 1 Sent by MailWise<https://urldefense.proofpoint.com/v2/url?u=http-3A_www.mail- 2Dwise.com_installation_2&d=DQIFAw&c=euGZstcaTDllvimEN8b7jXrwgOf- v5A_CdpgnVfiiMM&r=si3TIv83JEZRDBcSyQj5gKae2VWX3g6itFMxn7q_btw&m=rm5xLGIuATn6IZFV7kMmk849l5iscKWyn GON10s15gU&s=qexAVGoZ-jlkBA5yQCg4HPw86e0yjAvDbagEojL6vWA&e= > — See your emails as clean, short chats. Original Message From: Janet Aluise <jaluise@townofsilt.org> Sent: Monday, July 17, 2017 02:41 PM To: Patrick Waller <pwaller@garfield-county.com> Subject: RE: Referral Request Hi Patrick: I am unable to take this referral to my Planning & Zoning Commission until August 1, 2017. Could I please get comments to you on August 2? Janet Aluise Community Development Director Town of Silt 231 N. 7th Street P.O. Box 70 Silt, CO 81652 (970) 876-2353 Ext. 108 (office) (970) 876-2937 (fax) jaluise@townofsilt.org<mailto:jaluise@townofsilt.org> janet@townofsilt.org<mailto:janet@townofsilt.org> https://urldefense.proofpoint.com/v2/url?u=http- 3A_www.townofsi lt.o rg&d= DQI FAw&c=e uGZstcaTDllvi m E N8b7jXrwgOf- v5A_CdpgnVfiiMM&r=si3TIv83JEZRDBcSyQj5gKae2VWX3g6itFMxn7q_btw&m=rm5xLGIuATn61ZFV7kMmk84915iscKWyn GON10s15gU&s== 2su_3B6oDmfjpV-zfldcBeBvu_QsYFeDwWkBwAu5Q&e= <https://urldefense.proofpoint.com/v2/url?u=http- 3A_www.townofsilt.org_&d=DQMFAg&c=euGZstcaTDllvimEN8b7jXrwgOf- v5A_CdpgnVfiiM M&r=si3TIv83J EZRDBcSyQj5gKae2VWX3g6itFMxn7q_btw&m=Yz- OgLiEKUdmDFuO6XW3WRcJDmKJVIPNh_RfxENoUVY&s=pjbHtJiYE3KuFz6NWWMNAZfcFe20G-tCU3anItCGMgU&e=> [4215_FINALIogo] 1915 — 2015 100 Years of Community! This electronic mail message, including all attachments, is for the sole use of the intended recipient(s) and may contain confidential and/or privileged information or otherwise may be protected from disclosure. Any unauthorized review, use, disclosure, distribution or actions which rely on the contents of this information is prohibited. If you are not the intended recipient, please contact the sender and delete the message and any attachment(s) from your system. Thank you. From: Patrick Waller [mailto:pwaller@garfield-county.com] Sent: Monday, July 10, 2017 12:29 PM To: Wyatt Keesbery; Kelly Cave; Morgan Hill; Yvonne Long; daniel.roussin@state.co.us; scott.hoyer@state.co.us; Taylor Elm - DNR; jaluise@townofsilt.org; Michael Erion; orrin.moon@crfr.us; water@wdwcd.org; timc@newcastlecolorado.org; Sullivan - DNR, Megan 2 Subject: Referral Request Good Afternoon, Garfield County Community Development is requesting referral comments for the Red Barn Guest Ranch LLC — Community Meeting Facility Land Use Change Permit, located at 345 County Road 262, New Castle, CO 81647. The File Number is GAPA-05-17-8540. Please see the attached sheet for information on accessing the file and email any comments or responses to me by Monday, July 31, 2017. Thanks for your help, Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 pwaller@garfield-county.com<mailto:pwaller@garfield-county.com> http://www.garfield-county.com/community-development/ 3 Colorado River Fire Rescue Patrick Waller 108 8th Street, Suite 201 Glenwood Springs, CO 81601 RE: Red Barn Guest Ranch August 4th, 2017 Patrick: This letter is to advise you that I have conducted a site visit, met with Mr. Hallett, and reviewed the application for the Red Barn Guest Ranch, File Number: GAPA 05-17-8540, Red Barn Guest Ranch LLC Community Meeting Facility, located at 345 CR 262 in New Castle. After the site visit and review of the application, I have the following comments: 1. The existing entrance road to the ranch shall be at least 20' wide. The application states that the driveway will be widened to 20'. The existing width is about 14' wide with poor drainage. We are requiring 20' of graded for drainage, all weather driving surface for the entire entrance road. 2. The buildings used for assembly purposes shall meet the exiting requirements as outlined in the 2009 IFC or the current 2015 IBC. 3. Due to the occupancy change of this property, we are requiring the installation of a year around water supply that will supply at least 1000 gallons per minute for at least 2 hours. In the application, a new pond is mentioned on the south side of the property. We are willing to except a pond with a drafting fire hydrant installed to our specifications for the required water supply. We suggest that the pond be lined to maintain water supply and not allow for vegetation to grow in the water. If new pond is not installed, then we will require a drafting hydrant be installed in existing pond to our specifications. 4. If a Security Gate is installed on the property entrance, we will require access to the gate by installing a Knox Box key box to allow storage of a key or a gate switch. Colorado River Fire Rescue I have no further requirements or concerns with this Guest Ranch/Community Meeting Facility. Thank you for allowing me to review this referral and please feel free to contact me with any questions or concerns. Thank You, Orrin D. Moon, Prevention Division Chief/Fire Marshal CRFR 9Y/vP e -i% -u . N'I Saul "4 6.',5.7 / 0,F ✓ `4 R rivrc r$ dN� 7'1*/ f - vs'/G',11 0e5. c7�P Site Pian SpM JUL 26701 N#.ONEN CN ECTVRE VV Dme Mawr4N CC 2264: RED BARN GUEST RANCH 3a5 MW Valle.' lane. Wwcak.CV x165? 26627 El Mr Dens Miter Yrp. G 9269i wt emn Rn SITE PLAN FCTRABANK ON DO O July 27, 2017 Patrick Waller Senior Planner, Garfield County Community Development Department 108 8") Street, Suite 401 Glenwood Springs, CO 81601 Re: Red Barn Guest Ranch Dear Mr. Waller: I would like to offer my thoughts on the Red Barn Guest Ranch and their business model. I have worked closely with Richard Hallet and his team over the last several months. The partners involved are all highly regarded with stellar skills in each of their respective fields, each adding their unique talents to the success of the property. I have found their business model to be well developed due to their wealth of past experience. Every facet of the business is well thought out with the end product in mind. That product is not only providing our market with a much needed venue, but also incorporates other existing businesses in our area, further promoting the economy of the county and creating more jobs. I consider Red Barn Guest Ranch to be a welcomed addition to the area, meeting a need in Garfield County with a unique property that the owners are developing into a trop notch destination. As a citizen of New Castle, member of Garfield County Economic Development Partners and business leader, I wholeheartedly support their planned use of the property and wish them great success. Sincerely, Charlene D. Revoir Vice President and Commercial Banker Vectra Bank Colorado August 3, 2017 Sheryl Bower; Patrick Waller Garfield County Community Development (P&Z) 109 86 5t, #401 Glenwood Springs, Co 81601 pajd EXHIBIT a RE: Red Barn Guest Ranch application for land use change; Red Barn LLC I am writing to express my strong opposition to the above proposal for a 'community meeting facility.' Although I live on Mid Valley Lane (CR 262) and will be the first one to bear the brunt of the increased traffic, 1 am told I do not qualify for an official notice because my property line is 8' outside the 200'zone. This regulation is entirely inadequate for this area, although it might suffice in a city environment with multiple roads and traffic. Off Hwy 6&24, there are only two roads to this proposal --the one mentioned and the narrower CR 214. (Hwy 6&24 is very busy, so why encourage more traffic on it by this type of use.) The applicant's engineer states in his letter that Mid Valley is a safe, straight road. This is debatable, depending on the drivers and reason for use. We have nearby high school students (1 mile away), construction workers, pot buyers/growers, drivers without valid insurance or license, --you name it, all use these roads as cut-offs from Hwy 6& 24. And the fact that CR 262 is straight encourages speeding, well above the 30 mph posting. Also traffic is busy on Saturday with people running weekend errands, visiting relatives, recreating. In the summer, families with children, older adults use these roads for exercise --some even in the winter. Compounding that, it's been reported that the applicant has already obtained a liquor license. How did that happen without notice or further consideration? And will they be providing their guests with recreational pot use if it becomes legal at commercial sites as is currently promoted in Denver? The engineer also mentions road -side ditches, but these are irrigation ditches with historic easements that a developer has no right to expect the county to change, which for some landowners have resulted in problems because of poor engineering, construction and lack of understanding of the irrigation process. The documents talk easily of condemning land and widening roads as a solution, but why should a private developer expect to have his project borne on the backs of the surrounding property owners and tax payers? The picture of their entrance that they submitted was taken with a long -angle lens, making the complex look farther from the main road. Also there are conflicting aspects --one document says they will construct a facility or event center; other documents indicate just use of current structures. Because this is an agricultural area, heavy farming equipment is moved in and out of the area, which brings up the main reason people have settled here—the quality of life that the t/d d09:90 Ll. VI. Inc Par agriculture use provides. The congestion and commercialization that these applicants will bring is not compatible with that. (People here are not opposed to someone earning money on their property; it's one thing to have a few heavy trucks parked on your property, or a small side -line business, but this is quite another.) Finally, how is this a benefit to the community? While it might provide a few minimum wage jobs, this project benefits the developer. We don't need another meeting facility. There are facilities in New Castle, quilting bees in Silt, CMC in Rifle and famous -owner guest ranches that have tried this in the past with minimal success. Even the Battlement Recreation Center does not get the use it was touted to need/bring. Garco reportedly spent around $3 million of taxpayer money to improve the fairground complex to become, as Commissioner Samson has advocated, more of a centerpiece for the community for a wider range of events, complete with a new commercial kitchen, not to mention the indoor arena and livestock stalls, parking, all of which seem to be well received. When a neighbor wanted to host Mexican -style rodeos several years ago (complete with alcohol), she was required to post notice and a hearing was held. (As I understood, events could not be held anytime the school had activities, because of the landowner's proximity to the school.) When the promoters asked what our main objection was, they were simply told that it was not compatible for this area, and that the fairgrounds should be their venue. Fortunately, the commissioners agreed. Some people have dismissed these types of concerns with the platitude, 'You can't stop progress.' But progress has a different meaning today. It is NOT progress to allow people, businesses or land owners to re-create the mess they left behind in the big city (and one they helped create) such as congested traffic, increased density, noise --all the things that decrease the quality of life. I know people who moved here to 'Little Aurora' from Denver, and the first thing they wanted was their McDonalds and their bowling alley, all while enjoying the reduced traffic, better quality of life, etc for a while.... until the recreation of city life catches up. Don't let this happen. Have a hearing, preferably in Silt; that way neighbors won't be left out because of the traffic nightmare happening in Glenwood. a Diicn 0068 CR 262 Silt, CO (Mailing: PO Box 58 New Castle, Co 81647) Cc: Garco Commissioners PS: I did receive a generic letter from the applicant, but they did not sign their last name which tells me plenty. 9.d d68:80 LL tib Inf Sheryl Bower, Patrick Waller and whomever else it concerns, Regarding the Red Barn LLC "Community Development Center," I would like to share my opinion on the matter. My husband and I reside in the parcel of land directly adjacent to the Red Barn property, at the address 4815 County Road 214. We moved here seeking out a lifestyle that is afforded and maintained by the continued agricultural and residential use of land within the neighborhood. It is a peaceful and quiet neighborhood, and the addition of a community center, as described by the request description, would be disruptive. Particularly we are concerned about the potential increase in traffic, alcohol use of some drivers and noise from bands/music, that sometimes accompany celebratory events. Additionally, we feel that title of "Community Development Center" is a little misleading, as it will essentially be a for-profit parcel that happens to host events, but offers little to enrich the community through activities, learning, or recreation. To us, it feels more like an attempt to capitalize on the community rather than develop it. It will not achieve its purported goal of developing the community, because the community values its integrity as a neighborhood. In summary, commercializing a part of the neighborhood will do nothing to develop the neighborhood, it will simply invite the possibility of further commercialization and ultimately jeopardizes the integrity of the agricultural lifestyle we and others moved here for. Mr. and Mrs. Hunt 4815 County Rd 214 970.876.5614 Patrick Waller From: LINDA KUERSTEN <Ikuersten@hotmail.com> Sent: Tuesday, August 01, 2017 5:59 PM To: Patrick Waller Subject: Red Barn Guest Ranch Application Response Linda and Fred Kuersten 4555 County Road 214 Silt, Co 81652 876-2519 Follow Up Flag: Follow up Flag Status: Completed We are requesting a complete Administrative Review and Commissioners hearing on the Red Barn Guest Ranch application for the following reasons: 1. Septic/Water Table and the possibility of contamination of nearby domestic water wells. We need more details on where the restrooms, septic and leach fields will be located. The water table in this area is only 50 feet deep. According to the application, there will be up to 300 guests per day in addition to staff members using the facilities. Using a standard septic system and leach field, has the real possibility of leaching into neighboring wells and irrigation ditches. There is a domestic water well supplying three homes (including our own) very near the ranch property to the west. We need assurances from the county and the Owner that they will sufficiently handle this potential hazard. 2. Sound We have had problems in the past with lighting from Coal Ridge High School and with the traffic and crowd noise. We have had to plant many trees to help mitigate this problem, but we do not have trees to help with lights and noise coming from the east side of our property. When a previous owner of the Red Barn property had special events, we were unable to sleep until the event was over. The sound in this valley carries uphill surprisingly great distances. 3. Light EmissionWith the parking of 109 cars close to our property, we will have headlights flashing in our windows and yard plus the needed lighting in the parking area reflecting into neighboring homes. 4. Access/Fire/Police Having lived on the the Red Barn property myself for over 17 years, There could be instances when access will be cut off using the only road (262) into and out of this property. We encountered several severe floods that cut this property off from the outside while I lived there. If a fire or flood would block anyone exiting or entering, how is law enforcement going to reach this property? I believe Road and Bridge and the Sheriff should be making a statement as to this possibility as well as the traffic load on 262 which has a reputation for hazardous passing of two lane traffic. Despite the traffic study denial, this road is not built to handle traffic of this magnitude. \ 5. Agricultural Atmosphere We are very concerned that our agricultural community is being turned into commercial. This large of a project will certainly add to the commercial feel of our valley. We are asking that no large commercial type structure be built on this property as has been rumored to be planned for the future despite being stated to the contrary in the application. 1 Patrick Waller From: Micheal Spradlin <rcg.spradlin@gmail.com> Sent: Friday, July 28, 2017 10:39 AM To: Patrick Waller Subject: RED BARN GUEST RANCH Hello Patrick. EXHIBIT 15 My name is Michael Spradlin and I own and operate the Rib City Grills in Rifle, Grand Junction, and Fruita. I also had a unit in GWS until September of 2013 in Cushman Kings building at 7th and Grand Avenue. Catering makes up a large part of our sales and we are excited about Richard and his family opening their guest ranch. Our catering customers, since we began in 2003, are always looking for venues to hold events. And what spectacular place to hold a memorable event! This property is being remodeled in a first class fashion and will be a valuable addition to the area. As a restaurant owner, I am thrilled to work with business owners that have had success with this model previously and it is great to hear of catering inquiries ringing the phone of of the hook. Rib City is excited for this new venue to be opened and can't wait to do our first event with the Halletts. Good luck with the remainder of summer, as I understand the Bridge project is in full swing. Regards, Mike Spradlin 1 Patrick Waller From: Randy Winkler <randy@mpsigns.com> Sent: Monday, July 31, 2017 12:53 PM To: Patrick Waller Subject: Red Barn Guest Ranch EXHIBIT 1 1 (0 Patrick, I am writing this letter to give my support to Richard Hallet, Owner of Red Barn Guest Ranch. I believe this will be a great business for the entire valley. Richard and his wife are extremely professional in all of their business operations that I have been involved with and I look forward to using them in the future for any large gatherings. Thank You. Randy Winkler (owner of Micro Plastics) Randy Winkler Micro Plastic, Inc. PO Box 847 531 Railroad Ave. Rifle, CO 81650 970.625.1718 randympsigns.com 1 RE: Red Barn Guest Ranch Patrick, We would like to respond to concerns voiced by some neighbors as follows; 1. While the Ranch could host up to 300 people, events of this size are very rare. Our experience has proven that only one every year or 2 might be hosted. The predominant event size will comprise 85 to 105 guests with 30 to 40 cars. A good number of the events will be even smaller with only 12 to 50 guests and 5 to 20 cars visiting. 2. Lighting of our facility is very low intensity and mostly inside our buildings with only low wattage "String Lighting" in the patio areas. Events being mostly inside the existing Red Barn and existing "Carriage House" any glare affecting neighbors will be effectively eliminated. Our events will be almost exclusively weekends (Friday, Saturday or Sunday). No event will last beyond 10PM. Our event sites are in the middle of the property in existing buildings and extensively screened by existing buildings and mature trees. 3. Restrooms will be added inside the existing Red Barn and served by a septic system and leach field in the middle of our property between the Red Barn and riding arena. The system has been designed by Mountain Cross Engineering and sized to handle 300 guests even though an event of this size may never occur. Leach fields are well within required setbacks from wells and ditches. 4. There will be music, but again on weekends and ending by 10PM. We have heard noise from the High School and it does carry, but the school has no screening of any kind to reduce the noise level. Again, our events are in the middle of our property and heavily screened by the existing buildings and trees. Additionally, the music will be inside the buildings, further reducing the impact. Moreover, we will monitor decibel levels and adhere to county standards. 6. Mountain Cross Engineering has done a traffic analysis of County Road 262 and determined that it can easily handle any increase traffic generated by our events. We are also preparing a Traffic Study for the intersection of Mid Valley Lane and Hwy 6 to assure smooth traffic flow. 7. Some rumors have surfaced that huge buildings and even gaming casinos are projected. These rumors are absolutely false. We are not constructing any new buildings and all building improvements are within existing buildings. 8. We very much want to retain the character and pastoral feeling of the ranch and neighborhood. We will continue to raise and board horses in our existing stalls and irrigated pastures. No new structures will be built. The great appeal to our prospective guests is the existing ranch and environment. We will not change it. We will actually be enhancing this feel by keeping the pastures, lawns and landscaping fully irrigated and green. Thank you, Larry Halonen, Red Barn Guest Ranch CSLORAD; ENGINEERINGIVER INCORPORATED May 5, 2017 (updated July 6, 2017) Larry and Mary Pat Halonen c/o Red Barn Guest Ranch, LLC 345 County Road 262 New Castle, CO 81647 EXHIBIT 18 RE: CRE Job #1142 - Red Barn Guest Ranch, LLC - Water Supply Mr. and Mrs. Halonen: Colorado River Engineering, Inc has prepared this letter to address Garfield County's water supply and distribution requirements for the planned commercial development of a guest ranch and wedding venue. The guest ranch is contemplated to have two guest houses as well as 7,000 square feet of commercial area associated with the wedding venue, and 28 head of livestock. The wedding venue anticipates serving an average of 100 people for 52 weeks out of the year. This frequency of events does not qualify as a transient, non -community water system and is therefore not subject to the additional monitoring requirements of that type of water system. In order to address the requirements outlined in Section 4-203 (M) of the Garfield County Land Use and Development Code, four-hour pump and water quality tests were performed on the existing (unpermitted) well that will be serve as the water source for commercial uses. Legal Supply The Red Barn Guest Ranch (hereafter referred to as "The Ranch") has permitted the historic well on the property that will serve the wedding venue, referred to as the "Barn Well" (Figure 1). Because the wedding venue will expand the use of the well for commercial activities, the well will be permitted as a non-exempt, augmented well. The Ranch has acquired a West Divide Water Conservancy District contract (#170420LMH(a)) to cover out of priority depletions to the Colorado River associated with the wedding venue. A copy of the contract is provided in Appendix A. The contract estimates 0.73 acre feet of depletions (including 5% transit Toss) associated with 2 guest houses, 7,000 square feet of commercial space and 28 head of livestock; however the Ranch holds the minimum contract amount of 1 acre foot. No irrigation 1 ENGINEERINGCOLOR:A_ 0 RiVER INCUR POR AT ED uses are included in this contract because the Ranch also holds five percent interest in the Roseman (aka Thompkins) Ditch and 12 shares in the Ware and Hinds Ditch Company. Well Construction The well to be used for the Ranch was never recorded with the State of Colorado. On April 13, 2017, a post -construction well test was performed by Ray's Well Done Pump Service, LLC. Results of the tests were submitted to the State of Colorado and well permit number 81008-F has been issued to the "Barn Well"(attached). Well Yield Tests The Garfield County Land Use and Development Code requirements for well water quantity testing are outlined in Section 4-203 (M)(1)(b)(5)(a). A four hour pump test was performed by Ray's Well Done Pump Service, LLC (State License: #1419). Results are summarized below and the report can be found in Appendix B. The well was pumped continuously for four hours and averaged 12.5 gallons per minute. The static water level was 89.1 feet and the well depth was reported to be 110 feet. The well is equipped with a 3/ horsepower pump. The total draw down over the four hour test was 0.4 feet. The well made a full recovery within five minutes after pumping ceased. Over four hours, 12.5 gallons per minute yields 3,000 gallons, which is substantially more water than would be required for the anticipated commercial uses. Water demand for this well is fairly uniform throughout the year because there are no irrigation uses associated with the well. Demands for the guest houses are estimated to be 0.53 gallons per minute (gpm). Demands associated with the commercial uses are estimated to be 0.98 gpm and livestock demand at 0.23 gpm. These uses total 1.74 gpm. Even under peak conditions, the 12.5 gpm production of this well is more than sufficient to supply the anticipated uses. This well is subject to Colorado Revised Statute 37-90-137(2) which requires six hundred foot spacing between non-exempt wells. Well Permit: 117165-A (Pfeifer well) is the closest to the commercial well at the Red Barn Guest Ranch. Permission was obtained from the landowner and the distance between the wells has been verified as being greater than 600 feet away, as illustrated in Figure 1. 2 CoLoD�O ENGINEERINGR IvER 1Nc 1)R POI{ A TED Water Quality The Garfield County Land Use and Development Code requirements for well water quality testing are outlined in Section 4-203 (M)(1)(b)(5)(c) and include: Alkalinity, arsenic, cadmium, calcium, coliform bacteria, chloride, conductivity, copper, corrosivity, fluoride, hardness, iron, lead, magnesium, manganese, nitrate/nitrite, pH, sodium, sodium adsorption ratio, sulfate, total dissolved solids, uranium, zinc and alpha/beta radioactivity. Although the Colorado Department of Public Health and Environment's (CDPHE) Colorado Primary Drinking Water Regulations (CPDWR) generally apply only to public water systems and not to private water systems, the maximum contaminant levels contained in the CPDWR were used for reference. Water quality samples were obtained by Ray's Well Done Pump Service and sent to Accutest Laboratories. Laboratory results are provided in Appendix C, the well that will be used for commercial purposes is labeled as the "Barn Well". Please note that the project name was incorrectly transcribed and should read "Red Barn Guest Ranch", not "Ped Bar N Ranch". All required water quality parameters, including Gross Alpha/Beta radioactivity, are within the State's established maximum contaminant levels as outlined in the CPDWR. Fecal coliform was indicated to be <2 per 100m1. Because the "House Well" shows the presence of total coliform, it is recommended that on-site treatment, such as UV treatment, be installed for both wells to ensure proper water quality for all uses on the property. The water quality testing completed satisfies Section 4-203 (M)(1)(b)(5)(c) of the Garfield County Land Use and Development Code. It is our opinion that the water supply for the proposed commercial wedding venue has adequate quality, quantity, and dependability for the proposed uses with the addition of on-site treatment to address the presence of total coliform. If you have any questions, please do not hesitate to call our office at 970-625-4933. Best Regards, Christopher Manera, P.E. Wendy Ryan 3 r 1R hYt_. 1: • 410,•0* Vi b. !• s • tv. Y • T6S R91 W Section 6 €sri l . DigitalGlo,? G o `SGS, AeroGR! , IG ' a r Geographies. CNS /Airils DS. Vser Com'[n' n�fy 0.02 0.04 0.08 Miles Figure 1: Red Barn Guest Ranch, LLC Well Locations COLOR.AoO RIVER ENCi INEER lNfi 1 n11P'I:ATX9 COLORADO Division of Water Resources J2trirrPr ! _.' N..u•t.! rir:yc�irccs WELL PERMIT NUMBER 81008-F RECEIPT NUMBER 3680200A ORIGINAL PERMIT APPLICANT(S) LARRY HALONEN MARY PAT HALONEN RED BARN GUEST RANCH PERMIT TO CHANGE OR INCREASE USE PERMIT TO USE AN EXISTING WELL APPROVED WELL LOCATION Water Division: 5 Designated Basin: Management District: County: Parcel Name: Water District: 39 N/A N/A GARFIELD N/A SE 1/4 NW 1/4 Section 6 Township 6.0 S Range 91.0 W Sixth P.M. UTM COORDINATES (Meters, Zone:13, NAD83) Easting: 276627.0 Northing: 4381756.0 ISSUANCE OF THIS PERMIT DOES NOT CONFER A WATER RIGHT CONDITIONS OF APPROVAL 1) This well shall be used in such a way as to cause no material injury to existing water rights. The issuance of this permit does not ensure that no injury wilt occur to another vested water right or preclude another owner of a vested water right from seeking relief in a civil court action. 2) The construction of this well shalt be in compliance with the Water Well Construction Rules 2 CCR 402-2, unless approval of a variance has been granted by the State Board of Examiners of Water Well Construction and Pump Installation Contractors in accordance with Rule 18. 3) Approved pursuant to CRS 37-90-137(2), on the condition that this well is operated in accordance with the West Divide Water Conservancy District Augmentation Plan approved by the Division 5 Water Court in case no. 02CW0123. If this well is not operated in accordance with the terms of said decree, it will be subject to administration including orders to cease diverting water. WDWCD contract #170420LMH(a). 4) The use of ground water from this well is limited to commercial uses of two guest houses, 7,000 square feet of commercial space and watering of 28 head of livestock. 5) The pumping rate of this well shalt not exceed 15 GPM. 6) The annual withdrawal of ground water from this well shall not exceed 1 acre-foot. 7) The return flow from the use of this well must be through an individual waste water disposal system of the non -evaporative type where the water is returned to the same stream system in which the well is located. 8) The owner shall mark the well in a conspicuous place with well permit number(s), name of the aquifer, and court case number (s) as appropriate. The owner shall take necessary means and precautions to preserve these markings. 9) This well shall be constructed not more than 200 feet from the location specified on this permit. 10) A totalizing flow meter must be installed on this well and maintained in good working order. Permanent records of all diversions must be maintained by the well owner (recorded at least annually) and submitted to the Division Engineer upon request. NOTE: This well is to be located on a residential site of 20.76 acre(s) described as that portion of Sec. 6, Twp. 6 South, Rng. 91 West of the 6th P.M., Garfield County, more particularly described as Exhibit A in the permit file. Issued By JUSTINA MICKELSON Date Issued: 6/15/2017 Expiration Date: N/A Printed 06-15-2017 For questions about this permit call 303.866.3581 or go to www.water.state.co.us Page 1 of 1 Appendix A West Divide Water Conservancy District Contract WEST DIVIDE WATER CONSERVANCY DISTRICT April 20, 2017 Red Barn Guest Ranch, LLC 345 Mid Valley Lane New Castle, CO 81647 Re: Application to Lease Water Dear Larry and Mary Halonen: 818 Taughenbaugh Blvd., Suite 101 P.O. Box 1478 Rifle, Colorado 81650-1478 Tel: (970) 625-5461 Web: www.wdwcd.org Email: water@wdwcd.org Enclosed is approved Water Allotment Contract # 170420LMH(a). The next step is to obtain a well permit from the Colorado Division of Water Resources office in Glenwood Springs. Once the well is drilled, a totalizing flow meter must be installed and maintained in good working order. In September, West Divide requests an annual reading of this meter. Non-compliance with measuring and reporting requirements are grounds for cancellation of this contract, which could result in action by the Colorado Division of Water Resources to curtail further use of the well. Also enclosed is some information regarding acquiring a meter. Sincerely yours, WEST DIVIDE WATER CONSERVANCY DISTRICT i/Grwl\in lbekMvv-- Tammy Keenan Enclosures cc Division No. 5 Water Resources vv/contract Colorado River Engineering, Inc. w/contract Directors: Samuel B. Potter Kelly Coney Robert J. /.anella Bruce E. Wampler Dan R. Harrison WEST DIVIDE WATER CONSERVANCY DISTRICT APPLICATION TO LEASE WATER 818 Taughenbaugh Blvd. #101, P. O. Box 1478, Rifle, CO 81650 970-625-5461 water@wdwcd.org 1. APPLICANT INFORMATION Name: Larry and Mary Pat Halonen f��Glr 1312 Mailing address: 345 Mid -Valley Lane (CR 252), New Castle, CO 81647 Telephone: 949-291-1888 Email: Ihalonenasbcglobal.net Authorized agent: Wendy Ryan - CRE n /VILh LA -c- 2. COURT CASE #s: Decree Case No. Augmentation Plan Case No. 3. USE OF WATER RESIDENTIAL Number of main residences: 2 Subdivision: No. constructed units: Home garden/lawn irrigation of Method of irrigation: flood sprinkler other Non-commercial animal watering of 28 animals Fire Protection X Evaporation: Maximum water surface to be exposed: Description of any use, other than evaporation, and method of diversion, rate of diversion, and annual amount of diversion of any water withdrawn from the pond: No. ADU's No. vacant lots total sq. ft. Well Sharing Agreement for multiple owner wells must be submitted if greater than two owners, application must be made under a homeowners association. COMMERCIAL Number of units: 2 Total sq. ft. of commercial units: 7,000 Description ofuse: Wedding Venue. 2 guest houses, 2 event buildings INDUSTRIAL Description of use: Evaporation: Maximum water surface to be exposed: Description of any use, other than evaporation, and method of diversion, rate of diversion, and annual amount of diversion of any water withdrawn from the pond: DIRECT PUMPING Tributary: Location: 4. SOURCE OF WATER Structure: well Structure Name: N/A Source: surface storage ground water X Current Permit # unpermltted existing well (attach copy) 5. LOCATION OF STRUCTURE Garfield County 6 Section CONTRACT # 170420LMH(a) MAP ID # 709 DATE ACTIVATED: 04/20/2017 SE NW Quarter/quarter Quarter 6S 91W 6th Township Range P. M. Distance of well from section lines: 3,274' from East, 2,676' from South of Sec 6 See Exhibit A Elevation: 5583 Well location address: 345 CR 252, New Castle, CO 81647 (well is being post -construction permitted) (Attach additional pages for multiple structures) 6. LAND ON WHICH WATER WILL BE USED (Legal description may be provided as an attachment.) A tract of land in the SE1/4 of NW 1/4 and NE 1/4 of SW 1/4 of Section 6, Township 6S, Range 91W of 6th PM Number of acres in tract: 20.76 See Exhibit B Inclusion htto the District, at Applicant's expense, may be required. 7. TYPE OF SEWAGE SYSTEM Septic tank/absorption leach field x Central System Other District name: 8. VOLUME OF LEASED WATER NEEDED IN ACRE FEET: 1 (minimum of 1 acre foot except augmentation from Alsbury Reservoir where a lesser amount is allowed) Provide engineering data 10 support volume of water requested Commercial, municipal, and industrial users must provide diversion and consumptive data on a monthly basis. A totalizing flow meter with remote readout is required to be installed and usage reported to West Divide. Applicant expressly acknowledges it has had the opportunity to review the District's form Water Allotment Contract and agrees this application is made pursuant and subject to the terms and conditions contained therein. � � t Applicant Signature Ge. Ap icant S,i attire Application Date: A// 7 ISSUED AS AREA B CONTRACT' YES ,A NO Printed portions of this form, except differentiated additions or deletions, have been approved and adopted by the West Divide Water Conservancy District. Foran : WDWCD 2014 APPLICATION 4/5/2017 GeoLocation: (39.5580499. -107.59986429999998) WDWCD Silt Mair St Functions Geo lookup: enter your GeoLocation and click Go. 39.55652087758637, -107.591 Go http://www.wriNcdorg/proothtml data 15201, ...„_._ P wyrc IIvayery vtvi/, ulytW lb r Km Legend District Boundariest IAlsbury Reservoir service area Fourmile service area I I 'Silt Mesa service area nicus, USDA Ft Report a map error 1/2 Exhibit B (1 of 4) SPECIAL WARRANTY DEED THIS DEED, made on March 15, 2017, between Fred 13. Chaney of the County of Pinellas, and State of Florida, grantor(s), and Red Barn Guest Ranch LLC, a Colorado limited liability company whose legal address is : 345 Mid Valley Lane a/k/a 345 County Road 262, New Castle, CO 81647 of the County of Garfield, and State of Colorado, grantee: WITNESS, that the grantor(s), for and in consideration of the sum of ten dollars and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged= have granted, bargained, sold and conveyed, and by these presents do grant, bargain, sell, convey and confirm unto the grantee, its successors and assigns forever, all the real property, together with improvements, if any, situate, lying and being in the County of Garfield and State of Colorado described as follows: AS SET FORTH ON EXHIBIT "A" also known by street and number as: 345 Mid Valley Lane alkla County Road 262, New Castle, CO 81647 TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or In anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of the grantor(s), either in law or equity, of, in and to the above bargained premises, with the hereditaments and appurtenances: TO HAVE AND TO 1-IOLD the said premises above bargained and described, with the appurtenances, unto the grantee, its successors and assigns forever. The grantor(s), for themselves, their heirs, and personal representatives, successors and assigns do covenant and agree that they shall and will WARRANT AND FOREVER DEFEND the above bargained premises in the quiet and peaceable possession of the grantee, its successors and assigns, against all and every person or persons claiming the whole or any part thereof, by, through or under the grantor(s); except those items as set forth in Exhibit "B" attached hereto. IN WITNESS WHEREOF, the grantor(s) have executed this deed on the date set forth above. Fred B. Chaney STATE OF COLORADO COUNTY OF GARFIELD ss. } The foregoing Instrument was acknowledged before me an March 15, 2017, by Fred B. Chaney. WITNESS my hand and official seal My commission expires: Commonwealth File No. 1 6'10063-3 Return to: Rcd [Tarn Guest Ranch LLC, a Colorado limited liability company 345 Mid Valley Lane New Castle, CO 81647 No. 16. Rev. 4-94. SPECIAL WARRANTY DEED Notary I'ublic File No. 1610063-3 Exhibit B (2 of 4) EXH-IIBIT "A" A tract of land situated in the Southeast ''A Northwest ''A and the Northeast �/ Southwest ''A of Section 6, Township 6 South, Range 91 West of the Sixth Principal Meridian, being more particularly described as follows: Beginning at a point on the southerly right-of-way fence of a County Road whence the Northwest Corner of said Section 6 bears North 33°35'41" West 2,632.47 feet; thence along said right-of-way fence the following courses: South 88°01'13" East 548.55 feet; thence South 86°32'34" East 265.09 feet; thence South 68°53'42" East 85.61 feet; thence South 28°45'57" East 442.94 feet; thence South 00°27'29" East 428.64 feet to the centerline of the Ware and Hinds Ditch; thence along said Ditch centerline the following courses: South 51°43'16" West 138.49 feet; thence South 76°56'13" West 134.52 feet; thence North 87°43'I0" West 185.83 feet; thence South 87°48'14" West 120.88 feet; thence North 48°48'42" West 111.11 feet; thence North 44°46'12" West 91.02 feet; thence North 57°02'43" West 175.44 feet; thence North 50°5837" West 65.75 feet; thence North 48°17'09" West 182.27 feet; North 41°50'16" West 169.04 feet; thence North 57°26'40" West 31.13 feet; thence leaving said ditch centerline on a course bearing North 07°14'07" East 461.33 feet TO THE POINT OF BEGINNING. Exhibit B (3 of 4) EXHIBIT "13" i s 1 E r Any and all water rights, claims, or title to water. whether or not the matters excepted arc shown by the public record. Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found to penetrate I I or intersect the premises hereby granted and a right of way for ditches or canals as constructed by the authority attic of United States, as reserved in United States Patent recorded February 24, 1896 in Boot: 12 at Page 409. k I Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found to penetrate f or intersect the remises hereby t P y granted and a right of way fur ditches or canals as constructed by the authority oldie United States, as reserved in United States Patent recorded March 18, 1902 in Book 56 at Page 441. r Map and Statement of the Ware and !finds Ditch, filed July 16, 1896 as Reception No. 19478. 1 Decree, Map and Statement for the Nelson Enlargement of the Ware and Hinds Ditch recorded December 4, 1897 in Book 39 at Page 315 as Reception No. 20513. Reservation of an undivided one-half interest in and to all oil, gas and other minerals as described in deed recorded August 14, 1950 in Book 252 at Page 61 and any interests therein or assignments thereof. Terms, conditions and all matters set forth in Garfield County Resolution No. 79-125 recorded October 12, 1979 in Book 537 at Page 199. Right of way for County Road No. 214 and 262. Easement and rights of way for all ditches, canals, laterals_ pipelines and utilities as constructed and in place. Possessory rights outside of fence, apparent casement for overhead utilities, easement for the Ware & Hinds Ditch and all matters shown on Improvement Location Cenifcatc prepared by Divide Creek Surveyors Inc. dated November 17, 2016, Proj. 10/29/2015. Exhibit B (4 of 4) QUIT CLAIM DEED (Water Rights) Fred B. Chaney, Grantor, for and in consideration of the sum of ten dollars ($10.00), in hand paid, hereby sells and quitclaims to Red Barn Guest Ranch, LLC, Grantee, whose address is 345 Mid Valley Lane, New Castle, Colorado 81647, any and all right, title, interest, claim and demand which Grantor has in and to the following water and water rights, ditch and ditch rights, well and well rights, to wit: (a) An undivided five iercent 5% merest in and to all water rights decreed to the P. Tomkins, a/k/a Thorne t s,41 YAC ale a'i ` '' N-40 c .--ft �? sa r r i , y'�"�(, l 58 b 1e�" n. , _ . , 3r "'�:5�`�'N0• at �� C7S1.'Xi8t s E, .r rpt1?�yP� Et (e4 71��a• k18• IP :PAW—}ty l_7a reed t'or. ;_ • � vt., �� � •e$ 1, :�—,` Age)Pp1iation date of March 9, 1910), and Priority 2201 decreed for 11.88 c.f.'s. on ar�i aty 11,4 , ill an appropriation date of March 4, 1921; 9 (b) Twelve (12) shares in the Ware and Hinds Ditch Company; and (c) Two (2) water wells, one of which is identified by Well Permit No. 92777 issued August 26, 1977 TO HAVE AND TO HOLD the same, together with all and singular the appurtenances and privileges thereunto belonging or in anywise thereunto appertaining, and all the estate, right, title, interest and claim whatsoever, of Grantor, either in law or equity, to the only proper use, benefit, and behoof of Grantee, Grantee's heirs, successors, and assigns forever. Signed the day of , 2017. GRANTOR: Fred B. Chaney By: Fred B. Chaney STATE OF COUNTY OF ) ss. The foregoing instrument was acknowledged before me this_ day of 2017, by Fred Chaney, Grantor. WITNESS my hand and official seal. My commission expires on Notary Public WEST DIVIDE WATER CONSERVANCY DISTRICT WATER ALLOTMENT CONTRACT Name of Applicant: Larf3 Un nttpl '-t 4-6-10n e Quantity of Water in Acre Feet: CONTRACT # 170420LMH(a) MAP ID # 709 DATE ACTIVATED: 04/20/2017 Applicant, hereby applies to the West Divide Water Conservancy District, a political subdivision of the State ofColorado, organized pursuant to and existing by virtue of C.R.S. 1973, Section 37-45-101, et seq.. (hereinafter referred to as the "District") for an allotment contract to beneficially and perpetually use water or water rights owned, leased, or hereafter acquired by the District. By execution of this Contract and the attached Application. Applicant hereby agrees to the following terms and conditions: 1. Water Rights: Applicant shall own water rights at the point of diversion herein lawfully entitling Applicant to dives water. which will he supplemented and augmented by water leased herein. If Applicant intends to divert through a well. it must he understood by Applicant that no right to divert exists until a valid well permit is obtained from the Colorado Division of Water Resources. 2. Quantity: Water applied for by the Applicant in the amount set forth ahot e shall be diverted at Applicant's point of diversion from the District's direct flow water rights, and when water is unavailable for diversion pursuant to administration by the Colorado State Engineer during periods when said direct flow water right is not in priority. the District shall release for the use of Applicant up to said quantity in acre feet per year of storage water owned or controlled by the District. It is understood that any quantity allotted from direct flow. storage or otherwise, to the Applicant by the District will be limited by the priority of the District's decrees and by the ph}-sical and legal availability of water from District's sources. Any quantity allotted will only be provided so long as water is available and the Applicant fully complies with all of the terms and conditions of this Contract. The District and the Applicant recognize that some of the District's decrees may he in the name of the Colorado River Water Consenation District, and the ability of the District to allot direct flow right to the Applicant may he dependent on the consent of the Colorado River Water Conservation District. !fat any time the Applicant determines it requires less water than the amount herein provided. Applicant may so notify the District in writing, and the amount of water allotted under this Contract shall be reduced permanently in accordance with such notice. Rates shall be adjusted accordingly in following water years only. 3. Beneficial Use and Location of Beneficial (Jse: Any and all water allotted Applicant by the District shall be used for the Ibllow ing beneficial use or uses: industrial, municipal, domestic and related uses. or commercial (except for commercial use from Alsbury Reservoir and except to the extent that Ruedi Reservoir water may not be available for commercial as that term is defined on Page 5 of Contract No. 2-07-70-W0547 hemeen the United States and the West Divide Water Conservancy. District). Applicant's beneficial use of any and all water allotted shall he within or through facilities or upon land owned, leased, operated. or under Applicant's control. 4. Decrees and Delivery:: Exchange releases made by the District out of storage from Rucdi Reservoir. Green Mountain Reservoir, Alshury Reservoir. or other works or facilities of the District. or from other sources available to the District. shall he delivered to the Applicant at the outlet works of said storage facilities or at the decreed point of diversion for said other sources. and release or deli% cryof water al such outlet or points shall constitute perlionn nce of the District's total obligation. Delivery- of water by the District from Ruedi Resenoir or Green 1 Mountain Reservoir shall he subject to the District's lease contracts with the United States Bureau of Reclamation..Releases from other facilities ayailah k to District shall be subject to the contracts. laws. rules. and regulations governing releases therefrom. f=urthermore, the District hereby expressly reserves the right to store water and to make exchange releases from structures that may he built or controlled by the District in the future. so long as the water service to the Applicant pursuant to this agreement. is not impaired by said action. Any quantity of the Applicant's allocation not delivered to or used by Applicant by the end of each water. ear ( October 1). shall revert to the water supplies of the District. Such reversion shall not entitle Applicant to any refund of payment made for such v. wee Water service provided by the District shall be limited to the amount of water available in priority at the original point of diversion of the District's applicable water right, and neither the District. nor those entitled to utilize the District's decrees, may call on any greater amount at new or alternate points of diversion. The District shall request the Colorado Division of Water Resources to estimate any conveyance losses between the original point and any alternate point. and such estimate shall be deducted from this amount in each case. Water service provided by the District for properties located w ithin the Bluestone and Silt Water Conservancy Districts is provided pursuant to Agreements with said Districts. The intergoyemmental Agreement between the District and the Silt Water Conservancy District. dated Januar) 25, 2001, is recorded as Reception No. 575691. Garfield County Clerk and Recorder's Office. The Intergovernmental Memorandum of Understanding between the District and thel3luestone Water Conservancy District. dated April 26, 2001, is recorded as Reception No. 584840. Garfield County Clerk and Recorder's Oilice. 5. Alternate Point of Diversion and Plan of Auementation: Decrees for alternate points of diversion of the District's water rights or storage water may be required in order for Applicant to use the xx ater sen ice contemplated hereunder. Obtaining such decree is the exclusive responsibility of Applicant. The District reserves the right to review and approve any conditions which may be attached to judicial approval of said alternate point of diversion as contemplated or necessary 10 scryc Applicant's facilities or lands. Applicant acknowledges and agrees that it shall he solely responsible for the procedures and legal engineering costs necessary for any changes in water rights contemplated herein. and further agrees to indemnify the District from any costs or losses related thereto. Applicant is solely responsible for providing works and facilities necessary to obtain/divert the waters at said alternate point of diversion and deli%er them to Applicant's intended beneficial use. irrespective of the amount of water actually transferred to the Applicant's point of di'ersion. the Applicant shall make annual payments to the District based upon the amount of water allotted under this Contract. in the event the Applicant intends to apply for an alternate point of diversion and to develop an augmentation plan and institute legal proceedings for the approval of such augmentation plan to allow the Applicant to utilize the water allotted to Applicant hereunder, the Applicant shall give the District written notice of such intent. In the event the Applicant develops and adjudicates its own augmentation plan to utilize the water allotted hereunder, Applicant shall not be obligated to pay any amount under Paragraph 19 below. In any event, the District shall have the right to approve or disapprove the Applicant's augmentation plan and the Applicant shall provide the District copies of such plan and of all pleadings and other papers filed with the water court in the adjudication thereof. 6. Contract Payment: Non-refundable. one time administrative charge. in the amount determined by the Board of Directors of the District from time to time, shall be submitted with the application for consideration M the District. Annual payment for the nater service described herein shall he determined by the Board of Directors ofthe District. The initial annual payment shall be made in full. within thirty (30) days after the date of notice to the Applicant that the initial payment is due. Said notice will advise the Applicant. among other things. of the water delivery year to which the initial payment shall apply and the price which is applicable to that year. Annual payments for each year thereafter shall he due and payable by the Applicant on or before each January 1. Ilan annual payment is not made by the due date a flat S50 late lee will be assessed. Final written notice prior to cancellation will be sent certified mail. return receipt requested, to the Applicant at such address as may be designated by. the Applicant in writing or set forth in this Contract or Application. Water use for any part of a water year shall require payment for the entire water year. Nothing herein shall be construed so as to prevent the District from adjusting the annual rate in its sok discretion for future years only. If payment is not made within fifteen (15) days after the date of said written notice, Applicant shall at District's sole option have no further right, title or interest under this Contract without further notice. and deliver may be immediately curtailed. The allotment of water. as herein made, may be transferred, leased, or othen% ise disposed of at the discretion of the Board of Directors of the District. Upon cancellation of this water allotment Contract with the District. the District shall notify the Division of Water Resources offices in Denver and Glenwood Springs. The Division of Nater Resources may then order cessation of all water use. 7. Additional Fees and Costs: Applicant agrees to defray any expenses incurred by the District in connection with the allotment of water rights hereunder, including. hut not limited to. reimbursement of legal and engineering costs incurred in connection with any water rights and adjudication necessary to allow Applicant's use of such allotted water rights. 8. Assignment: This Contract shall not inure to the benefit ofthc heirs, successors or assigns of Applicant, without the prior written consent of the District's Board of Directors. Any assignment of Applicant's rights under this Contract shall be subject to, and must comply with, such requirements as the District may hereafter adopt regarding assignment of Contract rights and the assumption of Contract obligations by assignees and successors. Nothing herein shall pre%ent successors to a portion of Applicant's property from applying to the District for individual and separate allotment Contracts. No assignment shall be recognized by the District except upon completion and filing of proper forms for assignment and change of ownership. In the event the water allotted pursuant to this Contract is to he used for the benefit of land which is now or will subsequently, he subdivided or held in separate ownership. the Applicant may only assign the Applicant's rights hereunder to: I) No more than three separate owners all of whom shall be party to a well sharing agreement satisfactory to the District; or 2) A homeowners association, water district, water and sanitation district or other special district properly organized and existing under the laws of the State of Colorado, and then, only if such parties. association or special district establishes to the satisfaction of the District that it has the ability and authority to perform the Applicant's obligations under this Contract. In no event shall the owner of a portion. hut less than all. of the Applicant's properly to be served under this Contract have any rights hereunder. except as such rights may ex ist pursuant to a well sharing agreement or through a homeowners association or special district as provided above. Upon the sale ofthe real propend to which this Contract pertains. Applicant shall make buyer aware of this Contract and proper forms for assignment and change of ownership must he completed. s 9. Other Rules: Applicant shall be bound bythe provisions of the Water Conservancy Act ofColorado: by the rules and regulations of the Board of Directors of the District: and all amendments thereof and supplements thereto and by all other applicable law. 10. Operation and Maintenance Agreement: Applicant shall enter into an "Operation and Maintenance Agreement" with the District under terms and conditions determined by the board of Directors of the District. ifand when. the Board ofsaid District determines in its sok discretion that such an agreement is required. Said agreement may contain. hut shall not be limited to. provisions for additional annual monetary consideration for extension of District delivery services and for additional administration, operation. and maintenance costs: or for other costs to the District which may arise through services made available to the Applicant. 1 I . Change of Use: The District reserves the exclusive right to review, re -approve or disapprove any proposed change in use of the water allotted hereunder. Any use other than that set forth herein or any lease or sale of the water or water rights allotted hereunder without the prior written appros al of the District shall he deemed to be a material breach of this Contract. 12. Use and Place of Use: Applicant agrees to use the water in the manner and on the property described in the documents submincd to the District at the time this Contract is executed, or in any operation and maintenance agreement provided by Applicant. Any use other than as set forth thereon or am lease or sale of the water or water rights herein, other than as permined in paragraph 8 above. shall he deemed to be a material breach of this agreement. 13. 7 lite: It is understood and agreed that nothing herein shall be interpreted to give the Applicant any equitable or legal fee title interest in or to an water or water rights retcrred to herein. 14. Conseryation: Applicant shall use commonly accepted conservation practices with respect to the water and water rights herein, and hereby agrees to he bound by any conservation plan adopted hereafter by the District for use of District owned or controlled water or water rights. 15. Restrictions: Applicant shall restrict actual diversions to not exceed the contract amount for ordinary household purposes, the watering of domestic livestock. fire protection. and the irrigation of lawn and garden as specified in the Application. Applicant shall also comply with all restrictions and limitations set forth in the well permit obtained from the Colorado Division of Water Resources. Watering of livestock shall be restricted to Applicant's domestic animals not to be used for commercial purposes unless Applicant obtains approval from the Colorado Division of Water Resources for commercial use/livestock watering. provided that in no event shall actual diversions exceed the amount of water provided by this Contract. Violation of this paragraph 15 shall be deemed to be a material breach of this Contract. 16. Vk ell Permit: If Applicant intends to divert through a well. then Applicant must protide to District a cop. of Applicant's valid well permit hcfirre District is obligated 10 deliver any water hereunder. 17. Measuring Device or Meter: Applicant agrees to provide. at its own expense, a measuring device deemed acceptable by the District's Engineer after consultation. or a totalizing flow meter with remote readout to continuously and accurately measure at all times all 4 nater diverted pursuant to the terns of Applicant's water right and the terms of this Contract. Applicant agrees to provide accurate readings from such device or meter to District upon District's request. Applicant acknowledges that failure to comply with this paragraph could result in legal action to terminate Applicant's diversion of water by the State of Colorado Division of Water Resources. I3y signing this Contract. Applicant hereby specifically- allows District, through its authorized agent, to enter upon Applicant's properly during ordinary business hours for the purposes of determining Applicant's actual use of water. 18. Representations: By executing this Contract, Applicant agrees that it is not rely ing on any legal or engineering advice that Applicant may believe has been received from the District. Applicant further acknowledges that it has obtained all necessary legal and engineering advice from Applicant's own sources other than the District. Applicant further acknowledges that the District makes no guarantees. warranties. or assurances whatsoever about the quantity or quality of water available pursuant to this Contract. Should the District be unable to provide the water contracted for herein, no damages may be assessed against the District. nor may Applicant obtain a refund from the District. 19. Costs of Water Court Filing and Augmentation Plan: Should the District. in its own discretion. choose to include Applicant's Contract herein in a water court filing for alternate point of diversion or plan of augmentation. then Applicant hereby agrees to pay to the District. when assessed. an additional fee representing the District's actual and reasonable costs and lees for Applicant's share of the proceedings. Applicant shall he assessed a pro -rata share of the total cost incurred by the District in preparing. filing and pursuing to decree the water court case. 'The pro -rata share shall be calculated by dividing such total cost by the number of contractees included in the filing. To the extent that the District is caused additional costs because of objection filed specifically due to the inclusion of Applicant's Contract in the filing, such additional costs may he charged specifically to Applicant and not shared on a pro -rata basis by all contractees. 20. l3inding Agreement: This agreement shall not be complete nor binding upon the District unless attached hereto is the Ibrm entitled "Application to Lease Water From West Divide Water Conservancy District" fully completed by Applicant and approved by the District's engineer. Said attachments shall by this reference thereto be incorporated into the terms ofthis agreement. All correspondence from the District to Applicant referring to or relating to this agreement is by this reference incorporated into this agreement as further terms and conditions of this agreement. 21. Warning: iT IS TI -IE SOLE RESPONSiBiLITY OF TTIEAPPLICANT TO OBTAIN IN A VALID WELL PERMiT OR O1 I IiiR WATER RIGHT IN ORDER TO DIVERT WATER, INCLUDING 711E WATER ACQUIRED UNDER TI IIS CONTRACT. IT IS THE ('ONTINI'ING DUTY OF THE APPLICANT TO MAINTAIN THE VALIDITY OF 11IE WELL PLRMIT OR WATER RIGI ff INCLUDING FILING FOR EXTENSIONS OF PERMITS, FILING WELL COMPLETION REPORTS. FILING STATEMENTS OF BENEIICIAL USE, OR OTHERWISE LAWFULLY APPLYING THE WATER TO BENEFICIAL USE ON A REGULAR BASIS WITHOUT WASTE. 22. AREA B. CONTRACT'S: IF APPLICANT'S WELL OR OTHER WATER RIGHT '11 IAT IS THE SUBJECT OF TI IIS CONTRACT IS LOCATED OUTSIDE "AREA A" AS i)ESIGNATED BY THE i)ISTRIC'T, TI TEN T1IIS PARAGRAPI1 APPLIES: TTIE Al'(;MMLN I ATION WATER PROVIDED BY THE DISTRICT UNDER THIS CONTRACT MAY ONLY PROT'EC'T APPLICANT'S WATER RIGID FROM A CALL ON THE COLORADO RIVER AND MAY NOT PROTECT Ai'PLIC'ANT FROM A ('ALT. FROM ANY OTHER 5 SENIOR RIGHT. NO REPRESENTATION OTHERWISE IS MADE BY THE DISTRICT. IF THIS ISA CONCERN TO APPLICANT, THIS CONTRACT MAY BE RESCINDED UPON WRITTEN NOTICE DELIVERED TO THE DISTRICT BY THE APPLICANT WITHIN THE NEXT 30 DAYS FOLLOWING THE AFFIXING OF SIGNATURES ON THIS CONTRACT IN WHICH EVENT ALL SUMS PAID BY APPLICANT FOR THIS CONTRACT SHALL BE IMMEDIATELY REFUNDED TO APPLICANT. Applicant S"I'A'I'E OF C v to 424,.a2) 0 COUNTY OF C3Gt-t' -1-1 el C ss. The foregoing instrument was acknowledged before 1 CA'ir-tA Rik -1 0 VLe.. STATE OF Cid Itiv-o.—. COUNTY OF The foregoing r \ _6\4--7A ) ss. C. GU -j--i P.I CA instrument was acknowledged before me on this J day 120,-* \- c A 0 \. Witness my hand and official seal. AppJi .ant • REVA A. WHITT NOTARY PUBLIC STATE OF COLORADO NOTARY ID #19984020415 My Commission Expires September 1, 2018 me on this 1_1y 6-- t day of 11 1:21-t 1 , 20 1 1 , by . Witness my hand and official seal. My commission expires: q - I • 1 cl 2 QA;GL' C. i,J } V 1. t A Notary Public of '�1�} }� 20 �� , by My commission expires: 1 ' . Notary Public ORDER Aller a hearing by the Board of Directors of the West Divide Water Conservancy District on the Application, it is hereby ORDERED that said Application be granted and this Contract shall be and is accepted by the District. WEST DIVIDE WATEONSE ANC DIST: ICT President Date This Contract includes and is subject to the terms and conditions of the following documents which must accompany this Contract: 1. Map showing location of point of diversion (use map provided) 2. Application and Data Form fully completed and signed The printed portions of this form, except differentiated additions or deletions, have been approved and adopted by the West Divide Water Conservancy District. Form: WDWCD 01-01-08 CONTRACT. 6 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC TOTAL APPLICANT: (1) WEST DIVIDE WATER CONSERVANCY DISTRICT COLORADO, SILT, RIFLE, ALSBURY WATER USE ESTIMATES Larry and Mary Pat Ha(onen (2) DWELLING UNITS: IRRIGATED AREA (SQ FT): COMMERCIAL AREA (SO FT): NO. OF LIVESTOCK: ELEVATION (MSL): EVAPORATION AREA (ACRE): (3) (4) 2 0 7000 28 6583 0 (5) Contract Amount w/6% transit Loss o 0.73 acre feet Pond Location Conlrad Locallon COIorado/SWAlsbury (6) (7) Unit Value: Irrigation Diversion (AF) Unit Value: irrigation C.U. (AF) 0,109 0.376 0.555 0.613 0.481 0.340 0.085 2.559 0.087 0.301 0.444 0.490 0.385 0.272 0.068 2.047 In House Diversion (AF) 0.07 0.06 0.07 0.06 0.07 0.06 0.07 0.07 0.06 0.07 0.06 (Z 0.78 In House C.U. (AF) 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 01 0.12 Commercial Diversion (AF) 0.13 0.12 0.13 0.13 0.13 0.13 0.13 0.13 0.13 0.13 0.13 0.13 1.57 Commercial C.U. (AF) 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0,02 0.24 Irrigation Diversion (AF) 0.00 0,00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Transit Loss= 5.0% (9) (9) Irrigation C.U. (AF) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 000 0.00 (10) (11) Livestock Pond Total Diversion 8 Evaporation Diversion C.U. (AF) (AF) I (AF) 0.03 0.00 0.24 0.03 0.00 022 0.03 Opo 024 0.03 0,00 0.23 0.03 0.00 0.24 0.03 0.00 0.23 0.03 0.00 024 0.03 0.00 0.24 0.03 0.00 0.23 0.03 0.00 0.24 0.03 0.00 0.23 0_03 0_00 024 (1) (2) (3) (4) (5) (6) 80% irrigation efficiency f0r sprinkler systems Bleney Griddle assessment with Poohop adjustments 350 gallons per day per residence 15% donsumpbve use for ISDS systems 200 gallons par day per 1000 sq 8 of commercial space 15% consumptive use for (SOS systems (7) (8) (9) (10) (11) (12) (13) 0.35 0.00 2.83 Total C.U. (AF) 0.06 0.05 0.06 0.06 0.06 0.06 0.06 0.06 0,06 0.06 0.06 0_06 0.70 Column (1) • Irrigated area In acres Column (2) • irrigated area in acres Livestock use at 11 gallons per head per day (99CW320) Net Pond Evaparation(8, oaks in 'Assumptions') • evaporation area In acres Column (5) + Column (7) + Column (9) + Column (10) pus 5% transit loss Column (6) + Cohmm (8) + Column (9)+ Column (10) Column (12) plus 5% transit loss (12) Total Contract Amoum (AF) 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0_06 0.73 Confden9adly Notice: 77vs spreadsheet Including ad attachments, Is for the sole use Oythe Intended radpienrs and may contain confidential end privileged kdomradon. Any unauthorized review, use, disclosrrre, copying d0a9Outio, or action taken In reliance on Ow contents of the Inhumation contained In this spreadsheet Is stdrdy prohibited. Halonen - Red Barn Guest Rand) - WUE 41132017 Appendix B Pump Test Ray's Well Done Pump Service, LLC Aom 13, 2017 Attn: Red Barn Guest Ranch, LLC, RE: Well Test c 345 Mid Vailey Rd./NC (Barn Weil) On 4/13/17, a toy hour we; rest was c...ond;Jctecl on a ',veil located at 345Mid Valley Rd.INC. The foilo,ning nror'r etior, was obtained: Approx. Weil .Depth:„ Casing „ 6" Stee) Static Water Levet .....89,1 ft. Test Time .... .... 4 hours Draw Down _89.5 ft, Production ..... . 12.5 GPM Test Pump . 3/4 HP Remarks: AN well equipment i5 good going condition. tris weii rnar.ic a full recovery in five minutes. Wil production may vary thrixiono..4 a calendar vear rf Mete are any questions regaruinc this well test,'please contact me at 970-379-8017. Sincerely, Ray tatm Ray's Weil Done Pump Serytc, LLC 170-379-S017 ic. # 1419 P.O: 81.3x 80 klAr., CC 61650 97'.3-37t.+-60; tv•Adoie-Jurnm4.11Y1ari ccer Appendix C Water Quality Testing SGS, ACCUTEST Mountain States SGS ACCUTEST IS PART OF SGS, THE WORLD'S LEADING INSPECTION, VERIFICATION, TESTING AND CERTIFICATION COMPANY. _sGst Technical Report for Ray's Well Done Pumps, LLC Ped Bar N Ranch SGS Accutest Job Number: D93021 Sampling Date: 04/13/17 Report to: Ray's Well Done Pumps, LLC PO Box 863 Rifle, CO 81650 welldonepumps@gmail.com ATTN: Ray Latham Total number of pages in report: 20 Test results contained within this data package meet the requirements of the National Environmental Laboratory Accreditation Program and/or state specific certification programs as applicable. e -Hardcopy 2.0 A utomated Report Scott Heideman Laboratory Director Client Service contact: Cristina Araujo 303-425-6021 Certifications: CO (C000049), ID (C000049), NE (NE -OS -06-04), ND (R-027), NJ (C0007), OK (D9942) UT (NELAP C000049), LA (LA150028), TX (T104704511), WY (8TMS-L) This report shall not be reproduced, except in its entirety, without the written approval of SGS Accutest. Test results relate only to samples analyzed. Mountain States • 4036 Youngfield St. • Wheat Ridge, CO 80033-3862 • tel: 303-425-6021 • fax: 303-425-6854 • http://www.accutest.com SGS Accutest is the sole authority for authorizing edits or modifications to this document. 1 of 20 Unauthorized modification of this report is strictly prohibited. SGS Review standard terms at: http://wwwsgs.com/en/terms-and-conditions ACCUTEST D93021 Table of Contents -1- Section 1: Sample Summary 3 Section 2: Summary of Hits 4 Section 3: Sample Results ............................................. 6 3.1: D93021-1: BARN WELL 7 3.2: D93021 -1A: BARN WELL 9 3.3: D93021-2: HOUSE WELL 11 3.4: D93021 -2A: HOUSE WELL 13 Section 4: Subcontract Lab Data 15 Section 5: Misc. Forms ........................................................ 5.1° Chain of Custody 19 Sections: SGS2 of 20 ACCUTES D9302 SGS Accutest Sample Summary Ray' s Well Done Pumps, LLC Ped Bar N Ranch Job No: D93021 Sample Collected Matrix Number Date Time By Received Code Type Client Sample ID D93021-1 04/13/17 14:00 RL 04/14/17 DW Drinking Water D93021 -1A 04/13/17 14:00 RL 04/14/17 DW D93021-2 04/13/17 14:30 RL 04/14/17 DW D93021 -2A 04/13/17 14:30 RL 04/14/17 DW Drinking Water Drinking Water Drinking Water BARN WELL BARN WELL HOUSE WELL HOUSE WELL SGACCUTEST D93021 Summary of Hits Job Number: D93021 Account: Ray's Well Done Pumps, LLC Project: Ped Bar N Ranch Collected: 04/13/17 Page 1 of 2 Lab Sample ID Client Sample ID Result/ Analyte Qual RL MDL Units Method D93021-1 BARN WELL Calcium Iron Magnesium Manganese Sodium Zinc Alkalinity, Total as CaCO3 Chloride Corrosivity, Langlier Index Fluoride Hardness, Calcium a Nitrogen, Nitrate Nitrogen, Nitrate + Nitrite b Solids, Total Dissolved Specific Conductivity Sulfate pH Temperature (Field) D93021 -1A BARN WELL Calcium Magnesium Sodium Sodium Adsorption Ratio D93021-2 HOUSE WELL Calcium Copper Iron Magnesium Manganese Sodium Zinc Alkalinity, Total as CaCO3 Chloride Corrosivity, Langlier Index Fluoride Hardness, Calcium a Nitrogen, Nitrate Nitrogen, Nitrate + Nitrite b Solids, Total Dissolved 99.9 0.20 30.7 0.0049 30.3 0.012 350 5.4 0.4 0.64 249 0.68 0.68 443 660 56.0 7.31 20 118 37.5 33.6 0.690 0.40 0.010 0.20 0.0010 0.40 0.010 5.0 0.50 0.10 1.0 0.050 0.054 10 1.0 2.5 2.0 1.0 2.0 mg/1 mg/1 mg/I mg/1 mg/1 mg/1 mg/1 mg/1 mg/I mg/I mg/1 mg/1 mg/1 umhos/cm mg/1 su Deg. C mg/1 mg/1 mg/1 ratio EPA 200.7 EPA 200.7 EPA 200.7 EPA 200.8 EPA 200.7 EPA 200.8 SM 2320B-2011 EPA 300.0 SM 203, 1985 EPA 300.0 SM 2340B-2011 EPA 300.0 EPA 300.0 SM 2540C-2011 SM 2510B-2011 EPA 300.0 EPA 150.1 EPA 170.1 SW846 6010C SW846 6010C SW846 6010C USDA HANDBOOK 60 98.8 0.40 mg/1 EPA 200.7 0.0024 0.0020 mg/1 EPA 200.8 0.051 0.010 mg/1 EPA 200.7 29.8 0.20 mg/1 EPA 200.7 0.014 0.0010 mg/1 EPA 200.8 25.9 0.40 mg/I EPA 200.7 0.013 0.010 mg/1 EPA 200.8 324 5.0 mg/1 SM 2320B-2011 4.6 0.50 mg/1 EPA 300.0 0.4 SM 203, 1985 0.64 0.10 mg/1 EPA 300.0 247 1.0 mg/1 SM 2340B-2011 0.58 0.050 mg/1 EPA 300.0 0.58 0.054 mg/1 EPA 300.0 431 10 mg/1 SM 2540C-2011 4 of 20 SGVACCUTEST D93021 Summary of Hits Job Number: D93021 Account: Ray's Well Done Pumps, LLC Project: Ped Bar N Ranch Collected: 04/13/17 Page 2 of 2 Lab Sample ID Client Sample ID Result/ Analyte Qual RL MDL Units Method Specific Conductivity Sulfate pH Temperature (Field) D93021 -2A HOUSE WELL 642 1.0 umhos/cm SM 2510B-2011 55.2 2.5 mg/1 EPA 300.0 7.37 su EPA 150.1 20 Deg. C EPA 170.1 Calcium 96.2 2.0 mg/1 SW846 6010C Magnesium 31.1 1.0 mg/1 SW846 6010C Sodium 28.8 2.0 mg/1 SW846 6010C Sodium Adsorption Ratio c 0.653 ratio USDA HANDBOOK 60 (a) Calculated as: (Calcium * 2.497) to convert to Calcium Carbonate (b) Calculated as: (Nitrogen, Nitrate) + (Nitrogen, Nitrite) (c) Calculated as: (Na meq/L) / sqrt [(Ca meq/L)+ (Mg meq/L)/2] SGS ACC5 of 20 UTEST D93021 SGS ACCUTEST Mountain States Sample Results Report of Analysis Section 3 1:1 6 of 20 /CCUTEST D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID: BARN WELL Lab Sample ID: D93021-1 Date Sampled: 04/13/17 Matrix: DW - Drinking Water Date Received: 04/14/17 Percent Solids: n/a Project: Ped Bar N Ranch Total Metals Analysis Analyte Result MCL RL Units DF Prep Analyzed By Method Prep Method Arsenic < 0.00080 0.010 0.00080 mg/1 1 04/17/17 04/24/17 MR EPA 200.8 2 EPA 200.8 5 Cadmium < 0.00010 0.0050 0.00010 mg/1 1 04/17/17 04/24/17 MR EPA 200.8 2 EPA 200.8 5 Calcium 99.9 0.40 mg/1 1 04/17/17 04/25/17 SB EPA 200.7 3 EPA 200.7 6 Copper < 0.0020 1.3 0.0020 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 5 Iron 0.20 0.010 mg/I 1 04/17/17 04/27/17 SB EPA 200.7 4 EPA 200.7 6 Lead < 0.00050 0.015 0.00050 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 5 Magnesium 30.7 0.20 mg/1 1 04/17/17 04/25/17 SB EPA 200.7 3 EPA 200.7 6 Manganese 0.0049 0.0010 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 5 Sodium 30.3 0.40 mg/1 1 04/17/17 04/28/17 SB EPA 200.7 4 EPA 200.7 6 Zinc 0.012 5.0 0.010 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 5 (1) Instrument QC Batch: MA8417 (2) Instrument QC Batch: MA8429 (3) Instrument QC Batch: MA8432 (4) Instrument QC Batch: MA8442 (5) Prep QC Batch: MP21389 (6) Prep QC Batch: MP21428 RL = Reporting Limit MCL = Maximum Contamination Level (40 CFR 141) 7 of 20 SGSACCUTEST D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID: BARN WELL Lab Sample ID: D93021-1 Date Sampled: 04/13/17 Matrix: DW - Drinking Water Date Received: 04/14/17 Percent Solids: n/a Project: Ped Bar N Ranch General Chemistry Analyte Result MCL Units DF Analyzed By Method Alkalinity, Total as CaCO3 350 mg/I 1 04/18/17 08:00 JD SM 2320E-2011 Chloride 5.4 mg/1 1 04/15/17 10:10 JB EPA 300.0 Corrosivity, Langlier Index 0.4 1 04/25/17 21:42 SB SM 203, 1985 Fluoride 0.64 4.0 mg/1 1 04/15/17 10:10 JB EPA 300.0 Hardness, Calcium a 249 mg/1 1 04/25/17 21:42 ss SM 2340B-2011 Nitrogen, Nitrate 0.68 10 mg/1 5 04/15/17 12:46 JB EPA 300.0 Nitrogen, Nitrate + Nitrite b 0.68 mg/1 1 04/15/17 12:46 JB EPA 300.0 Nitrogen, Nitrite < 0.0040 1.0 mg/1 1 04/15/17 10:10 JB EPA 300.0 Solids, Total Dissolved 443 mg/I 1 04/17/17 SK SM 25400-2011 Specific Conductivity 660 umhos/cm 1 04/19/17 JD SM 2510B-2011 Sulfate 56.0 mg/1 5 04/15/17 12:46 JB EPA 300.0 pH 7.31 su 1 04/14/17 15:20 TB EPA 150.1 Field Parameters Temperature (Field) 20 Deg. C 1 04/24/17 SUB EPA 170.1 (a) Calculated as: (Calcium * 2.497) to convert to Calcium Carbonate (b) Calculated as: (Nitrogen, Nitrate) + (Nitrogen, Nitrite) MCL = Maximum Contamination Level (40 CFR 141) 8 of 20 a7Ga7ACCUTEST D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID: BARN WELL Lab Sample ID: D93021 -1A Matrix: DW - Drinking Water Project: Ped Bar N Ranch Date Sampled: 04/13/17 Date Received: 04/14/17 Percent Solids: n/a SAR Metals Analysis Analyte Calcium Magnesium Sodium Result MCL RL Units DF Prep Analyzed By Method Prep Method 118 2.0 mg/1 1 04/17/17 04/26/17 SB 37.5 1.0 mg/1 1 04/17/17 04/26/17 SB 33.6 2.0 mg/1 1 04/17/17 04/26/17 SB (1) Instrument QC Batch: MA8438 (2) Prep QC Batch: MP21470 SW846 6010C 1 SW846 3010A/M 2 SW846 6010C 1 SW846 3010A/M 2 SW846 6010C 1 SW846 3010A/M 2 RL = Reporting Limit MCL = Maximum Contamination Level (40 CFR 141) SGS9 D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID: Lab Sample ID: Matrix: Project: BARN WELL D93021 -1A DW - Drinking Water Ped Bar N Ranch Date Sampled: 04/13/17 Date Received: 04/14/17 Percent Solids: n/a General Chemistry Analyte Sodium Adsorption Ratio a Result 0.690 MCL Units DF Analyzed By Method ratio 1 (a) Calculated as: (Na meq/L) / sqrt [(Ca meq/L)+ (Mg meq/L)/2] 04/26/17 13:41 SB USDA HANDBOOK 60 MCL = Maximum Contamination Level (40 CFR 141) 10 of 20 SVa7ACCUTEST D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID: HOUSE WELL Lab Sample ID: D93021-2 Date Sampled: 04/13/17 Matrix: DW - Drinking Water Date Received: 04/14/17 Percent Solids: n/a Project: Ped Bar N Ranch Total Metals Analysis Analyte Result MCL RL Units DF Prep Analyzed By Method Prep Method Arsenic < 0.00080 0.010 0.00080 mg/1 1 04/17/17 04/24/17 MR EPA 200.8 2 EPA 200.8 4 Cadmium < 0.00010 0.0050 0.00010 mg/1 1 04/17/17 04/24/17 MR EPA 200.8 2 EPA 200.8 4 Calcium 98.8 0.40 mg/1 1 04/24/17 04/25/17 SB EPA 200.7 3 EPA 200.7 5 Copper 0.0024 1.3 0.0020 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 4 Iron 0.051 0.010 mg/1 1 04/24/17 04/25/17 SB EPA 200.7 3 EPA 200.7 5 Lead < 0.00050 0.015 0.00050 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 4 Magnesium 29.8 0.20 mg/1 1 04/24/17 04/25/17 SB EPA 200.7 3 EPA 200.7 5 Manganese 0.014 0.0010 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 4 Sodium 25.9 0.40 mg/1 1 04/24/17 04/25/17 SB EPA 200.7 3 EPA 200.7 5 Zinc 0.013 5.0 0.010 mg/1 1 04/17/17 04/19/17 MR EPA 200.8 1 EPA 200.8 4 (1) Instrument QC Batch: MA8417 (2) Instrument QC Batch: MA8429 (3) Instrument QC Batch: MA8432 (4) Prep QC Batch: MP21389 (5) Prep QC Batch: MP21474 RL = Reporting Limit MCL = Maximum Contamination Level (40 CFR 141) 11 of 20 a71.7SACCUTEST D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID: HOUSE WELL Lab Sample ID: D93021-2 Date Sampled: 04/13/17 Matrix: DW - Drinking Water Date Received: 04/14/17 Percent Solids: n/a Project: Ped Bar N Ranch General Chemistry Analyte Result MCL Units DF Analyzed By Method Alkalinity, Total as CaCO3 324 mg/1 1 04/18/17 08:00 JD SM 2320E-2011 Chloride 4.6 mg/1 1 04/15/17 10:23 JB EPA 300.0 Corrosivity, Langlier Index 0.4 1 04/25/17 23:42 ss SM 203, 1985 Fluoride 0.64 4.0 mg/1 1 04/15/17 10:23 JB EPA 300.0 Hardness, Calcium a 247 mg/1 1 04/25/17 23:42 SB SM 2340B-2011 Nitrogen, Nitrate 0.58 10 mg/1 5 04/15/17 12:59 JB EPA 300.0 Nitrogen, Nitrate + Nitrite b 0.58 mg/1 1 04/15/17 12:59 JB EPA 300.0 Nitrogen, Nitrite < 0.0040 1.0 mg/1 1 04/15/17 10:23 JB EPA 300.0 Solids, Total Dissolved 431 mg/l I 04/17/17 SK SM 2540C-2011 Specific Conductivity 642 umhos/cm 1 04/19/17 JD SM 2510B-2011 Sulfate 55.2 mg/1 5 04/15/17 12:59 JB EPA 300.0 pH 7.37 su 1 04/14/17 15:20 TB EPA 150.1 Field Parameters Temperature (Field) 20 Deg. C 1 04/24/17 SUB EPA 170.1 (a) Calculated as: (Calcium * 2.497) to convert to Calcium Carbonate (b) Calculated as: (Nitrogen, Nitrate) + (Nitrogen, Nitrite) MCL = Maximum Contamination Level (40 CFR 141) 12 of 20 SUSACCUTEST D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID: HOUSE WELL Lab Sample ID: D93021 -2A Date Sampled: 04/13/17 Matrix: DW - Drinking Water Date Received: 04/14/17 Percent Solids: n/a Project: Ped Bar N Ranch SAR Metals Analysis Analyte Result MCL RL Units DF Prep Analyzed By Method Prep Method Calcium 96.2 2.0 mg/1 1 04/17/17 04/26/17 SB SW846 6010C 1 SW846 3010A/M 2 Magnesium 31.1 1.0 mg/1 1 04/17/17 04/26/17 sB SW846 6010C 1 SW846 3010A/M 2 Sodium 28.8 2.0 mg/1 1 04/17/17 04/26/17 SB SW846 6010C 1 SW846 3010A/M 2 (1) Instrument QC Batch: MA8438 (2) Prep QC Batch: MP21470 RL = Reporting Limit MCL = Maximum Contamination Level (40 CFR 141) SGS13 of 20 ACCUTEST D93021 SGS Accutest Report of Analysis Page 1 of 1 Client Sample ID:. Lab Sample ID: Matrix: Project: HOUSE WELL D93021 -2A DW - Drinking Water Ped Bar N Ranch Date Sampled: 04/13/17 Date Received: 04/14/17 Percent Solids: n/a General Chemistry Analyte Sodium Adsorption Ratio a Result 0.653 MCL Units DF Analyzed By Method ratio 1 (a) Calculated as: (Na meq/L) / sqrt [(Ca meq/L)+ (Mg meq/L)/2] 04/26/17 14:10 SB USDA HANDBOOK 60 MCL = Maximum Contamination Level (40 CFR 141) SGS ACCUTEST D93021 SGS ACCUTEST Mountain States Subcontract Lab Data Report of Analysis Section 4 SGS15 of 20 ACCUTEST D93021 To : SGS Accutest Laboratories 4036 Youngfield St. Wheat Ridge, CO 80033 Attn : Scott Heideman SampleCode Client Sample ID Test Method Test Report Report # Rpt -170419009 Date Reported : 4/19/2017 Date Received : 4/14/2017 Client ID : ACCUTEST Client PO : D93021X Result Units Date Analyzed 17041417-01A 17041417-02A Submitted By : D93021X-1. 4/l3/17.2:00 PM 'Total Collforms by MPN IL -MIC -M043 / SMEWW 9221 B Total Coliforms Fecal Coliforms D93021X-2. 4/13/17. 2.30 PM 'Tota! Collforms by MPN IL -MIC -M043 / SMEWW 922 I B Total Coliforms Fecal Coliforms <2 <2 MPN/100mL MPN/I00mL 4 MPN/l 00mL <2 MPN/100mL Measurement of Uncertainty for Scope methods are available upon request. Samples received In good condition unless otherwise noted In case narrative NH 4/14/2017 16:00 NH 4/14/2017 16:00 = Scope Analysis # = Subcontracted Analysis = Case Narrative Attached Page 1 of 1 SGS AC16 of 20 CUTEST D93021 CHAIN OF CUSTODY Page 1 of 1 4:41 ‘061Li rr H �UU 1 tJ 1 4036 Yo.nj.Id Stmt. W). Rr d� CO t003] TEL. 303-122.6031 PAX 303.123.134 wva..ccutatwm MAX Tn~s err.a r.cwrr 596 Aowyy per ���/ 093021X ClkettlR Repelling Information Comm, /190. P • - Information R vested s see TEST CODE SCS Accutest Laboratories Prgest Name. D93021 X sheet Mat* Codes ow - oenwq W.04, SW • C.er..d xw. *WO ver. SW - Sulam vera SO.Sal 81.11144 SE6s.m.nt 01- 04 u0- Other Liquid AM -A. e0t•0Ur Saki F9Fdd Mal FSEgrnPrneri Muds aura 4036 Younireld Street ad.rmabn 0 0111•699 trim Rawl.. G farm Lv Whets Ridge. CO 5003:Sl.• Cdy Sun. CAVAN Nan. urea mew urea Ewm1 Proper / • Addrm. Fame Y• 303.4254021 Ci•ri - Or1.r/ G' 61.1. - Sa.q.rt.) Nwn.IN rmo.w RL Propel Warsaw Ae maw $ NH- Rime Monk TB -0p 094 c.....n gas Mara s.••••• I I IA 1 Field ID i Point of Codectgn 14E090 1/94 DN. rby • Mor r r buss - I i ill LAS USE ONLY 1X D93021X } .4- 4173!17 2'00:00 PM RL OW irMii �i�i����•r�� X11111 _-■�■ 2X 093021X A 4!13117 2:30'00 PM RI. old ....... X II =MI 11 NMI II 11 NI III NIB 11111 1111 1111111 T.Pna.outTor Samos.. OeM 13ee. o o. N/srerlala. Cunenw! .: Instructions APP..wd ey4001 Wawa Pel: /Paw o C.1a.raial A- ❑ SW. 10 0.e19. ar. GRIM 1 o NYASP C.a,..1. A (D C..rowelat ir 1 t.,121 ❑ s ay RUSH 0 NY AMP ter ae.y e Putin L.,.t 3.4) o 30$y EAR:ROOKY ( [J au.F... o "' "'0i�' Ell 2 my EtrtRoerlC•r o EDO Formal o c.....l-c- ® os.. COMMA ❑ t my EMERGENCY ® NM 001 4/2612017 co..rrrcrl •A• . Rena, 0dy Fs.ry.cy • Rush 7/A dw.nrrd. VIA Wink Camrrd.l'T. Read. .00 Samrrny N.I RW.cad • Rambla • OC &Amway • PaMM Ra. W Samp1. Custody rent be docMeeeted tWmr ..,. •r-•- au.ssouyyAss*. .ampl.. c1NNgs poes.seb.. Including courl.r d.a,.ry. Oar i ,, ausuus sr /T,.'-�""---''-'^. u.kww.r.der Oar Tim: 3 2 3 ttrk�4 .d by gamma.: C.. Th.c Nass ey. 3 0r►,rd r sr 4 a..,...: 111=•••• Or 4 wNaraw►r Paw Maw R.r..day: oardysaw . U bra P.m...e.ralepa..N 5 5 a.b 00.14.199. 0 NO Wow 0 0 SGS ACCUTEST Mountain States Misc. Forms Custody Documents and Other Forms Includes the following where applicable: • Chain of Custody Section 5 SGSACCUTEST �+18 of 20 D93021 CHAIN OF CUSTODY PAGE OF - ire,V V V a 11•••, t In t'nungf Id 5'ns--,, t1'I,, o Ridge. (n 9010?Feo-sx F51.. 103.4 99,091 AYA:I F.\l WY-t?5.h11t4 x�.,e.;.'.u_ n s'.. r..a.y. anew Oran Connor Seg rra�aa ¢an. SOS Aew.a.m. �'� Requested Analysis (ew TEST • CODE sheet) 1 Cliem t Reporting Information Project Information Cnken lI° vi T/e/60..e/ a1,1 P.r''''"C. 11 1 ik.- (F • I PVI.' c-4 e U 4� k0 1 e v e�/�� 1 CL 1�y ,.` p ° Ma lrix Codes DW Donning Wald OW • Ground Water eW`.�; Water Su 5'.. 5wn9. SEDDSwwxm LO 0 at SCE Ot rSSore FB Fisk&N. E6Equpren13wu RB Rinse SwF &ilw& Sheet/ / Amar o&,.- 863 �1�.' 3 ySc/T.26R Ming Information 1 R MRereM from Report tot //^�/� ///� �) Cay /C . F' e GA? \/� GI„. S!We C{�,fm;� Nunw /� f �4rN� Mpyci fmneml /ra ,L}+�l.�/L4,•, Rrryarle �a���y(/�f�9��W�/% NdJt w 1'211SO.e g6 ? P1nrep i4'-YOly 4w Em''idie/% owPpvey+,Ofyk-�SMe.y a, Diem wrcnae Gmwa //�� //J / CeY Stale ? /® t. 44, �C Sam* -sl Wv.k() r`.y / a, ix 4-, /e Rr4acl Maneeer Fnm� 1 tv4n:m 7 Wm rve m w..e amn Field IDI Pant of Cdfection aavwx Fecn Ma .a� F, ti i M / ; 8 ,, Q � � X 'C LAS USE ONLY �,.rA Lorei V �i-!) .1,FGO* Die/ �i O 3 X A, se c.. e /i j -i3 -n 2:3c S 2 .A4., i 1) Tun/around Dene Tun/aroundna 1 Busmen ys) - Dale De o.,able I0fornuaion 15 Business Dari .pam...a 156acus. .,ma: a., ma: , Da ❑ 510mained 10 odes Dan Q Cnmms.cfM "A- Il.a rol 1l =State furor Q commercial "a' 8Pe d Com lentsInsnucllons S Day R 1 Level SI :Deena,. state Forms to State. 0 9 Day Emergency by ax 0) COMMON comma,. COMMaRep. _-- 0 ] Day5*, Emergency Q ny PDF (=Report by f Day Emergency QEDo Format Cornerc "F' e) - Rest. Gr,, Emu�nny 8 FY,.i/A,Ha avaa[.e vin Led,na Canmercai'8' a Rest.. GC Summary crcontonn Sanest. Custody mast be docume lay, each lb st*nb,including. owner om., pea tip posae5slon, cour'er salivary. / m, + L �\ r r nk) w..w.1aY: wnwa,.e er: oae iw. ..saws .{ _ ' . -1 1 D B.mRnenm by owe rn>. a e 9 y R.unpaysl . ay: e . ...T.*. as ' Y V By - e 5 Dm gen. ResaxN et': 3 - cvsaay seas ' F..a.r..e at.re weacaea bs Cooler tern. 1YL �inm ❑ Nan., a— ,--cf I D93021: Chain of Custody Page 1 of 2 SGS19 of 20 ACCUTEST D93021 SGS Accutest Sample Receipt Summary Job Number: D93021 Client: RAYS Project: PED BAR N RANCH Date / Time Received: 4/14/2017 2:45:00 PM Delivery Method: Airbill #'s: co Cooler Temps (Initial/Adjusted). #1: (3.1/3.1): Cooler Security 1. Custody Seals Present: 2. Custody Seals Intact: Cooler Temperature 1. Temp criteria achieved: 2. Cooler temp verification: 3. Cooler media: 4. No. Coolers: Y or N © ❑ 3. COC Present: ❑ 4. Smpl Dates/Time OK Y or N © ❑ Bar Therm; Ice (Bag) Quality Control Preservation Y or N N/A 1. Trip Blank present / cooler: 2. Trip Blank listed on COC: 3. Samples preserved properly: 4. VOCs headspace free: Comments Y or N Samole Intearity - Documentation Y or N 1. Sample labels present on bottles: R ❑ 2. Container labeling complete: ® ❑ 3. Sample container label / COC agree: © ❑ $ample Intearity - Condition Y or N 1. Sample recvd within HT: ® ❑ 2. All containers accounted for: ® ❑ 3. Condition of sample: Intact Samole Integrity - Instructions Y or N N/A 1. Analysis requested is clear: ® ❑ 2. Bottles received for unspecified tests ❑ 3. Sufficient volume recvd for analysis: © ❑ 4. Compositing instructions clear: ❑ ❑ 5. Filtering instructions clear: ❑ ❑ D93021: Chain of Custody Page 2 of 2 SGS20 of 20 ACCUTEST D93021 SGS ACCUTEST Mountain States SGS ACCUTEST IS PART OF SGS, THE WORLD'S LEADING INSPECTION, VERIFICATION, TESTING AND CERTIFICATION COMPANY. _sGsi Technical Report for Ray' s Well Done Pumps, LLC Ped Bar N Ranch SGS Accutest Job Number: D93021X Sampling Date: 04/13/17 Report to: Ray' s Well Done Pumps, LLC PO Box 863 Rifle, CO 81650 welldonepumps@gmail.com ATTN: Ray Latham Total number of pages in report: 13 Test results contained within this data package meet the requirements of the National Environmental Laboratory Accreditation Program and/or state specific certification programs as applicable. e -Hardcopy 2.0 Automated Report Scott Heideman Laboratory Director Client Service contact: Cristina Araujo 303-425-6021 Certifications: CO (C000049), ID (C000049), NE (NE -OS -06-04), ND (R-027), NJ (C0007), OK (D9942) UT (NELAP C000049), LA (LA150028), TX (T104704511), WY (8TMS-L) This report shall not be reproduced, except in its entirety, without the written approval of SGS Accutest. Test results relate only to samples analyzed. Mountain States • 4036 Youngfield St. • Wheat Ridge, CO 80033-3862 • tel: 303-425-6021 • fax: 303-425-6854 • http://www.accutest.com SGS Accutest is the sole authority for authorizing edits or modifications to this document Unauthorized modification of this report is strictly prohibited. Review standard terms at: http://www.sgs.com/en/terns-and-conditions SGS AC1 of 13 CUTEST D93021X Sections: Table of Contents -1- Section 1: Sample Summary 3 Section 2: Subcontract Lab Data 4 Section3: Misc. Forms11 3.1: Chain of Custody 12 SGS2 of 13 ACCUTEST 093021X SGS Accutest Sample Summary Ray's Well Done Pumps, LLC Ped Bar N Ranch Job No: D93021X Sample Collected Matrix Client Number Date Time By Received Code Type Sample ID D93021 -1X 04/13/17 14:00 RL D93021-1XA 04/13/17 14:00 RL D93021 -2X 04/13/17 14:30 RL D93021-2XA 04/13/17 14:30 RL 04/14/17 DW Drinking Water 04/14/17 DW Drinking Water 04/14/17 DW Drinking Water 04/14/17 DW Drinking Water BARN WELL BARN WELL HOUSE WELL HOUSE WELL D SGS(�(''(� 3 of 13 ACCUTEST D93021X SGS ACCUTEST Mountain States Subcontract Lab Data Report of Analysis Section 2 4 of 13 ACCUTEST D93021X Hazen Research, Inc. Ie 4601 Inthana Street HAZEN Golden, CO 80403 USA Tel (303) 279-4501 Fax, (303) 278 1528 Lab Control ID. D30717 Received: Apr 17, 2017 Reported: May 10, 2017 Customer ID: 00151Z Purchase Order No. Account ID: Z05205 D93021X Project #: 009-93 Scott Heideman SGS Accutest Laboratories 4036 Youngfield Street Wheat Ridge, CO 80033-3862 ANALYTICAL REPORT Report may only be copied in its entirety. Results reported herin relate only to discrete samples submitted by the client. Hazen Research, Inc does not warrant that the results are representative of anything other than the samples that were received in the laboratory File: D30717 R1. pdf By JessAi Axen Analytical Laboratories Manager An Employee -Owned Company Page 1 of 3 SGS AC5 of 13 CUTEST 093021X _Hazen Research. Inc. 4601 Indiana Street HAZEN Golden, CO 80403 USA Tel (303) 279-4501 Fax (303)278-1528 Scott Heideman SGS Accutest Laboratories Lab Sample ID D30717-001 Customer Sample ID D93021 X-1 Lab Control ID: D30717 Received: Apr 17, 2017 Reported: May 10, 2017 Purchase Order No. Customer ID: 00151Z D93021X Account ID: Z05205 Project #: 009-93 ANALYTICAL REPORT sampled on 04/13/17 1400 by RL Parameter Units Code Gross Alpha IpCi/L j T Gross Beta IpCi/L 1 T Total Solids Img/L 1 - Result 9.1 0.0 422 Precision" Detection Analysis +/- Limit Method Date / Time Analyst 4.0 2.2 i SM 7110 B 5/8/17 @ 0755 LD 2.1 22 SM7110B 5/8/17@075.5 LD 10 EPA 160.3 , 4/17/17 — AR/KS Certification ID's: CO/EPA C000008; CT PH -0152; KS E-10265; NJ C0008; NYSELAP (NELAC Certified) 11417; RI LA000284; WI 998376610, TX T104704256-15-6 Variability of the radioactive decay process (counting error) at the 95% confidence level: 1.96 sigma. Codes: (T) = Total (D) = Dissolved (S) = Susspended (R) = Total Residual (PD) = Potentially Dissolved < = Less Than File: D30717 R1. pdf An Empioyee-Owned Company Page 2 of 3 SGS6 of 13 ACCUTEST D93021X Hazen Research, Inc. NAZEN 4601 Indiana Street r'v'•LG Golden, GO 80403 USA Tel (303) 279-4501 Fax (303) 278-1528 Scott Heideman SGS Accutest Laboratories Lab Sample ID D30717-002 Customer Sample ID D93021X-2 Parameter Units Code Gross Alpha IpCi/L T Gross Beta 'pCi/L T Total Solids mg/L Result 5.1 0.9 410 Customer ID: 00151Z Account ID: Z05205 Project #: 009-93 ANALYTICAL REPORT sampled on 04/13/17 @ 1430 by RL Precision" Detection +/- Limit 0.5 2.3 Lab Control ID: D30717 Received: Apr 17, 2017 Reported: May 10, 2017 Purchase Order No. D93021X Method 1.3 SM 7110 B 2.1 SM 7110 B 10 EPA 160.3 Analysis Date / Time 5/8/17 @ 0800 5/8/17 @ 0800 4/17/17 Analyst LD LD AR/KS Certification ID's: CO/EPA C000008; CT PH -0152; KS E-10265; NJ C0008; NYSELAP (NELAC Certified) 11417; RI LA000284; WI 998376610, TX T104704256-15-6 'Variability of the radioactive decay process (counting error) at the 95% confidence level, 1.96 sigma. Codes: (T) = Total (D) = Dissolved (S) = Susspended (R) = Total Residual (PD) = Potentially Dissolved < = Less Than File: D30717 R1. pdf An Employee -Owned Company Page 3 of 3 SGS AC7 of 13 CUTEST D93021X HAZEN RESEARCH, INC. _ RADIOCHEMISTRY LABORATORY Date: 5 l g /11 Batch QC Evaluation Form -Gross Alpha Analyte: Gross Alpha Control Standard/LFB: ID: C11 pCilml: 57.4 (use 1.0 ml diluted) Spike Solution: ID: C11 pCilml: 57.4 (use 1.0 ml) Spike Recovery Calculation: Sample Calculation: 52. 9 - (), Batch QC Evaluation: 57.4 X 100 = q2 % Parameter Criteria Pass Fail N/A Control Std./LFB +/-- 30 % „"' Spike Recovery 70 - 130 % ,.- Blank <or=2xMDL ' Duplicate 1 95% confidence interval overlap / Duplicate 2 * 95% confidence interval overlap * Required for batch size greater than 10 samples. Conclusions: • Batch Passes Batch Fails Batch Passes, with exceptions: Reruns Required: Narrative: Batch Listing by Lab Control Number: Evaluator: Qac Date SGS AC8 of 13 CUTEST D93021X HAZEN RESEARCH, INC. RADIOCHEMISTRY LABORATORY Date: 5' S? t 1 Batch QC Evaluation Form -Gross Beta Analyte: Gross Beta Control Standard/LFB: ID: C11 pCi/ml: 44.0 (use 1.0 ml diluted) Spike Solution. ID: C11 pCVml: 44.0 (use 1.0 mi) Spike Recovery Calculation: Sample: Tap Calculation: 36,2 Q, 0 X 100 = 82_ % 44,0 Batch QC Evaluation: Parameter Criteria Pass Fail N/A Control Std./LFB +/_ 20 % Spike Recovery 80 - 120 % Blank < or = 2 x MDL Duplicate 1 95% confidence interval overlap Duplicate 2 * 95% confidence interval overlap ` Required for batch size greater than 10 samples. Conclusions: Batch Passes Batch Fails Batch Passes, with exceptions Reruns Required: Narrative. Batch Listing by Lab Control Number: ni�Nlt1 r� : 1l ft -1 5'45 ' 3071(1 Evaluator: Date 9 (i; 111 a7l]a7.9 of 13 ACCUTEST 093021X CHAIN OF CUSTODY Page 1 of 1 ACCUTEST 1016 Youngfield Street, Wheat Ridgy CO 80033 TEL 303-425-6021 FAX: 303-425.6554 FED T 0 arabContra wwwaccutex( t SGS Accutest Coote • Anoned Job• D93021X Client / Reporting Information Company Hansa Project Information Requested Analysts ( see TEST CODE Project Name. sheet) Matrix Codes SGS Accutest Laboratories D93021X ow- aokmy Water SeemAdxess Shoal GW � Ground Water 4036 YOunglield Street aahrrq Information (a d fferem from Reperl tot WW •weer SW - Surface Water Coj, Stats bp Wheat Ridge, CO 8003: Cay State Company Name SO - Soil SL- Sk doe SED -Sediment R oik9 Contact E- nail Project a Street Address v 0 - OA LIO - Other tiquld AIR - Air Pla Maw a Fox 0 303-4254021 Client Purchase Order 4 Cay State bpin _ SOL - Other Read WP - tr ipe Bt FB-=P:t Blank Sampter(s) Mantels) Phone RL Pro)ect Manager Attention: l" to E&ERtppmem Blank RP- Rinse Slack Ce en ?4 "bar et preserved Bern, (7 TB -Tip Blank cos a♦aeras sews Field ID / Point W Cdleetion kteowOrvele O,r Sampled SampledbY Matra aeriWaem i § g § l i sit Q P 1XA D93021X — 1 LAB USE ONLY 4/13/17 2:00:00 PM RL 01/4 X 2XA 003021X — Z 4/13/17 2:30:00 PM RL OW X Tumeroutmd Time (Buenas, tags) Data Deliverable Information Approved Sy14os Comments / Special Instructions Ammot Pali. i Mee- Std. 10 Business pays O Commercial "A" (Level 1) 0 NYASP Category A Q Cmnmaretal "B" ci S Gay RUSN (Level 2) Q NYASP Category 8 = FULLT1 ( Level 3.4) 3 Day EMERGENCY Q State Forms Q NJ Reduced 2 Day EMERGENCY a EDO Format Q Commercial "C" 1 Dry EMERGENCY ® Other COMMA Q ant 3/12/2017 Corny seer al •A• s Results Ono ^R• Emergency & Rush 174 data wettable VIA LaGitrtk Cosyrn real • Resurs 4 0C Summery NJ Reduced • Reston,. QC &e me y • Nebel Raw dale RebyWyrd_ar aanpler: Supple Custody must be documented below each time samples change possession, including couner delivery. i Jr,[/ l / oea Tir �L'I Receiveder ! 1a�,.d Sr 2 o.. Tom.: Reaet„d ey: 2 i elreebere ey Samna: 3 adratddre Dater :Se 3er:isad Re4 igehm ed syr Garr Received Sr 4 5 / O Y/�! �- Tlme,�/ 5,o S Custody at • 0 kap peeenred when applicable On Ice Coe s Temp Net egg ❑ n SGS ACCUTEST Mountain States Misc. Forms Custody Documents and Other Forms Includes the following where applicable: • Chain of Custody Section 3 el 11 of 13 SGSACCUTEST 093021X CHAIN OF CUSTODY PAGE -OFi _._—�Gasc-team nVVV 1 Ga71 .13•1Voinaloid Soho.alt., Rid,.1'O.001.1 Ill 110 .1 1 ori I FAX nml.i -425.4.549030300 999 FED.EF rrao.:.2 a Bpme Paw cw,ai. `-�(.I�( L - M94,Gws SOS Kw.,..e 5 :- Requested Analy.is (sue TEST CODE .nkat) 1 Matrix Codes Client I Reporting Information IIMoormation '.j+(�pM�_' I-' //�� C/\(L �i a[/�//N�ne/L mP (/�//}�// ///�J�Project P,eryrxt Name Pe is / � a, /� • / 4 e-4 \r d `n` _ 7 T V Cl/ ` \t Y. t 1 �l /� 1s/I �S \i (� V ' e` V .' 144k.�/J� s ,^ "1 0 �e V DW Un9km9 Waw ow 01,0 Welts vie-alaer SW - Sutace Water SO Sisl 51" Moo. SSD.... LIO D4+e. Ruq SO.. Other SMa cWP FMM E E6EWWnn0BMrM Re -Rina. eur,w TR -Trp /Sank / ASheet 1 Clinese��C^-6 -/ Po oat-- c+ L `/'5- e' a[%Slronl 3 3 . Mins Inform.,1 N dahrem horn Report lot Cry /�/I/J�F" P C dL/o / Cay, Slab n Name /� n i N(�one /iev/!eP c 4 / i 4 yf 4 4,.7 P. 'deo a /.(,(��/(5!/� .ren... ! I /!'6 � Gf PM„2a qT� a -i0/7 Em2ir [/lt:// [r,IPPvtCC7Mn.�.[iy Ohm Purchase OrEw4 /�// l:ey Shenk Mlym/R ��wwewrvea 3wroMry2! a+.(al 24,214X 4',E F ammo Maru9ur Aeml �C Ceiiecton 0amoe s >.m+• Field ID / Pdni o! Cdlectlpn P9/919u1911.99P9/919u1911.99u.. 50.499. 1 1 x N ? 2 XIAB USE ONLY QGrII P,a// /Al .% Div 3. �� / . ��`// K X /'I 02 t,ie.) twnrwne ime ( Ovpb. Dari) .. Dale Dehverede Infomnalion Comments Special Intel -eaten ❑ 522. 15 auainass Days home 5,Ia0S ..cutest Plsl r pea S10. 10 Business Days O Comewsial •A" Raw11) OStwa Form Repub. O Commarepl "e" I l ew 2) Seng 5 Day RUSH O Forms to Slap O COMMBR M by ❑ 3 Day Emergency O port ax O COMM. ❑ 2 Ony Smor9.3.3 • ORappe ay POS O OEMS Foos 1 ❑ 1 Day EORrgMrcY Cummer.i q - 1922995 099 0 ____._... _._ Crnaryerr4 9 1,9911 TiAdate e+Mwee VIA LAW. 3 .rcu1'S 9 Ra29112 . OC Summary "9m+rerlw 8N . kehoMOCilesmiss i,. c 51y9sNSample Custodt must be &mime each ti phis char, a possession, Including cooner delivery. `1T'/�- 'Sea' y2�y D,I/✓,F'y-�3-/7+ ae.er..E Y r .�. s.r,rw+weay 2 p.p.p.. ylmy �, ZK '._ -- r Saar � nae rxa.. 9xnaE r x R9nn,e S. Ditto *arra R Ire Sy. I� 6 Ry x edm: owe Tons RamNM ay: 9 Corny Sats, Li--,,,,,,,, .r.,.wp.�nh On boo ❑ ,.a..0 pna.,..a� --CT tsna '> I D93021X: Chain of Custody Page 1 of 2 SVS12 of 13 ACCUTEST D93021X SGS Accutest Sample Receipt Summary Job Number: D93021 Client: RAYS Project: PED BAR N RANCH Date / Time Received: 4/14/2017 2:45:00 PM Delivery Method: Airbill #'s: co Cooler Temps (Initial/Adjusted). #1: (3.1/3.1): Cooler Security Y or N 1. Custody Seals Present: 0 ❑ 2. Custody Seals Intact: 0 ❑ Cooler Temperature 1. Temp criteria achieved: 2. Cooler temp verification: 3. Cooler media: 4. No. Coolers: 3. COC Present: 4. Smpl Dates/Time OK Y or N • ❑ Bar Therm; Ice (Bag) Quality Control Preservation 1. Trip Blank present / cooler: 2. Trip Blank listed on COC: 3. Samples preserved properly: 4. VOCs headspace free: Comments Y or N N/A ❑ ❑ ❑ ❑ ❑ ❑ Y or N O ❑ ❑ Sample Integrity - Documentation Y or N 1. Sample labels present on bottles: © ❑ 2. Container labeling complete: ® ❑ 3. Sample container label / COC agree: ® ❑ Sample Integrity - Condition Y or N 1. Sample recvd within HT: 0 ❑ 2. All containers accounted for: © ❑ 3. Condition of sample: Intact Sample Integrity - Instructions Y or N N/A 1. Analysis requested is dear: 0 ❑ 2. Bottles received for unspecified tests ❑ 0 3. Sufficient volume recvd for analysis: 0 ❑ 4. Compositing instructions clear: ❑ ❑ 0 5. Filtering instructions clear: ❑ ❑ 0 D93021X: Chain of Custody Page 2 of 2 13 of 13 a GSACCUTEST D93021X August 24, 2017 Red Barn Guest Ranch C/O Mr. Larry Halonen 26432 El Mar Drive Mission Viejo, CA 92691 MOUNTAIN CROSS ENGINEERING, INC. Civil and Environmental Consulting and Desig . RE: Level Two Traffic Assessment — Red Barn Guest Ranch, 345 Mid Valley Lane Dear Larry: The purpose of this Level Two Traffic Assessment is to document the projected trip generation from the Red Barn Guest Ranch and to determine if auxiliary turn lanes are warranted at the proposed intersection of Mid Valley Lane and Highway 6. A Level Two Assessment was requested by CDOT through the review and comment process for Garfield County permitting. This letter of report will provide a project description, trip generation calculations, assessment of existing accesses in the area, background traffic, projected traffic distribution, and recommendations. The abbreviation for vehicles per hour (vph) is used throughout this letter. L PROJECT DESCRIPTION The project proposes to construct a reception center for events serving up to 300 people. The project is located in Peach Valley, to the east of Silt and to the west of New Castle, at 345 Mid Valley Lane. A majority of the receptions are expected to take place on Saturday afternoons or evenings, between 4:30 and 10:00 pm. The percentage was estimated at 75% of the events would be scheduled for Saturdays. Approximately 15% of the events are anticipated to occur on Sundays from 3:00 to 9:00 pm. The remaining 10% would take place on Friday evenings from 5:00 to 10:00 pm. The project proposes an event and reception center at a working ranch. The project is bordered on the north by Peach Valley Road (CR 214) and on the south by private property. The Mid Valley Lane intersection with Highway 6 is at approximate mile marker 102.27 which is 1,750 feet to the south of the driveway of the Red Barn Guest Ranch. The traffic impacts are anticipated to be felt at this intersection. The posted speed limit is 55 mph on Highway 6 which is classified by CDOT as a Category R -A, Regional Highway. A Google Earth image is shown in Figure 1. 826'/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 2 of 12 Figure 1 lUF14`� . 2 AY t''.. 'IL _.i'1 3'.,. tJ Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 '/z Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 3 of 12 Figure 2 - Eastbound Highway 6 Figure 3 - Westbound Highway 6 Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826'/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 4 of 12 Figure 4 - Southbound Mid Valley Lane Figure 5 - Northbound Mid Valley Lane Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 Y Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 5 of 12 U. 'FRIP GENERATION Traffic trips were calculated based upon the Trip Generation Manual, Ninth Edition, by the Institute of Transportation Engineers, 2012. The maximum permitted event capacity is 300 people however the average event is much smaller ranging in size between 85 and 125 people. Trips are estimated based on a larger event of 150 people. No trip study exists for a "reception center". Instead a reception seems to have a similar event and use type as a church would. The Church (560) study "On a: Sunday, Peak Hour of Generator" was used for estimating trips from the reception center: Average Vehicle Trip Ends vs. Seats (50% entering, 50% exiting) Average Rate of 0.61 trips/unit = 0.61 * ( 150 ) _> 92 Trips III. EXISTING DRIVEWAYS There is only one access within 1,000 feet. It is a private driveway that is 650 feet to the east, pictured below: Figure 6 - Driveway Mountain Cross Engineering. Inc. Civil and Environmental Consulting and Design 826 Vz Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 6 of 12 The overpass bridge to the east, across 1-70 to the River Frontage Road is just outside of the 1,000' radius and would not contribute significantly so it will remain unevaluated. IV. BACKGROUND TRAFFIC & GROWTH CALCULATION Traffic data was researched for the intersection of Mid Valley Lane and Highway 6. The last time that traffic counts were performed by Garfield County on Mid Valley Lane was in 2002. OTIS has counts for Highway 6 east of Peach Valley Road at station ID 100296. These traffic station counts are made on weekdays where traffic counts are higher than what traffic is anticipated to be during receptions and events at the Red Barn Guest Ranch because receptions are expected to be during weekend afternoons and evenings. New traffic counts were performed to determine background traffic during weekend afternoon and evenings. Traffic was counted over the weekend of August 11th to August 13th on Friday, Saturday, and Sunday evenings between 4:00 pm and 10:00 pm. Counts are attached in the Appendix. Existing traffic counts at the intersection for the arrival time of a typical reception event would be on a Saturday during the 4:00 pm to 5:00 pm hour and are shown below: -•a Existing °attic Saturday: 4:00 pm to F Figure 7 Mountain Cross Engineering. Inc. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Highway 6 Red Barn Guest Ranch August, 2017 Page 7of12 Existing traffic counts at the intersection for the departure time of a typical reception event would be on a Saturday during the 8:00 pm to 9:00 pm hour and are shown below: Highway 6 Existing Traffic Saturday: 8:00 pm to 9:00 pm Figure 8 Per OTIS Station #100296, the 20 -Year growth factor reported is 1.42. This growth factor was multiplied to the above traffic counts to estimate the future background traffic and is shown below: Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.corn Red Barn Guest Ranch August, 2017 Page 8 of 12 Highway 6 t. Figure 9 Mountain Cross Engineering. Inc. Civil and Environmental Consulting and Design 826 % Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com a) c m J a) il,;3' : ,,,,,-13 n mh Red Barn Guest Ranch August, 2017 Page 9 of 12 2O year Background Traffic .tiC1 pli Figure 10 V. PROJECTED TRAFFIC DIRECTIONAL DISTRIBUTION Highway 6 The evaluation of existing traffic shows a directional distribution of 80% to the west toward Silt and 20% to the east towards New Castle. This split was assumed for project traffic. It was also assumed that 100% of the traffic from the Red Barn Guest Ranch would use Highway 6 to the south instead of Peach Valley Road to the north. Assumptions are as discussed with the CDOT Region 3, Access Engineer. The number of trips calculated from the 1TE, Trip Generation Manual was 92 trips with the entering and existing percentages as 50% and 50%, or 46 and 46 respectively. Entering Red Barn Guest Ranch on Saturday between 4:00 pm and 5:00 pm: 80% Right Turn onto Mid Valley Lane from westbound Highway 6: 9 vph 20% Left Turn onto Mid Valley Lane from eastbound Highway 6: 37 vph Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 'h Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 10 of 12 Leaving Red Barn Guest Ranch on Saturday between 8:00 pm and 9:00 pm: 80% Right Turn from Mid Valley Lane to westbound Highway 6: 37 vph 20% Left Turn from Mid Valley Lane to eastbound Highway 6: 9 vph These trips were added to the 20 -year background traffic discussed above: ri jt t ! raffic Satu day: 4:00 pm to 5:00 pm Figure 11 Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 1/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.corn Highway 6 P ph r c } Red Barn Guest Ranch August, 2017 Page 11 of 12 Highway 6 ` 1 vph Project Traffic Saturday: 8:00 pm to 9:00 pm Figure 12 VL RECOMMENDATIONS Auxiliary Turn Lanes The CDOT, State Highway Access Code (SHAC) provides auxiliary lane requirements for regional highways like Highway 6 and the intersection with Mid Valley Lane. Per Section 3.5(5): • Right turn deceleration lanes may be dropped if the opposing traffic is predicted to be below 150 vph. • Left turn deceleration lanes may be dropped if the opposing traffic is predicted to be below 100 vph. • Right turn acceleration lanes may be dropped if the adjacent travel lane is predicted to be below 120 vph. • Left turn acceleration lanes may be dropped if the volume in the inside lane in the direction of travel is predicted to be below 120 vph. Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 8261/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 12 of 12 Based on the above thresholds for waivers, the following auxiliary turn lanes are not required based on projected traffic: • Westbound Right -turn Deceleration lane: 150 vph > 110 vph • Westbound Right -turn Acceleration lane: 120 vph > 110 vph • Eastbound Left -turn Acceleration lane: 120 vph > 98 vph One of the auxiliary lanes is very nearly at the threshold but when subtracting for the turning movements could also be waived: • Eastbound Left -turn Deceleration lane: 100 vph > 99 vph (110 vph — 11 vph right turns) No auxiliary lanes are proposed to be constructed since the opposing traffic volumes are below the minimum volume thresholds. Compliance with Access Code Auxiliary lanes are not proposed since anticipated traffic does not warrant construction. Highway is nearly level and straight at this intersection. Sight distance is sufficient in all directions. However, some vegetation needs to be trimmed and/or removed in the right of way to the west of the intersection because it has begun to impede sight distance. Traffic will be increased by greater than 20% to this intersection. The Owner will need to apply for an access permit. The conclusions and opinions that are expressed above are based on the information available at the time of preparation of this report. Any additional information presented afterward may require that these opinions and the recommendations be modified. Thank you for the opportunity to provide this report. Feel free to call if you have any questions, concerns, or comments. Sincerely, Mooz tairf Cross Engineer t i t\ hris,(a e, PE Attachments nc. 0 U 3596 Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 'f2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch Traffic Study is Counts Highway 6 Friday 8-11-2017 - Matt - Counter 4:00 PM to 5:00 PM 5:00 PM to 6:00 PM 8:00 PM to 9:00 PM 9:00 PM tp 10:00 PM Total East Bound 140 164 54 30 388 West Bound 145 176 53 40 414 Total 285 340 107 70 802 MId Valley Lane =_—_= 8 5 4 9 ffic Counts Highway 6 Saturday 8.12-2017 - Matt - Counter 4:00 PM to 5:00 PM 5:00 PM to 6:00 PM 8:00 PM to 9:00 PM 9:00 PM tp 10:00 PM Total East Bound 69 60 49 31 209 West Bound 71 70 49 34 224 Total 140 130 98 65 433 Mid Valley Lane 13 8 7 1 29 Traffic Counts Highway 6 Sunday 8-13-2017 • Matt - Counter 4:00 PM to 5:00 PM 5:00 PM to 6:00 PM 8:00 PM to 9:00 PM 9:00 PM tp 10:00 PM Total East Bound 69 BO 47 17 213 West Bound 55 75 43 20 193 Total 124 155 90 37 406 Mid Valley Lane 5 10 8 7 30 Traffic Counts Highway 6 Friday 8-11-2017 - Matt - Counter 6:00 PM to 7:00 PM 7:00 PM To 8:00 PM Total East Bound 91 140 60 74 151 151 West Bound Total 231 134 214 Mid Valley Lane 17 5 365 Traffic Counts Highway 6 Saturday 8-12-2017 - Matt - Counter u 00 PM to 7:00 PM I 7:00 PM To 8:00 PM Total East Bound t old( 68 56 90 67 124 157 West Bound 54 51 Total West Bound 158 123 : 81 Mid Valley Lane 105 10 6 16 Traffic Counts Highway 6 Sunday 8-13-2017 - Matt - Counter 6.00 PM to 7:00 PM I 7:00 PM To 8:00 PM t old( East Bound 56 78 54 51 110 129 West Bound Total 134 105 __ Mid Valley Lane 10 10 20 Chris Hale From: Harbert - CDOT, Kent <kent.harbert@state.co.us> Sent: Wednesday, August 02, 2017 11:10 AM To: Chris Hale Cc: Larry Halonen Subject: Re: Traffic Study Assumptions Chris, Thank you for checking in before proceeding with your analysis. My comments are in red below. Thanks, Xent T. Kent Harbert, PE Access Engineer CDOT Region 3, Traffic and Safety Residency 222 South 6th Street, Room 100, Grand Junction, CO 81501-3794 Phone: 970.683.6279 Cell; 970.812.6768 Kent.Harbert@State.CO.US ( WWW.CodOt.gov 1 www.cotrip.org On Mon, Jul 31, 2017 at 3:14 PM, Chris Hale <chris@mountaincross-eng.com> wrote: Kent: Thanks for speaking with me the other day. Here are my assumptions and requests for the Level 2 traffic study that we discussed. As you remember, the intersection is with Mid Valley Lane (Garfield CR 262) and Highway 6 between Silt and New Castle: - The last time that traffic counts were performed by Garfield County on Mid Valley Lane was in 2002. These counts will be used. Current counts need to be used. We typically limit the window to two or three years. OTIS has counts for Highway 6 east of Peach Valley Road at station ID 100296. I was going to use this for the study. Technically, this location (MM 102.27) is associated with Sta 100294 (MM 99.232 - MM 104.429). However, since Sta. 100294 is within Silt near the 1-70 spur road and Sta. 100296 is on the rural section between Silt and New Castle, 1 concur that Sta. 100296 can be used. 1 - I would use the growth factor from OTIS to bring the 2002 counts on Mid Valley to 2017 and also for the 20 year background traffic growth. N/A Directional traffic is 57% toward the peak which is pretty balanced so I was going to use a 50% to 50% split of right and left turn movements. The directional distribution for this venue will not be consistent. 1t will depend upon where the wedding parties are from. If most of the guest arrive from the east they will use the New Castle exit. 11' from the west they will use the Silt exit. Both scenarios should be analized. - There is only one driveway to the east within 1000' feet of the intersection with Mid Valley Lane. The overpass bridge across I70 to the River Frontage Road is just outside of the 1000' radius and would not contribute significantly so it will remain unevaluated. I concur. A statement to that effect in your report will be sufficient. Mid Valley lane intersects to the north with Peach Valley Road. It is assumed that only those headed to New Castle would use this road so only 10% leaving the event will be assumed to use Peach Valley Road to the north. From Google Maps the travel time via Peach Valley Road is longer, assume that all the traffic will use US 6. - Since the proposed use is a reception center, a Church would seem to be a similar type of use. I would like to use the ITE study #560 for Church. 1 would also ask if 1 could use the 7th Edition since that is the volume that we have. From reading the descriptions of the latest versions, no updates have been made to the "Church" studies so this would still be current in that respect. Land use #560 appears to be appropriate. Include a justification within your report. Use the current edition of ITE. The reception center has a capacity of 300 people. According to the Owner, an event of this size is very rare. Typical events are 100 to 150 people. I would base the traffic on a Church of 125 seats. I would be okay with going with 150, the upper end of the typical event. That is only half of the capacity. - The reception center will have peak traffic that does not coincide with typical commuter traffic peaks. So the adjacent background traffic will be estimated as half (50%) of the design hourly volume percentage of AADT. Instead of an arbitrary reduction compare the event times with the traffic count distribution. It may behoove you to do some actual counts, especially if the events will a weekend. The traffic station counts are made on weekdays which may be higher. if the actual volumes (times the 20 -year factor) are low enough some of the auxiliary lane requirements may be waived, per SI -IAC §3.5(5). - Highway 6 behaves as a frontage road in this location so that will be the road category used for determining auxiliary lanes. This section of US 6 is classified as RA. Also include in your report any recommendations for operational or safety improvements to the intersection. Please verify if you are in agreement with the above assumptions. Thanks in advance. Sincerely, MOUNT/MN CROSS ENGINEERING, INC. 2 Chris Hale, P.E. 826 1/2 Grand Avenue Glenwood Springs, CO 81601 Ph: 970.945.5544 Fx: 970.945.5558 3 Patrick Waller From: Patrick Waller Sent: Friday, August 04, 2017 5:02 PM To: Patrick Waller Subject: FW: Referral Comments From: Larry Halonen [mailto:lhalonen@sbcglobal.net] Sent: Thursday, August 03, 2017 4:22 PM To: Patrick Waller <pwaller@garfield-county.com> Subject: Re: Referral Comments EXHIBIT 2_D Yes. We could add that music will be inside after 8PM. Also, it will be on weekends only. Sent from my iPhone On Aug 3, 2017, at 2:07 PM, Patrick Waller <pwallerAgarfield-county.com> wrote: Thanks for the clarification Larry. Would it be appropriate to make a statement that all music will be located inside buildings after a certain time? Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 pwaller@garfield-county.com http://www.garfield-county.com/community-development/ From: Larry Halonen [mailto:Ihalonen@sbcglobal.net] Sent: Thursday, August 03, 2017 3:00 PM To: Patrick Waller <pwaller@garfield-county.com> Subject: Re: Referral Comments Hi Pat, Nearly all music will be in buildings, but there may be an occasional but rare outside (daytime) event. Sent from my iPhone 1 1 August 6th, 2017 Patrick Waller and Sheryl Bower Office of Community Development Planning Division 108th Street, Ste. 401 Glenwood Springs, CO 81601 RE: Red Barn Guest Ranch, LLC Community Meeting Facility Permit Number (File No.) GAPA-05-17-8540 Mr. Waller and Ms. Bowyer, EXHIBIT 125 As residents of Peach Valley who reside adjacent to or near the Red Barn Ranch property, we are sending you this letter to inform you that we protest the Land Use Change Permit referenced above. It is our opinion that the commercialization and rezoning of this current residential property will have detrimental impacts on our community and be incompatible with the surrounding residential properties. We have listed our concerns and the impacts that will be incurred because of this proposed development project: The proposed Red Barn Ranch project will have an adverse effect on the residential amenity of its neighbors due to the noise, disturbance, and loss of privacy associated with their proposed events. These claims could be easily supported due to the number and size of the events in their proposal and the close proximity to other, strictly residential and agricultural, properties within the neighborhood or directly adjacent to the Red Barn Ranch property; The increased traffic associated with their proposed 60 events per year, consisting of 100-300 visitors per event, will undoubtedly strain existing infrastructure such as Mid Valley Lane and Peach Valley Road. These roads are very narrow and the events will drastically increase the traffic use on these roads during their events. The County should assess these two roads from an engineering and traffic control perspective to confirm they meet the necessary requirements to support the substantial increase in traffic associated with Red Barn Ranch events; Safety of the community should also be considered. As previously mentioned, the increased traffic associated with the events could threaten the residents of the community and should be considered. The narrow County roads providing both access to the Red Barn Ranch property and the rest of the community can likely not support the Targe volume of traffic associated with these continuous, large events. It appears that Red Barn Ranch is also pursuing a liquor license, so that they may serve alcoholic drinks during their events. The combination of large volumes of traffic, narrow roads and the possibility of intoxicated drivers threatens both the residents of the community and their children; and The residential property investments of the neighbors and the rest of the Peach Valley community should be considered during the review of the Red Barn proposal. The commercialization of a property within a strictly residential neighborhood will have a negative impact on surrounding property values due to impacts listed in this letter. We are concerned that once a residential property is rezoned as commercial, it has the potential to become utilized for any commercial business in the future if the Red Barn Ranch business venture is not successful. We sincerely hope that the County will consider impacts to the residential property values of the Red Barn Ranch neighbors and the rest of the Peach Valley residents. It would be very unfortunate if a commercial investment property, supported via a partnership of investors, would be allowed to impact the residential qualities of such a coveted neighborhood such as Peach Valley. As residents of Garfield County and owners of residential properties that will be impacted by this commercialization of a currently zoned residential property within the quiet community of Peach Valley, we rely on people like you to thoroughly assess all aspects of these types of permit applications with respect to current County Code and make sure proposals such as the Red Barn Ranch's self -labeled "Community Development Center" do not impact residents such as us and provide benefit to the community as a whole and not just an investment partnership consisting of people who do not even live on the property or even within the State of Colorado. We appreciate your time in reading this letter and considering our concerns regarding this project. Sincerely, /17,'55n//6/,,) //: L� a a 2.04 G‘‘ Co 'e)) eX)U -(4 Q' ,I) f '?' e._ L \S Loi24 Zit 1/2friA5 1 Zig' 75 (06,/d7 Rd e457 1"1 a e g p �- E--� 0 r�Q r c� 11/1 VT coq CIL Q1Y C /10_s-1- UUE Ve120e57 Trk ►S 3; Z tit •�Y ccoliTy C34 1,4 165100 ar> t-ER4Kr�— 4 CIk_2_IL1 sclz2(4 s 4.14, Co. i( 7 Patrick Waller From: Roussin - CDOT, Daniel <daniel.roussin@state.co.us> Sent: Wednesday, September 27, 2017 9:50 AM To: Patrick Waller Subject: Re: Red Barn Guest Ranch Traffic Study b 3 a EXHIBIT UO Patrick - Thank you for the opportunity to review the Red Barn Guest Ranch Community Meeting Facility. The main access to the site is Garfield County Road - Mid Valley Lane on US 6. Based upon the traffic study, this development will require an access permit for Mid Valley Road. The traffic study indicated that traffic generation from the development would warrant the need for turning lanes (deceleration lane). The study indicated that the improvement could be waived. At this point, CDOT would not be in support of waiving the requirement. If you have any additional questions, please let me know. thanks Dan Dan Roussin Permit Unit Manager Traffic and Safety P 970.683.6284 1 F 970.683.6290 222 South 6th Street, Room 100, Grand Junction, CO 81501 daniel.roussin@state.co.us 1 www.codot.gov/ 1 www.cotrip.org On Fri, Aug 25, 2017 at 12:59 PM, Patrick Waller <pwaller@garfield-county.com> wrote: Dan, 1 Attached is the Level Two Traffic Assessment for the Red Barn Guest Ranch Community Meeting Facility (GAPA-05-17-8540). Per our last conversation, I am anticipating 3-4 weeks for your review of the study. Please let me know if there is any anticipated change in the timeline. Thanks for your review and I look forward to your comments. Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 pwaller(a garfield-county.com http://www.garfield-county.com/community-development/ 2 Patrick Waller a EXHIBIT From: Michael Erion <merion@resource-eng.com> 2 Sent: Thursday, October 12, 2017 4:33 PM To: Patrick Waller Subject: GAPA-05-17-8540 Red Barn Guest Ranch Supplemental Submittal Review Comments Patrick: Resource Engineering reviewed the Supplemental Submittal for the Red Barn Guest Ranch land use application File GAPA-05-17-8540. The supplemental materials included a traffic study prepared by Mountain Cross Engineering (MCE) dated August 24, 2017, email correspondence between CDOT and MCE and CDOT and GARCO, a new site plan, a noise study prepared by Hankard Environmental dated August 23, 2017, and structural design of the barn by WESTAR, Inc. dated July 17, 2017. RESOURCE believes the assumptions and analysis in the traffic study are reasonable (and CDOT agrees and had input to the study). There is a difference of opinion between MCE and CDOT on whether a Left turn lane on Highway 6 is required or is subject to a waiver. Since the proposed traffic volume would require GARCO to get a new Access Permit from CDOT for County Road 262 , CDOT has final approval on the permit and any conditions (Left Turn Lane on Highway 6) deemed necessary for the CDOT permit. Any approval would require the Applicant to pay for the costs associated with GARCO obtaining a new CDOT Access Permit for CR 262 and any conditions associated with the CDOT permit (CDOT has indicated a Left Turn Lane will be a condition of approval). RESOURCE has no concerns with the new site plan. The noise study is consistent with the analysis required for the property. However, RESOURCE recommends that the Applicant/Consultant provide a practical guideline for ensuring that the two conditions for allowable noise levels are met for music at the facilities. RESOURCE acknowledges the conservative analysis and that a professional DJ was used for the test, but it seems that there could be some practical guideline developed for the music professionals to follow. The WESTAR design appears to be thorough and RESOURCE has no comments on the structural design. Please call if you have any questions or need additional information. Regards, Michael Michael Erion, P.E. Water Resources Engineer (970) 945-6777 Voice (970) 945-1137 Facsimile www.resource-eng.com The information contained in this e-mail is PRIVILEGED AND CONFIDENTIAL information intended only for the use of the individual or entity named above. If the reader of this message is not the intended recipient, or the employee or agent responsible to deliver it to the intended recipient, you are hereby notified that dissemination, distribution, or copying of this communication is strictly prohibited. If you have received this communication in error, please immediately notify us by telephone and delete the original message from your system. Thank You. 1 Patrick Waller From: Larry Halonen <larryhalonen@gmail.com> Sent: Tuesday, September 19, 2017 10:59 AM To: Patrick Waller Cc: Richard Hallett; Bob Hallock; Chris Hale Subject: Traffic Study Hi Patrick, CDOT responded to our traffic study recommending a left turn lane off US 6 onto Mid Valley Lane. We would like to comment on this as we feel that this is unnecessary, unreasonable and puts an untenable financial burden upon us. The state requires a left turn lane when the traffic count exceeds 100 vehicles per hour (vph). Our traffic study indicated the greatest impact our project would have is on the eastbound lanes of US 6 entering Mid Valley Lane, projecting 99 vph which is close, but still below the 100 vph threshold. Nearly all of our events will between 85 and 125 guests, yet the state engineer asked us to design for 150 guests, which we did. Conservatively, we assumed that 100% of guests would enter off US 6 onto Mid Valley Lane. In actuality, there are 3 other access points off US 6 that may be used; County Road, 214, County Road 235 and Ware Lane. Each of these roads connect to Peach Valley Road where our site can be accessed from the north. If these factors are considered, this would reduce the traffic count and bring it comfortably below the 100 vph threshold. The state engineer, in conversation with our engineer, stated that the existing traffic count of 71 vph (without our project) must be multiplied by a factor of 1.42 to project a count of 100.8 for their 20 year plan and require a left turn lane. This obviously shows that the state will be required to put this lane in whether we existed or not. It is quite clear that CDOT is trying to take advantage of the situation and get us to pay for an improvement that they are likely facing. Moreover, there are a number of businesses and housing developments along Peach Valley Road that have not been required to effect improvements on US 6. We are a very small business and simply cannot afford an unexpected cost of $100,000 or more. We respectfully request that the county reject the CDOT recommendation that we provide the left turn lane along US 6. Sincerely, Larry Halonen, Managing Member, Red Barn Guest Ranch, LLC Sent from Mail for Windows 10 1 August 23, 2017 Richard Hallett Red Barn Guest Ranch 345 County Road 262 Silt, Colorado 81652 HA"KAR° ENVIRONMENTAL c c� r -.- A-nn:nr, u,t V nn,;,v'i CON:,.. ,"4c Re: Noise Study Results for the Red Barn Guest Ranch in Silt, Colorado Dear Mr. Hallett, Hankard Environmental conducted a noise study for the Red Barn Guest Ranch to assess the noise levels at the property line from music played on the outdoor patio and in the indoor barn areas. It is our understanding that the noise levels from the music are subject to Garfield County's Land Use Resolution Code, Article 7-301 B.2 which references the Colorado Revised Statutes (CRS) §25-12. This letter describes the Red Barn Guest Ranch as it relates to the production of noise (music), the applicable noise regulations, the noise study method, the noise measurement results, and our conclusions. PROJECT DESCRIPTION The Red Barn Guest Ranch (RBGR) is located at 345 County Road 262 in Silt, Colorado, approximately 0.3 miles north of Interstate 70. The nearly 21 -acre site is surrounded by a mixture of agricultural and residential land uses. Two locations within the RBGR were identified as places where live or amplified music will occur. As shown in Figure 1, these include the outdoor patio area and inside the red barn on the second floor. Music will be played at the RBGR during both daytime and nighttime hours as defined by the regulations (see below). Existing noise sources in the area include traffic noise along Interstate 70, freight trains on the tracks to the south, local traffic, and agricultural and ranch activities. COLORADO • WISCONSIN CO 303.666.0817 • www.hankardinc.com • WI 608-345-1445 HANKARD ENVIRONMENTAL FIGURE 1: Red Barn Guest Ranch - Source Locations of Live or Amplified Music Nose Study Results for the Red Bam Guest Ranch in Silt, Colorado August 23, 2017 2 HAND° ENVIRONMENTAL AC: . Am. - -mo. a APPLICABLE NOISE REGULATIONS Noise from live and amplified music at RBGR was analyzed in accordance with Garfield County's Land Use Resolution Code, Article 7-301 B.2. This code references the maximum permissible noise levels given in Colorado Revised Statutes (CRS) §25-12, which are shown in Table 1. The applicable noise level limit depends on the time of day and the land use zone of the land adjacent to the project. TABLE 1: Maximum Permissible Noise Levels - Colorado Revised Statutes §25-12 Maximum Noise Level (dBA) Land Use Zone Daytime (1) (2) Nighttime (2) (7:00 am to 7:00 pm) (7:00 pm to 7:00 am) Residential 55 50 Commercial 60 55 Light Industrial 70 65 Industrial (3) 80 75 (1) During the daytime, noise levels can increase by 10 dBA for 15 minutes in any one-hour period (2) Noise level limit decreased by 5 dBA for intermittent shrill -type sounds (3) For construction and development operations, the Industrial limits apply to all zones. Compliance Locations CRS §25-12-103 defines the measurement location at which compliance is defined as twenty-five feet or more outside the property line of the noise source. Time of Day CRS §25-12-103 defines "daytime" as 7:00 am to 7:00 pm and "nighttime" as 7:00 pm to 7:00 am. The proposed music would occur during both daytime and nighttime hours. In addition to the levels given in Table 1, daytime noise levels may exceed their respective limits by 10 dBA for 15 minutes in any one hour. For example, on residential -zoned land, noise levels may be as high as 65 dBA during daytime hours for up to 15 minutes in any one hour, but otherwise cannot exceed 55 dBA. Land Use The strongest determinant of the applicable noise limit is adjacent land use. As shown in Figure 2, all RBGR-adjacent land to the north is residential, and land in all other directions is a mixture of residential and agricultural. The noise level limits at residential land uses are 55 dBA (daytime) and 50 dBA (nighttime). CRS §25-12 does not explicitly define noise level limits for agricultural land uses. However, in previous Garfield County noise studies (e.g. Revised Analysis of Noise from Proposed Cerise Gravel Pit for United Companies, Hankard Environmental Inc., November 2014) the Light Industrial noise limits were applied at the property line and the Residential land use limits were applied at the physical location of any occupied residential structure. Based on this, the most restrictive (i.e. nighttime) noise limits to be met 25 feet outside the RBGR property line are 65 dBA for agricultural land and 50 dBA for residential land. Nese Study Results for the Red Barn Guest Ranch in Silt, Colorado August 23,2017 3 HA'"ARD FNViR(NMENTAI_ AK - • 710106200046 idential �� i • ;)4 Fr,41Frin73. 'f3J:it'zt"_=i Residential r Residential • .11 Agricultural Agricultural I FIGURE 2: Red Barn Guest Ranch — Surrounding Land Uses (Data Source: Garfield County Land Explorer) Nose Study Results for the Red Bam Guest Ranch in Silt, Colorado 4 August 23, 2017 "TANKARD FI NVIRONMENTAL i .c .. .1C..�. 7. A •� , r. .!• VAS CA:in i� . MEASUREMENT METHODS To assess compliance with the applicable noise regulations, amplified music was played at the two locations identified m Figure 1 while sound level measurements were conducted near the RBGR property line. These measurements were conducted on August 16, 2017 from about 10:00 am to about 1:00 pm. The details of the sound level measurements are given below. Measurement Locations Two sets of noise level measurements were conducted. The first set was with amplified music played on the stage in the open patio area. Ten noise measurements were conducted on the RBGR property and at its property line as shown in Figure 3. The second set of measurements was with the same amplified music played inside the red barn, on the second floor in the northwest corner of the room. Noise measurements were conducted at the four locations shown in Figure 4, which were selected to represent worst-case (loudest) receiver locations. Equipment Noise measurements were conducted using two Larson Davis LxT sound level meters (serial numbers 4616 and 4617). These meters meet American National Standards Institute (ANSI) specifications for Type 1 sound level meters, which correspond to an accuracy of ±1 dB. The meters had been calibrated at a traceable laboratory within the previous twelve months. Each sound level meter was mounted on a tripod with its microphones set at a height of five feet above the ground, and each microphone was fitted with seven -inch -diameter outdoor windscreens. Each system was field calibrated prior to the measurements and re -checked after retrieval, and the calibration drift was less than ±0.1 dB. Equipment Settings The sound level meters were time -synchronized, and set to continuously monitor noise levels and log results every minute. Recorded metrics included both A -weighted and C -weighted 1 -minute overall equivalent noise level (Leq), and A -weighted 10 -second overall Leq. Sound Source Each amplified music setup included two portable powered speakers, which were operated by a professional disc jockey. Various music styles were initially tested, and one song (Everyday by Incognito, 1995) was selected (Everyday by Incognito, 1995) that included a reasonable mixture of both high and low frequency content. This song is approximately 4 minutes and 45 seconds long. A typical sound level was set for each location based on the experience of the professional disc jockey and Hankard Environmental staff. These "source" sound levels were measured near the stage of each source location. After setting the source level, the song was repeated as necessary to conduct the multiple sound level measurements around the RBGR property line. Noise Study Results for the Red Bam Guest Ranch in Silt Colorado August 23, 2017 5 "TANKARD 'AEN FIGURE 3: Noise Measurement Locations for Outdoor Patio Music Site Nose Study Results for the Red Bam Guest Ranch in Silt Colorado August 23, 2017 !TANKARDFN V IRONMENTAL FIGURE 4: Noise Measurement Locations for Indoor Barn Music Site Noise Study Results for the Red Bem Guest Ranch in Silt, Colorado August 23, 2017 7 HAND ENVIRONMENTAL MEASUREMENT RESULTS AND ASSESSMENT As previously described, two sets of noise measurements were conducted. In the first set, the music source was at the outdoor patio area. In the second set, the music source was inside the red barn. Weather conditions were suitable for measurement and normal for the area, with ground winds from the southwest at 0 to 3 miles per hour, air temperature of approximately 79°F, and 30% relative humidity. Measurements were conducted on or near the RBGR property line rather than 25 feet outside the property line. Because measured noise levels depend primarily on distance from the source, measuring farther away from the source would result in slightly lower measured levels. An additional element of conservatism is that all levels were taken as measured - no corrections (reductions) were made for steady background noise. I-70 is approximately 0.35 miles to the south, and traffic noise was always audible at the measurement locations. The only corrections that were made were the removal of time periods when individual vehicle pass-bys on the adjacent local roadways were audible and affected measured levels. Outdoor Patio Noise Measurement Results Table 2 lists the land use type, applicable noise level limit, and loudest measured noise level (1 - minute Leg) at each location, and whether it complies with Garfield County's Land Use Resolution Code, Article 7-301 B.2. These noise levels would be expected to occur when the measured noise level 25 feet from the stage near the center patio support beam is 86 dBA / 97 dBC (Location Al) and is 68 dBA / 81 dBC at 130 feet from the stage (Location A2). As shown in Table 2, all measured noise levels are at or below 50 dBA along the property line, and all meet the most restrictive noise level limit regardless of the applicable land use. Therefore, all measured levels show compliance with the applicable noise regulations. TABLE 2: Measured Noise Levels from Amplified Music at Outdoor Patio Area Measurement Location Description Applicable Land Use Nighttime Max Measured Noise Level Limit 1 -Minute Lag Compliance? (dBA) (dBA) Al Source N/A N/A 86 N/A (25 feet from stage) A2 Source N/A N/A 68 N/A (130 feet from stage) A3 East (driveway) Light Industrial 65 47 Yes A4 Northeast Residential 50 44 Yes A5 North Residential 50 44 Yes A6 Northwest Residential 50 46 Yes A7 Southwest Light Industrial 65 40 Yes A8 Southwest Light Industrial 65 48 Yes A9 South Light Industrial 65 48 Yes Al0 South Residential 50 50 Yes Noise Study Results for the Red Barn Guest Ranch in Silt, Colorado August 23, 2017 8 HDAN° ENVIRONMENTAL < ImP Indoor Barn Noise Measurement Results Table 3 lists the land use type, applicable noise level limit, and loudest measured noise level (1 - minute Leq) at each location, and whether it complies with Garfield County's Land Use Resolution Code, Article 7-301 B.2. These levels would be expected to occur when the indoor measured noise level 30 feet from the speakers is 81 dBA and 98 dBC. Note that for these measurements the barn door on the first floor was left open. As shown in Table 3, all measured levels are at or below 50 dBA along the property line, and all meet the most restrictive noise level limit regardless of the applicable land use. Therefore, all measured levels show compliance with the applicable noise regulations with the barn in its current (unimproved) condition. TABLE 3: Measured Noise Levels from Amplified Music at Indoor Barn Area Measurement Applicable Nighttime Max Measured Location Description Land Use Noise Level Limit 1 -Minute Leq Compliance? (dBA) (dBA) B1 Source N/A N/A 81 N/A (30 feet from speakers) B2 Southwest Light Industrial 65 48 Yes B3 South Residential 50 45 Yes B4 Southeast Residential 50 43 Yes CONCLUSION Based on our measurements and analysis, live and amplified music taking place at the outdoor patio area and on the second floor of the indoor barn at the Red Barn Guest Ranch will comply with Colorado Revised Statutes §25-12, and therefore with the Garfield County Land Use Resolution Code, Article 7-301 B.2., under the following conditions: 1) Sound levels of music emanating from the outdoor patio area do not exceed 86 dBA and 97 dBC at 25 feet from the stage or 68 dBA and 81 dBC at 130 feet from the stage during nighttime hours (7:00 pm to 7:00 am). Noise levels during daytime hours can be 5 dBA greater. 2) Sound levels of music emanating from the second -floor indoor barn area do not exceed 81 dBA and 98 dBC at 30 feet from the speakers during nighttime hours (7:00 pm to 7:00 am). Noise levels during daytime hours can be 5 dBA higher. The downstairs barn door can remain open. Noise Study Results for the Red Bam Guest Ranch in Sit Colorado August 23, 2017 9 HEAN D N VtRONMENTAL .110 Thank you for commissioning Hankard Environmental to conduct this noise study. Please contact us with any questions or comments. Sincerely, Jeff Cerjan Senior Acoustical Consultant CC: Mike Hankard, Hankard Environmental Noise Study Results for the Red Barn Guest Ranch in Silt, Colorado August 23, 2017 10 -13l99et COUNTY ROAD 214 EX. POND Shod / W \ OSite Plan PASTURE -I PASTURE.4 lime boom. Oda Erre Fence 0.4 PASTURE -2 HNEVI�`cESE cAREAGe EVENTS SP .. Sudece Ex aNUC STABLE �axEurowEm GUEST 1101/SE-1 PARK. GUEST l DIMS. DRIVEWAY TO SE WIDENED 1,12. Repine Gravel Cm•r ))oXT0 Lawn vl and SPdn0 OOseraE R WEDDING CEREMONY PASTURE -5 RED BARN GUEST RANCH SITE PLAN SCALE 9 RENOVATE EXIST'S RED SA. IWO WEDDING A EVENTS <EWER ARENA acmUeRA HALONEN ARCHITECTURE 26432 El Mar Drive Mission Viejo, CA 92691 (949)582-5960 2BALONEN(®SBCGIOBALNET> RED BARN GUEST RANCH 345 Mid Valley Lane, Newcastle, CO 81652 OWNER: RN San Caax Ranch, LLC 26432 El Mar Drive Mission Viejo, CA 92691 (949) 582-5900 4HA WNEN®SBCOLOBAL.NETS OA DESCRICIION PROJECT NO: 1503 DATE 8/24/2017 DRAWN BY: 1,R COPYRIGHT SHEET TITLE SITE PLAN A-1 SHEET 1 OF 8 Oaf UPPER FLOOR FRAM/NG PLAN Em,BYwro,xwcMtMeel, REASSN. TINFRuwersmrgv eVIIAGINF ®wASNuv 1.1901W MI ROM.. AY IMES NJ, KIIVEAWNEINMAS CR !MINTS 1.4SHEO., 1MSTAV STRUC7URAL DESIGNCRITERIA IMEDESIOVENnFinlINO :ODDS .M.0 IDS TV ROMS REINFORCED CONCRETE NOTES ASPY SWAM PLAGEMINTLIFCTINgtElENCD11.115111 EMS.. MCA p.,aa,.P REIMORMOSVSNMUMEAVORENIVIINVIMEll MEP NO. sat Norse SEWS 01MIINSTAWMAY _ MAMAS BroMS FOUNDATIONAAOROORSLA9ELEMENTS= jEXlFSl EXTERAOR&Al3CIVG4ACEELEMENTS= 4000 PSI arISMNISESISOIN avrBABmAPA,x NM, IMIAVNFINIEDTS• AVM. ME .111.1 V? IS N 90.11 MOT EIVEMSOINARES 1111. 1.0•171.0. USED CLIGH7F.91....EMPEOFteNOTIESS IKKV AMOR WIT BE AlrofnE0 491,MENGIVETR att. warm. areear sreq IOW faINAITOV IN US .41.2.(BrAPERMI£2IMALENAIERNWINON TO .170,110114.4.0. .91 COW./ IORIF INSCANENEMIS ASIII 4WD. AMMAN WAIN ft:R.:Mg IX USW( SEM cONVIN,O As FNMA Nan PMINGWINGS 11.0.44 ,F,awmv � P)MICE LAWNS RV 1.1931.1•04•9141 INNZONDMIX WIN SOINON NE V.. MOMS VEIMEOSYDIVERS son near ro cam.. Pa. )snP. olllEuvrlPr WOOD FRAM/NGNOTES MOM'S `AUMr`ros°' O1INEroiMAuswBMrs:,iNs10 LARGER SM.USE VW), 11 LINO SEA. GIMSS.Nif WNW' IPatiVINEMY MINN-EU. 00.[SFIRISMENSS.1111.1•74UEDATAUSIALICILFAI 06.1(015 NIMIUMMAII4BN.IENACLONONCEMININOS DAMN, lerAILSIOV....10.6AMPISIMFLIANSSM.11 00.‘ "OMNI JOISTS NNE'S MISSES WAYS AVILOICONSMONWOMMIE 4r.... MINIS RILAVERNIPISISOf 0,1111 IIMPEOLVeNGS Ar MI ro rrrsta SIVENS uc SCREW AC 944114.1,0NN MOS RWINIZASSRPCSMOT /ENV TED WIX1/1.1.01/11 MOWING LFSIRCIUMNINXIDNONVMS N.( AT 1.rurrn..,s rz�`w rn mASalsrs U°O" NI Mt. MU SE IFAM pltq� roMNOSA,r M� m MOB -gPYT 117.INFLINSWIratt Of SANNIFf..a. 100E0 MUL 77 -PLY BEAM L AM/NA 77D N DETAIL MIS LEARAG WALL HEADERS NOT LASELED SHALL LEAS FOLLOW UNO m+:/Y aeras .Rw m,e-LYRraa+o maE,BAWscasa a 6, a+wra:aIlY lIIIIVIINIDAB`Rrr� efAlv�r[oK.Bxii tabbies' �NOT SG( Carlircfen 11116 RN LONA. GOISMISMIel adia !a/b 014YYB11UMBFR KIP 17 2017 diF MUM RR ARNOVAL IYJ.N P.O.YYWr - RR WWI AIM cam. BYJICESCBRfRN ENOMFERS SEAL OK ' 17771C7Z91L • dCA/5599 WANG M. SM. FOR APPROVAL NOT FOR CONSTRUCTION RED BARN GUEST RANCE 345 MIDVALE LANE NUMMI .n, SEINE OA. 1 SECOO ROOK MO Milt. ROOF FRBWNGPIANMO DEALS GARFIELD COUNTY, MACRAE° wars, muff. s1.1 I it fiAvx NOSII S2.10 �ZI�E/.v.Y: ' , Slat SINWELS MN( (V COM.. LMNAASTMAN NOM • .........aa 1}{ Gw 1100, M6EEPLOI I,''I'll1l.J . xl1D.� l 4 A., WIPE M„ � r. r.BerM ,BM AOKEMIT PE MawY<eF/a,,Y[mA5VrtW1I >, REINFORCEMENT DETAIL ....... i" Am..BB1Y .,_ N Pn1.1 6b,N IS oaW li; : Iifir`, 'II,' 3$ ` A �� M¢AYi VIII BEARING JOIST w11Wr SE mx w nr AONYMOWT, .��E` re ,,,,,,,,:$ 74. 4 TYPICAL FOOTINGPADDETA/L alt.. III § 4 .PAI i� Peau, SWAM IPSISSM411 Be SPIONOLNED uror,�, SILICR£0.11- AI, ROOMS AaPnW Itlf, w MU vxcW •j,i V ■ . 5' NTS M.S. LINO er a 2111L. TYPICAL PIER DETAIL ISN xreiris ' • - § POST/PIER ARMOE� �HONG TYPICAL Y12ODPOST, EAMDETAIL TYPICAL WOO POSTBEIMDETA/L 4 TYPICAL F0O77NG UNDERPIN DETAILM �,w„,,e.1...Wo : � MS JOIST DETAIL NIS STRUC7URAL DESIGNCRITERIA IMEDESIOVENnFinlINO :ODDS .M.0 IDS TV ROMS REINFORCED CONCRETE NOTES ASPY SWAM PLAGEMINTLIFCTINgtElENCD11.115111 EMS.. MCA p.,aa,.P REIMORMOSVSNMUMEAVORENIVIINVIMEll MEP NO. sat Norse SEWS 01MIINSTAWMAY _ MAMAS BroMS FOUNDATIONAAOROORSLA9ELEMENTS= jEXlFSl EXTERAOR&Al3CIVG4ACEELEMENTS= 4000 PSI arISMNISESISOIN avrBABmAPA,x NM, IMIAVNFINIEDTS• AVM. ME .111.1 V? IS N 90.11 MOT EIVEMSOINARES 1111. 1.0•171.0. USED CLIGH7F.91....EMPEOFteNOTIESS IKKV AMOR WIT BE AlrofnE0 491,MENGIVETR att. warm. areear sreq IOW faINAITOV IN US .41.2.(BrAPERMI£2IMALENAIERNWINON TO .170,110114.4.0. .91 COW./ IORIF INSCANENEMIS ASIII 4WD. AMMAN WAIN ft:R.:Mg IX USW( SEM cONVIN,O As FNMA Nan PMINGWINGS 11.0.44 ,F,awmv � P)MICE LAWNS RV 1.1931.1•04•9141 INNZONDMIX WIN SOINON NE V.. MOMS VEIMEOSYDIVERS son near ro cam.. Pa. )snP. olllEuvrlPr WOOD FRAM/NGNOTES MOM'S `AUMr`ros°' O1INEroiMAuswBMrs:,iNs10 LARGER SM.USE VW), 11 LINO SEA. GIMSS.Nif WNW' IPatiVINEMY MINN-EU. 00.[SFIRISMENSS.1111.1•74UEDATAUSIALICILFAI 06.1(015 NIMIUMMAII4BN.IENACLONONCEMININOS DAMN, lerAILSIOV....10.6AMPISIMFLIANSSM.11 00.‘ "OMNI JOISTS NNE'S MISSES WAYS AVILOICONSMONWOMMIE 4r.... MINIS RILAVERNIPISISOf 0,1111 IIMPEOLVeNGS Ar MI ro rrrsta SIVENS uc SCREW AC 944114.1,0NN MOS RWINIZASSRPCSMOT /ENV TED WIX1/1.1.01/11 MOWING LFSIRCIUMNINXIDNONVMS N.( AT 1.rurrn..,s rz�`w rn mASalsrs U°O" NI Mt. MU SE IFAM pltq� roMNOSA,r M� m MOB -gPYT 117.INFLINSWIratt Of SANNIFf..a. 100E0 MUL 77 -PLY BEAM L AM/NA 77D N DETAIL MIS LEARAG WALL HEADERS NOT LASELED SHALL LEAS FOLLOW UNO m+:/Y aeras .Rw m,e-LYRraa+o maE,BAWscasa a 6, a+wra:aIlY lIIIIVIINIDAB`Rrr� efAlv�r[oK.Bxii tabbies' �NOT SG( Carlircfen 11116 RN LONA. GOISMISMIel adia !a/b 014YYB11UMBFR KIP 17 2017 diF MUM RR ARNOVAL IYJ.N P.O.YYWr - RR WWI AIM cam. BYJICESCBRfRN ENOMFERS SEAL OK ' 17771C7Z91L • dCA/5599 WANG M. SM. FOR APPROVAL NOT FOR CONSTRUCTION RED BARN GUEST RANCE 345 MIDVALE LANE NUMMI .n, SEINE OA. 1 SECOO ROOK MO Milt. ROOF FRBWNGPIANMO DEALS GARFIELD COUNTY, MACRAE° wars, muff. s1.1 I it Patrick Waller From: Sent: To: Subject: Richard Hallett <rh@redbarnguestranch.com> Monday, October 16, 2017 8:38 AM Patrick Waller; Larry Halonen; Bob Hallock Meeting State and County Sound Standards ekQsE ,'anch Pat: To meet the County's sound standards we have - Sound Restrictions in Our Contract As Follows: F. Music and Sound Music either by Disc Jockey (DJ) or Live Band must meet county code by keeping sound decibel levels inside the Carriage House to less than 86, and inside the Barn less than 81. This would make the sound decibel levels at the property fence line to less than 50 decibels. If music exceeds these county codes the electric breakers will automatically turn off until the proper levels are reached. * Please give your DJ or Band a copy of Exhibit J. Exhibit J Noise Compliance for Garfield County's Land Use Resolution Code Article 7-301 B.2 Carriage House -These noise levels would be expected to occur when the measured noise level 25 feet from the stage near the center of the patio support beam is 86 dBA in order to get a 50 dBA along the property line. Red Barn Upstairs -These noise levels would be expected to occur when the indoor measured noise level 30 feet from the speakers is 81 dBA. Note that for these measurements the barn door on the first floor is open. Monitoring and Controlling Sound Standards: To monitor the sound we have Sound Decibel Meters at 25 feet in the Carriage House and 30 Feet at the Red Barn. These meters have been calibrated by the Jeff Cernan, Sound Engineer, to properly measure the decibel level. These are REED R8050 - IEC 61672-1 Class 2 meters. We will be mounting these meters on center post of the Carriage House when be used at 25' and the Red Barn when being used at 30'. A additional meter will be used at scheduled intervals by our staff at the fence line of the property to make sure we are in compliance at 50 decibels or less levels 1 The program for controlling the sound as stated above was suggested and will be implemented per the Sound Engineer's instructions. Richard Hallett rh@redbarnduestranch.com (970) 536-0066 P.O. Box 338 New Castle, CO 81647 2 EXHIBIT Ware and Hinds Ditch Association P.O. Box 48 Silt, CO 81652 23 October 2017 Patrick Waller Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Dear Mr. Waller: This letter is intended to be a formal comment regarding application GAPA-05-17-8540. The Ware and Hinds Ditch Association was contacted by an adjacent landowner claiming that the Onsite Wastewater Treatment System (OWTS) was installed on the property in question at 345 County Road 262 prior to inspection and approval by county staff and in close proximity to the Ware and Hinds Ditch. The landowner did not provide proof and the ditch company could find no evidence this is the case. Considering the potential impacts to the ditch company and it's users downstream from the proposed development, I am requesting that county staff investigate thoroughly the possibility of an OWTS that was installed without prior approval within the confines of the ditch company's easement. Thank you for your attention to this matter. Sincerely, abe Chenoweth President Patrick Waller From: Larry Halonen <larryhalonen@gmail.com> Sent: Wednesday, October 25, 2017 3:37 PM To: Patrick Waller Cc: Richard Hallett; Bob Hallock Subject: RE: Additional Referral Comments Patrick, EXHIBIT 3 Due to a limited supply of tanks, availability of contractors and risk of running into weather and frozen ground, we purchased the septic tank and buried it under the supervision of Chris Hale, our civil engineer. Chris prepared our OWTS plan which was reviewed by the county without any negative comments. We did not install any leach lines or make any connections to facilities, existing or planned. All work was photographed and recorded by Mr. Hale. The tank was installed per the plans which conform to all setbacks and requirements of the county. Larry Halonen Managing Member, Red Barn Guest Ranch, LLC Sent from Mail for Windows 10 From: Patrick Waller Sent: Wednesday, October 25, 2017 1:37 PM To: Richard Hallett; Larry Halonen Subject: Additional Referral Comments Larry and Richard, I received an additional referral comment for the Red Barn Guest Ranch Community Meeting Facility application. It is attached for your review and records. Thanks, Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 pwaller@garfield-county.com http://www.Rarfield-county.com/community-development/ Virus -free. www.avast.com 1 Garfield County Commissioners EXHIBIT .O' This letter is in regard to the hearing about the Red Barn Guest Ranch on Monday November 20th. I am unable to attend the meeting. We have lived in Peach Valley about 40 years, north of County Road 214 (also known as Peach Valley Road). Our property is just above (or north of) the Red Barn Guest Ranch property. We have enjoyed the quiet peaceful area. I am concerned about what the noise level might be if there are activities every weekend at the Red Barn Guest Ranch. It would be like a commercial business and 1 would hope it can still be rural instead. It is also a concern about all the extra traffic on the weekends. Sincerely, THE RED BARN GUEST RANCH Wedd1118 Packa e and Contract Bride: i00 m: Weddin8 Darc: Event License Agreement - Section Two cont'd Pg. 4 D. Payment Information 1 Licensee way remit payment sn Tie ro!owtng ways • Pay by Check - Make checks payable to. Red Barr Guest Ranch and make sure you write your nam and wedding date in the memo iir s Mail checks to P. O. Box 338, New Castle, CO 81647 • Credit Card Give us a call at (9 1» 536-0066 to make your payment via credit card. • Online Bill Pay - If yo.r have access to orli.ne bill pay with your Dank. you can set up Monthly payments ;either aJtornatic or manual: P ease note that with ths option you 'Mil need to allow 3-5 says fcr processing and mailing. Yo.: would simply I.st Red Barn Guest Ranch as tie vendor and the mai'irg address wou:d be P. O. Box 338, New Castle, CO 81647 E. Lodging 1 Bridal Suite is available for the Bride cooking Bridal Suite, Check in time is 1: rocked for the event Fee will be added agreed to. Room is booked for I : DA ONL to prepare for event (3:00 PM to 5:00 PM) as per contract. %Men 30 PM and check-out time is 1000 AM the `ollowing day. Suite :s to oe to Contract Suite is for Bride and Groom use only, unless otherwise ,uu ue ivalobe for 2 =iigntt,,:, I k7t7.4a r,.. r n =.;•701,..n ph: 2. Guest Rooms: Check in time is 1:3 PM and check out time t.s 10:00 AM. Rooms are booked for 1 ,one Dr':. dd ., i;, J Ice availab efor;_ rill t. rrif know STC day= .,.� 3. AA rooms are nen-smoking rooms Smoking .s a!Irwee in des,gnated areas only Guest nave the use of the irnrrediate area around the roam only Barrs, pastures, and norse areas are for horse boarders only 4. Dogs may be a part of your ceremony, but after the I do's the dogs need to go to the Kennel Tne nearest one is by the Holiday Inn Express aboUt 3 miles away You need to make reservations one (1) 'month in advance Divide Creek Animal Hospital Veter.narIan. Peter Langegger DVM 470 County Rc. 311, Silt, Co. (970) 876-5354. F. Music and Sound Music either by Disc Jockey (DJ) or Live Band most meet county code by keeping sound decibel levels inside the Carnage House to less than 86, and inside the Bam less than 81 This would make the sound decibel levels at the property fence line to less than 50 decibels. If music exceeds these county codes the electric breakers will automatically turn off until the proper levels are reached * Please give your DJ or Band a copy of Exhibit J. Exhibit Noise Compliance for Garfield County's Land Use Resolution Code Article 7-301 8.2 Carriage House -These noise levels would be expected to occur when the measured noise level 25 feet from the stage near the center of the patio support beam is 86 dBA in order to get a 50 dBA along the property line. Red Barn Upstairs -These noise levels would be expected to occur when the indoor measured noise level 30 feet from the speakers is 81 dBA. Note that for these measurements the barn door on the first floor is open. Event License Agreement - Section Three cont'd pg.8 e) Licensee is responsible for the safe alcohol consumption of their invited guests and themselves. No one in the invited party may leave the premises in an inebriated or altered condition behind the wrteel of a vehicle. No outside alccho 0, any drinscs or food items may t e brought Onto the propere: r The Licensor's bar service may cease immediately if any of Licensee's guests bring in any beverages from their vehicle or other sources. Chis includes water, alcohol and sett drinks. g) Bar Service will close thirty (30) minutes prior to the termination time of this agreement. Bar service will make best efforts tc announce the dosing of the bar priorto the actual time of the bar closure. h) The use of Marijuana is not allowed on the premise of Red Barn Guest Ranch which includes any other types of recreational drugs. 4. le the absolute and sole option of t -.e Licenser any ndividual or groups of individuals may be rerroved from premises for rowdy and unwelccnre behavior where the damage to the property and the premises may occurin tf•e event that the Licensor deems it necessary to have security guards present at the evert due to, but not limited to, a perceived or actual threat, Licensor reserves the right to hire secunty- guards at Licensees expense. 5. Smoking is allowed only in aesignated smok:ng areas. 6 In Licenser's see and absolute discretion, if licensee or invited guests damage or destroy any of Licensors property, then Licensor may charge Licersees credit card on file for thefui dol'ar replacement amount of the said property damage. C. insurance: Exhibit 1 Licensee further agrees t:: maintain ;n full force durng the term of this Licer.se. at Licensee's own expense a policy of WedSure Comorohensive Liability Insurance irciuding property damage ane a cohoi coverage which wdl insere Licensee and Licensor against ?lability for Injury to persons Barrage tc property, and death of any person occurring in or about the Property durirg the term of th s Loense. • The policy shall be approved as e: form and insurance by Licensor. The insuranceshal, not be less than $500,000 for any ore person inured or killed, not less than $300,000 for any one incident, and not loss than $100,000 for property den -lige • Licensee shall provide Licensor with a copy of the policy 30 days after signing contract (mmdoeyr) (Initials j. Including an endo'sement that states that the policy wi=l not be cancelled except after 10 days notice in writing to Licensor and shall name Licersor as an additional insured. 2. Cancellation Insurance will be purchased from Wedsure irsurarce (see Exhibt 1) 30 days after sigr.iro contract "ti . r�c.'y 1 (initials _- _) Licensor will credit the last payment or issue a bar credit to use on the event day for up to 5100 to pay for the cancellation Insurance with presentation of the receipt for Cancellation Insurance. Receipt must be given with Certificate of Insurance. D. Attorney's Fee& if any legal actior 0 proceeding arising out of or reiatir.g to this Agreement is brought by either party to this Agreement. the prevailing part/ shall oe entitled to receive from the other party, in addition to any other relief that may oe granted. the: reasonable attorneys fees costs, and expenses .ncurred in the action or proceeding by the prevailing party E. Entire Agreement: This agreement -:ens:itJtes the entire agreemert between Licensor and licensee relating to the License. Any prior agreements l:rotr.se.s, negotiations, or representatons not expressly set forth .n this Agreement are of no force and effect ere amendment to th,s Agreement snail be of no force and effect unless it i5 ie writing and signed by both Licensor and Licensee. Some of our Reviews PasT and Present: "We were so appreciative that the sraff at the ranch was so together„ and knew exactly what to do to assure that our wedding wasn't affected by a little rain." :nr Dthank the venue, ,Cindi, Richard, and Judy, enough for makine.i our wedding day a fairy tole come true." October 24, 2017 On Oct. 22, 2017, we had ,2 very special event at the Red Barn Guest Ranch Approx. 250. 300 in attendance. We could have not picked a more perfect facility an' rustic setting to honor Jitn. The gracious hosts and owners of the ranch, Judy and Richard, were incredible from the first day we visited tee ranch ............. ......„Their expertise on how to plan and execute an evi at was phenomenal. I would not hesitate again to use this facility fL)r any event retreat wedding, corporate party, you name it/ They helped customize every detail on what would be a perfect setting or t'Fis special gathering, Their staff was /1,, from the food service, bar attendants, set-up and decorating to the parking attendants. Planni/g an event? Check out the Red Barn! You will be impressed. Thank you ady, Richard and staff for making Jim s' day a day we will never forget Patrick Waller From: Andy Schwaller Sent: Wednesday, December 13, 2017 2:23 PM To: Tom Jankovsky Cc: Sheryl Bower; Patrick Waller Subject: FW: Red Barn Land Use Permit Tom, EXHIBIT � 41 It appears the domestic water requirements based on just the lavatories and water closets would be 8.8 gallons per minute at 60 psi for the 4 lavatories plus 1.6 gallons per flush for the water closets plus whatever other fixtures might be in the building. There could be other sinks or outside faucets that a plumber might install. Andy From: Andy Schwaller Sent: Tuesday, December 12, 2017 4:46 PM To: Tom Jankovsky <tjankovsky@garfield-county.com> Cc: Sheryl Bower <sbower@garfield-county.com> Subject: RE: Red Barn Land Use Permit Now, I am stumped. Let me do some research. I think they are on a well. If it is a low producer of several gallons per minute, they can add a holding tank and pump to make it work. Most wells with a production of 7-8 gallons per minute or more depending on draw down of the well would be an adequate amount of water based on past experience. Let me work on this some more and get back to you. Andy From: Tom Jankovsky Sent: Tuesday, December 12, 2017 3:31 PM To: Andy Schwaller<aschwaller@garfield-county.com> Subject: RE: Red Barn Land Use Permit Thanks Andy Are there any requirements for domestic water? Tom J From: Andy Schwaller Sent: Tuesday, December 12, 2017 2:30 PM To: Tom Jankovsky Cc: Sheryl Bower Subject: Red Barn Land Use Permit Tom, I am guessing the Red Barn could be utilized in several different ways. Sometimes the facility might resemble more of a nightclub, bar, tavern or dance hall which requires more urinals, and lavatories. Other times it might more closely 1 resemble a restaurant or banquet hall which require less urinals and lavatories. Based on the first choice (more stringent) and 200 total people, the building code would require 3 male urinals, 3 female urinals and 2 lavatories per male and female bathroom. Based on the first choice and 300 total people, the requirement would be 4 male urinals, 4 female urinals, and 2 lavatories per male and female bathroom. Hope this helps and let me know if you have any other questions. Andy 2 Patrick Waller From: Andy Schwaller Sent: Monday, December 18, 2017 9:57 AM To: Patrick Waller Subject: FW: Red Barn Land Use Permit From: Andy Schwaller Sent: Wednesday, December 13, 2017 3:57 PM To: Tom Jankovsky <tjankovsky@garfield-county.com> Cc: Sheryl Bower <sbower@garfield-county.com> Subject: FW: Red Barn Land Use Permit I am such a guy. Should read 4 male water closets, 4 female water closets. Urinals are a guy thing and can replace some of the water closets in a male bathroom. Andy From: Andy Schwaller Sent: Tuesday, December 12, 2017 2:30 PM To: Tom Jankovsky <taankovsky@garfield-county.com> Cc: Sheryl Bower <sbower@garfield-county.com> Subject: Red Barn Land Use Permit Tom, I am guessing the Red Barn could be utilized in several different ways. Sometimes the facility might resemble more of a nightclub, bar, tavern or dance hall which requires more urinals, and lavatories. Other times it might more closely resemble a restaurant or banquet hall which require less urinals and lavatories. Based on the first choice (more stringent) and 200 total people, the building code would require 3 male urinals, 3 female urinals and 2 lavatories per male and female bathroom. Based on the first choice and 300 total people, the requirement would be 4 male urinals, 4 female urinals, and 2 lavatories per male and female bathroom. Hope this helps and let me know if you have any other questions. Andy 1