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HomeMy WebLinkAbout09.0 BOCC Staff Report 04.09.2018Garfield County Board of County Commissioners Public Hearing Exhibits Red Barn Guest Ranch Lodging Facility (File LIPA-07-16-8563) Applicant is Red Barn Guest Ranch LLC Public Hearing — April 9, 2018 Exhibit # Exhibit Description 1 Staff Report 2 Public Hearing Notice Information Form 3 Receipts — Mailing 4 Proof of Publishing 5 Proof of Posting 6 Garfield County Land Use and Development Code of 2013 7 Garfield County Comprehensive Plan 2030 8 Application 9 Staff Presentation 10 Referral Comment, Colorado Department of Transportation, Dated January 31, 2018 11 Referral Comment, Colorado Parks and Wildlife, Dated February 8, 2018 12 Referral Comment, Resource Engineering, Dated February 20, 2018 13 Referral Comment, Garfield County Public Health, Dated February 28, 2018 14 Referral Comment, Garfield County Vegetation Management, Dated February 22, 2018 15 Referral Comment, Colorado River Fire Rescue, Dated February 23, 2018 16 Referral Comment, Colorado Division of Water Resources, Dated February 13, 2018 17 Referral Comment, Garfield County Road & Bridge, Dated February 15, 2018 18 Referral Comment, Town of Silt, Dated February 7, 2018 19 Traffic Study — Community Meeting Facility, Mountain Cross Engineering 20 Applicant NTC Response — Dated December 22, 2017 C -VtA4) 14u)1" Hct 1-> ) SZ��' �eAnr� Flo f to Mn 1"la�t C 1 u I Z S{ 1�c_.�.� G.J km • thf e f o (k vu weer p er✓l. S �a ✓ ar t Lt ev (- 4 eat EXHIBIT TYPE OF REVIEW APPLICANT LOCATION PARCEL NUMBER PROPERTY SIZE ZONING COMPREHENSIVE PLAN STAFF REPORT Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW Limited Impact Review — Land Use Change Permit for a Lodging Facility Red Barn Guest Ranch LLC The property is located between Silt and New Castle at 345 County Road 262, New Castle, 81647 218106300135 20.76 Acres Rural Residential Medium High I. DESCRIPTION OF THE PROPOSAL The Applicant is requesting a Land Use Change Permit to operate a Lodging Facility on an approximately 20.76 acres parcel located in the Rural zone district between the towns of Silt and New Castle. The proposed Lodging Facility would have a total of six guest rooms in two existing structures. The lodging facility will be operated in conjunction with an approved Community Meeting Facility on the site. At this time the applicant has been approved with conditions for the Community Meeting Facility, but has not met all conditions of approval. The applicant has indicated that the lodging facility will mainly be rented out to guests who are associated with events such as weddings in the Community Meeting Facility. This includes the use of one of the facilities as a bridal suite. Water will be provided through a permitted well on site. Wastewater will be addressed in one building with a new connection to the large septic system that is being used for the Community Meeting Facility. The other building will use the existing septic system. Access is onto Mid Valley Lane. II. DESCRIPTION OF THE SITE The parcel was created through Resolution 79-125 and is part of the Castleberry Exemption. The approximately 20.76 acre site was created from the original 139.67 acre tract. 1 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW The site has several Targe pastures and multiple water features. Irrigation water is used from both the Ware and Hinds Ditch, as well as the Roseman Ditch. The site is generally flat, with gentle sloping grades to the southwest. It is landscaped using irrigation water and has multiple large deciduous trees as well as significant irrigated pastures. The site has multiple developed structures and the Applicant is not proposing the construction of any buildings. Instead the proposal is to renovate existing buildings for the Lodging Facility. Improvements already on the Property include: 1. Main House 2. Two Guest Houses (Lodging Facility Application) 3. Carriage House 4. Red Barn 5. Hay Barn 6. Two Stables 7. Three Tack Sheds Image of the Red Barn 2 Site Plan • � 1 � 'c t //4.2- 1 . - Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW y 4 . - .tel COE UycW 44_1WKY) Nlt,4,37Mn QIYY PAS' URL -5 .444 3 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW III. PUBLIC AND REFERRAL COMMENTS The Applicant has provided documentation that all required notice mailings have been completed in accordance with the LUDC prior to the Director's Decision. Referral comments received on the Application are attached as Exhibits and summarized below: Colorado Department of Transportation (Exhibit 10) - Applicant needs an access permit from CDOT Colorado Parks and Wildlife (Exhibit 11) - No comment Resource Engineering (Exhibit 12) - Did not identify any issues with Water or Wastewater - Agrees with the conclusion of the applicants engineer that the maximum daily projected traffic generation would not increase for the proposed lodging units Garfield County Public Health (Exhibit 13) - Requested that the applicant track the events on the property to ensure that they are below the threshold that is required for a Public Water System. If the applicant exceeds that threshold, they will be required to operate as a Public Water System - If the applicant shifts their operations to prepare food on site, Garfield County's Consumer Protection Program should be contacted. Recommends testing all occupied buildings in Garfield County for radon Garfield County Vegetation Management (Exhibit 14) - Identified no major concerns regarding noxious weeds on the property Colorado River Fire Rescue (Exhibit 15) - No comments on the Lodging Facility application Colorado Division of Water Resources (Exhibit 16) - Provided that the uses of the well do not exceed those allowed under the permits, DWR has no objections Garfield County Road & Bridge (Exhibit 17) - Requested that the applicant install a stop sign at the main entrance to the site Town of Silt (Exhibit 18) - In support of the project - Believes the commercial diversity can benefit the region and the Town 4 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW Agencies that did not respond to the referral request: Garfield County Sheriff, Town of New Castle, Ware and Hinds Ditch Association, West Divide Water Conservancy District, Xcel Energy No public comments have been received on the application. IV. STAFF ANALYSIS In accordance with the Land Use and Development Code, the Applicant has provided detailed responses to the Submittal Requirements and applicable sections of Article 7, Divisions 1, 2, and 3. The application materials include an Impact Analysis and related consultant reports, technical studies, and plans. 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 DISTRICT USE REGULATIONS. The Land Use Change is permitted by a Limited Impact Review in the Rural zone district. The site is otherwise compliant with zone district regulations. 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS. The site is designated on the Future Land Use Map as Residential Medium High Density. The site appears to be in general conformance with the Comprehensive Plan. Excerpts from the Plan are included below, with staff analysis. LAND IJSE DESIGNATION DESCRIPTION COMPATIBLE ZONING Residential Medium High (RMH) Small farms, estates, and clustered residential subdivisions: density determined by degree of clustering and land preserved in open condition: 0% open land = 1 du per -6 acres 50% open land = 1 du per 4 acres 70% open land = 1 du per 2 acres Rural (R) Planned Unit Development (PUD) Density of residential uses: 1 du per 2 to <6 acres Section 4 - Economics, Employment and Tourism. Goal 1: Maintain a strong and diverse economic base (for both employment and income generation). 5 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW The Applicant's proposal will contribute to the County's Comprehensive Plan Goal to maintain a strong and diverse economic base. Policy 6: The county recognizes that the tourism industry is an important part of the regional economy and the County recognizes that the tourism industry is enhanced by (1) open space and scenic vistas (2) public trails and other recreational opportunities (3) public access to public lands (4) a healthy environment and habitats for hunting and fishing (5) green belts and open area between communities (6) clean air and water (7) local foods and local produce. As proposed, this project will not create any additional structures on the property. All lodging facilities will be located inside existing structures or outside. The open space and scenic vistas mentioned in Policy 6 of the Economics, Employment, and Tourism chapter will be preserved without the construction of additional structures. The applicant represented in the application that they are in conformance with this provision. The application stated: The comprehensive plan designates the area as Residential "MH" and is on the edge of the Silt Area Plan "Urban Growth". Our property will remain essentially as is and will feature current horse boarding plus the use of existing buildings for occasional events such as weddings and family or corporate retreats and will minimally expand the existing guest houses from 3 to 6 bedrooms. 7=103. COMPATIBILITY. Surrounding uses are primarily residential and agricultural, with a mixture of Targe and small lots. The proposed use will be located on a 20.76 acre parcel. The property is mostly surrounded by rural residential properties. The location of the lodging facilities, is generally in the center of the parcel and is partially screened from adjoining uses by distance and some existing vegetation. The lodging facility will use existing structures. 7-104. SOURCE OF WATER. The Applicant will supply drinking water via a commercially permitted well (Permit No. 81008-F). The Applicant has supplied a 4 -hour pump test for the well and a statement from a consulting engineer that says that the pump test yielded "substantially more water than would be required for the anticipated commercial uses." Additionally, the report states that the well made a full recovery within five minutes after pumping ceased. The Division of Water Resources provided a referral comment that stated: As long as the uses of the wells do not exceed those allowed under the respective permits, this office has no objection to well permit no.81008-F servicing the proposed additional 3 bedrooms and 3 bathrooms to the existing guest houses (for 6 Red Barn Lodging Facility Limited Impact Review - April 9, 2018 PW a total of six guest rooms), and permit no. 92777-A continuing to service the existing residence. Regarding water quality, the applicant has tested the well per the requirements outlined in Section 4-203(M)(1)(b)(5)(c) of the Garfield County Land Use and Development Code and compared those results with the Colorado Department of Public Health and Environment's Colorado Primary Drinking Water Regulations. The supplied engineering update (Exhibit 18), stated that while the Barn Well did not test positive for coliform, the house well did. The engineering report recommended that both wells undergo on-site treatment, such as UV treatment. The applicant has since indicated that a UV system has been installed to address coliform issues. Staff understands that the system still needs to be installed in one of the guest houses. This has been included as a suggested condition of approval. Garfield County Public Health reviewed the application and indicated (Exhibit 13): My primary comment is in regards to the drinking water supply for this operation. The application states that "the wedding venue anticipates serving an average of 100 people for 52 weeks out of the year" in Colorado River Engineering's letter from the Water Supply and Distribution plan. The Colorado Primary Drinking Water Regulations (Regulation 11) state that a system is considered a public water system (PWS) if they are serving an average of 100 people a day for at least 60 days a year. Upon clarification with Colorado River Engineering, the applicant anticipates they will serve an average of 100 people a day for 52 days out of the year. However, if recordkeeping indicates that they exceed the 60 -day threshold, the applicant may need to be regulated and operate as a PWS. Records should be kept and provided to Garfield County on an annual basis that demonstrates their status. If the water system is not operated as a PWS, Public Health supports Colorado River Engineering's recommendations to install on-site treatment, such as UV treatment, for both wells to ensure quality drinking water for occupants and guests. It is staff's understanding that as proposed, the applicant does not meet the state threshold for a Public Water System. A condition of approval has been included that if the applicant exceeds the threshold, they should operate the well as Public Water System and obtain all associated permits as required. The application was reviewed by the County designated engineer, who indicated no concerns with water. 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS. The Applicant plans to use separate wastewater facilities for the separate Lodging structures. The Bridal Suite will use an existing OWTS, permitted by Garfield County as 7 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW septic permit No. 1172. The applicant's engineer has indicated that the system is designed to serve 3 bedrooms and that the system is currently functioning. It is staff's understanding that the system is appropriately sized. The Guest House currently utilizes an OWTS designed for 2 bedrooms. The applicant's engineer has indicated that, although the system is in good working order, it is not appropriately sized to service the addition of lodging rooms. The applicant's engineer has indicated that the structure will connect to the septic system used for the reception center. The OWTS for the reception center has been issued a permit by Garfield County, however, at this time the permit has not been closed. Staff has included a suggested condition of approval that this permit is closed and any required OWTS infrastructure is installed, prior to the issuance of the Land Use Change Permit. Tying the Guest House to the Community Meeting Facility creates the very small chance that the system could exceed capacity if there is an event that hits the maximum capacity of 300 attendees, in addition to a full set of visitors in the Guest House. To address this issue, the applicant's engineer has represented that if an event is scheduled, only event attendees will be permitted to stay in the Lodging Facility. Staff has included a suggested condition of approval that the overall capacity of the site, including the lodging facilities not exceed 300 visitors. 7-106. PUBLIC UTILITIES. The Applicant has represented that existing utility and distribution lines are in place and adequate. Electrical service and natural gas are provided to the property by Xcel Energy. 7-107. ACCESS AND ROADWAYS. The applicant has provided a Roadway Waiver request for the driveway from the County Road to the property. This waiver states that the lodging facility is a secondary use that would be accessory to the Community Meeting Facility. If the Community Meeting Facility has an event that meets its maximum capacity of 300 people, then the applicant has indicated that any lodging facility will be included in that event traffic. This analysis was reviewed by the Garfield County designated engineer, who agreed with the assessment. The applicant's waiver request indicated that the existing driveway has been widened to 20'. The application indicated that there will be approximately 5 average daily trips created by the proposed use. Garfield County Road and Bridge indicated that the applicant should install a stop sign at the main entrance onto the County Road. This has been included as a suggested condition of approval. Colorado Department of Transportation responded to the referral request that the level of traffic generated by the Lodging Facility, exclusive of the existing Community Meeting Facility would require an Access permit from CDOT (Exhibit 10). Further communication with CDOT indicated that this access permit would look at all traffic generated from the 8 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW site, including the Community Meeting Facility. As part of the Community Meeting Facility approval, the Board removed the suggested condition that the applicant obtain a CDOT access permit and replaced it with the negotiation of an MOU between the applicant and the County. The applicant has indicated that the traffic generated by the lodging facility could be considered part of the overall traffic of the Community Meeting Facility. At this time, the Community Meeting Facility has been approved conditionally, but a Land Use Change Permit has not been issued, as the applicant has not met all the required conditions. Since the Lodging Facility application is a stand-alone permit and CDOT has indicated that an access permit would be required even without Community Meeting Facility traffic, Staff has included a suggested condition of approval that the applicant obtain a CDOT access permit and install any required improvements. The Board does have the ability to alter or delete conditions and staff anticipates that the board may alter this condition based on past actions on the parcel regarding the Community Meeting Facility application. 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS. The Applicant has stated that no hazards exist on the property. Staff has reviewed Garfield County hazard maps and no hazards were identified on the site. As part of the Community Meeting Facility approval, the applicant's engineer completed an analysis of Slaughter Gulch, a nearby drainage that may have the ability to impact the property. The applicant is working to obtain an emergency access onto the property in the event that the main access is shut down because of a debris flow. This has been required as a Condition of Approval for the Community Meeting Facility permit. The County designated engineer did not indicate any issue with Natural Hazards as part of his review of this application. 7-109. FIRE PROTECTION. The application was referred to Colorado River Fire Rescue (CRFR) (Exhibit 15). CRFR indicated that they had no comments on the Lodging Facility application. As part of the review for the Community Meeting Facility application, the Fire Department did require the widening of the driveway, Knox boxes to be installed if a gate is constructed, the installation of a fire protection pond, and that the structures be upgraded to meet applicable Fire Code requirements. Since that permit, the applicant has indicated that the driveway has been expanded. They also have negotiated with CRFR to decrease the size of the fire protection pond for the entire site. CRFR has indicated that they will sign -off on the smaller fire protection pond for the site. DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS. The following resource protection 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. 9 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW 7-201. AGRICULTURAL LANDS. The Applicant has represented that they will continue the horse boarding use that is currently on the property. Neighboring agricultural uses should not be impacted by the proposed Lodging Facility. The property does have the Ware and Hinds Ditch along its southern boundary. A referral request was sent to the President of the ditch company and no comment was received. Staff understands that the Roseman ditch serves irrigation water to the property, however the main stem of the ditch is not located on the parcel. Because the lodging facilities will be located in existing structures, no additional impact is anticipated on ditches in the area. 7-202. WILDLIFE HABITAT AREAS. The Application was referred to Colorado Parks and Wildlife (Exhibit 11). CPW indicated that they had no comments on the application as the lodging will be located in existing buildings on an already developed site. 7-203. PROTECTION OF WATERBODIES. The applicant has identified an existing pond on the northern end of the site. It meets all County required setbacks. The Ware and Hinds ditch is located on the southeastern boundary of the site, however the definition of a waterbody specifically excludes irrigation ditches. The applicant does anticipate putting a fire protection pond on the site, but it is staff's understanding from the past application that per Colorado River Fire Rescue's requirements, the pond should be Tined to prevent any vegetation from growing. There will be no impact on riparian vegetation as none exists currently. The fire protection pond was required as part of the Community Meeting Facility application, not the Lodging Facility. The County designated engineer did not identify any issues with this section related to the modification of the guest houses. 7-204. DRAINAGE AND EROSION. The Applicant has supplied an engineering letter from Chris Hale of Mountain Cross Engineering that states, existing grading and drainage appears to be functioning adequately on the site. 7-205. ENVIRONMENTAL QUALITY. The proposed use is not anticipated to cause air quality to be reduced below acceptable levels established by the Colorado Air Pollution Control Division. See Section 7-104 for a discussion of Public Water System requirements. 10 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW 7-206. WILDFIRE HAZARDS. The Community Wildfire Protection Plan identifies the parcel as either Not Rated or as a Moderate level of Wildland Fire Susceptibility. The site is relatively flat and does not have any slopes greater than 30%. It is staff's opinion that the wildfire danger on this property is within manageable levels and is consistent with code requirements. 7-207. NATURAL AND GEOLOGIC HAZARDS. See analysis of Section 7-204 for Slaughter Gulch. Otherwise the applicant, County Hazard Mapping and the referral engineer did not note any hazards on the property. 7-208. RECLAMATION. The site is not subject to reclamation. Vegetation Management did not identify any concerns with the application. DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS. 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 applicant's parcel is located on an approximately 20.76 acre parcel. There is a significant distance between the existing structures that will be used for the Lodging Facilities and adjacent properties. Also, the use will occur in structures that are already built on the parcel. The applicant's use as proposed demonstrates general compatibility with surrounding uses. 7-302. OFF-STREET PARKING AND LOADING STANDARDS. The Applicant has identified six parking spots on the site plan. This is consistent with minimum off-street parking requirements that require 1 space per room. Additionally, the applicant has indicated that they will meet all off-street parking requirements. The parking spots will be located on already existing graveled drives that will be expanded to accommodate the additional cars. They have also indicated that the minimum area of parking spaces will be adhered to. No landscaping or illumination is required as the distance from adjacent property lines allows the parking to be screened. 7-303. LANDSCAPING STANDARDS. The applicant is not proposing any additional development on the site. The site is already landscaped. The application was reviewed by Garfield County Vegetation Management, who did not indicate any issues with the application. 11 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW 7-304. LIGHTING STANDARDS. The application represented that the site has existing exterior lighting that illuminates portions of the site. Staff has included a suggested condition of approval that lighting will adhere to all provisions of Section 7-304. 7-305. SNOW STORAGE STANDARDS. Review of the site plan indicates that snow storage areas are sufficient. 7-306. TRAIL AND WALKWAY STANDARDS. No trails currently exist in the rural residential and agricultural area. V. SUGGESTED FINDINGS FOR APPROVAL 1. That proper public notice was provided as required for the hearing before the Board of County Commissioners. 2. 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 were heard at that meeting. 3. That for the above stated and other reasons the proposed Red Barn Guest Ranch Lodging Facility application submitted by Red Barn Guest Ranch LLC is in the best interest of the health, safety, convenience, order, prosperity, and welfare of the citizens of Garfield County. 4. That with the adoption of conditions the application is in general conformance with the 2030 Comprehensive Plan, as amended. 5. That with the adoption of conditions and granting of waivers from Section 7-107 Access and Roadway Standards the application has adequately met the requirements of the Garfield County Land Use and Development Code, as amended. VI. Staff Recommendation Staff recommends approval of the proposed Land Use Change Permit for a Lodging Facility with the following suggested conditions of approval should the BOCC wish to approve the application. Conditions to be completed prior to the issuance of the Land Use Change Permit: 1. Prior to the issuance of the Land Use Change Permit, the applicant shall provide a demonstration that an adequate water treatment system is installed to address coliform in the water supply. 12 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW 2. Prior to the issuance of the Land Use Change Permit, the Applicant shall upgrade the Guest Houses to meet Garfield County Building Code requirements. 3. Prior to the issuance of the Land Use Change Permit, the Applicant shall install necessary infrastructure to connect the Guest House to the Community Meeting Facility OWTS, as indicated in the application. The applicant shall obtain and close any permits, or supply additional information as required by the County Building Department for the work. In addition, the permit for the newly installed OWTS for the Community Meeting Facility shall be closed. 4. Prior to the issuance of the Land Use Change Permit, the applicant shall apply for and receive a CDOT access permit. If any improvements are required the Applicant shall obtain a Notice to Proceed and provide a demonstration that the improvements have been accepted by CDOT. 5. Prior to the issuance of the Land Use Change Permit, the applicant shall install a stop sign where the driveway connects to the County Road. The stop sign shall meet any applicable Garfield County Road and Bridge requirements. A demonstration of compliance with this condition shall be provided by Garfield County Road and Bridge. Other Conditions 6. All representations of the Applicant contained in the application shall be considered conditions of approval unless specifically modified by the Board of County Commissioners. 7. The Applicant shall comply with all local, state and federal regulations regarding facilities of this type. 8. All exterior lighting shall be downcast and shielded in compliance with Section 7- 304, Lighting Standards, of the Land Use and Development Code of 2013, as amended. 9. The Lodging Facility occupancy shall be included in the overall limit of 300 people on the property, including but not limited to, any event attendees and staff. 10. The applicant shall operate within Division of Water Resources conditions of approval for all wells serving the property. 11. If the use of the well exceeds Colorado Department of Public Health and Environment (CDPHE) requirements for a Public Water System, the applicant shall be responsible for obtaining a permit from CDPHE and operating the well per those 13 Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW requirements. 12. The applicant shall abide by any conditions as required by Colorado River Fire Rescue for the operation of the overall site, including but not limited to sizing requirements for fire protection ponds, the inclusion of a Knox box if a gate is installed, and the widening of the driveway. 14 Site Photos Guest House One Red Barn Lodging Facility Limited Impact Review — April 9, 2018 PW 15 Red Barn Lodging Facility Limited Impact Review—April 9, 2018 PW Guest House Two 16 1 EXHIBIT 1 Garfield County PUBLIC HEARING NOTICE INFORMATION Please check the appropriate boxes below based upon the notice that was conducted for your public hearing. In addition, please initial on the blank line next to the statements if they accurately reflect the described action. My application required written/mailed notice to adjacent property owners and mineral owners. 77 Mailed notice was completed on the,/ 7 day of , 20 1 p I/ All owners of record within a 200 foot radius of the subject parcel were identified as shown in the Clerk and Recorder's office at least 15 calendar days prior to sending notice. All owners of mineral interest in the subject property were identified through records in the Clerk and Recorder or Assessor, or through other means [list] ■ Please attach proof of certified, return receipt requested mailed notice. • My application required Published notice. Notice was published on the /, day of/1/46-C4 , 20/4 ■ Please attach proof of publication in the Rifle Citizen Telegram. My a plication required Posting of Notice. Notice was posted on the / J day of A Notice was posted so that at least one sign faced each adjacent road right of way generally used by the public. 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SIL? t< (CV C652 Certified Mail Fee' 4 $ c Extra Services & FeeS (check box add fen iap,p ato) ❑ Retum Receipt (hardcopy) $ (l1 ❑ Retum Receipt (e:octronle) $ ; $0.4 -10 - LI 0.4-10- ❑ Certfed Mall Restricted Delivery $ $(( .00 ❑Aduk Signature Required $ U.00 o Adult signature Restricted Delivery $ Postage $ Total Postage and Fees \•"� $ $6.70 Sent To Street and Apt. No., or NO§ox No, '-V 0560 4 Postmark Here 02/28/2018 City §tate,iP+4" l �... PS Ford] 380Q, 401 .2015 PSN 7'10-11$-$0.0:9$47 See Reverse for ln$trtictioos;, Ir3E3I1E RED 13ARN sir RiLATC3HE To: Neighboring Property Owners RE: Public hearing for lodging permit at Red Barn Guest Ranch The hearing date for the public hearing has been changed from March 19 to April 9, so you are receiving this second notice. Sorry for the confusion. Larry Halonen Red Barn guest Ranch PUBLIC NOTICE TAKE NOTICE that Red Barn Guest Ranch LLC has applied to the Board of County Commissioners, Garfield County, State of Colorado, to request a Land Use Change Permit to allow a Lodging Facility (File No. LIPA-07-16-8563) to be located on the subject property located in Section 6, Township 6S, Range 91W County of Garfield, State of Colorado; to -wit: Legal Description: LEGAL DESCRIPTION TO BE ATTACHED BY THE APPLICANT Practical Description: Description of Request: The property is located at 345 County Road 262, New Castle, CO 81647 approximately 2 miles east of the Town of Silt. The site is located in Section 6, T6S, R91W of the 6th p.m. and known by Assessor Parcel Number 2181-063-00-135. The applicant is requesting a Land Use Change Permit for a Lodging Facility on the subject property. The applicant has proposed a total of six Guest Rooms on the property, located in two separate existing buildings. Wastewater will be handled through Onsite Wastewater Treatment Systems and water will be provided via a shared well. Access is off of County Road 262. The applicant plans to operate the Lodging Facility in conjunction with a Community Meeting Facility on the site. The property is zoned Rural. All persons affected by the proposed project are invited to appear and state their views, protests or support. If you cannot appear personally at such hearing, then you are urged to state your views by letter, as the Board of County Commissioners will give consideration to the comments of surrounding property owners, and others affected, in deciding whether to grant or deny the request. The application may be reviewed at the office of Garfield County Community Development located at 108 8th Street, Suite 401, Garfield County Plaza Building, Glenwood Springs, Colorado between the hours of 8:00 a.m. and 4:30 p.m., Monday through Friday or through Garfield County Community Development's website. Contact the Garfield County Community Development Department at (970) 945-8212 or pwaller@garfield-county.com with any questions. A Board of County Commissioners Public Hearing on the application has been scheduled for Monday April 9, 2018 at 1:00 P.M. in the Board of County Commissioners Meeting Room, 108 8th St, Glenwood Springs, Colorado, 81601. Planning Department Garfield County Vicinity Map Subject Parcel Fii7z3i, ANLId I -7C flEITZLID Mid Vallev Lane File No. 1610063-3 EXHIBIT "A" A tract of land situated in the Southeast ''A Northwest 'A and the Northeast 'A Southwest ''A of Section 6, Township 6 South, Range 91 West of the Sixth Principal Meridian, being more particularly described as follows: Beginning at a point on the southerly right-of-way fence of a County Road whence the Northwest Corner of said Section 6 bears North 33°35'41" West 2,632.47 feet; thence along said right-of-way fence the following courses: South 88°01'13' East 548.55 feet; thence South 86°32'34" East 265.09 feet; thence South 68°53'42" East 85.61 feet; thence South 28°45'57" East 442.94 feet; thence South 00°2729" East 428.64 feet to the centerline of the Ware and Hinds Ditch; thence alone said Ditch centerline the following courses: South 51°43'16" West 138.49 feet; thence South 76°56'13" West 134.52 feet; thence North 87°43'10" West 185.83 feet; thence South 87°48'14" West 120.88 feet; thence North 48°48'42" West 111.11 feet; thence North 44°4012" West 91.02 feet; thence North 57°02'43" West 175.44 feet; thence North 50°58'37" West 65.75 feet; thence North 48°17'09" West 182.27 feet; North 41°50'16" West 169.04 feet; thence North 57°26'40" West 31.13 feet; thence leaving said ditch centerline on a course bearing North 07°14'07" East 461.33 feet TO THE POINT OF BEGINNING. Ad #: 0000205824-01 Customer: HALLETT, RICHARD Your account number is: 10015296 PROOF OF PUBLICATION RIFLE CITIZEN TELEGRAM STATE OF COLORADO COUNTY OF GARFIELD I, Samantha Johnston, do solemnly swear that I am Associate General Manager of the RIFLE CITIZEN TELEGRAM, that the same weekly newspaper printed, in whole or in part and published in the County of Garfield, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Garfield for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement; that said newspaper has been admitted to the United States mails as a periodical under the provisions of the Act of March 3, 1679, or any amendments thereof, and that said newspaper is a weekly newspaper duly qualified for publishing legal notices and advertisements within the meaning of the laws of the State ifigf RlEag,4nexed legal notice or advertisement was published in the regular and entire issue of every number of said weekly newspaper for the period of 1 insertion; and that the first publication of said notice was in the issue of said newspaper dated 3/8/2018 and that the last publication of said notice was dated 3/8/2018 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 3/14/2018. Samantha Johnston, Associate General Manager Subscribed and sworn to before me, a notary public in and for the County of Garfield, State of Colorado this day 3/14/2018. Jerilynn Medina, Notary Public My Commission Expires: August 3, 2020 ,(ERI LYNN h7rotEDi$9 ,T5TEE;%"010.Kitt54D0 NOTARY 020154029599 WIAMALGIIS'r PUBLIC NOTICE TAKE NOTICE that Red Barn Guest Ranch LLC has appldCoutyhlaammsetoners 00,,BeCounty, Sae County 0405att a Land Use Change Penne to allow a Lo ng Faoil0y (Fie No. LIPA-07o18l0883) to be located on 6,e subject m1,w0a Flange 91W County oanreidSilo Township th-wrr. Legal Descriptor, Exhbil B 12 0141 File No 1610063-3 EXHIBIT .0. A tract of lard s0uated In the Southeast `4 Nodh' west 4 and the N011hee.1 `e Southwest , of Sec. tion neh p 6 south. Stange 01 West of the Bonn PrimpMeridian. being more penicukrly DB scribed as follows eergasn lots County Road 001.0 8 me Noltfwa151 CA0- 8sa015 Section beers Non 5 33'354 r West 2832.47 feet thence along said yighlol-way fence the Iolowng courses: South 88'81' 13' East 548.55 fee, Mane South 86°3234' East 28909 feet thence South 68'53'42' East 8561 feel. thence South 28"45'5 7- East 442 94 feet. thence South 00,729. East 4286. feet h 5center14080411 Msre awn 502 10)815109005wl1 "43'16" West 138.49IM feel, thence South 76'56'13" West 134.52 tear, thence North 97"43'10' West 1185.83 feet, tierce South 6r46' 14' West 120.55 fee1'. thence Nath 484542' West 11111 feat :lana Nodh 44"4012' West 91.02 fee: (hence North 57'02'43' Woo. 175.44 lent flans North 50'58'37' West 65.75 feet: hence North 48'1700 Weal 182.27 leen, North 41'50'16 West 169.04 feet. thence Nmth 572640 wee .31 131551.I1eree leasing sale 2111 051415,1,12 u TO THDeems North 07'14'07' East 46133 feel E POINT OF BE616616G. 1,500ce1 Deserlpem' The property is located M 345 County laid 262. New Casstle. CO 81647 approximately 2 relies east of Town of Silt The G5 is located in Section 8, TESBR91 W of the 51fl p.m. and known by Assessor Parcel Number 2181- 063-00136 Dnscnotion oI Request. The ap,plicanl,s moues, - me a Land Use Change Permit for a Lodgke, Faciliy Me sub act 0100037 Tho apolcant hes prop4ead a lobi se sex Guest Rwms on the pprogeny. I0 l h IwoseparateMaexitingbe Wast. Treatment will he4 I water Octets provided 475 Tshared t Systems and water wit un yrRoad yea a seared WWI. Access51151re 0, of Count' g,x9 50Il me apple cant plans m 0eerate th,IIy 05 n0 Faci1 m 5,5 Th aper a Communed Meeting Fan'ry on 1110 elle. The property .s zoned Rural. vase to appear am) by theirv'ewws�, protests orin support. It you cannel appear personally at such hearing. then yroouUC re urged to state your view. by BP. letter, as the Boa crony Co,nmtssroners cul prvemfron to the comments of eurrosomg prop837 erty 08 ownersd otters affected. in deciding whether 10 Want o deny 111e request. TTa appC Bon mra ay be revwed at the once of Gadied CouoU p. yCommunity Development located et 108 811, S8, reel. Suite 401. Gedreld County Plaza BSoing, Gl0my000 Sprirqs, Colorado between Ihe hours of 9.00 a.m. and 4:30 p.m.. Monday through Friday or through Garfield County Community Development's 's ebsIts. Contact the Garfield County Commonly Development Depanmem11197011456212 or pwat tare ger field-coumy.00m with any questions. A 8mid of County Commissioners Public Neer. Ing on the apylleeli0n hes been scheduled for Cal �MYCommisssioners Meet, P.M Me St. Glenwood Springs, Colorado. 81601 Planning Depadment GaTeo County PIPINIE din the Citizen Telegram mal the Glenwood Springs Post Indepe4enl On March 8. 2018. (0090206824) EXHIBIT TAKE NOTICE That has applied to the.. Garfield, County", pursuant tci: he 1-4 Me Sind( inirAt Cods ill JO 1 At 41/1•004‘4 1O,1. 4 i 1atd Y +r+lt. TI•PP 4rl34W'�t�,Y�atY?4#aOigra Quell t4 il�MC3W CHItN++r foyagor.,t�Y Ir twos a10 eris inic �,�wl�djM `yWit Ow n 4Ir4 Vial OWTS' S' rod iMimYM Y►1il bt provwl_._ SP 0111.1011i gra dd *I ,y1�jY.YYt' :.t i�+* Iii Y I; Al l k4 Y an the prOPCctV a.,i 11 hearing on this appittation wl$l he held iri the: Board o! d.oUfKY Cgrrn4 liMonora Mtlwtrn Glt.fWOod Springs, Colotado Monday, Apr.l SI. 201B (1 11 'Oa r Red Barn Guest Ranch ILC Board of County Commissioners t +t.' . %int;. (..d 41/41114Wr Yd11. 4�Prt[dd 1 , Yr addition " information. GadWld County. Cornolurlity ,ekporment 1138 St . Suite 4131,l. toI Yxnew jprirtgi. (C7 B1(10 t 11,'' or rl�n tai. t. kk(E NOTICE Red Barn Guest Ranch LLC has appVied to the-, Board of County Commissioners Garthe'id, COunty, pursuant to-. The karst! Woe bad Viiviirluarraria rode *4 ZO1 t. i.Awiii-fsditC1 to anovic taat letblite tito I be aftrapaikia$ a Serial kat sik Gierise 11140.00 eonthifpropeetviv w ato estrstiftl tosoiatitaits. ileetie-weeter wet be 1eeellerleheavriv.004 *NOW *la be preetde41 Via .vII The WINN Walla aillatIcatcsi sOrilufKilooi *eh a Comeriuirsirlif Saitliatv On the property, fts pubtk hearing Con ihk% applic.itiolt bt. 110141 thv &W a CA 0114 INt C Mini KS 10 s Peit.-et ing ROOM on: 10411i-thrY, 04.041 if, at% 100 Pm Disko kaftw e Win Politcl: t;vw Aeigleigke 4op Riot att43,stionia4In orrneet0441,..1Xeitioct: tiserrielel (.410,141,1101 (141y Demee4Ogieriewit la* Sone CilieneetecedS4owrws, CO 1$1601 1197011b4S b21,/ *meal ityteek: f 41 Patrick Waller From: Roussin - CDOT, Daniel <daniel.roussin@state.co.us> Sent: Wednesday, January 31, 2018 2:03 PM To: Patrick Waller Subject: Re: Garfield County Referral Request - LIPA-07-16-8563 .0 s EXHIBIT ld Patrick - Thank you for the opportunity to review the Lodging Facility for Red Barn Guest Ranch LLC. It is my understanding the lodging facility is a separate land -use action than the Community Meeting Facility on the same property. CDOT will review them separately. Looking at the existing traffic counts for CR 262 from August 12, 2017 by Holy Cross Engineering traffic study "Community Meeting Facility"; it appears a new access permit would be require because there would be a 20% change in use on Garfield County Road 262. If you have any questions, please let me know. thanks Dan Dan Roussin Permit Unit Manager Traffic and Safety 0 P 970.683.6284 I F 970.683.6290 222 South 6th Street, Room 100, Grand Junction, CO 81501 daniel.roussin@state.co.us 1 www.codot.gov/ 1 www. cot rip.orq XlEi On Wed, Jan 31, 2018 at 12:26 PM, Patrick Waller <pwaller(a,garfield-county.com> wrote: Good Afternoon, Garfield County Community Development is requesting referral comments for an application submitted by Red Barn Guest Ranch LLC for a Lodging Facility Land Use Change Permit. The property is located at 345 County Road 262, New Castle, CO 81647. The applicant has proposed a total of six Guest Rooms on the property, located in two separate existing buildings. Wastewater will be handled through Onsite Wastewater Treatment Systems and water will be provided via a shared well. Access is off of County Road 262. The 1 applicant plans to operate the Lodging Facility in conjunction with a Community Meeting Facility on the site. The property is zoned Rural. The link to the application is available here. Garfield County Community Development is requesting any responses to referral comments by Wednesday, February 21, 2018. Thanks for your review and please contact me with any questions, Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 pwaller@garfield-county.com http://www.garfield-county.com/community-development/ 2 Patrick Waller From: Gray - DNR, Brian <brian.gray@state.co.us> Sent: Thursday, February 08, 2018 11:29 AM To: Patrick Waller Cc: Taylor Elm - DNR Subject: Re: comments Sorry, I should have mentioned that its for the Red Barn proposal Brian Gray District Wildlife Manager / Rifle North Northwest Region P 970.255.6157 1 C 970.366.1908 711 Independent Ave., Grand Junction, CO., 81505 brian.gray@state.co.us www.cpw.state.co.us EXHIBIT On Thu, Feb 8, 2018 at 11:28 AM, Gray - DNR, Brian <brian.gray@state.co.us> wrote: Patrick, I wont have any comments for this one. Shouldn't be any impacts since they will be using existing buildings on an already developed site. Thanks Brian Gray District Wildlife Manager / Rifle North Northwest Region J P 970.255.6157 1 C 970.366.1908 711 Independent Ave., Grand Junction, CO., 81505 brian.gray@state.co.us www.cpw.state.co.us 1 ...•. ::RESOURCE ..... ■■■■■ E N G I N E E R I N G I N C . Patrick Waller, Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs CO 81601 RE: Red Barn Guest Ranch LLC Lodging Facility Review File No. LIPA-07-16-8563 Dear Patrick: February 20, 2018 At the request of Garfield County (GARCO), Resource Engineering, Inc. (RESOURCE) reviewed the land use application of Red Barn Guest Ranch LLC for the proposed Lodging Facility addition to the Community Meeting Facility project application under GAPA-05-17- 8540. The additional proposed project on the property is to modify the two existing guest houses to create three new 1 bedroom/1 bath lodging units on the 21 -acre parcel located at 354 Mid Valley Lane (CR 262), west of New Castle. The complete submittal is documented on the GARCO records website and includes updated technical letters on water, wastewater and traffic. RESOURCE's review includes applicable technical criteria and standards in Article 4- 104, 4-201, 4-203, and Article 7 of the GARCO Land Use and Development Code (LUDC). RESOURCE previously reviewed and commented on GAPA-05-17-8540 and offers the additional comments below related to the application for lodging units. Section 7-104 and 105 Water & Wastewater Potable water for the new project uses will come from an existing "Barn Well" located on the property. The existing "Main House Well" will continue to serve the main house on the property. A pumping test of the Barn Well by Ray's Well Done Pump Service and analyzed by Colorado River Engineering, Inc. (CRE) indicates that the well can supply the proposed project. The CRE May 5, 2017 (updated July 6, 2017) letter also includes water quality testing laboratory results. The water quality meets all applicable standards, except coliform bacteria. Disinfection treatment is required and CRE proposes a UV disinfection system. A valid well permit is required to provide a legal water supply from the Barn Well for the project. A water Allotment Contract from the West Divide Water Conservancy District (Contract # 17042LMH(a)) was obtained and a new well permit (Permit No. 81008-F) was issued by the Division of Water Resources pursuant to the WDWCD contract. Both the well permit and the WDWCD contract provide for the proposed use of the two guest houses. Irrigation water for the project will be supplied by the Applicant's interests in the Thompkins Ditch and the Ware and Hines Ditch. Wastewater will be treated through on onsite wastewater treatment system (OWTS). The submittal includes a December 6, 2017 letter report from Mountain Cross Engineering, Inc. (MCE) regarding the adequacy and plan for continued use of the existing OWTS for the "Bridal Suite" guest house and the need to connect the other guest house to the reception building OWTS on the property. Consulting Engineers and Hydrologists 909 Colorado Avenue 111 Glenwood Springs, CO 81601 ■ (970) 945-6777 ■ Fax (970)945-1137 Patrick Waller, Senior Planner Garfield County Community Development Department Page 2 February 20, 2018 There does not appear to be any technical concerns with water and wastewater service for the project. Section 7-106 Public Utilities The existing parcel is currently served by public utilities. Section 7-107 Access and Roadways The project will be accessed from CR 262 via an existing driveway for the property. MCE provided an updated letter dated December 8, 2017 regarding traffic impacts. RESOURCE agrees that it is reasonable to assume that use of lodging facility would occur by guests at the maximum size event and the MCE conclusion that the maximum daily projected traffic generation from the project would not increase for the proposed lodging units. The traffic from the lodging facility would be included within the trip generation for the maximum use of the property for a large event. Section 7-108 Natural Hazards There is no issue related to the modification of the guest houses. 7-203 Protection of Water Bodies There is no issue related to the modification of the guest houses. 7-204 Drainage and Erosion There is no issue related to the modification of the guest houses. 7-205 Environmental Quality There is no issue related to the modification of the guest houses. 7-207 Natural and Geologic Hazards There is no issue related to the modification of the guest houses. 7-208 Reclamation There is no issue related to the modification of the guest houses. RESOURCE Patrick Waller, Senior Planner Garfield County Community Development Department Page 3 Please call if you have any questions or need additional information. Sincerely, RESOURCE ENGINEERING, INC. Michael J. Erion, P.E. Water Resources Engineer MJE/mmm 885-90.0 February 20, 2018 Garfield County 195 W. 14th Street Rifle, CO 81650 (970) 625-5200 Garfield County Community Development 108 8th Street Glenwood Springs, CO 81601 Attn: Patrick Waller February 28, 2018 Hello Patrick, Public Health Health EXHIBIT 2014 Blake Avenue Glenwood Springs, CO 81601 (970) 945-6614 I have reviewed the Limited Impact Review application for the Red Barn Guest Ranch LLC "Lodging Facility." My primary comment is in regards to the drinking water supply for this operation. The application states that "the wedding venue anticipates serving an average of 100 people for 52 weeks out of the year" in Colorado River Engineering's letter from the Water Supply and Distribution plan. The Colorado Primary Drinking Water Regulations (Regulation 11) state that a system is considered a public water system (PWS) if they are serving an average of 100 people a day for at least 60 days a year. Upon clarification with Colorado River Engineering, the applicant anticipates they will serve an average of 100 people a day for 52 days out of the year. However, if recordkeeping indicates that they exceed the 60 -day threshold, the applicant may need to be regulated and operate as a PWS. Records should be kept and provided to Garfield County on an annual basis that demonstrates their status. If the water system is not operated as a PWS, Public Health supports Colorado River Engineering's recommendations to install on-site treatment, such as UV treatment, for both wells to ensure quality drinking water for occupants and guests. The applicant has stated that they do not plan to operate as a commercial kitchen and prepare food for events on-site, but rather will have it catered by other businesses. If the applicant shifts their operations to the preparation of food for guests on site, Garfield County's Consumer Protection Program should be contacted at (970) 625-5200. Finally, while not a requirement in the land use code, we recommend testing all occupied buildings in Garfield County for radon. Thank you, Morgan Hill Environmental Health Specialist III Garfield County Public Health 2014 Blake Ave. Glenwood Springs, CO 81601 (970) 665-6383 Garfield County Public Health Department — working to promote health and prevent disease February 22, 2018 EXHIBIT Garfield County Patrick Waller Garfield County Community Development Department RE: LIPA-07-16-8563 Vegetation Management Dear Patrick, Thank you for the opportunity to comment on this permit. Based on a drive-by and a prior site visit on the property we have no major concerns regarding noxious weeds with this permit application. Sincerely, Steve 79;rt Steve Anthony Garfield County Vegetation Manager 195 W. 14th Street, Bldg. D, Suite 310 Rifle, CO 81650 Phone: 970-945-1377 x 4305 Mobile Phone: 970-379-4456 Patrick Waller From: Orrin Moon <Orrin.Moon@Crfr.us> Sent: Friday, February 23, 2018 8:46 AM To: Patrick Waller Subject: RE: Garfield County Referral Request - LIPA-07-16-8563 EXHIBIT 1 15 Patrick, I actually was at the Red Barn Guest Ranch yesterday going over some details on the water supply pond and looked around at the residential structures. I had not planned on making any comments and yesterday's visit confirmed that. I have no comments on LIPA-07-16-8563, Red Barn Guest Ranch, Lodging Facility Land Use Change. Thanks again for allowing me to comment on this referral, sorry I didn't get back to you on time. THANK YOU, ORRIN D. MOON PREVENTION DIVISION CHIEF/FIRE MARSHAL COLORADO RIVER FIRE RESCUE 970-625-1243 orrin.moonPcrfr.us N., EST 2012 COLORADO RIVER !!, FIRE • REri4Xl! • S t44,4.mss cyn. 1 COLORADO Division of Water Resources Department of Natural Resources 1313 Sherman Street, Room 821 Denver, CO 80203 MEMORANDUM EXHIBIT i Ib Date: February 13, 2018 To: Patrick Waller, Garfield County, Community Development Department From: Justina P. Mickelson, Physical Science Researcher Scientist Re: Red Barn Guest Ranch LLC; LIPA-07-16-8563 We have reviewed the proposal for six Guest Rooms on the property, located in two separate existing buildings on a parcel of approximately 20.76 acres in size, located in part of the SE1/4 of the NW1/4 and part of the NE1/4 of the SW1/4 of Section 6, Township 6 South, Range 91 West of the 6th P.M., at 345 Mid Valley Lane, Silt. The property currently has an existing single family residence and two guest houses, and access road and utilities in place. The applicant does not propose to create a new lot or change the size of the existing lot. The current water supply to the parcel is provided by two wells and the applicant proposes to utilize the onsite wastewater treatment systems. According to the applicant's submittal, well permit no. 92777-A services the existing residence and well permit no. 81008-F will service the two guest houses. According to our records, Well Permit No. 92777-A was issued on June 13, 2017 and is located in the SEY4 of the NW1/4 of Section 6, Township 6 South, Range 91 West of the 6th P.M. The use of groundwater from the well is limited to ordinary household purposes inside 1 single family dwelling and the irrigation of up to 1 acre of home gardens and lawns. The pumping rate of this well shall not exceed 15 gpm. This permit is valid and proposed uses are consistent with permitted uses. Well permit no. 81008-F was issued on June 15, 2017 for an existing well located in the SE'/4 of the NW1/4 of Section 6, Township 6 South, Range 91 West of the 6th P.M. The use of groundwater from the well is limited to commercial uses of two guest houses, 7,000 square feet of commercial space and watering of 28 head of livestock. The annual withdrawal of ground water from this well shall not exceed 1 acre-foot and the pumping rate shall not exceed 15 gpm. This permit is valid and proposed uses are consistent with permitted uses. As long as the uses of the wells do not exceed those allowed under the respective permits, this office has no objection to well permit no.81008-F servicing the proposed additional 3 bedrooms and 3 bathrooms to the existing guest houses (for a total of six guest rooms), and permit no. 92777-A continuing to service the existing residence. Please feel free to contact me at 303-866-3581 if you or the applicant has any questions. /pp • COt� 1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 F 303.866.3589 www.water.state.co.us ;.I 10 X1876 � Patrick Waller From: Dan Goin Sent: Thursday, February 15, 2018 4:15 PM To: Patrick Waller Subject: RE: Garfield County Referral Request - LIPA-07-16-8563 Patrick EXHIBIT 1-c The owner of Red Barn contacted me about the permit for the emergency driveway I am working on that permit with him. With the amount of traffic that can be anticipated we would like to see a stop sign at the main entrance other than that it meets code. Any question feel free to contact me. Dan Goin District 3 Foreman Garfield County Road and Bridge 0298 CR 333A, Rifle CO 81650 970-625-8601 From: Patrick Waller Sent: Wednesday, January 31, 2018 12:27 PM To: Kelly Cave <kcave@garfield-county.com>; Morgan Hill <mhill@garfield-county.com>; Yvonne Long <ylong@garfield- county.com>; Michael Prehm <mprehm@garfield-county.com>; Dan Goin <dgoin@garfield-county.com>; Lou Vallario <Iallario@garcosheriff.com>; Steve Anthony <santhony@garfield-county.com>; Roussin - CDOT, Daniel <daniel.roussin@state.co.us>; Sullivan - DNR, Megan <megan.sullivan@state.co.us>; scott.hoyer@state.co.us; Taylor Elm - DNR <taylor.elm@state.co.us>; Tim Cain <timc@newcastlecolorado.org>; mharrison@newcastlecolorado.org; Janet Aluise <jaluise@townofsilt.org>; Michael Erion <merion@resource-eng.com>; Orrin Moon <Orrin.Moon@Crfr.us>; Gabe Chenoweth <gabe@kmts.com>; Tammy Keenan <water@wdwcd.org>; tillmon.mcschooler@xcelenergy.com Subject: Garfield County Referral Request - LIPA-07-16-8563 Good Afternoon, Garfield County Community Development is requesting referral comments for an application submitted by Red Barn Guest Ranch LLC for a Lodging Facility Land Use Change Permit. The property is located at 345 County Road 262, New Castle, CO 81647. The applicant has proposed a total of six Guest Rooms on the property, located in two separate existing buildings. Wastewater will be handled through Onsite Wastewater Treatment Systems and water will be provided via a shared well. Access is off of County Road 262. The applicant plans to operate the Lodging Facility in conjunction with a Community Meeting Facility on the site. The property is zoned Rural. The link to the application is available here. Garfield County Community Development is requesting any responses to referral comments by Wednesday, February 21, 2018. Thanks for your review and please contact me with any questions, Patrick Waller Senior Planner 1 231 N. 7th Street, P.O. Box 70, Silt, Colorado 81652 (970) 876-2353 Office (970) 876-2937 Fax February 7, 2018 Garfield County Community Development Attn: Mr. Patrick Waller, Senior Planner ,108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: Referral for Red Barn Guest Ranch Lodging Facility Dear Patrick: On February 6, 2018, the Town of Silt reviewed the proposed Red Barn Guest Ranch Lodging Facility application at its regularly scheduled Planning & Zoning Commission Meeting. The Town is pleased to endorse the project and recommend that Garfield County approve the Red Barn Guest Ranch Lodging Facility, according to the Garfield County Land Use Resolution. The Town believes that this type of commercial diversity can only benefit the region, and specifically, the Town. Thanks for your consideration. Sincerely, Meredith Robinson, Planning & Zoning Commission Chairwoman CC: Janet Aluise, Community Development Director; file August 24, 2017 Red Barn Guest Ranch C/O Mr. Larry Halonen 26432 El Mar Drive Mission Viejo, CA 92691 MOUNTIiIN CROSS ENGINEERING, INC. ��hJti diJ LleUiivllrV lia7i.1! coritiuRiiriy arid p€,,,,„ RE: Level Two Traffic Assessment — Red Barn Guest Ranch, 345 Mid Valley Lane Dear Larry: The purpose of this Level Two Traffic Assessment is to document the projected trip generation from the Red Barn Guest Ranch and to determine if auxiliary turn lanes are warranted at the proposed intersection of Mid Valley Lane and Highway 6. A Level Two Assessment was requested by CDOT through the review and comment process for Garfield County permitting. This letter of report will provide a project description, trip generation calculations, assessment of existing accesses in the area, background traffic, projected traffic distribution, and recommendations. The abbreviation for vehicles per hour (vph) is used throughout this letter. L PROJECT DESCRIPTION The project proposes to construct a reception center for events serving up to 300 people. The project is located in Peach Valley, to the east of Silt and to the west of New Castle, at 345 Mid Valley Lane. A majority of the receptions are expected to take place on Saturday afternoons or evenings, between 4:30 and. 10:00 pm. The percentage was estimated at 75% of the events would be scheduled for Saturdays. Approximately 15% of the events are anticipated to occur on Sundays from 3:00 to 9:00 pm. The remaining 10% would take place on Friday evenings from 5:00 to 10:00 pm. The project proposes an event and reception center at a working ranch. The project is bordered on the north by Peach Valley Road (CR 214) and on the south by private property. The Mid Valley Lane intersection with Highway 6 is at approximate mile marker 102.27 which is 1,750 feet to the south of the driveway of the Red Barn Guest Ranch. The traffic impacts are anticipated to be felt at this intersection. The posted speed limit is 55 mph on Highway 6 which is classified by CDOT as a Category R -A, Regional Highway. A Google Earth image is shown in Figure 1. 826 12 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.corn Red Barn Guest Ranch August, 2017 Page 2 of 12 11 9,1y 08tc:,66 7;_31,1 30.33Y0.2c, 11 111 '.1 el, 553711 cYc 771 8588 Figure 1 Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barii GuestRanch August, 2017 Page 3u[12 Figure 2 - Eastbound Highway 6 -/`=�� FiQuna3'WemtboundHighxxay8 Mountain Cross Engineering. Inc. CiviI and EnvironmentalConsulting and Design 82§V2Grand Avenue, Glenwood Springs, C081001 p:97n.945.5544F:9rO.945.5558wwwmounu,inon.nx'ong.00m Red Barn Guest Ranch August, 2017 Page 4 of 12 Figure 4 - Southbound Mid Valley Lane Figure 5 - Northbound Mid Valley Lane Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 8261/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.corn Red Barn Guest Ranch August, 2017 Page 5 of 12 II. TRIP GENERATION Traffic trips were calculated based upon the Trip Generation Manual, Ninth Edition, by the Institute of Transportation Engineers, 2012. The maximum permitted event capacity is 300 people however the average event is much smaller ranging in size between 85 and 125 people. Trips are estimated based on a larger event of 150 people. No trip study exists for a "reception center". Instead a reception seems to have a similar event and use type as a church would. The Church (560) study "On a: Sunday, Peak Hour of Generator" was used for estimating trips from the reception center: Average Vehicle Trip Ends vs. Seats (50% entering, 50% exiting) Average Rate of 0.61 trips/unit = 0.61 * ( 150) _> 92 Trips III. EXISTING DRIVEWAYS There is only one access within 1,000 feet. It is a private driveway that is 650 feet to the east, pictured below: Figure 6 - Driveway Mountain Cross Engineering. Inc. Civil and Environmental Consulting and Design 826 '/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.corn Red Barn Guest Ranch August, 2017 Page 6 of 12 The overpass bridge to the east, across I-70 to the River Frontage Road is just outside of the 1,000' radius and would not contribute significantly so it will remain unevaluated. IV. BACKGROUND TRAFFIC & GROWTH CALCULATION Traffic data was researched for the intersection of Mid Valley Lane and Highway 6. The last time that traffic counts were performed by Garfield County on Mid Valley Lane was in 2002. OTIS has counts for Highway 6 east of Peach Valley Road at station ID 100296. These traffic station counts are made on weekdays where traffic counts are higher than what traffic is anticipated to be during receptions and events at the Red Barn Guest Ranch because receptions are expected to be during weekend afternoons and evenings. New traffic counts were performed to determine background traffic during weekend afternoon and evenings. Traffic was counted over the weekend of August 11th to August 13`h on Friday, Saturday, and Sunday evenings between 4:00 pm and 10:00 pm. Counts are attached in the Appendix. Existing traffic counts at the intersection for the arrival time of a typical reception event would be on a Saturday during the 4:00 pm to 5:00 pm hour and are shown below: 4) } Figure 7 Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 v. Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 7 of 12 Existing traffic counts at the intersection for the departure time of a typical reception event would be on a Saturday during the 8:00 pm to 9:00 pin hour and are shown below: } c.ist ng ', ,e atf c ray: 8:00 pm r :Oj: Figure 8 Per OTIS Station #100296, the 20 -Year growth factor reported is 1.42. This growth factor was multiplied to the above traffic counts to estimate the future background traffic and is shown below: Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com 20 -year Backwol Saurday: 4:00 pm to5:00 pro Figure 9 Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 v2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 8 of 12 Red Barn Guest Ranch August, 2017 Page 9 of 12 Highway 6 Figure 10 V. PROJECTED TRAFFIC DIRECTIONAL DISTRIBUTION The evaluation of existing traffic shows a directional distribution of 80% to the west toward Silt and 20% to the east towards New Castle. This split was assumed for project traffic. It was also assumed that 100% of the traffic from the Red Barn Guest Ranch would use Highway 6 to the south instead of Peach Valley Road to the north. Assumptions are as discussed with the CDOT Region 3, Access Engineer. The number of trips calculated from the ITE, Trip Generation Manual was 92 trips with the entering and existing percentages as 50% and 50%, or 46 and 46 respectively. Entering Red Barn Guest Ranch on Saturday between 4:00 pm and 5:00 pm: 80% Right Turn onto Mid Valley Lane from westbound Highway 6: 9 vph 20% Left Turn onto Mid Valley Lane from eastbound Highway 6: 37 vph Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826 '/2 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.corn Red Barn Guest Ranch August, 2017 Page LO of 12 Leaving Red Barn Guest Ranch on Saturday between 8:00 pm and 9:00 pm: 80% Right Turn from Mid Valley Lane to westbound Highway 6: 37 vph 20% Left Turn from Mid Valley Lane to eastbound Highway 6: 9 vph These trips were added to the 20 -year background traffic discussed above: Figure 11 Mountain Cross Engineering, Inc. Civil and Environmental Consulting and Design 826';7 Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www. rnountaincross-eng.corn Red Barn Guest Ranch August, 2017 Page 11 of 12 Figure 12 VI. RECOMMENDATIONS Highway 6 Auxiliary Turn Lanes The CDOT, State Highway Access Code (SHAC) provides auxiliary lane requirements for regional highways like Highway 6 and the intersection with Mid Valley Lane. Per Section 3.5(5): • Right turn deceleration lanes may be dropped if the opposing traffic is predicted to be below 150 vph. • Left turn deceleration lanes may be dropped if the opposing traffic is predicted to be below 100 vph. • Right turn acceleration lanes may be dropped if the adjacent travel lane is predicted to be below 120 vph. • Left turn acceleration lanes may be dropped if the volume in the inside lane in the direction of travel is predicted to be below 120 vph. Mountain Cross Engineering, Inc. Civil r Environmental Consulting and Design 826 1/4Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.rnountaincross-eng.com Red Barn Guest Ranch August, 2017 Page 12 of 12 Based on the above thresholds for waivers, the following auxiliary turn lanes are not required based on projected traffic: • Westbound Right -turn Deceleration lane: 150 vph > 110 vph • Westbound Right -turn Acceleration lane: 120 vph > 110 vph • Eastbound Left -turn Acceleration lane: 120 vph > 98 vph One of the auxiliary lanes is very nearly at the threshold but when subtracting for the turning movements could also be waived: • Eastbound Left -turn Deceleration lane: 100 vph > 99 vph (110 vph — 11 vph right turns) No auxiliary lanes are proposed to be constructed since the opposing traffic volumes are below the minimum volume thresholds. Compliance with Access Code Auxiliary lanes are not proposed since anticipated traffic does not warrant construction. Highway is nearly level and straight at this intersection. Sight distance is sufficient in all directions. However, some vegetation needs to be trimmed and/or removed in the right of way to the west of the intersection because it has begun to impede sight distance. Traffic will be increased by greater than 20% to this intersection. The Owner will need to apply for an access permit. The conclusions and opinions that are expressed above are based on the information available at the time of preparation of this report. Any additional information presented afterward may require that these opinions and the recommendations be modified. Thank you for the opportunity to provide this report. Feel free to call if you have any questions, concerns, or comments. Sincerely, MountairjiCross Engineer / hrisJ4ale, PE Attachments g. Mountain Cross Engineering, Inc. Civil arid Environmental Consulting and Design 826 Yz Grand Avenue, Glenwood Springs, CO 81601 P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com Red Barn Guest Ranch Traffic Study Traffic Counts Highway 6 Friday 8-11-2017 - Matt - Counter 4:00 PM to 5:00 PM 5:00 PM to 6:00 PM 8:00 PM to 9:00 PM 9:00 PM tp 10:00 PM Total East Bound 140 164 54 30 388 West Bound 145 176 53 40 414 Total 285 340 107 70 802 Mid Valley Lane 13 8 5 4 9 fic Counts Highway 6 Saturday 8-12-2017 - Matt - Counter 4 00 PM to 5:00 PM 5:00 PM to 6:00 PM 8:00 PM t0 9:00 PM 9:00 PM tp 10:00 PM Total East Bound 69 60 49 31 209 West Bound 71 70 49 34 224 Total 140 130 98 65 433 Mid Valley Lane 13 8 7 1 29 Traffic Counts Highway 6 Sunday 8-13-2017 - Matt Counter 4:00 PM to 5:00 PM 5:00 PM to 6:00 PM 8:00 PM to 9:00 PM 9:00 PM tp 10:00 PM Total East Bound 69 80 47 17 213 West Bound 55 75 43 20 193 Total 124 155 90 37 406 Mid Valley Lane 5 10 8 7 30 Traffic Counts Highway 6 friday 8-11-2017 - Matt - Counter 6:00 PM to 7:00 PM 7:00 PM To 8:00 PM Total East Bound 91 140 60 74 151 151 West Bound Total 231 134 214 'Mid Valley Lane 17 5 365 Traffic Counts Highway 6 Saturday 8-12-2017 - Matt - Counter 600 PM to 7:00 PM I 7:00 PM To 8:00 PM Total East Bound 68 56 90 67 124 157 West Bound Total 158 123 281 Mid Valley Lane 10 6 16 Traffic Counts Highway 6 Sunday 8-13-2017 - Matt - Counter 6 00 PM to 7:00 PM I 7:00 PM To 8:00 PM Total East Bound 56 54 78 51 110 129 West Bound Total 134 105 239 Mid Valley Lane 10 10 20 Chris Hale From: Harbert - CDOT, Kent <kent.harbert@state.co.us> Sent: Wednesday, August 02, 2017 11:10 AM To: Chris Hale Cc: Larry Halonen Subject: Re: Traffic Study Assumptions Chris, Thank you for checking in before proceeding with your analysis. My comments are in red below. Thanks, Xent T. Kent Harbert, PE Access Engineer CDOT Region 3, Traffic and Safety Residency 222 South 6th Street, Room 100, Grand Junction, CO 81501-3794 Phone: 970.683.6279 Cell: 970.812.6768 Kent.Harbert@State.CO.US I WWW.codot.gov www.cotrip.org On Mon, Jul 31, 2017 at 3:14 PM, Chris Hale <chris@mountaincross-eng.com> wrote: Kent: Thanks for speaking with me the other day. Here are my assumptions and requests for the Level 2 traffic study that we discussed. As you remember, the intersection is with Mid Valley Lane (Garfield CR 262) and Highway 6 between Silt and New Castle: - The last time that traffic counts were performed by Garfield County on Mid Valley Lane was in 2002. These counts will be used. Current counts need to be used. We typically limit the window to two or three years. - OTIS has counts for Highway 6 east of Peach Valley Road at station ID 100296. I was going to use this for the study. Technically, this location (MM 102.27) is associated with Sta 100294 (MM 99.232 - MM 104.429). However, since Sta. 100294 is within Silt near the 1-70 spur road and Sta. 100296 is on the rural section between Silt and New Castle, I concur that Sta. 100296 can be used. 1 I would use the growth factor from OTIS to bring the 2002 counts on Mid Valley to 2017 and also for the 20 year background traffic growth. N/A - Directional traffic is 57% toward the peak which is pretty balanced so 1 was going to use a 50% to 50% split of right and left turn movements. The directional distribution for this venue will not be consistent. It will depend upon where the wedding parties are from. If most of the guest arrive from the east they will use the New Castle exit. If from the west they will use the Silt exit. Both scenarios should be analized. There is only one driveway to the east within 1000' feet of the intersection with Mid Valley Lane. The overpass bridge across I70 to the River Frontage Road is just outside of the 1000' radius and would not contribute significantly so it will remain unevaluated. I concur. A statement to that effect in your report will be sufficient. - Mid Valley lane intersects to the north with Peach Valley Road. It is assumed that only those headed to New Castle would use this road so only 10% leaving the event will be assumed to use Peach Valley Road to the north. From Google Maps the travel time via Peach Valley Road is longer, assume that all the traffic will use US 6. - Since the proposed use is a reception center, a Church would seem to be a similar type of use. 1 would like to use the ITE study #560 for Church. I would also ask if I could use the 7th Edition since that is the volume that we have. From reading the descriptions of the latest versions, no updates have been made to the "Church" studies so this would still be current in that respect. Land use #560 appears to be appropriate. Include a justification within your report. Use the current edition of ITE. ' - The reception center has a capacity of 300 people. According to the Owner, an event of this size is very rare. Typical events are 100 to 150 people. I would base the traffic on a Church of 125 seats. I would be okay with going with 150, the upper end of the typical event. That is only half of the capacity. - The reception center will have peak traffic that does not coincide with typical commuter traffic peaks. So the adjacent background traffic will be estimated as half (50%) of the design hourly volume percentage of AADT. Instead of an arbitrary reduction compare the event times with the traffic count distribution. It may behoove you to do some actual counts, especially if the events will a weekend. The traffic station counts are made on weekdays which may be higher. If the actual volumes (times the 20 -year factor) are low enough some of the auxiliary lane requirements may be waived, per SI -IAC §3.5(5). - Highway 6 behaves as a frontage road in this location so that will be the road category used for determining auxiliary lanes. This section of US 6 is classified as RA. Also include in your report any recommendations for operational or safety improvements to the intersection. Please verify if you are in agreement with the above assumptions. Thanks in advance. Sincerely, MOUNT/UN CROSS ENGINEERING, INC. 2 Chris Hale, P.E. 826 1/2 Grand Avenue Glenwood Springs, CO 81601 Ph: 970.945.5544 Fx: 970.945.5558 3 Patrick Waller EXHIBIT Zo From: Larry Halonen <larryhalonen@gmail.com> Sent: Friday, December 22, 2017 5:16 PM To: Patrick Waller Cc: Bob Hallock; Richard Hallett Subject: RED BARN GUEST RANCH COMPLETENESS REVIEW FOR LODGING APPLICATION Attachments: LDGING TRAFFIC IMPACT LETTER.pdf; LODGING PAYMENT AGREEMENT FORM.pdf; LODGING SEPTIC SYSTEM LETTER & PERMITS.pdf; WELL PERMITS.pdf Hi Patrick, Attached are the following requested exhibits for the subject application; 1. Signed Payment Agreement Form 2. Applicable well permits (2) 3. Letter from Mountain Cross Engineering (MCE) demonstrating adequacy of septic tanks for proposed use 4. Copy of Applicable Septic Permits (attached to Letter from MCE 5. Letter from MCE addressing additional traffic considerations generated by proposed use 6. The proposed "Bridal Suite" will be used as both lodging rooms (2) and a facility for brides and their bridesmaids to dress and prepare for the wedding ceremony. If you need any more, please let me know as soon as possible as time is of the essence for us. Thank you for all your help, Larry Halonen, Managing Member Red Barn Guest Ranch, LLC Sent from Mail for Windows 10 This email has been checked for viruses by Avast antivirus software. www.avast.com 1