HomeMy WebLinkAbout2.0 PC Staff Report 10.14.98PC 10/14/98
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:
APPLICANT:
LOCATION :
SITE DATA:
WATER:
SEWER:
ACCESS:
ZONING:
A request for a s pecial use permit to
allow Indoor and outdoor storage in the
NR/RD zone district
Elmer Arbaney
Upper Four Mile Creek, off CR 117
The subject parcel is 13 7 acres, with 6
acres being devoted to this use
No water improvements or use are
proposed for this facility
No sewer improvements or use are
proposed for this facility
CR 117, existing driveway
NR/RD
ADJACENT ZONING: AIR/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The propo sal is lo cated within the Medium Density R es idential ( 6 to less than 10 DU/acre)
District of Area l , as identified in the Garfield County Comprehensive Pl an of 1994. The pla n
id entifies that commercial development;
" .. is conductive to safe and efficient traffic flow .. "; and that
" .. Commercial and Indu strial uses reflect the chan g ing land use patterns
and demographics of the County and encourage the further di versificati o n
of the County 's economy."
II. PROJECT INFORMATION
The proposal would create a rental storage area for recreational vehicles and equipment.
Currently there is a 30' X 80' steel s hop building located on the property. This structure as well as
outdoor areas surrounding the she d would be the prim ary storage area . Hours of operation would
be dayli g ht ho urs, fi ve days a week and by special appointment.
•
III. MAJOR ISSUES AND CONCERNS
A Zoning: The NRIRD zone district allow for indoor and outdoor storage of heavy
equipment as a commercial enterprise. Storage of recreational vehicles and
equipment fall within this definition.
B. Comprehensive Plan Compliance: The Plan identifies the need for low impact
commercial operations. The proposal should not greatly impact surrounding
residential and agricultural uses.
C. Application: The application as submitted is complete, but lacks detail which
should be resolved prior to further review.
D. Soils/Topography: The proposed site does not appear to pose any severe geologic
or natural hazards. The applicant utilize adequate surfacing material which will
contain mud and/or other soils/rock from tracking onto CR 117.
E. Road/ Access: The application indicates that access will be via an existing drive
from CR 117. The access is currently gated and will remain so. The applicant
should improve the access to insure that traffic movement does not negatively
impact traffic flows on CR 117.
F. Fire Protection: The property is within the Glenwood Springs Fire Protection
District. Fire equipment access and response times into this area are problematic,
particularly during the winter. Given the nature of the storage, the proposal should
provide on-site fire mitigation.
G. Water: The applicant has indicated that there will be no water provided to the
public. The application should provide on-sit detention for fire protection.
H. Wastewater: The applicant has indicated that there will be no restrooms provided
to the public.
I. Road/Traffic Impacts: Vehicle trips for this type of use should be low, given the
nature of long term storage. The applicant should provide some means of traffic
mitigation at the entrance to the site and CR 117.
IV. SUGGESTED FINDINGS
1. That proper posting and public notice was provided as required for the meeting
before the Planning Commission.
2. That the meeting before the Planning Commission 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 special use permit is in
the best interest of the health, safety, morals, convenience, order, prosperity and
welfare of the citizens of Garfield County.
V. RECOMMENDATION
Staff recommends CONTINUANCE, to give the applicant time to resolve the following
issues:
I. A fire protection plan shall be created for the proposal. \)(11 .;-~''"''' o.u fP<h,,·1·\
.;.,.,,1 \~v\,
2. That the applicant provide a better graphic presentation of the proposal. (u:,v,,, Dliw""\i
Nt1~1413oR::> J
3. The applicant shall provide a traffic plan, including estimated number of vehicle
trips, and any mitigation measures which may be required for safe access from CR.
117 to the site. · . . i.· ~1;','\l ,{y . O;u1hli1 •v·'I ""'")~ rl11i·"i ·11-"lr'
4. The applicant shall provide a internal circulation plan including any type of
surfacing which may be used. \'cc '"''" J) ,
/ i'.\L[.,tJ 1>1'-!J(1l)Pb C ,\\ ..... '. , \,\(, / .J
U11ffl(rk11il(.0D '.'1Jt.' •!ti· ,., .
10 ~ '!:: •/C''·'''
I ( V\~ 01•i~t'< +'I\
'Mi\\(< ~[(~·,\Hf
Y\e11j t1 bo ( ~.
{\j1;Jff9)"''(/ [ .f~ i ;,\)I)
.Lil'-'"'.\
Garfield County Planning Commission
Minutes, October 14, 1998
Members Present
Herb Nelson
Mike Sylvia
David Stover
Michelle Foster
Anna Price
Na11cy Smith
Phil Vaughan
Staff Present
Mark Bean, B&P Director
John Barbee, Senior Planner
Victoria Giannola, Senior Planner
Don Deford, County Attorney
Jim Leuthauser, Assistant Cty. Atty.
Roll call was taken and the following members were absent: Ray Schmahl, Cheryl Chandler and
Dominic Dodero.
The first item on the agenda was approval of minutes from Planning and Zoning meetings of August
12th and 13th and September 9, 1998. Anna Price made a motion to accept minutes into the record
and Mike Sylvia seconded the motion.
Item #7 on the agenda, a public hearing for a special use permit to allow Commercial Recreation in
the NRJRD zone district was requested to be moved up on the agenda because applicants are
requesting a continuance. Staff is requesting a continuance because application submitted does not
provide a level of detail as required to properly mitigate all potential impacts of said use and to allow
the applicant time to provide the following information to staff:
I. Provide a traffic study, including trip generation modeling and potential mitigation measures.
2. Provide a scaled site plan, at a scale of no more than 1 "=50', of the proposed operations, including
any proposed traffic mitigation measures as may be required at the intersection of CR2 I 0 and CR
225.
3. Provide evidence through engineered studies, that the use will not create undue burden of off-site,
light, noise, or other nuisances, as may be generated by such use and surrounding properties.
John Barbee wants to open this hearing to enter exhibits into the record.
Jim Leuthauser asked Rosemary Fraser questions concerning mailing of notification to adjacent
property owners. She stated that notification was sent to all neighbors within 200' of their property.
Assessor information obtained back in 1997. Mrs. Fraser feels information is still accurate. Jim
Leuthauser felt notification requirement was adequately met.
John Barbee entered the following exhibits into the record:
Exhibit A: Proof of publication, return receipts and green cards
Exhibit "A" was accepted into the record.
I
JI
Nancy Smith made a motion to continue this public hearing until the November 12, 1998 P&Z
meeting and Michelle Foster seconded the motion. (Wed. Nov. 1 lth is Veteran's Day which is a
holiday for the County)
The next item on the agenda is a public hearing request for a Special Use Permit to allow indoor and
outdoor storage in the AIR/RD zone district. Location is Upper Four Mile Creek, off County Road
117 .
Jim Leuthauser asked Elmer Arbaney questions concerning mail out notification . Per Mr. Arbaney,
all neighbors within 200' of his property were notified via certified letter, return receipt requested.
Names of adjacent land owners were obtained through the County Assessors office in April 1998,
also through his personal knowledge . Mr. Arbaney mailed all adjacent owners copies of the letter
from the County and a copy of his application . Jim Leuthauser stated that notification appeared to
be adequate and accurate.
All speakers were sworn in by Phil V aughan .
John Barbee entered the following exhibits into the record:
Exhibit A: Proof of publication from the Glenwood Post, the return receipt and green cards
Exhibit B: Letter of objection from Hetta Heath & Associates
Exhibit C: Faxed letter of objection from Holland & Hart LLP
Exhibit D: Application & Staff Report
Exhibits A-D were accepted into the record .
John Barbee presented the staff comments. The proposal would create a rental storage area for
recreational vehicles and equipment. Currently there is a 30' X 80' steel shop building located on the
property. The subject parcel is 137 acres, with 6 acres being devoted to this use. Hours of operation
would be daylight hours , five days a week and by special appointment. John discussed areas of
concern and issues that need to be addressed. Staff is recommending Continuance to g ive the
applicant time to resolve the following issues :
l . A fire protection plan shall be created for the proposal.
2 . Provide a better graphic presentation of the proposal.
3. Provide a traffic plan, including estimated number of vehicle t rips, and any mitigation measures
which may be required for safe access from CR 117 to the site.
4 . Provide a internal circulation plan including any type of surfacing which may be used .
No questions were asked from the P&Z members to John at this time.
Meeting moved to applicants presentation. Mr. Arbaney addressed staff comments . Concerning fire
protection, he stated that there is a well, a spring and a pond available for water if needed .
Concerning graphic presentation, Planning staff wants a scaled drawing showing where, when, how,
etc ., more detail. The types of vehicles Mr. Arbaney wants are vehicles that are stored for longer
2
3
periods. He is not going to be around in the winter to manage, this will be handled by his daughter.
Concerning surfacing, road will be regraveled .
P&Z members presented questions to Mr. Arbaney at this time .
Michelle Foster asked if he had any idea of the number of vehicles he was hoping to park. Mr.
Arbaney responded that he figures there will probably be 10 to 20 but 30 would be great!
Herb Nelson asked if this could be seen from the highway. Mr. Arbaney stated No. This storage
would have no lighting, daytime use only, gates would be locked and that any access at night would
have to make a special request. Herb also commented that he felt location might be great due to it
was sort of out of site.
Mr. Arbaney stated last year was the first time shop had not been broken into over the last 15 years.
They will have 2 steel gates everyone will have to go through.
Anna Price asked if acreage would be taxed as C/L or as AIR/RD. Mr. Arbaney stated he believed
that the Assessor's office taxed property based on how property is used . Anna wants to see where
__.::5') neighbors are in relation to where thi s storage would be located . (include within graphic presentation)
Phil Vaughan asked John Barbee if we had heard from the Glenwood Springs Fire Protection District
yet and John stated that no response had been received on this project as of this date.
Mike Sylvia asked Mr. Arbaney what hi s plans were concerning advertising. He stated probably a
4X4 sign , word of mouth, maybe a couple of adds in the newspaper. He is not trying to make it a
big deal .
Moved to public comments and questions .
Hetta Ht:ath, a Relater in Aspen, on behalf of Dianne Holmes spoke of concerns they had on this
proposal.
1. Road problems, pot holes, road already stressed, entrance to this property is on a curve and on
a steep hill , blind corner and very dangerous spot.
2 . You don't know what size of busi ness they will or will not have.
3. Restroom concerns .
Mr. Arbaney stated that he does have facilities just doesn't want to advertise that. He also agreed that
you could only guess at this time as far as size of business .
Michelle Fester stated (concerning sanitary facilities) that at Battlement Mesa there storage facility
is simply that. Only offered as storage no other facilities available.
Nancy Smith made a motion to continue hearing at a regularly scheduled meeting in May of 1999 .
Mr. Arbaney will be out of state for winter. Jim Leuthauser stated that this was way over the 120
day limit for BOCC to hear. Applicant is willing to waive period of time for BOCC to review. Mr.
Arbaney agrees for May 1999 P&Z date with 60 days additional for BOCC review . Michelle Foster
3
t -
seconded the motion. No further discussion was necessary and all Planning & Zoning members
present agreed in favor to continue this hearing for May 1999. Mr. Arbaney will receive notice in the
mail for the next meeting date .
The next item on the agenda was a public hearing on a Preliminary Plan review on the Lough
Subdivision . Property is located approximately 2 miles south of Glenwood Springs, off of County
Road I 09 . The parent tract of land to be subdivided consists of 6. 5 acres and the proposal calls for
creating a total of two (2) parcels of 4.401 and 2.099 acres. Applicants are Brent & Roxanne Lough.
Jim Leuthauser reviewed public notification with applicant Brent Lough and Ron Liston . (both
handled portions of notification) On the 25th of August, names of adjacent land owners were
obtained through the County Assessor's Office . All neighbors within 200' of property were notified
by certified return receipt letter . Notice was posted on 9/26/98 with sign 15' adjacent to CR 109 .
Jim felt notification was adequate .
All speakers were sworn in by Phil Vaughan .
John Barbee presented the staff comments. The following exhibits were entered into the record:
Exhibit A: Proof of Publication in the Glenwood Post, Return Receipts and Green Cards
Exhibit B: Staff Report and Application
Both exhibits were accepted into the record.
At this time , staff is recommending denial due to it doesn't meet density and sewer regulations within
the Comp . Plan . The application as submitted fails to comply with the Plan and the following
describes the defici encies :
1. the proposal does not anticipate clustering the two home sites .
2. the soils on the property show severe limitations for placement of on-lot septic systems
3. the application should discuss how the proposal incorporates the environmental constraints around
the site design
4. should take into con sideration any environmental constraints which may limit number and
placement of residential units .
5. water and sewer services , to ensure the provision of legal , adequate, dependable , cost effective
and environmentally sound sewer and water services for new development.
6. will be required to provide adequate and safe provisions for sewer and central water before project
approval.
7. stron gly encouraged to tie into adj acent municipalities or sanitation district s with available capacity
in these areas .
8. where extension of these lines can occur , th e County will require developer to enter into the
appropriate agreements to receive service .
9 . County will strongly encourage high density development to locate in areas where service is
available .
l 0 . In areas identified as having severe constraints to the use of ISDS , the developer shall install
either centralized wastewater treatment facilities, or another engineered design approved by the State,
4
5
