HomeMy WebLinkAbout2.0 BOCC Staff Report 12.03.2007Exhibits for Bair Ranch Resort Public Hearing held on 12/03/2007.
Exhibit
Letter (A to
Z)
Exhibit
A
Mail Return -Receipts
B
Proof of Publication
C
Garfield County Zoning Resblution of 1978, as amended.
D
Garfield County Compreherisive Plan of 2000
E
Application
F
Staff Report
G
Letter from Eagle County Community Development Department, dated
November 8th, 2007
H
Letter from Bureau of Land Management, dated November 23`d, 2007
I
Email from Daniel Roussin, R3 CDOT Traffic, dated November 15`, 2007
J
Letter from the Office of the State Engineer, dated November 5a', 2007
K
High Canyon Adventures website printouts, printed November 281', 2007
L
Email from Jim Rada, GarCo Environmental Health Department, dated
November 281i, 2007
M
Memo from Steve Isom, Isom and Associates dated November 30th, 2007
BOCC 12/03/2007 CR
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:
APPLICANT (OWNER):
REPRESENTATIVE:
LOCATION:
SUBJECT SITE DATA:
ACCESS:
WATER:
WASTEWATER:
EXISTING ZONING:
SURROUNDING ZONING:
Special Use Permit "Resort"
James Craig and Doris Bair
Steve Isom, Isom & Associates
East of Glenwood Springs, CO
Parcel Number 211522200005, 1116.52 acres
CDOT Right -of -Way, 1-70
Well
ISDS
Agricultural Residential Rural Density (ARRD)
ARRD, Open Space
BOCC 12/03/2007 CR
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting approval of a Special Use Permit to allow a resort on a parcel
of land located east of the City of Glenwood Springs, Colorado. High Canyon Adventures
currently operates an un -permitted resort on the subject property. Activities offered on-
site include:
• Hunting
• Fishing
• Horse back riding
• Lodging
• Wedding Accommodations
• Corporate retreats
• Family gatherings
• Dining facilities
• ATV/Snowmobile tours
• Chuck wagon dinners
• Camping
The Existing Resort
The subject parcel consists of approximately 1116 acres. The property is more
commonly know as Bair Ranch. Access to Bair Ranch is via CDOT right-of-way (1-70).
Staff has not received comments from CDOT regarding this application. The un -
permitted resort is not considered a legal non -conforming use and a Special Use Permit
allowing for the existing use was never obtained. The Board may visit http://www.high-
canyon.com to view the Resort's website.
The subject property is currently improved with various inhabitable structures. The Ranch
Headquarters Area is improved with a residential structure occupied by a member of the
Bair Family. A Family Retreat Area is improved with a single inhabitable cabin and one
(1) dilapidated original homestead cabin. As identified in the application the Spruce
Creek Lodge Area has been improved with a two story lodge containing three bedrooms
and an additional cabin (Caribou Cabin). A Hunting Cabin Area consists of two (2) one
story cabins, a travel trailer and the "Percy Cabin". The Wapiti Cabin Area is improved
with a total of five cabins.
Many of the existing structures were constructed without obtaining required building
permits. Staff is recommending that the Board of County Commissioners require the
Applicant obtain the appropriate building and Individual Sewage Disposal System permits
for the illegal structures that exist on the subject property prior to the issuance of the
Special Use Permit if approved by the Board.
-2-
BOCC 12/03/2007 CR
Staff Concerns
The Application does not address a fire protection plan. The subject property does not lie
within a fire protection district within Garfield County. Staff would like the Applicant to
demonstrate what measures are taken to protect the guest of the existing un -permitted
resort in the event of a fire.
Additionally, the application does not demonstrate compliance with State regulations
regarding a "Retail Food Establishment". Chuck wagon Dinners are offered on-site. An
evening dinner ride includes a two hour recreation ride and dinner. Garfield County
Environmental Health Manager, Jim Rada identified the chuck wagon dinner as a Retail
Food Establishment that may require State permitting.
Staff would also like clarification regarding the water supply used on-site. A central water
system may require state permitting. It is unclear how water is distributed to the existing
lodging and accessory facilities.
II. PERPETUAL CONSERVATION EASEMENT
The subject property is encumbered with a Perpetual Conservation Easement restricting
development on the property. The Applicant represents that the proposal is consistent
with the allowed activities identified in the easement. In a letter from the Bureau of Land
Management (BLM), dated November 23rd, 2007, possible inconsistencies with the
easement are noted. The Applicant may wish to meet with BLM regarding their concerns.
III. REFFERALS
Staff referred the request to the following Departments/Agencies for comments. The
comments are attached as exhibits.
1) Eagle County Planning Department: Exhibit G
2) Colorado Division of Wildlife: No comments received
3) Colorado Department of Transportation: No comments received
4) Colorado Division of Water Resources: Exhibit J
5) Bureau of Land Management: ExhibitH
6) Garfield County Road and Bridge Department: No issues with proposal
7) Garfield County Environmental Health Department: No comments received
8) White River National Forest: No comments received
IV. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The Subject property is located within Study Area I of the Garfield County
Comprehensive Plan of 2000 (the Plan). The Plan designates the property as Residential
Low Density. A resort is does not comply with the Plan's land use designation map.
Recreation is a designation contemplated within the Plan.
- 3 -
BOCC 12/03/2007 CR
However, the Plan identifies tourism as an integral component of the economy of Garfield
County. The proposed resort caters to this component of Garfield County's economy.
Staff finds that the proposed resort is in compliance with certain elements of the
Comprehensive Plan of 2000.
V. APPLICABLE REGULATIONS IN THE ZONING RESOLUTION
A Resort is contemplated as a special use in the R/L zone district.
A. Definition of a Resort
The Zoning Resolution defines a Resort as a "Dude ranch or guest ranch; hunting or
fishing camp, cross-country or trail skiing lodge (any of which shall not exceed twelve (12)
dwelling units or forty-eight (48) beds or visitor capacity), land used for the purpose of
recreation, which provides lodging, recreational activities, dining facilities, commissary
and other needs operated on the site for guests or members."
Staff Finding
The proposed resort complies with the County's definition. A maximum of 48 overnight
guests may be accommodated on-site. As proposed, the application meets the criteria for
a resort defined in Section 2.02.448 of the Garfield County Zoning Resolution, as
amended.
Currently, the property is improved with approximately twelve (12) inhabitable structures
known to Staff. The applicant constructed the existing lodging units without obtaining the
proper permits from Garfield County.
B. Review Criteria and Requirements for a Resort
An application for a Resort must address the following standards and criteria in order to
be approved by the Board. The requirements / standards are listed below in bold italics
followed by a Staff response:
General Special Use Permit Requirements (Section 5.03)
1) Utilities adequate to provide water and sanitation service based on accepted
engineering standards and approved by the Board of County Commissioners
shall either be in place or shall be constructed in conjunction with the proposed
use.
Staff Finding
As the Board is aware, the Applicant has been in the process of obtaining a legal supply
of water for the existing un -permitted resort. The Applicant has provided a copy of Water
Division No. 5 decree of Augmentation Case No. 05CW164, which provides augmentation
for a legal water supply to the existing use. The court decree allows for a maximum
demand of 21.5 EQR for commercial and domestic purposes. Currently, four wells are
located on the subject property that are not permitted by the State of Colorado (as
identified in Exhibit J). Staff has included a condition of approval requiring that the
Applicant provide and approved well permits for the four un -permitted wells identified in
-4-
BOCC 12/03/2007 CR
(Exhibit J). Staff has also included a recommended condition of approval requiring the
submittal of a water quality analysis demonstrating compliance with State drinking water
standards, conducted on the six (6) wells located on the subject property prior to the
issuance of the Special Use Permit. This is consistent with previous resorts and
recreation activities approved by the Board in the past.
2) Street improvements adequate to accommodate traffic volume generated by
the proposed use and to provide safe, convenient access to the use shall either
be in place or shall be constructed in conjunction with the proposed use;
Staff Finding
The subject property is accessed via CDOT right-of-way (1-70). Staff has not received
comments from CDOT. Staff recommends that the Board require that the Applicant
obtain an access permit from CDOT allowing for the proposed operation of a resort on the
subject property. If the current access permit is sufficient, the Applicant may provide a
written statement from CDOT identifying that the proposed operation is contemplated
under the existing permit. This information shall be submitted to Staff prior to the
issuance of a Special Use Permit.
Garfield County Road and Bridge finds that the operation of a resort on the subject
property will not impact Garfield County infrastructure.
3) Design of the proposed use is organized to minimize impact on and from
adjacent uses of land through installation of screen fences or landscape
materials on the periphery of the lot and by location of intensively utilized areas,
access points, lighting and signs in such a manner as to protect established
neighborhood character;
Staff Finding
The proposed resort is located in a primarily undeveloped and remote portion of the
County. Staff finds that the proposed use will not adversely impact the neighborhood
character or surrounded uses.
VI. SUGGESTED FINDINGS
1. That proper public notice was provided as required for the hearing before the
Board of County Commissioners.
2. That 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 at the hearing were heard at that meeting.
3. That for the above stated and other reasons, the proposed special use permit is in
the best interest of the health, safety, morals, convenience, order, prosperity and
welfare of the citizens of Garfield County.
-5
BOCC 12/03/2007 CR
4. That the application is in conformance with the Garfield County Zoning Resolution
of 1978, as amended.
VII. STAFF RECOMMENDATION
Staff finds that if the following conditions are met, the proposal could be in compliance
with the Garfield County Zoning Resolution of 1978, as amended. Staff recommends that
the Board of County Commissioners approve a Special Use Permit to allow a "Resort" on
Parcel No. 211522200005 with the following conditions:
1. The maximum number of overnight guests staying at the resort shall be 48;
2. Any lighting installed at the resort shall be directed downward and inward;
3. The Applicant shall provide a Water Quality Analysis for each of the six (6)
wells located on the subject property demonstrating compliance with State
drinking water standards;
4. The Applicant shall provide an approved water well permit from the Colorado
Division of Water Resources, for the four (4) un -permitted wells identified in
Exhibit J, a letter from Cynthia Love, Office of the State Engineer, allowing for
the proposed uses prior to the issuance of this Special Use Permit;
5. The Applicant shall obtain building permits for all illegal structures located on
the subject property prior to the issuance of the Special Use Permit;
6. The Applicant shall obtain ISDS permits for all un -permitted systems on the
subject property prior to the issuance of the Special Use Permit;
7. The proposed improvements shall comply with all requirements identified in
the Garfield County Zoning Resolution of 1978, as amended;
8. All food waste shall be contained within a bear -proof garbage receptacle;
9. The Applicant shall comply with Colorado Water Quality Control Division
Policy Number WQSA-6: Multiple Individual Sewage Disposal Systems;
10. All conditions of approval shall be completed within six (6) months of the date
of the Board of County Commissioners (the Board) approval, if conditions
have not been met, at the Board's discretion an extension may be granted if
requested by the Applicant prior to the expiration of the six (6) month time
period, the Board may also require that the operation of a resort on the
subject property cease and the Special Use Permit may be revoked;.
6
BOCC 12/03/2007 CR
11.The Applicant shall provide written confirmation from the Bureau of Land
Management regarding compliance of the conditions identified in the
Perpetual Conservation Easement for the proposed improvements to the
existing un -permitted resort, this letter must be provided to Staff prior to the
issuance of the Special Use Permit;
12.The Applicant shall provide written confirmation from CDOT regarding the
adequacy of the existing State Highway Access Permit or a copy of a new
Access Permit approved by CDOT allowing for the proposed operation;
-7-
COMMUNITY DEVELOPMENT
DEPARTMENT
(970) 328-8730
FAX: (970) 328-7185
Email: comdev@eaglecounty.us
www.eaglecounty.us
EAGLE COUNTY
Mr. Craig Richardson, Senior Planner
Garfield County Planning and Building Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
November 8, 2007
EXHIBIT
g
Re: Interagency Referral, James Craig Bair Family, request for Resort Uses on the Bair Ranch
Dear Craig,
Please know that Eagle County is in receipt of a request for comment regarding application for a Special
Use Permit that would allow "resort uses" on that portion of the Bair Ranch that exists in Garfield
County. Uses proposed include dude ranch operations, guiding activities, ATV and snow mobile tours,
day use for weddings and corporate retreats, and related support structures and facilities. The Application
suggests that these uses are allowed by the Bair Ranch Conservation Easement which was placed on the
property in 2004, and that all uses will be conducted entirely within Garfield County. At this time, it
would appear that no direct or indirect impact to the citizens of Eagle County of any significance will
result from this proposal.
We would assume that the Bureau of Land Management has been asked to provide comment (we did not
see them listed on the referral form), as they are the holders of the conservation easement in Garfield
County. We would also assume that the Colorado Department of Transportation has been contacted, as
access to the Bair Ranch occurs through one of their rest stops.
Eagle County contributed significantly to the purchase of the conservation easement on the Bair ranch,
and it is our position that continued adherence to the stipulations of that agreement are in the best interests
of the people of both Eagle and Garfield Counties. As such, we would encourage you to work closely
with the Bureau of Land Management to assure that conservation values on the Bair Ranch are not
compromised by this request.
Thank you for the opportunity to review and comment on the above referenced project. Should you have
any questions, please don't hesitate to contact me at (970) 328-8751.
Sincerely,
Clif imonton, AICP
cc: file IAR-00224
Eagle County Building, 500 Broadway, P.O. Box 179, Eagle, Colorado 8163 I -0179
f4'
FO t) 200?
IN REPLY REFER TO
1780
(CO -14000)
United States Department of the Interior
BUREAU OF LAND MANAGEMENT
Glenwood Springs Field Office
50629 Highway 6 and 24
Glenwood Springs, Colorado 81601
November 23, 2007
Craig Richardson
Garfield County Building & Planning Dept.
108 8th Street, Suite 401
Glenwood Springs, Colorado 81601
Dear Craig:
EXHIBIT 1
a
8
TAKE PRIDE'
!NAM ERICA
Thank you for the opportunity to comment on the Bair Ranch Special Use Permit
Application. The Glenwood Springs Field Office (GSFO) of the Bureau of Land
Management (BLM) does have several comments on the Bair Ranch Special Use Permit
Application.
1. To accurately comment on the Bair Ranch Special Use Permit Application the GSFO
should have specific building drawings. Lacking specific building drawings in the
application, the GSFO staff review has found possible inconsistencies with the
"Perpetual Conservation Easement" and Special Use request #3 which discusses:
• Two new cabins at the Ranch Headquarters,
• two new cabins in the Spruce Lodge Ranch Building Area, and
• two new cabins may be relocated within the Wapiti area.
The "Perpetual Conservation Easement" was not attached to referral form as noted in
the letter from Stephen Isom. However the relevant sections of the "conservation
easement are highlighted below:
a. 2.3 Headquarters Building Area
"Within the Headquarters Building Area (HBA) the Grantor may reconstruct,
enlarge by no more than 109a and replace the Existing Headquarters
Structures, but in no event shall any existing structure exceed its
original height, as documented by the Baseline Report. Additionally,
within the HBA the Grantor may construct or replace certain new structures
(the New Headquarters Structures", as described in Exhibit D-1".
Exhibit D-1: "The existing HBA each may be enlarged by no more than 10%-
from
0%from their current size...", and "Two new cabins, each not more than 1000
sq ft in size, may be constructed substantially outside of view from the
Interstate 70.
b. Ranch Building (RB -2)
RB -2 Wapiti Cabin Area: "Two rustic cabins currently located in the SE1/4
of section 22, near the south boundary of section 22 may be moved to RB -2
by no later than October 1, 2005, and upon relocation to RB -2 may be used
as cabins in RB -2..." "If the rustic two cabins are not moved to RB -2 by
October 1, 2005, then they shall not be moved thereafter, nor shall they be
used for any purposes. The Grantor retains the right to repair, improve
and replace the existing structures in Area RB -2 (and the rustic cabins if
moved to RB -2), and enlarge each by up to 10°%" (and under 35 feet in
height).
c. Spruce Creek Lodge Area (RB -3)
"Grantor may construct, maintain and repair two additional cabins in RB -3
each of not more than 1000 sqft in size..." Currently, there is a 1824
sqft lodge with a 2128 sqft deck, a hot tub gazebo, pond boardwalk &
gazebo, a hydro -electric building, and a 768 sqft cabin with 2 underground
propane tanks.
2. In addition to the conservation easement issues the GSFO has concerns associated
with commercial recreation use overflowing on adjacent BLM managed lands. While
the private land may support many of the proposed recreational activities, some
activities, for example hunting, due to the intermingled public-private land
status, would likely involve BLM lands. Figure 3 of the application clearly shows
the intermingled public-private land status. Detailed information on the proposed
recreational uses and specifics on where the recreational use will occur is lacking
from the application which makes it difficult to accurately comment.
It should be noted that a special recreation permit is required to operate a
commercial business on BLM lands. The proponent has not submitted an application.
to the GSFO for a special recreation permit. As part of the analysis of a special
recreation permit application the BLM would determine if the proposed recreation
uses can be accommodated and what is required to mitigate associated resource
concerns. General information regarding BLM special recreation permits can be
found at: http://www.co.blm.gov/recweb/special_rec_permits.htm.
3. Finally the BLM suggests that the United States Forest Service, White River
National Forest be consulted on the proposed recreational activities and the
Colorado Division of Wildlife be consulted on wildlife -related affects of the
proposal.
If you have questions, please contact Brian Hopkins of my staff. He can be reached
at (970) 947-2840 (FAX: 947-2829).
Sincerely,
✓Jamie E. Connell
(/ v Field Manager
Craig Richardson
From: Roussin, Daniel[Daniel.Roussin@DOT.STATE.CO.US]
Sent: Thursday, November 01, 2007 3:59 PM
To: Craig Richardson
Cc: Znamenacek, Zane; Erickson, Dorlynn
Subject: RE: Bair Ranch
Craig - Thanks - I did receive the referral. We will get back with you.
Thanks for checking.
Dan Roussin
R3 CDOT Traffic
Page 1 of 1
EXHIBIT
From: Craig Richardson [mailto:crichardson@garfield-county.com]
Sent: Thursday, November 01, 2007 3:56 PM
To: Roussin, Daniel
Subject: Bair Ranch
Dan,
I wanted to make sure you received the Bair Ranch referral sent to your office late last week. The application is
for a Resort - Special Use Permit. Please let me know if you do not see it in the next couple of days. I believe
you guys will have some comments regarding the access.
Best regards,
Craig Richardson
Senior Planner
Garfield County
108 8th Street Suite 401
Glenwood Springs,CO 81601
970-945-8212
970 -384 -3470 -Fax
crichardsoncgarfield-county.com
11/26/2007
STAlE OF COLORADO
OFFICE OF THE STATE ENGINEER
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 818
Denver, Colorado 80203
Phone (303) 866-3581
FAX (303) 866-3589
http://www.waterstate.co.us
November 5, 2007
Craig Richardson
Garfield County Building and Planning Department
108 8th St., Suite 401
Glenwood Springs, CO 81601
EXHIBIT
34"6
Re: Bair Ranch Special Use Permit Application
Sections 15, 22, 23, 26, & 27, T5S, R87W, 6th PM
Water Division 5, Water District 52
Bill Ritter, Jr.
Governor
Harris D. Sherman
Executive Director
(Vacant)
State Engineer
Dear Craig:
The above -referenced submittal requests a special use permit for a parcel containing over
4500 acres to be used as a "Resort" per Garfield County Land Use Regulations. As stated in the
State Engineer's March 4, 2005 memorandum to county planning directors, this office has no
statutory responsibility to review land use actions that do not include the subdivision of land as
defined in Section 30-28-101(10)(a), C.R.S. This referral does not appear to qualify as a
"subdivision". However, we have performed a cursory review and are providing informal
comments.
The requested uses for the property include a dude or guest ranch with hunting, fishing,
and cross-country and trail skiing; horseback riding, hayrides and ATV and snowmobile tours
on existing roads; the construction of four new cabins and the relocation of two existing cabins;
day use for weddings, retreats or other special events (up to a maximum of 100 people per
event); and dining facilities for the resort. A total of 12 dwelling units or 48 beds are proposed
for the resort. The submittal included a copy of the Division 5 Water Court decree in Case No.
05CW164, which granted surface, groundwater, storage and exchange rights in conjunction
with a plan for augmentation for the subject development. The decreed plan covers domestic
and commercial uses up to a maximum demand of 21.5 EQR (3.5 persons per EQR, 100
gallons per person per day), for a total amount of 8.43 acre-feet per year. The irrigation of 500
square feet of lawns (from the potable supply) will require 0.61 acre-feet per year, and pond
evaporation will consume 5.10 acre-feet per year for a total demand of 14.1 acre-feet per year.
The total depletions due to these consumptive uses will be 6.8 acre-feet, and the total amount
of augmentation required (including transit losses of 10%) is 7.59 acre-feet per year. The
approved plan allows the use of a water supply contract (No. CW05011) with the Colorado
River Water Conservation District to provide 7.6 acre-feet of replacement water stored in
Wolford Mountain Reservoir and Ruedi Reservoir. The decree also approved conditional
exchanges required for operation of the plan.
The submittal included a copy of Permit No. 243329, which was cancelled on February
27, 2004. On the same date, Permit No. 255485 was issued pursuant to CRS 37-92-
602(3)(b)(II)(A) for fire protection; ordinary household purposes inside not more than three
single-family dwellings; the watering of poultry, domestic animals and livestock on a farm or
Craig Richardson November 5, 2007
Bair Ranch Special Use Permit
ranch and the irrigation of not more than one acre of home gardens and lawns. The Well
Construction and Test Report received on May 31, 2005 for this unnamed well indicates that it
was constructed on May 26, 2005. The Pump Installation and Test Report received on
February 27, 2006 indicates the installed pump produced 15 gallons per minute on June 29,
2005. The permit is valid per CRS 37-92-602(3)(d)(II). This exempt well is not included in the
court -approved plan for augmentation. Case No. 05CW164 also granted conditional water
rights for four wells located within the subject property. As of this date, no well permit
applications have been submitted for these structures.
Note that this office does not necessarily take the position that the water supply plan is
valid, but it appears that the proposed uses are within those contemplated by the water court
decree. Due to insufficient information, we are unable to determine if the proposed water
supply will be physically adequate. If you or the applicant has any questions concerning this
matter, please contact me for assistance.
Sincerely
Cy is J. ove
Sincerely,
Water Resources Engineer
CJUBairRanchSpecialUsePermit.doc
cc: Alan Martellaro, Division Engineer
Frank Schaffner, Water Commissioner, District 52
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About Us
Cabtns`end Catpping;
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Mrs
Opportunities and Activities
Weddings, Receptions, or Private Parties
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Anything You Can Dream Of
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RIGHT: A view from
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Phone: (970)945-9773
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Lodging
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http://www.high-canyon.com/index_files/Page361.htm
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GUEST RANCH AND RESORT
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Cabins and Camping
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numbers. It is two separate buildings.
One building is set up as a kitchen and
dining facility with a bedroom for the
cook.
The other building is a bunk house
with two half bathrooms and sleeping
quarters set up with four large
bedrooms. Two of the bedrooms have
4 sets of bunk beds and two of the
bedrooms have full beds.
Camper Cabins
These camper cabins are an excellent
alternative to tent camping. Each of
these one room cabins has a double
bed and a set of bunk beds.
Located near by is the chuck wagon
and picnic area, fishing pond, and a
bathhouse with men's and women's
showers and bathroom facilities.
Camping area, Picnic Area and Bathhouse
Left: Covered picnic area with four giant picnic tables
Center: Bathhouse with camper cabins in the background
Right: View from ATV trail overlooking the camping and picnic area
Spring Creek Cabin
http://www.high-canyon.com/index_files/Page1334.htm
Spring Creek Cabins is located in the
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11/28/2007
Cabins and Camping
Page 2 of 4
Bair Ranch. Spring Creek Cabin is 9
miles from Ranch Headquarters.
This fully furnished cabin sleeps 8
people in 3 bedrooms. Also includes
living room, dining room, 3/4
bathroom, kitchen, gas heat and
lighting, beautiful stone fireplace.
Home 1 About Lis 1 Ws 1 Lodging 1 Cabins and Campine 1 Horseback and Hay Rides 1 Cookouts and ATV Adventures 1 Contact Us
http://www.high-canyon.com/index_files/Page1334.htm 11/28/2007
Horseback and Hay Rides
Ifigh
Page 1 of 2
GUEST RANCH AND RESORT
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Lodging
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'bins and Camping
Horseback Riding
Horseback and Hay Rides
Horseback Riding
Oid west Oooko,
Saddle up for a scenic peaceful ride
overlooking the breathtaking Glenwood
Canyon.
If you are a seasoned rider looking for a
new adventure or a beginner just learning
the reins, we have the ride for you.
Horseback riding is fun for all ages.
Try our dinner ride! (See Cookouts)
Couples and groups are welcome. Private
rides are available.
all For Reservations:
970)945-9773
Hayrides
Above: Horseback
riders at Spring Creek
Cabin.
Below: The chuck
wagon where you can
combine any ride with
delicious dinner!
Do not want to go for a horseback ride,
no problem. With our covered wagons
you can enjoy a scenic ride over the
ridge.
We have 3 wagons that can
accommodate 15-20 people each. The
hayride is perfect for large groups or
just anyone wanting to get out and see
some beautiful countryside.
Combine your hayride with a steak
dinner! (See Cookouts)
Call For Reservations
(970)945-9773
Home 1 About Us 1 Weddings 1 Lodeine 1 Cabins and amnia,' 1 Horseback and Hay Rides 1
Cookouts and ATV Adventures 1 Contact Us
http://www.high-canyon.com/index_files/Page445.htm
11/28/2007
Cookouts and ATV Adventures
High
Page 1 of 2
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GUEST RANCH AND RESORT
Aboutui
Weddings
Coruna
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Cookouts and ATV Adventures
Chuck Wagon Dinners
Horseback Hi
Old West Cookouts
ATV Adventures
Below: Amazing view fron
the 3 hour ATV Trail,
9000 feet above sea level.
You have never had country cooking until
you have had a chuck wagon dinner.
Mouthwatering fresh rolls, steak or ribs
and chicken, salad, peach or cherry
cobbler, baked beans and the list goes on
and on! We will BBQ almost anything jus
for you.
Our evening dinner ride is a favorite. It
includes a either a 2 hour horseback ride,
ATV Adventure or hay ride, and the best
dinner you have ever eaten outside your
mamas kitchen.
If you like to have fun and you like to eat
you better saddle up or get on board,
cause this is where its at! Groups are
welcome. Reservations are encouraged.
Call For Reservations:
(970)945-9773
ATV Adventures
Looking for a new thrill. Our ATV
Adventure is a thrill for beginners and
experienced riders alike.
We ride on trails but it is mountain
terrain. The best views on the ranch
can be seen from the ATV trails.
Combine it with dinner and you have
an afternoon of adventure.
We offer a 2 hour ride, but that is just
a starter. The 3 hour ride covers over
20 miles of trail and passes through
every type of mountain terrain there is.
High dessert, aspens, pines, scrub oak,
sage, you name it we have it.
The 3 hour ride is recommended.
http://www.high-canyon.com/index_files/Page486.httn 11/28/2007
Cookouts and ATV Adventures
urtvers must ne 10 years of age.
Call For Reservations:
(970)945-9773
Hone 1 About Us W eddm,zq 1 I od •m_ Cabins and Campine 1 Ho)sebaek and Hay Rides
Cookouts and ATV Adventures 1 Contact Us
Page 2 of 2
http://www.high-canyon.com/index_files/Page486.htm 11/28/2007
Contact Us
High thbaContact:
Pho iei: (970;
GUEST RANCH AND RESORT
Everything, you Wan4
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Us'j Location:
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About
12 miles East of Glenwood Springs Exit 129 Bair Ranch
endings ` �] 66418 US HWY 6
Glenwood Springs, CO 81601
Page 1 of 1
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Cabin and Camping
Old West Cookouts
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http://www.high-canyon.com/index_files/Page398.htm 11/28/2007
Page 1 of 1
Craig Richardson
From: Jim Rada
Sent: Wednesday, November 28, 2007 3:55 PM
To: Craig Richardson
Subject: Bair Ranch SUP Application
Attachments: Jim Rada.vcf
Craig,
I finally came across the referral you sent. I had it with me on my trip to Atlanta last month and it got trapped with
all of the other materials I brought home. I did have a chance to read it and here are my comments:
Any food service that will be open to the public will be required to have a Colorado License to
Operate a Retail Food Establishment approved by the CDPHE Consumer Protection Division.
For weddings or other events that would be catered from outside the facility, the caterer would be
required to hold a valid Colorado License to Operate a Retail Food Establishment. Liquor
service, of course, would be required to comply with all applicable liquor control regulations and
applicable retail food regulations.
There is only one well permit in the packet. All water wells should have valid state well permits.
The applicants should contact the Division of Water Resources in GWS to apply for or obtain
copies of their well permits. If for some reason some wells are exempt from the permitting
requirements, then I recommend that be submitted in writing from the DWR.
Septic systems, including out houses, on site should be evaluated to assure that they are in
compliance with County regulations for the proposed use. Outhouses require approval of the
Board of Health by regulation. New systems need approved ISDS Permits before installation.
I know that there is substantial fuel storage on site (near the river and near the homestead) and
I'm not sure whether this fuel storage falls under the Department of Labor, Oil Inspection Service
regulations. I recommend that the applicant be required to provide assurance of exemption from
or compliance with Colorado fuel storage regulations.
Thanks for the opportunity to review this submittal.
Jim Rada, REHS
Environmental Health Manager
Garfield County Public Health
195 W 14th Street
Rifle, CO 81650
Phone 970-625-5200 x8113
Cell 970-319-1579
Fax 970-625-8304
Email jrada ftarfeld-county,com
Web www.garfield-county.com
11 PIA P-1/1/1'7
ISOM & ASSOCIATES
//K
Architecture Land Planning Project Management
November 30, 2007
Board of County Commissioners
Garfield County
108 8th Street
Suite 401
Glenwood Springs, CO 81601
RE; Bair Ranch Special Use Application
Dear Board Members:
On Thursday, November 29, 2007, we received the recommendations from Staff on the
Bair Ranch. We have working on this application for over 3 years and are surprised to
see additional requirements that we were not aware of pop up after a 3 year time period.
The Staff Findings and Recommendations need some clarification. I would like to
address those in the same order that they are listed by Staff.
1. OK. The maximum number of overnight guests would be 48.
2. OK. There is no problem with lighting being installed that would be non direct
lighting as stated.
3. The water sources for the Bair Ranch are one (1) well and the rest are all
springs as stated in the Augmentation Plan. The water quality analysis of these
water sources will be completed. This is not a public system and does not need to
meet the State Drinking Water Standards. The water will be shown to be potable.
4. The water sources including the one (1) well on the site will have a change in
use approved by the Division of Water Resources per the Augmentation Plan.
P.O. Box 9 Eagle, Colorado 81631 (970) 328-2388 FAX (970) 328-6266
5. It is agreed that the Applicant will apply for Building Permits for the
Structures on the site. Discussions have already started with Andy Schwaller,
Garfield County Building Official, and will be taken care of in the near future.
6. The requirement to obtain ISDS Permits is a new requirement that can
probably be met in the spring of 2008 since the ground is frozen at this time.
All of the septic systems were installed per code.
7. The Bair Ranch located on 1,116 acres is very vast and therefore very difficult
to certify that all proposed improvements will comply with all requirements
identified in the Garfield County Zoning Resolution of 1978, as amended.
8. OK. There is no problem providing bear proof garbage receptacles for food
waste.
9. The regulations by the Colorado Water Quality Control Division, Policy
Number WQSA-6 requires detailed analysis of the overall septic systems and
the relationship with those systems. This is a cumbersome document for a
property of over 1,000 acres that has isolated systems away from any major
water course. This is an overkill bureaucratic regulation that the Bair's
should not have to jump through.
10. Six months is not an adequate time period since we are now into the middle of
winter with frozen ground and limited access to these sites to complete the
ISDS work. Nine months would be a more realistic period of time.
11. The list of uses allowed on each site or development area is exactly the same
as what was signed off between all participating parties in the purchase of the
Bair Ranch Development Rights. As noted in the letter from BLM, what is
being requested is exactly the same as what they have in their letter. There
should be no condition of additional work with the BLM on adjacent BLM
lands that are not affected by this Special Use Permit. The hunting on site is
curtailed to this site and not on BLM lands. If in the future it is determined
that hunting would extend to BLM lands, then there would be a requirement
for additional correspondence with BLM.
12. The documentation on access already submitted to the County has no
restriction on the use of the access to the Bair Ranch from the Bair Ranch Rest
Area. No additional Access Permit should be required for this site. Note that
the documentation of no restriction on this access was agreed to by the
Attorney General of the State of Colorado.
I do not believe that Garfield County should grant Special Use Permits that are subject to
approval by other government agencies and documentation by those agencies. The
Applicant does not object to dealing with Garfield County as far as the Building Permits
and the ISDS Regulations but should not be subject to clarifications or approvals from
other government agencies over which the Applicant and County have no control. The
continued chasing of documents and submittals to goverment agencies that will use this
approval process to regulate this property is not appropriate.
Doris and Craig Bair and I will be available to meet with you at the meeting on Monday,
December 3, 2007, to go over any of the issues listed above or any other issues with the
site.
Sincerely yours,
Stephen
CC: Doris and Craig Bair
K404BoardoitotmlyCommissioners113007