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HomeMy WebLinkAbout6.00 Article 7 StandardsARTICLE 7 STANDARDS: 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 DISTIRICT USE REGULATIONS The property is zoned rural. 7-102 COMPREHENIIVE PLAN AND INTERGOVERMENTAL AGREEMENTS 7-103 COMPATABILITY . The agricultural nature of the parcel and adjacent lands will remain intact. Events will be held during mainly spring, summer, and early fall months. We foresee the future possibility of 48 larger events per season, with and average guest count of 135 for larger events and small events 20-40 people. 7-104 SOURCE OF WATER All water will be delivered for this site for events. Potable drinking water will be delivered by Deep Rock Water – contract enclosed. Event hosts will be responsible for purchasing water in water bottles of 5 gallon containers from Deep Rock. 7-105 CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS We will require events coordinators to use and rent portable restrooms and hand washing stations for all events. Events of 20 people or less we will utilize the preexisting restroom in the multiuse barn facility and have plans to make portable composting toilet outhouse and wash station in the future. Please see estimate from Lavish Loo for portable restrooms. 7-106 PUBLIC UTILITIES The only public utility used for this intended purposed will be trash removal. We have a contract with Waste Management. All refuse will be divided into recycling and waste and will utilize the two rented 4 yard bear resistant dumpsters. Trash will be removed weekly by Waste Management. (See attached Waste Management Service Agreement) 7-107 ACCESS AND ROADWAYS The access to this property is an existing roadway. On March 16th 2017 Bill Gavette with the Garfield County Fire district conducted a site visit and indicated our access is adequate with no additions or improvements needed. They noted that the driveway has a good line of site and is adequate width and pullouts for passing vehicles. (Please see attached email) 7-108 USE OF LAND SUBJECT TO NATURAL HAZARDS Due to the physical nature of this site there are no rocks, snow, mud, or landslide issue. The sited does not lie within the 100 year flood plain. 7-109 FIRE PROTECTION As stated above we have met and conducted a site visit with Bill Gavette, Deputy Chief Carbondale & Rural Fire Protection District. He made note regarding water supplies for fire protection that there are existing ranch ponds that can be used as a source of water for fire protection needs. Even though that there is not a year round water supply he mentioned that during 2012 which was a very dry water year, the Park Ditch that runs along the eastern side of the property continued to run throughout the irrigating season. Our property is also in close proximity of 1.7 miles a 3 minute drive from Station 85 in Missouri Heights located at 6986 County Road 100Carbondale, CO 81623. DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS. 7-201. AGRICULTURAL LANDS The use of our ranch for special events will have no adverse effect on our agricultural production and there are no agricultural neighbors within 300 feet of the event sites. All boundary fences are in places to keep our livestock isolated from any activities associated with event. We will not be allowing any outside pets or animals as indicated in our contracts with the exception of leashed pets for ceremonial walk. There are no onsite irrigation ditches or maintenance right- a-ways that will be affected by the event venue locations. 7-202 WILDLIFE HABITAT AREAS The event site locations will maintain the natural local flora and allow for preexisting migration patterns. Wildlife habitat areas will not be disturbed and all wildlife and natural landscapes will remain intact. 7-203 PROTECTION OF WATER BODIES We currently do not have any drainage issues and we will not be altering any water bodies or the surrounding area around ponds or ditches on the property. We will not disturbing any existing natural surface drainage characteristics, sedimentation patterns, flow patterns, or flood retention characteristics by any means, including without limitation grading and alteration of existing topography. 7 -204 DRAINAGE AND EROSION We will not be diverting or changing any existing drainage and all event impact will use existing road ways. 7-205 ENVIROMENTAL QUALITY The use of this property as a community gathering facility will not cause air or water quality issues. If events need electricity for outdoor venue locations we will require they use a portable 50 amp gas- powered electric generators. The generators will be housed in an enclosed an insulated to control noise and smell. 7-206 WILDLIFE HAZARDS The property consists of many irrigated fields and is surrounded by pinion juniper forests. The proposed Land Use Change does not increase the potential intensity or duration of a wildfire, or adversely affect wildfire behavior or fuel composition. 7-207 NATURAL AND GEOLOGIC HAZARDS Per our site plan topographic map it may be seen that there are no natural or geologic hazards present at this time. The proposed use does not affect any slope development. 7-208 RECLAMATION Any activity related to this permit will not create any areas that will require reclamation. This is not applicable to our application. DIVISION 3. STIE PLANNING AND DEVELOPMENT STANDARD. 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 proposed event venue sites are organize for easy access to roads and walking in addition to being located away from neighbors not disturbing anyone’s view. We will be limiting the hours of use to reduce impact to neighbors. All guests and event music will be required to be acoustic and not amplified after 10:00 pm and all events must end at midnight. Dust will be controlled on the access and parking areas when necessary by spray rig water application. The placement of the wedding ceremony locations is inherently a buffer as it sits lower in the property and is not close to any neighbors and is surrounded by trees thus mitigating sound. We will not be building or changing any existing structures for this use. 7-302 OFF STREET PARKING AND LOADING STANDARDS Off street parking does not apply due to the rural nature of our site. All event sites are located on our private property. We do have parking for 30 cars and will require shuttle transportation for any guests over 30 cars. Parking is off of roads and does not impede access or road ways. Cars were measured out over the minimum for 7 ft. wide and 18ft long for parking places. The parking areas are different from the loading and unloading areas not to impede on one another. 7-303 LANDSCAPE STANDARDS Due to the nature of our site plane, location, and proposed event venue use a landscape architects landscape plan does not fit our application. We will not be altering or changing the landscape or building any structures. The landscape is beautiful as it is and we are striving to maintain it as the natural landscape it currently remains. We do not want to damage or change any of the surrounding sites. 7-304 LIGHTING STANDARDS The nearest residential house is about a 1/4 mile away. The event locations are positioned for having low impact. Outdoor lighting will be limited to Christmas light type or solar path lighting. We will abide by the lighting standards and avoid any lighting that could be construed as hazardous or emergency activity. 7-305 SNOW STORAGE STANDARDS This is not applicable to our application due to the seasonal use of the property. There will be no snow storage on site. 7-306 TRAIL AND WALKWAY STANDARDS Due to the site location of the event areas paths will be well lite with solar lights and paths from tent to yurt and ceremony areas will be smooth and safe for walking. The road will also be used as walkway from area around the pond to the barn. The paths do not cross a public road or land and is all on our private land.