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HomeMy WebLinkAbout1.01 General App. Info. & StandardsArticle 7 Standards PROJECT NARRATIVE Project: "Kennel, Large" Type of application: Major Impact Review of "Kennel, Large" Owner/Applicant: Trever and Cori Rider Property Location: 500 County Road 259 Rifle, CO 81650 Phone #: 970-948-8260 Parcel #: 212734200161 Porpose of Land Use Change: The purpose of this proposal is to obtain a land use permit to be able to have a dog boarding kennel that will allow to provide care and housing for more than eight (8) dogs. The kennel is to provide for dog owners to be able to have a safe, comfortable place for their dogs to stay while they go out of town. History of development of the kennel: I, Cori Rider, the manager/owner and one who will be caring for the dogs. My entire life has been consumed with caring for animals. I was raised a rancher's daughter, and then went on to teach my children how to raise their own livestock projects as well. Always having dogs to teach and raise in the industry my family is in, gave me experience and knowledge with dogs that I need to own and run a kennel. Over the years my love for animals has grown and as time goes on and in search for work, I knew that caring for animals would be where my passion would be. I decided since bne child was heading off to college and another in a few years to follow, that I needed an additional source of income; I chose to start taking care of dogs for other dog owners, a much needed and very demanding need. My love for this job grew and chose to seek further growth. I have become very popular quickly as a good animal care provider and turning away customers is frequent, placing on demand the need for a large dog boarding kennel permit. Daily Activities and Operation Explanation The Building: "The kennel room" is what used to be a garage (40'X40' room). The dogs will have individual pens to keep them safe and free from fighting when they are not let out to play and to sleep in at night. The kennel will consist of 14 pens allowing for space between dogs and for dogs to have their own individual pens when inside. The Play Yard: There are 3 completely fenced (all 5' to 6' high) areas where the dogs will be allowed to play under adult supervision. Having 3 areas fenced allows for dogs to be separated to help keep them contained when dogs don't get along with each other. The fence that that completely encloses the kennel's designated play yard is already in place and will keep dogs from entering onto other people's properties and county roads. This will help to keep them safe and not cause the county workers to have to help search for missing dogs. The approximate scheduled time for supervised outdoor playtime will be as follows: (This schedule is not the same but similar to the noise studies report, we just made this recent decision to change it and some days may vary on the weather.) 7:00 am to 8:00 am 10:30 am to 11:30 am 3:00 pmto4:00pm 8:00 pm to 9:00 pm Customers will be asked to come by appointment only between the hours of: 8:00 am to 9:00 am 4:00 pmto5:00pm Most dogs coming to the kennel will be needing a place to stay while owners are away out of town. Owners drop their dogs off and don't return for several days. This keeps the traffic rate down instead of the individual dogs being dropped off and picked up every single day. We are not a dog day care service. We would accept a few dogs here and there for people with appointments out of town for the day, allowing them to leave their dog at the kennel. Employees Most employees of the kennel live currently on the property. (myself, my husband and my mother) One or two outside family members may be hired here and there if we are all gone out of town. In this case, there shouldn't be any extra traffic than usual from the employees like most businesses have. Vaccination Requirements: All dogs are required to have up-to-date vaccinations including Rabies, Parvo, Distemper, and Bordetella. No entrance to the kennel will be allowed without them. City/County dog tag requirements Upon approval of the kennel if deemed necessary and if required by the county, a requirement will be placed on all dogs boarding at the kennel to either have a City or County License State Approval and Boarding Licensing: Upon approval of the Large dog kennel permit, immediate action with the state authorities will be taken to receive the proper approval and licensing to have a boarding facility on this location. Submittal requirements 4-203.B. General Application Materials A, B, C are attached D is not required, property not LLC owned E, F, G, H are attached 4-203.0 Vicinity Map is attached 4-203.D. Site Plan is attached 4-203.E. Grading and Drainage The engineer's report explains the grading and drainage on the site. We will be using an existing building, road, driveway, septic. There will be no changes to the property whatsoever. 4-203. G. Impact Analysis There are absolutely no changes being made to affect anything on the list. We will be using an existing building, road, driveway, septic. There is not any construction at all. The building being used and the property will not change. This project will not affect anything on the list that needs to be covered. 4-203.L. Traffic Study The amount of traffic will not increase much. A dog getting dropped of here and there and some days there will be no traffic. This is not a store front. It includes maybe at the most 4 clients per day stopping by to drop off their dog and won't return on average until 5 days later. 4-203.M. Water Supply/Distribution Plan We currently haul water to our property from the town of Silt water supply. If this is not acceptable, we will immediately upon approval of the application, drill a well and have the water quality test done. I have been in contact with the Colorado Division of Water and West Divide water departments and have approval to purchase a well permit. The lawn is supplied by irrigation water and currently installed sprinkler system. 4-203.N. Wastewater Management Plan All solid waste indoors and outdoors from the dogs will be thrown into the garbage and hauled off the sight. Trash removal on the property is currently and will continue to use VIP Trash Service. All urine on floors indoors from the dogs will be mopped up with state required chemicals, the mop rinsed, and mop water dumped into a sink and rinsed down the drain. A natural, non-toxic to the environment enzyme product that attaches to a hose will be used to deteriorate any urine. Not much wastewater is used in the kennel, only when cleaning is done.The engineer's report attached explains details of the existing septic system and that it complies to requirements. Attached also is the septic permit given to the former property owners showing that the current septic system being used is legal. 7-107. Access and Roadways The Engineer's report attached discusses the access and driveway. All requirements are in compliance with the County standards and the driveway is legal. There is an attached copy of the email sent from Garfield County Road and Bridge stating that the driveway is legal. 7-603. Kennels/Noise Study Attached is a report conducted by Hankard Environmental. All requirements are in compliance with the County standards. Mineral Owners The mineral rights owners to parcel #212734200161 were identified by the employees at the Garfield County Clerk and Recorder's office in Glenwood Springs. The copy purchased from the County Clerk's Office was the copy of the Warranty Deed that was written when the Watkins (the original owners of the property that currently own the mineral rights) sold the property, excluding the mineral rights. Teresa Watkins also sent a picture of the front page of the Oil and Gas Lease she had in her files to Cori. The County Clerk's Office said there is no file showing that Watkins had sold the mineral rights of the property. Greg and Teresa Watkins are in association of Trever and Cori Rider and they speak on the phone periodically with each other. This is how their address was found. Greg and Teresa Watkins will be notified in writing when told to do so according to the timeline. Their address is: Greg & Teresa Watkins 1639 W. Deborah Drive Greensburg, IN 47240 Project Description The number of dogs allowed at a time at the kennel will vary. There will be 14 pens. One large dog per pen. In some cases there may be 2 or 3 small dogs instead of a large dog. The average daily number of dogs will vary from day to day. An expected average of 12 dogs daily, but on holiday weekends they may reach their maximum number of dogs. The kennel will be able to house a maximum of 20 dogs. The state has no limits, only that the number of dogs being housed is properly and safely contained according the their standards and inspections. Signage There will be a sign at the start of the driveway. Approximately 36" X 36" with the name "Cozy Little Kennel" on it. This will be used for people to know where to turn off the county road. There may be one or two small directional signs on the kennel owners property (maybe 24" X 24" at the most) and one on the front of the kennel building (2' X 12') with an arrow so people will know where to go when entering the building. We plan to stay low key and not distractive. We are willing to follow guidelines and advice on whatever rules there are in the ways of having signs. Impact Analysis Property discription: Our property is a primarily flat, except for the dog play yard on the north side of the kennel. It is on a small hillside. The east half of the property consists of irrigated yard (on nearly 3/4 of the dogs play yard areas). There are several of all kinds of trees dispersed throughout the property (mostly in the dog play yard areas) consisting of aspen, cottonwood, crab apple, apple, willow, spruce and ash. There is a small pond 5' deep that is supplied by irrigation. The west side of the property of the kennel is not irrigated. A horse pasture that consists of a grass that grows on its own here. What is known as the Pump Canal Ditch runs through our property and has no access to us in any way. The Pump Canal Ditch is completely bordered by a 10 -12' high deer fence that runs East to West along the ditch, keeping people and all animals away from the water. The structures on the property consist of house, garage (becoming the kennel building), livestock and hay structures. The adjacent property to the North of our property is a horse pasture (half just dirt and weeds and the other half trees (russian olives, willows and cottonwoods) and wild grasses. There is also horse shelter and small hay barn. Further north and on top of hill is a dwelling unit on the property and more horse pastures. The property to the East is all property not being used at all. It consists of primarily flat land, a few cottonwood trees, sagebrush and a small gully wash area that runs through that piece of property, also having grasses and weeds that grow on its own. To the West is a dwelling unit completely surrounded by sprinkler irrigated horse pastures. Only small willow bushes are on the property besides the pasture grass and two yard trees (spruce and aspen). This property has an irrigation stream consisting of irrigation overflow, just over our property line. This is the opposite side of the property from the dog area. To the South East where just the corner of the two properties meet is used currently for nothing at all. It too has part of the gully and some sage brush and cotton wood trees. Further southeast and on the other side of the large trees and brush is an irrigated hay field. South of the property is a large hay field. There is a residents house and this half of the property where the house is, is mostly rock and cheatgrass. There are no trees. Flora & Fauna: The use of the property for a kennel is not going to affect the flora and fauna. Our fence in the kennel area is considered deer high fence, keeping all large animals out. Very small rabbits, squirrel type and mice should be the only animals in the area that could get through the fence. There will be no chemical use of any kind that would affect the adjacent properties to ours. Anything we do here will not affect the land, plant life or animals adjacent to the property. Everything we plan to do to control urine and urine odor on our own property will be biodegradable or it goes into the septic, such as after mopping. There will be random and seldom (no more than once per year on average) weed, rodent and bug control at times when necessary, while the kennel is closed. Noise Compliance: Hankard Environmental has completed a noise study showing that the kennel will be in compliance with the required State Noise Standards if the "barking" dogs are within 25 feet of the property line between the hours of 7AM-7PM and 200 feet from the property line during the hours of 7PM-7AM. The plan for dealing with "barking" dogs during these times and within their boundaries will either be on leash or have to wear a noise control device such as a bark collar. Some dogs are quite when let out alone as well, instead of with other dogs. All dog owners bringing dogs to the kennel will have to sign a waiver stating that when necessary, they give permission to the kennel workers to use a noise control device. We will do whatever we can to keep things peaceful with those around us. Keeping the dogs quiet in consideration of the properties owners around us is of high priority. We will be willing to make adjustments if complaints come to the rise due to noise. Hours of Operation: The kennel will have strict customer drop-off and pick-up times to get their dogs. Noise from the dogs, while out at playtimes, will get loud if dog owners are allowed to come and go with vehicles during playtime, so we have adjusted the times of dog pick-up/drop-off accordingly. The dog's pick-up/drop-off times schedule is as follows to keep things quiet as possible are listed below. If the hours of operation become a nuisance to the neighbors, we are willing to make adjustments (possibly by appointment dispersed at different hours throughout the day). Hours of operation (when customers are free to come and go): 8am - 9am & 4pm - 5pm Traffic Study A representation of the number of Average Daily Trips (ADT) that will be created by the proposed use is below: Customers 4 per day = 8 ADT 2 Employees = 4 ADT One Dwelling Unit = 9.57 Total ADT= 21.57 Water Supply and Distribution Plan Attached is a copy of the well permit application for the well that will be drilled as a Condition of Approval. We will conduct a water quality test and quantity test of the well also as Conditions of Approval, if requested. Parking Attached is a site plan for parking. Overall, there is enough parking to comfortable park and maneuver around 14 vehicles if were to be necessary. There is plenty of room for all vehicles to back up without struggle and turn around with ease, even if all vehicles parking places are filled. There is one tree in the driveway which all branches will be trimmed to a minimum of 8 feet high from the ground, completing a clear view and path for the vehicles which park next to it. Snow Removal & Driveway Maintenance We have a tractor with a loader and grader for snow removal and proper care of the driveway and parking lot. Gravel and sand will be ordered for delivery when necessary to keep it in good shape. There are several acres on the property to dump snow. Lighting All lighting is what is currently on what will be the kennel building. There are light features all the way around the building. All of the lights point downward or inward and not facing toward any of the neighboring properties, they all have shields, there are no flashing lights, they don't create a traffic hazard and none of the lights are 40' foot high or taller.