HomeMy WebLinkAbout20151537.tiff SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL
REVIEW (USR) APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT # /AMOUNT # /$ CASE # ASSIGNED: ___
APPLICATION RECEIVED BY PLANNER ASSIGNED:
Parcel Number 0 9 5 7 - 1 8 _ 4 - R E _ 5 0 9
(12 digit number - found on Tax I.D. information, obtainable at the Weld 'County Assessor's Office, or www.co.weld.co.us)
Legal Description Lot B RE-5090, 6943 CR 56 , Section 18 , Township 5 North, Range 67 West
Zone District: Agricultural , Total Acreage: +/- 35.74 , Flood Plain: NA , Geological Hazard: NA ,
Airport Overlay District: NA
FEE OWNER(S) OF THE PROPERTY:
Name: Cheryl Friede
Work Phone # 970-223-1888 Home Phone # 970-227-8009 Email cfrlede@msn.com
Address: 6943 CR 56
Address:
City/State/Zip Code Johnstown, CO 80534
Name:
Work Phone # Home Phone # Email
Address:
Address:
City/State/Zip Code •
Name:
Work Phone # Home Phone # Email
Address:
Address: •
City/State/Zip Code
APPLICANT OR AUTHORIZED AGENT (See Below: Authorization must accompany applications signed by Authorized Agent)
Name:
Work Phone # Home Phone # Email
Address:
Address:
City/State/Zip Code
PROPOSED USE: I
Wedding/ Event venue- 1 -5 years - Lavender and Alfalfa Farming
5+ years- Riding/ Rodeo Arena and Guest Cabins for Wedding and Corporate Retreat guests
I (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted
with or contained within the application are true and correct to the best of my (our)knowledge. Signatures of all
fee owners of property must sign this application. If an Authorized Agent signs, a letter of authorization from all
fe ' w ers must ei luaed with the application. If a corporation is the fee owner, notarized evidence must be
in d indicati , h a sign tory has o le al authority to sign for the corporation.
A9 . 11 7 / „ cig/ jR (i/
re: 9 n r or uthorized Agent / ate Signature: Owner or Authorized Agent Date
I
SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL
REVIEW (USR) QUESTIONNAIRE
The following questions are to be answered and submitted as part of the USR application. If a question does not
pertain to your use, please respond with "not applicable", with an explanation as to why the question is not
applicable.
1. Explain, in detail, the proposed use of the property.
Rockin S Ranch is a family owned and operated small business which provides an
indoor/outdoor venue for wedding ceremonies/receptions. The venue consists of a renovated 1950's
dairy barn (architects have developed site plans and builder is ready to complete renovation project)
which is located in a rural setting with spectacular lake/mountain views, yet centrally located with easy
access to Northern Colorado locations (Loveland, Fort Collins, Greeley, Berthoud, Longmont, etc.)
making it ideal for couples searching for a very beautiful and memorable setting.
There will be multiple options for either indoor/outdoor ceremonies and /or receptions which will
accommodate up to 300 guests. In addition to the reception pavilion, large lounge area and beautifully
landscaped lawn & gardens, the venue also offers two suites for bridesmaids and groomsmen to get
ready on wedding day. The suites are also available for overnight accommodations. The flowers,
decorations, ceremony officiates and food will all come from outside sources. The food will be provided
by for events from a list of local caterers that have been approved by Rockin S Ranch. All caterers will
be licensed and will follow all retail food safety regulations.
In year two, we will begin to expand to offer a venue for Executive meetings and retreats,
primarily during the offseason.
Eventually we will add cabins for people to stay in during weddings and retreats and a riding
and rodeo arena. The Space will have a commercial kitchen as well as seating and a bar and could
eventually become a full time space available for rentals and retreats. The intent of the Rockin S
Ranch is to celebrate and embrace the agricultural and ranching history of Weld county.
2. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 22
of the Comprehensive Plan.
According to Sec 22-1 -20 the population of Weld County is expected to double by the year
2030, Rockin S Ranch is perfectly situated to create wedding and event space to accommodate the
projected growth. The Rockin S ranch supports the reality and goal of diversity of agribusiness by
promoting a very specific kind of agri-tourism or agri-tainment through the promotion of events and
weddings that are farm or agricultural themed. It also celebrates the history of agriculture and ranching
in Weld county.
It supports Section 22-2-20 Goals and policies # 1 of conserving agricultural land, and also by
recognizing the changing dynamics of agricultural lands uses. D A. Goal 4. It promotes a quality
environment, which is free of derelict vehicles, refuse, litter and unsightly materials and also continues
by enhancing the natural settings with landscaped and picturesque areas suitable for wedding photos
and a wedding venue.
It supports 2. A. Policy 7.2. Conversion of agricultural land to nonurban residential, commercial
and industrial uses should be accommodated when the subject site is in an area that can support such
development, and should attempt to be compatible with the region . It also supports Sec. 22-3-70.
Tourism goal by encouraging and recognizing the importance of cultural and heritage tourism and
recreation to local , regional and agricultural economies, including events (which could include weddings
or corporate events.)
It also begins to provide support services and facilities necessary for the continuation and
expansion of these activities, consistent with other goals and policies of the Comprehensive Plan . (Weld
County Code Ordinance 2002-6; Weld County Code Ordinance 2008-1 .
The Rockin S Ranch celebrates (Sec 22-5-20) Wildlife by maintaining 35 acres as a place for
wildlife, since weddings and events will be centrally located on the parcel. It also maintains the natural
bird migration corridor by protecting the body of water adjacent to the property.
Rockin S Ranch is compatible with the weld county comprehensive plan because it will provide
jobs. It supports Sec 22-6-20 by providing employment opportunities.
3. Explain how this proposal is consistent with the intent of the Weld County Code, Chapter 23
(Zoning) and the zone district in which it is located.
The zone district is zoned A for Agricultural . The whole purpose of Rockin S Ranch is to celebrate the
agricultural history of Weld County. In the first section 23-3-10 Intent of Article III zone districts of
Chapter 23 states "Agriculture in the COUNTY is considered a valuable resource which must be
protected from adverse impacts resulting from uncontrolled and undirected business, industrial and
residential land USES." This small business is the kind of business that incorporates and celebrates
that use completely and is a perfect transitional use between the adjacent residential and surrounding
agricultural uses.
The following uses are allowed in Sec. 23-3-20 Uses allowed by right. A. One (1 ) single Family
dwelling unit (which currently exists on the property. C. Farming, Ranching and Gardening; the plans
are to develop the gardens over time surrounding the wedding venue to make it a beautiful place to get
married. There are also plans to farm lavender, in addition to the alfalfa that is already on the property.
Which also goes with uses D & E. G. Grazing of livestock (which could include horses). N. Temporary
Group Assemblages (subject to Chapter 12, article 1 of this code) that would include wedding and
event venue for up to 350 persons. Above that number of people according to chapter 12 a different
permit would be required.
All gatherings on the site would be conducted in an orderly and peaceful manner as the article 1 of
chapter 12 states, " the purpose of this Article to prevent and suppress riots, routs, affrays,
disturbances and disorderly assemblies in any public or private place, in order to protect the health ,
safety and welfare of all persons of the County"
Sec. 23-3-30.Accessory uses
H .SIGNS, in conformance with the provisions of Article IV, Division 2 of this Chapter. We are planning
an old fashioned painted on barn sign that will say Rockin S Ranch and look like it was painted in the
50is. Also above the entry there will be a welded metal sign that says Rockin S Ranch.
In the longer term plans we were thinking about making a few small guest cabins for wedding guests to
get ready and spend the night if necessary. The only use that I found in the code that allow this use are
as follows.
K. Cargo container as Accessory STRUCTURE. One (1 ) cargo container as an accessory
STRUCTURE in the A (Agricultural) Zone District may be allowed for storage of goods inside the unit
on lots in an approved or recorded subdivision plat, or LOTS which are part of a map or plan filed prior
to the adoption of any regulations controlling subdivisions in the A (Agricultural) Zone
District. Two (2) cargo containers may be allowed on property of less than eighty (80) acres in size,
when not on a LOT in an approved or recorded subdivision or a LOT which is part of a map or plan filed
prior to adoption of any regulations controlling subdivisions. Up to five (5) cargo containers may be
allowed on property equal to or greater than eighty (80) acres in size. Additional containers may be
allowed on all lot sizes, as described in Subsection 23-3-40.AA. A cargo container used for storage, an
office, a DWELLING or any habitable use shall require the issuance of building permits. The following
conditions shall apply:
1 . Electricity is the only utility which will be connected to the cargo container used solely for storage.
Cargo containers that have been retrofitted for habitation can be connected to wet and dry utilities such
as water, sewer and electricity.
2. The cargo container can be used as a DWELLING or as overnight or temporary housing as long as
the cargo container has been retrofitted and designed to meet all state and local Housing and Budding
Codes. The cargo container that has been retrofitted for an office, DWELLING, or any habitable use,
shall be designed by a licensed professional.
The last use that we are considering in the much longer term plans are found in the following section
Sec. 23-3-40. Uses by special review
17. Rodeo Arenas, Commercial
18. Roping Arenas, to include both indoor and outdoor arenas, commercial
4. What type of uses surround the site (explain how the proposed use is consistent and
compatible with surrounding land uses).
All directly adjacent properties are zoned A agricultural .
Across WCR 15 there is PUD zoning for the Coyote Ridge Residential Sub development
Directly to the north the Indian Head Residential Development is zoned A
5. Describe, in detail, the following:
a. Number of people who will use this site
The Events Center will accommodate approximately 300 people (utilizing both indoor and outdoor
areas). The Events Center will accommodate 75 people for indoor events. There will also be a number
of Servers Catering Depending on the wedding type and level of service and number of people.
b. Number of employees proposed to be employed at this site
Depending on the event- Rockin S Ranch and the outreach of Rockin S Ranch employing
subcontractors like caterers/ florists/ rental companies etc. . will range from 1 -40 persons
Permanent employees
A Booking and venue manager
Event planner
Housekeeping
Gardening and Farming
Employees For:
Set Up and Tear Down
There will be part-time people employed to set up and tear down the events.
Catering/ Food
All food will be catered and provided by others and the numbers of those people will be according to
the level of service for the wedding type and number of people attending the wedding.
Music and entertainment
Depending on the wedding — could be a dj or a 12 person band
Flowers and decorations
Local florist
Minister or person marrying the people getting married
Local rental of formal clothing
Local rental from rental places for tables/ chairs! silverware / dishes and linens
c. Hours of operation
Applicant include a narrative with the application stating the hours of operation, this would
include the set up and tear down time.
The Hours of operation will change seasonally but for a general base rule- booking , marketing, clean
up, gardening and general housekeeping and maintenance will be 7 days a week from 7-5
The event hours will range but will start for set up from event venues at 7 am and the events will go
until approximately at the latest 2 am.
d. Type and number of structures to be erected (built) on this site
Currently there would be no brand new structures on the site_ The existing Dairy barn would be
converted and renovated into a wedding and Event venue. In the future, a couple of guest cabins for
wedding guest would be added and also a riding/ rodeo arena.
The residence that is currently on site will continue to be used for a private residence.
e. Type and number of animals, if any, to be on this site
There are currently a couple of pet dogs and four horses.
f. Kind of vehicles (type, size, weight) that will access this site and how often
Private cars, SUVs and or pick up trucks for wedding guests.
Delivery vans and trucks for wedding rental things or catering
Garbage trucks to pick up dumpster / recycling and garbage collection
Tractor for general farming needs
g. Who will provide fire protection to the site
• Johnstown Fire Department District, 100 Telep Avenue, Johnstown, CO — Phone: (970) 587-4477,
Fax: (970) 587-0324 www. 'ohnstownfire.org
h. Water source on the property (both domestic and irrigation)
Water source for the property is Little Thompson Water District. Included with this application is a
commitment letter from Little Thompson Water District, confirming water source for the property.
I. Sewage disposal system on the property (existing and proposed)
There is a septic system and leach field on site; it would have to be resized according to code. We have
the septic permit and an engineer designed commercial septic system will be provided upon approval of
application.
j. If storage or warehousing is proposed, what type of items will be stored?
Alfalfa or Hay may be stored for the feeding of domestic horses, that is the only item to be stored and
not in massive quantities.
6. Explain the proposed landscaping for the site. The landscaping shall be separately submitted
as a landscape plan map as part of the application submittal.
The majority of the site will still be farmed as alfalfa. Toward the lake, lavender will be farmed. The site
around and in the wedding venue which is the old stock yard will be planted with grass and have
pathways and flower bed plantings, there will be flowering fruit trees planted in the future to provide
shade, pathways will be landscaped and more formal gardens will fill the dairy barn corral area but all
other areas will be less formal in their nature to blend with existing rural and agricultural landscape.
7. Explain any proposed reclamation procedures when termination of the Use by Special Review
activity occurs.
NA
8. Explain how the storm water drainage will be handled on the site.
Site currently slopes toward the lake and all storm water drains from site and collects in that basin.
There is enough permeable area, and the slope is so gradual that storm water percolates into existing
ground fairly quickly without being an issue currently. AS per comments from Weld County due to the
minimal impervious nature of the site, the site is considered to have insignificant impacts on storm
water runoff and detention pond requirement is waived.
9. Explain how long it will take to construct this site and when construction and landscaping is
scheduled to begin.
The plans are to start the construction on the event venue and gardens in late spring/early summer
2015_ It will be built in a gradual and evolving process, as funds are available later phases will be
completed. Full build out of the riding arena and guest cabins are projected for 3-10 years.
10. Explain where storage and/or stockpile of wastes will occur on this site.
There shouldn't be any stockpiling of wastes. There will be a dumpster that is emptied according to the
garbage company's schedule, once a week. Trash containers will be shielded from sight to the north of
the building , directly north of the commercial kitchen . There will be a recycling container and a trash
container that will be picked up by the local trash company on a weekly basis. The trash and recycling
will be maintained by Chris Friede and employees.
11. Please list all proposed on-site and off-site improvements associated with the use (example:
landscaping, fencing, drainage, turn lanes, etc.) and a timeline of when you will have each one
of the improvements completed.
Off- Site Improvements
On- Site Improvements all after permit is approved
1 . LANDSCAPING - FULL DEVELOPMENT OF LANDSCAPING 6 MONTH- 2 YEARS AFTER
PERMIT
2. RENOVATION OF DAIRY BARN INTO WEDDING EVENTS VENUE- 6-12 MONTHS AFTER
PERMIT
3. PLANTING LAVENDER FIELDS - 6-12 MONTHS AFTER PERMIT
4. ALFALFA - PLANTED SPRING 2014
5. ROAD ACCESS TO LAKE FOR WEDDING SITE- 6 MONTHS AFTER PERMIT AS PART OF
DRAINAGE WORK AND SITE WORK
6. PAVING PORTION OF PARKING AREA- 6 MONTHS AFTER PERMIT AS PART OF
DRAINAGE WORK AND SITE WORK
7. ADDING PARKING SPOTS/ INLUDING PAVED ADA ACESS SPOTS-6 MONTHS AFTER
PERMIT AS PART OF DRAINAGE WORK AND SITE WORK
8. UPDATING SEPTIC- 3-6 MONTHS (DURING OR BEFORE CONSTRUCTION)
9. BUILDING OVERNIGHT CABINS 3-10 YEAR PLAN
10. LANDSCAPE ACESS TO OVERNIGHT CABINS 3-10 YEAR PLAN
11 . BUILDING RIDING/ RODEO ARENA 3-10 YEAR PLAN
12. AGGREGATED SURFACE ADDED TO ENTRY OF THE SITE 6 MONTHS AFTER PERMIT
AS PART OF DRAINAGE WORK AND SITE WORK
12. TRAFFIC NARRATIVE:
A traffic narrative shall be submitted. The engineer will review the narrative and advise the applicant if
more information or an engineered traffic study is required. The Traffic Narrative must include at the
minimum:
1 . The type and number of vehicles per day- during most days there is no event traffic will be minimal.
During wedding event and other venue days. Type would be garbage truck once a week. Delivery trucks
as per wedding. And trucks, cars, suvs of individual wedding guests.
2. Peak hour traffic numbers- peak hours would be right before a wedding — depends entirely on the time of
the wedding . The other peak hour would be the end of the wedding and the end of the party which again
depends on size of wedding but it would range from 30 cars to 150 (if everyone came 2 to a car) plus
delivery vehicle and those same delivery vehicles picking up rental goods the following day.
3. Expected routes- Mostly from the north 90+ percent from highway 34 then down WCR 15.
4. Trip distribution along the routes (i.e. 50% of traffic will come from the north, 20% from the south, 30%
from the east) Mostly from the north 90+ percent from highway 34 then down WCR 15.
13. WASTE HANDLING PLAN TO INCLUDE: NAME, ADDRESS AND PHONE NUMBER OF
COMPANY DISPOSING OF WASTE. THIS INCLUDES OIL, EMPLOYEE TRASH, BATTERIES,
ANTI-FREEZE, PAINTS, TIRES ETC. THE FOLLOWING LINK PROVIDES WASTE HANDLING
PLAN EXAMPLES:
http://www. co. weld. co. us/Departments/Plannin_gZonin_q/L andUseApplicationsAssistance/Applic
ationAssistance.html
Waste Management Plan
No wastes are expected to be generated on site. No chemicals will be stored on site.
The site is for a wedding venue/ events site.
During events, a dumpster will be delivered by Waste management. In addition, trash containers will
be placed both inside and outside the venue to accommodate trash during events. The trash will be
monitored by the caterer to insure that it is not overflowing and will be dumped as needed during and
after the event. In addition, trash containers will be placed around the riding arena and will be
maintained by the owner to make sure they are not overflowing at anytime.
WM of Northern Colorado
Sales and Service Office
40950 Weld County Rd. 25
Ault, CO 80610
No vehicles or equipment will be washed on site. Regarding a motor vehicle oil leak, standard operating
procedures are to dig up the contaminated soil and ship it to the (Ault Waste Management Facility or
add other facility) then tests and analyzes the remaining soil to be sure it is clear of all contaminates.
Once that is completed, back fills the previously contaminated area.
14. Onsite Dust Abatement Plan to include: What material will be used for drive and parking
areas? Will dust be controlled by watering, applying dust suppressant, reducing vehicle
speeds? The following link provides dust abatement plan examples:
http://www. co. weld. co.us/Departments/PlanninqZoninq/L andUseApplicationsAssistance/Applic
ationAssistance.html
Dust Mitigation Plan
Unpaved roads will be watered for dust control_
The entrance to the site will be converted to a hard surface.
On-site vehicle speeds will be restricted to reduce the amount of dust generated.
The road surface entering the property from the south is a dirt road with an aggregate surface.
Prior to event traffic arriving the road surface will be maintained, to ensure that there is adequate
aggregate on the road to provide traction in the event of rain or moisture.
Also prior to the event the road surface will be moistened by water.
Parking Area
The primary parking area that is closest to the activities area will have a recycled asphalt surface. This
will provide for any handicap parking needs as well as a dust abatement plan for the heaviest traveled
parking area.
The overflow parking area will be moistened with just water, to prevent vegetation damage to the
existing alfalfa being grown there.
The aisles of the overflow parking area will be the largest concern for dust & they will be monitored
throughout the day. Water will be applied to this parking area as it is needed.
Activities Area
The activities area is an area covered in vegetative growth . In the event that excessive foot traffic
creates soil fines capable of becoming airborne dust particles water will be applied to the area.
The activities area will be monitored daily & throughout the day for dust control.
As surface may become loosened with traffic; water will be applied to the area as needed to lessen the
effects of heavy foot traffic
15. Sewage disposal information to include:
Include in application how sewage disposal will be accommodated.
If a septic system is being used provide Septic permit number: SE-0800059.
Septic is sized for 3 bedrooms.
If number of people utilizing system exceeds design capacity an engineer review of the septic system is
required or a new septic system can be installed.
An engineered designed septic system is required for a commercial business. Additionally, the
commercial system will need to be approved by the Board of Health . A Statement of Existing is
required for unpermitted systems. If constructing a new septic put "proposed septic" in application.
Septic Permits for the site may be obtained through the Weld County Property Information Portal or by
contacting the Weld County Environmental Health Department. The following link contains information
regarding septic systems and permitting requirements:
http://www. co.weld . co. us/Departments/HealthEnvironment/EnvironmentalHealth/SepticSystems/index. h
tml
The Septic system will be resized and a new larger tank installed and any other requirements will be
made so that it meets current code.
16. Potable water information to include:
Include in application how potable water will be provided.
If located in a Water District provide documentation from NA that the tap is adequate for the proposed
use.
Attached is a commitment letter from Little Thompson Water District, confirming that the current tap is
adequate for proposed use.
If a well is being used provide Well permit # and documentation from Division of Water
Resources indicating the water source is appropriately permitted for the proposed use. The following
link is for Division of Water Resources: http://water. state. co. us/Home/Pages/default. aspx
17. Drainage Narrative:
A drainage narrative and water quality feature design is required and full Drainage Report and
detention pond waived because the storm water drainage impacts of the project will be insignificant.
o Narrative: The drainage Narrative must include at the minimum:
1 . where the water originates if it flows onto the property from an offsite source
2 . where it flows to as it leaves the property
3. the direction of flow across the property
4. if there have been previous drainage problems with the property
5. The overall site imperviousness
6. Any areas within a FEMA floodplain
o Water Quality Feature Design: A Water Quality Feature is required onsite downstream of the
business activities such as parking , buildings, storage areas etc. . . The area can be an existing
low point or excavated area that will capture the storm water and contaminants prior to flowing
offsite. Methodology for sizing is outlined in Volume 3, Section 3.3.0 of the Urban Storm
Drainage Criteria manual. The web site address is as follows www. udfcd.orq. Please contact
Planning Development Review Engineer for questions or sizing assistance 970-353-6100.
No storm water detention shall be required for redevelopment of commercial and industrial sites where
the change of use does not increase the imperviousness of the site; however, water quality capture
shall be required.
Historic Flows:
The applicants will be required to maintain historic drainage flows and run-off amounts on the property .
I
���C�vti>, Weld County Public Works Dept . _
-< 1111 Hareet
ACCTS PERM I T
-- ' ��� P.O, Box 758
G _~ ,.. a eeiey CO 80632 AFPLI CATI ON FORM�4 /C NJ 0 Phone: (970)304-6496
Fax: (970)304-6497
Applicant Property Owner (If different than Applicant) ,
Name Cheryl Friede Name
Rockin S Ranch
Company Address `
Address 6943 CR 56 Oty Sate Zp
Johnstown Co 80534 '
C1ty State Zip Phone
Rosiness Phone (970)227-8009 Fax
Fax E-mail
Email cfriede@msn .com
♦ = Existing Access A= Fropo&d Access
Parcel Location & Sketch •
The access is on WCR 56
Nearest Intersection: WCR 15 & WCR 56 WCR
Distance from Intersection 310' 10"
Parcel Number 095718400054
saction/Township/Finge S18 T5 R67 SE4 t a
Isthere an existing access to the property .r• WS NOO
N
Number of Existing Accesses 2
Fad Sltrface Type & Construction Information \ N .
Asphalt L Gravel W Treated Other Gravel WCR A
Culvert Sae & Type
MaterialSu%d to construct AccessRecycled asphalt at access
Construction Bart Date Spring 2015 Finish Date late spring 2015
Proposed Use
[ Temporary (Tracking Pad Fequired)/ $75 - Sngle Fesidential/$75 D Industrial/ $150
[]Small Commercial or Oil & Gast$75 a Large Cbmmerdal/ $150 ® Subdivision/ $150
4-1 Held (Agriculture Only)/ E ernpt
gX '
Is this access associated with a Planning Process? No ' Ft PUD Other
Required Attached Documents
- Traffic Control Flan -Certificate of Insurance - Access Pictures (From the Left, Fight, & into the access)
By accepting this permit, the undersigned Applicant, under penalty of perjury, verifies that they have received all pages of the permit
application; they have read and understand all of the permit requirements and provisionsset forth on all pages; that they have the
authority to sign for and bind the Applicant, if the Applicant is a corporation or other entity; and that by virtue of their signature the
Applicant is bound by and agrees to comply with all said permit requirements and provisions, all Weld County ordinances, and state laws
regardingf lit,iescon uct?pn
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Sgnatur �� �' Printed Name ( / ' �t f (;,
P-r \ e 4 Date --= 1 =�' f t _ _
Approval or Denial veil ,e i ed in minimum of 5 days. _ Approved by
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TRAFFIC NARRATIVE:
A traffic narrative shall be submitted. The engineer will review the narrative and advise the applicant if
more information or an engineered traffic study is required. The Traffic Narrative must include at the
minimum:
1 . The type and number of vehicles per day- during most days there is no event traffic will be minimal.
During wedding event and other venue days. Type would be garbage truck once a week. Delivery trucks
as per wedding. And trucks, cars, suvs of individual wedding guests.
2. Peak hour traffic numbers- peak hours would be right before a wedding — depends entirely on the time of
the wedding. The other peak hour would be the end of the wedding and the end of the party which again
depends on size of wedding but it would range from 30 cars to 150 (if everyone came 2 to a car) plus
delivery vehicle and those same delivery vehicles picking up rental goods the following day.
3. Expected routes- Mostly from the north 90+ percent from highway 34 then down WCR 15.
4. Trip distribution along the routes (i.e. 50% of traffic will come from the north, 20% from the south, 30%
from the east) Mostly from the north 90+ percent from highway 34 then down WCR 15.
WASTE HANDLING PLAN TO INCLUDE: NAME, ADDRESS AND PHONE NUMBER OF
COMPANY DISPOSING OF WASTE. THIS INCLUDES OIL, EMPLOYEE TRASH, BATTERIES,
ANTI-FREEZE, PAINTS, TIRES ETC. THE FOLLOWING LINK PROVIDES WASTE HANDLING
PLAN EXAMPLES:
http://www. co. weld. co. us/Departments/Plannin_gZonin_q/LandUseApplicationsAssistance/Applic
a tionAssistance.h tm1
Waste Management Plan
No wastes are expected to be generated on site. No chemicals will be stored on site.
The site is for a wedding venue/ events site.
For the events a dumpster will be delivered by Waste management
WM of Northern Colorado
Sales and Service Office
40950 Weld County Rd. 25
Ault, CO 80610
No vehicles or equipment will be washed on site. Regarding a motor vehicle oil leak, standard operating
procedures are to dig up the contaminated soil and ship it to the
(Ault Waste Management Facility or add other facility)then tests and analyzes the remaining soil to be
sure it is clear of all contaminates. Once
that is completed, back fills the previously contaminated area.
Onsite Dust Abatement Plan to include: What material will be used for drive and parking
areas? Will dust be controlled by watering, applying dust suppressant, reducing vehicle
speeds ? The following link provides dust abatement plan examples:
http://www.co. weld.co. us/Departments/Plannin_gZonin_q/LandUseApplicationsAssistance/Applic
ationAssistance.html
tance.html
Dust Mitigation Plan
Unpaved roads will be watered for dust control.
The entrance to the site will be converted to a hard surface
On-site vehicle speeds will be restricted to reduce the amount of dust generated.
The road surface entering the property from the south is a dirt road with an aggregate surface .
Prior to event traffic arriving the road surface will be maintained , to ensure that there is adequate
Aggregate on the road to provide traction in the event of rain or moisture
Also prior to the event the road surface will be moistened by water
Parking Area
The primary parking area that is closest to the activities area will have a recycled asphalt surface. This
will provide for any handicap parking needs as well as a dust abatement plan for the heaviest traveled
parking area
The overflow parking area will be moistened with just water, to prevent vegetation damage to the
existing alfalfa being grown there
The isles of the overflow parking area will be the largest concern for dust & they will be monitored
throughout the day. Water will be applied as needed to this parking area as it is needed
Activities Area
The activities area is an area covered in vegetative growth . In the event that excessive foot traffic
creates soil fines capable of becoming airborne dust particles water will be applied to the area .
The activities area will be monitored daily & throughout the day for dust control .
As surface may become loosened with traffic; water will be applied to the area as needed to lessen the
effects of heavy foot traffic
Drainage Narrative:
A drainage narrative and water quality feature design is required and full Drainage Report and
detention pond waived because the stormwater drainage impacts of the project will be insignificant.
o Narrative: The drainage Narrative must include at the minimum :
1 . where the water originates if it flows onto the property from an offsite source
2. where it flows to as it leaves the property
3. the direction of flow across the property
4. if there have been previous drainage problems with the property
5. The overall site imperviousness
6. Any areas within a FEMA floodplain
o Water Quality Feature Design: A Water Quality Feature is required onsite downstream of the
business activities such as parking, buildings, storage areas etc. . . The area can be an existing
low point or excavated area that will capture the stormwater and contaminants prior to flowing
offsite. Methodology for sizing is outlined in Volume 3, Section 3.3.0 of the Urban Storm
Drainage Criteria manual. The web site address is as follows www. udfcd.org . Please contact
Planning Development Review Engineer for questions or sizing assistance 970-353-6100.
No storm water detention shall be required for redevelopment of commercial and industrial sites where
the change of use does not increase the imperviousness of the site; however, water quality capture
shall be required.
Historic Flows:
The applicants will be required to maintain historic drainage flows and run-off amounts on the property.
FOR COMMERCIAL SITES, PLEASE COMPLETE THE FOLLOWING INFORMATION
BUSINESS EMERGENCY INFORMATION:
Business
Name. Rockin S Ranch Phone: 970-227-8009
Address: 6943 CR 56 City, ST, Zip: Johnstown, CO 80534-8237
Business see above
Owner: Cheryl Friede Phone:
Home Address: see above City, ST, Zip:
List three persons in the order to be called in the event of an emergency:
NAME TITLE ADDRESS PHONE
Doris Eckhardt 509 Harrison Street, Goodland, Kansas 67735 785.821 .3888
Jenna Friede 600 W. County Line Road, #25-103 Highlands Ranch, CO 80129 970.227-8018
Shane Friede 6943 CR 56 Johnstown, CO 80534 970 .227.8111
Business
Hours: 7 am- 2 am Days: 7 Days a week- depending on weddings booked
Type of Alarm: None Burglar Holdup Fire Silent Audible
Name and address of Alarm Company: NA- not yet anyway
Location of Safe: NA
MISCELLANEOUS INFORMATION:
Number of entry/exit doors in this building: 4 Location(s): 1 . Main Entry (SE Corner) 2. Secondary Entry
(East Side) 3. Catering & Kitchen Entry 4. 2 entries from bar area to South East
Is alcohol stored in building? TBD Location(s): (May be some stored in bar but that is to be determined)
Are drugs stored in building? NA Location(s):
Are weapons stored in building? NA Location(s):
The following programs are offere a public service of the Weld Coun rrff's Office. Please indicate the
programs of interest. Physical Security Check Crime Prevention Presentation
UTILITY SHUT OFF LOCATIONS:
Main Electrical: TBD
Gas Shut Off TBD
Exterior Water Shutoff: TBD
Interior Water Shutoff: TBD
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