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HomeMy WebLinkAbout1.04 Project DescriptionDetailed Project Description/Project Narrative Proposed Community Meeting Facility to be located on Lot 1, Harvey Gap Subdivision, 4611 County Road 237, Rifle, CO 81650 We are applying for a special use permit for our soon to be constructed ranch storage/machine building. We are constructing the building on our property at 4611 County Road 237, adjacent to Grass Valley Reservoir. Our special use permit will allow us to use the agricultural building as a community meeting facility during the spring, summer and fall months while the equipment is in use on the ranch. We foresee the most common use of the building as being the average wedding of approximately 136 guests with the future possibility of 2 events per week totaling at most 48 events per season. Recent studies in the area have indicated the need for such a "Mom & Pop" type facility to help bolster the local economy. This type of event would benefit many local businesses, such as florists, motels, caterers, rental companies, stores, restaurants and gas stations. As ranchers with currently five generations at home on the ranch, we are striving to adapt to the ever changing, encroaching population. We have planned the site to include adequate access, parking and amenities with minimal impact to the existing agricultural use of the property. The site is positioned on the portion of the 12.79 acre parcel that currently has minimal agricultural production and is outside of the current irrigation system. After obtaining an amended access we have approval to use the existing roadway to the property with necessary improvements We plan to access the facility by using the access that already exists off of County Road 237. The access was granted by Farmer's Irrigation Company and they have agreed to permit the access for the facility as well (see attach: 1- Amended Access). The existing access has clear visibility in both directions; the road is currently 14 feet average width but will be widened to 16 feet. The width was set by Colorado River Fire Rescues' Fire Marshal Orrin Moon. He is not requiring the standard 20 foot road due to the dual use of the site, and he has visited the site himself. The road has an existing barrow ditch to handle runoff and culverts are already in place over any water or drainage areas. Thus, the environmental impact of road construction and improvement will be minimal. The road will be graveled well and watered to control dust if necessary. A small 1 section of road will be constructed on the lower side of the existing field to complete access to the facility site and proposed parking areas. This road will exist in the future, as we plan to build the machinery storage shed for agricultural purposes anyway. The road will terminate at a natural break between productive and nonproductive land. The facility and the parking will all be located on land that is currently non -irrigated and nonproductive. The entire area is outside the range of our center pivot and big -gun sprinkler range. We plan to graze the perimeter of the proposed area with our sheep for natural fire mitigation and to leave as much agricultural use intact as possible, although it is currently very minimal on the proposed site. The proposed parking areas will be graveled and sufficiently level. We believe that gravel will ensure that any possible drainage would continue very similar to what it is now. The gravel will also mitigate dust. During proposed events we plan to use cones and marking flags to delineate the area for approximately 75 cars. For possible larger events we will provide or require parking attendants. Overflow parking will be in the adjacent field. Also, for evening events portable lighting will be brought in. Continuing on to the facility we plan to have a circle drive (see Site Plan) to accommodate: deliveries, catering, handicapped/elderly drop off, trash removal, sanitation, pumping, and maintenance. There will be a smooth gravel walkway from the parking areas to the facility. As you walk up the path to the building on the East side you will see 2 designated handicapped parking spaces. To the West you will see: designated caterer parking, water storage tanks [potable water for sanitation and a specific drinking water trailer (see Water Supply and Distribution Plan)], fenced -trash storage, portable - generator trailer and sanitation facilities. We will walk you through what we see as being a typical wedding use of the facility. Our research (see attach: 11- 2014 Real Weddings Study Statistics) shows that the average wedding has136 guests. We in the future see the maximum possibility of having 2 events per week throughout the months of May through October. This schedule would result in 48 events per year. 2 The building itself (See attach: 2- Building Preliminary Spec Drawings) is basically an empty enclosed machine shed. Our plan is to leave it an empty canvas for whatever possible uses may arise. It has the required 3' man -doors to meet Garfield County's A-3 Occupancy Classification. We will be adding the required fire extinguishers (see attach: 3- Fire Mitigation Plan) and glow -in -the - dark or battery powered lit exit signs. The building is wood -framed, metal sided and has a metal/insulated roof. We would not normally build to County Code for an agricultural building; however, this building will meet Codes for structure, snow load (40 lb.), 90 wind strength and foundation. The only interior walls are for 2 enclosed storage areas on the northeast and northwest corners. Each of these storage areas will have an exterior and an interior door and exterior windows. One of the storage areas will have countertops only and a sink for hand washing for potential caterers. The building has sliding barn doors on both ends (typically for equipment access) that will provide events additional ventilation and access. The perimeter of the facility will be surrounded by a not climbable V -wire styled fence. This along with signage will designate guest area. The building is not connected to permanent electricity. It will be wired for interior lighting, but at present we plan to use portable generators whenever necessary. The electrical will meet County Building Code. 3 Food and Beverage Plan All food and beverage will be catered. We are not providing either of these services. The caterers will be responsible for all food and beverage. If alcohol is brought on site, the provider will be required to have their own liquor license and sign a contract. We will not allow liquor on site without a current liquor license. A waiver of all liability and responsibility on our part for the control of the alcohol will also be signed. To aid in controlling the use of alcohol we plan to include a clause in our contracts stating a definite time the events must end and when the property must be vacated. We are in discussion with our attorney as to the wording of this contract. There will be no permanent kitchen facilities on site. All food will be prepared elsewhere and brought in. See the attached site plan for proposed access and parking area for service staff. We contacted Environmental and Health Services office who stated that if food is being catered that the caterer will need to show a food permit license and their sales tax license. If the situation arises that a user of the site wants to fix their own food there is no issue as long as they are not selling the food (see attach: 9 - Letter from Environmental Health Service Office).