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Home My WebLink About1.08 Pre-Application Confrence Summary=Gi Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www .gar:field-county.com TAX PARCEL NUMBER: 2393-123-00-300 DATE: 1/31/17 -Updated 2/22/17 PROJECT: Cedar Ridge Ranch Community Meeting Facility OWNERS/APPLICANTS: Pam, Merrill and Randy Johnson PRACTICAL LOCATION: 3059 County Road 103, Carbondale, CO 81623 ZONING: Rural (R) TYPE OF APPLICATION: Administrative Land Use Change Permit I. GENERAL PROJECT DESCRIPTION The Applicants propose to operate a facility on their agricultural -ranch property for special events including weddings. The wedding/event venue would primarily be located in outdoor settings within the ranch and supported by temporary tent installations, portable toilets, and bottled potable water. Additional support facilities would be located within the existing multi- purpose barn and arena building and would include limited bathroom facilities, changing areas, and socialization areas. These would be utilized on a more limited basis as needed including cases of inclement weather or for guests with special needs. The scale of the operation is still being developed but is anticipated to be moderate serving a maximum of 200 guests. The Applicant anticipates establishing a lower limit on vehicles/parking and requiring wedding/event planners to provide a shuttle bus service when the attendance exceeds the limit. The Application submittal will need to provide a more details on the vehicle/parking limitations and shuttle bus requirements. The property is 17 acres in size. It is served by an existing gravel driveway off of the County Road. The property currently includes extensive areas of meadows, a single family home, large barn/arena building (approximately 14,500 sq.ft. in size), a portion of which has been converted to artist studios without proper permitting, hay barns, green houses and other accessory agricultural buildings. It also includes several unpermitted lodging-type uses including a tent, yurt, and a cabin. The property is served by several existing wells and an OWTS provides for waste water treatment from the barn/arena and single family home. Staff understands this may be the first of several applications to address existing and proposed uses on the property. Though the county permits for multiple uses to occur on one property, many of the existing and proposed uses require a land use change permit from the County. This pre-application summary is focused only on the Community Meeting Facility use. Included at the end of this pre-application summary is a table outlining the use categories and permit requirements for the other existing uses on the property. A supplemental pre -application summary is being prepared for some of the other potential uses. II. ADMINISTRATIVE LAND USE CHANGE PERMIT PROCESS REGULATORY PROVISIONS • Garfield County Comprehensive Plan 2030 as amended. • Garfield County Land Use and Development Code as amended. • Rural Zone District -Use Table (Table 3-403). • Review Process (Section 4-103) and Procedures (Section 4-101). • Table 4-102 Common Review Procedures and Required Notice. • Application Materials (Table 4-201 and Section 4-203). • Waivers, Section 4-118) and Section 4-202. • Article 7, Standards -Division 1, 2 & 3 as applicable. • Article 15, Definitions -Community Meeting Facility. REVIEW PROCESS -DETAILS (see attached flow chart) 1. Pre-application Conference 2. Submittal of 3 hard copies of the Application along with 1 electronic copy. 3. Review by staff for technical completeness. 4. If technically complete the Applicant will be notified and the request scheduled for a decision by the Director. 5. If not technically complete, the Applicant will be advised of the deficiencies and has 60 days to correct them. 6 . The complete Application is referred to various agencies for comments. 7. A minimum of 15 days prior to the Director's Decision, the Applicant shall complete the public notice mailing by certified mail to adjacent property owners within 200 feet. and certified mail/return receipt requested to mineral rights owners on the property. 8. Staff prepares a report including public and referral comments . 9. The Director's Decision is documented by letter as of the noticed date. 10. The Board of County Commissioners are notified of the decision and have a 10 day call-up period. 11. The Land Use Change Permit is issued after the 10 day call-up period has expired, provided no requests for a call-up are received and subject to all conditions of approval having been met. 12. The Applicant has one year to complete all conditions of approval. 2 Ill. SUBMITTAL REQUIREMENTS Application submittal requirements are detailed in Table 4-201, and Section 4-203, Description of Submittal Requirements. A summary is provided below. • General Application Materials (application forms, agreement to pay form, Statement of Authority for Trusts, authorization to represent, payment of fees). • Evidence of ownership such as a deed for the property and title work if available. • Narrative description of the proposal. • List of property owners within 200 feet and any mineral rights owners on the property. • Vicinity Map (including the area generally within 3 miles of the site). • Site plan with information on proposed location of the facilities, other existing structures, and significant features on the property including but not limited to easements, utilities, ditches, access roads/driveways, wells, existing and proposed waste water treatment systems (OWTS), and topography. Site plan details were discussed at the pre-application meeting including that the site plan needs to be scalable and that topography only needs to cover the areas proposed for the facility and the access driveway. Please contact the staff planner if you have questions about specific site plan requirements. • Grading and drainage details or waiver requests. A waiver from these submittals will be supported provided the Application includes basic information on the lack of any site disturbance, the lack of any current drainage problems, and the lack of any new impervious surfacing that would generate additional storm water. • Landscaping Plans or general description of existing landscaping. A formal landscaping plan will not be required, however, the Application needs to include basic representations on the character of the ranch and vegetation that will be preserved or maintained. • Impact Analysis. This section includes information on a variety of potential impacts including but not limited to hours of operation and mitigation for any nuisance impacts such as noise and lighting. Potential waiver Application Submittal 3 Hard Copies 1 Digital PDF Copy (on CD or USB stick) Both the paper and the digital copy should be split into individual sections. Please refer to the list included in your pre-application conference summary for the submittal requirements that are appropriate for your application: reqUeStS Were diSCUSSed at the pre-application • General Application Materials • Vicinity Map meeting regarding Impact Analysis sections on • site Plan groundwater and environmental impaCtS (i.e. Wildlife 0 Grading and Drainage Plan • Landscape Plan habitat). Please contact the staff planner for additional • 1rnpactAnalysis information on available resources and potential waiver • Traffic study • Water Supply/Distribution Plan requests. • Wastewater Management Plan • Legal access, physical access, and compliance with • Article 7 standards Roadway Standards Table 7-107. Demonstration of adequacy of the roadway must be submitted and may be submitted through a waiver request. Primary areas of concern from Table 7-107 include adequate width, road condition, maintenance and emergency vehicle access/fire protection district input. A roadway waiver request should include 3 comments and review by the Carbondale Fire Protection District prior to submittal. Please contact the staff planner for additional information on a waiver request, should this be determined to be necessary. • Traffic Study.: Waivers including acceptance of basic traffic information and not a full traffic study may be considered based on the proposed size and scale of the facility. Plans for use of shuttle bus services with strict limits of vehicle generation and parking need to be included in the Application. Please contact the staff planner with additional information on the size of the facility and to review waiver options. • Water Supply Plan and supporting documentation, may include well permits, pump testing, and water quality testing or a waiver request to allow for use of portable - temporary water for the special events. The Applicant's plans to haul water for the temporary and intermittent special event usage need to be well documented to support a request for waiver. • Wastewater treatment plans and supporting documentation. May include information on existing and proposed OWTS or waivers to allow for portable toilets for use during the temporary and intermittent special events . • Information to address applicable sections of Article 7, Divisions 1, 2, and 3, needs to be provided. Application formatting that addresses each section of Article 7 are recommended. Standards typically addressed include: reference to technical issues address in the submittal requirements (i.e. access, water, sanitation), the lack of any natural hazards, agricultural compatibility, irrigation ditch issues, water bodies on the property,, lack of any drainage or erosion impacts, o impacts on stormwater/drainage issues and no off-site impacts, lighting compliance, provisions for parking as shown on the site plan . The Application submittal needs to include 3 hard copies of the entire Application and 1 Digital PDF Copy on a CD or USB Stick. Both the paper and digital copies should be split into individual sections. Please refer to the pre-application summary for submittal requirements that are appropriate for your Application. Any request for a waiver from standards shall be processed pursuant to Section 4-118 of the Land Use and Development Code. Submittal waiver requests should be consistent with the Pre-Application summary. If additional relief is to be requested the Applicant should contact the staff planner directly to discuss this request. IV. APPLICATION REVIEW a. Review by : b. Public Hearing : Staff for completeness recommendation and referral agencies for additional technical review _.lL Director's Decision (with notice -not a public hearing) _Planning Commission (for both L&E and PUD) _ Board of County Commissioners (for PUD) _Board of Adjustment 4 c. Referral Agencies: May include Colorado Division of Water Resources, Garfield County Consulting Engineer, Fire Protection District, County Road and Bridge Department, County Environmental Health, County Vegetation Management, Town of Carbondale, and other entities as appropriate. V. APPLICATION REVIEW FEES a. Planning Review Fees :$ 250.00 b. Referral Agency Fees: $ __ na __ (may be billed separately) c. Total Deposit: $ 250.00 (additional hours are billed at $ 40.50 /hour) General Application Processing The foregoing summary is advisory in nature only and is not binding on the County. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. This summary does not create a legal or vested right. The summary is valid for a six month period, after which an update should be requested.:.... The Applicant is advised that the Application submittal once accepted by the County becomes public information and will be available (including electronically) for review by the public. Proprietary information can be redacted from documents prior to submittal. Pre-application Summary Prepared by: Glenn Hartmann, Senior Planner 5 ~ c. E 8 .!!! ~ E ..c :I "' ~ .s c: 0 E > ] .. E -~ 0.. 0.. <C Garfield County Administrative Review Process (Section 4-103) Step 1: Pre-application Conference •May be waived by Director •Applicant has 6 months to submit application Step 2: Application Submittal I Step 3: Completeness Review • 10 business days to review •If Incomplete, 60 days to remedy deficiencies Step 4: Schedule Decision Date and Provide Notice •Mailed to adjacent property owners within 200 feet and mineral owners at least 15 days prior to decision date Step 5: Referra I •21 day comment period Step 6: Evalution by Director Step 7: Director's Decision •Call-up Period -within 10 days of Director's Decision •Applicant has 1 year to meet any conditions of approval 6 Existing/Proposed Use County's Term Review Required Office space in barn structure Office Uses Limited Impact Review Rental cabins, tent camping, Lodging Facility Limited Impact Review yurts HV rental unit Recreational Vehicle Not allowed occupancy Wedding venue Community Meeting Facility Administrative Impact Review Riding stable Agriculture Permitted Use Nursery, greenhouse Nursery/ Green House Permitted Use Single family residence Dwelling Unit, Detached Permitted Use Rental residence Accessory Dwelling Unit (one Administrative Impact Review allowed) 7