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Home My WebLink About2.1 PC Staff Report 06.09.99REQUEST: PC 6.9.99 PROJECT INFORMATION AND STAFF COMMENTS A continued Public Hearing to review a request for a special use permit to allow indoor and outdoor storage in the AIR/RD zone district APPLICANT: Elmer (Bucky) Arbaney LOCATION: WATER: SEWER: ACCESS: A tract of land located in portions of Section 23,26 & 27, T7S R89W of the 6th P.M.; approximately seven (7) miles south of Glenwood Springs, off of CR 117. The subject parcel is 137 acres and the request is to use 6 of the acres for 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/ADJACENT ZONING: AIR/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The site is located in the Low Density Residential District (I 0 and greater ac./du ) as designated by the 1994 Garfield County Comprehensive Plan's Land Use Districts. The Comp plan further states: Page 1of5 Commercial: Garfield County will encourage the retention and expansion of convenient viable and compatible commercial development capable of providing a wide variety of goods and services to serve the citizens of the County. Ensure that commercial development is conducive to safe and efficient traffic flow, reduces vehicular movements and encourages alternate transportation modes and the use of mass transit. The project review process will include the identification and mitigation of transportation impacts related to commercial and industrial development. Il. DESCRIPTION OF THE PROPOSAL A. Site Description: The site is located approximately seven (7) miles south of Glenwood Springs, on the west side of CR 117. The proposal is to create a rental storage area for recreational vehicles and equipment. A 30' by 80' steel shop currently occupies the site . The proposal is to use this structure and the outdoor area surrounding it for storage of R. V.s . The hours of operation are daylight hours, five days per week , and by special appointment. Access will be directly off of CR 117. (See site plan, page _l_). B. Project History: The minutes from the October 1998 Planning Commission meeting (see page~ state that this proposal was to be continued until the May 1999 meeting. The purpose of continuing the meeting was to give the applicant an opportunity to address the concerns raised during the meeting. The staff report listed the following issues: • A fire protection plan needs to be created (see page ~ • A better graphic presentation should be submitted (see page .l_) • A traffic plan, including estimated number of vehicle trips, and any mitigation measures which may be required to ensure safe access from CR 117 to the site should be submitted • An internal circulation plan which includes details about the type of surfacing to be used should be submitted (see page 2-) • The Planning Commission requested to have a graphic presentation which indicates where the neighbors are in relation to this use. ID. MAJOR ISSUES AND CONCERNS A. Status of Application : The following items remain unresolved : Page2 of 5 • A traffic plan, including estimated number of vehicle trips, and any mitigation measures which may be required to ensure safe access from CR 117 to the site should be submitted • The Planning Commission requested to have a graphic presentation which indicates where the neighbors are in relation to this use. Staff wrote a letter to Mr. Arbaney detailing the needed information mentioned above (see page .It2._ ). Mr. Arbaney met with staff after receiving the letter and requested he be scheduled for the June Planning Commission meeting which is why this issue is before the Planning Commission now . Section 5.03 of the Garfield County Zoning Resolution , a.a, states (staff emphasis in bold): 5.03 C ONDl110NAL AND SPECIA L USES As lis ted under th e Zon e District R egulations, conditional and special uses shall conform to all requireme11ts listed thereunder and elsewh ere in this R esolution plus th e following r equirements: (3) Design of the proposed use ls organized to minimize impact on and from adjacent uses of land through installation of scr een fences or landscap e materials on the periphery of the lot and by location of intensively utilized areas, access points, lighting and signs in such a manner as to protect established n eighborhood c haracte r; B . Zoning: The NRIRD zone district allows for indoor and outdoor storage of heavy equipment as a commercial enterprise . Storage ofR.V.s and equipment fall within this definition . C. Soils/Topography: The Geologic Map prepared by the CO Geologic Survey, North Part of Plate I, indicates that this area is composed primarily of younger alluvial deposits which are generally stable and Mancos Shale which is easily eroded where exposed to weathering. Land slides, high water table , and shrink/swell are the generally the main hazards and limitations of this geology (see page~. D . Access: The application indicates that access will be via an existing drive from CR 117 . The access i s currently gated and will remain so . The applicant has proposed to gravel the entrance and remove vegetation to increase sight distance in both directions (see page Z.. ). Page 3of5 Pursuant to Section 5 .03 of the Zoning Resolution (staff emphasis in bold) 5.03 CONDI TIONAL AND SPECIAL USES As listed under th e Zon e D is trict Regulations, conditional and special uses shall con/ orm to all requirements listed thereunder and e lsewh ere in this R esolution p l us the following requirements: (2) Street improvements adequate to accommodate traffic volume generated by the proposed use a11d to provide safe, conve11ient access to the use shall either be in place or shall be constructed in conjunction with the proposed use; The Garfield County Road and Bridge Department and the Glenwood Springs Fire Department have made specific recommendations regarding access (see pages _::t-l D & lLJ . All recommendations made shall be followed. Where these recommendation s conflict , the more restrictive recommendation shall be followed. The driveway width shall be thirty (30) feet wide . The grade shall not exceed ten per ce nt (10%). The surface material shall be three inch (3") as phalt mat with adequate subgrade from the County Road to the steel gate. Beyond the steel gate the surface material shall be "designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all weather driving capabilities" and be a minimum of twenty feet (20') wide. An approved turn around capable of allowing Class A pumpers to maneuver is required. The other specific recommendations found in the above referenced letters shall be followed. E. Water and Sewer: No water or restrooms will be provided for the public. F. Fire Protection: The applicant's submittal and the following staff comments were sent to the Glenwood Springs Fire Department: The property is within the Glenwood Springs Fire Protection District. Fire equipment access and response times in this area are problematic, particularly in the winter. The proposal should provide on-site fire mitigation to ensure public safety. The applicant is proposing to control fire with well water and springwater from a pipeline (see site plan page l_). Since no information regarding the amount of water available for firefighting has been provided, it is unknown whether this provides adequate protection. The applicant should clearly designate the access area to the well and spring as a fire lane and ensure that no parking or storage occurs in such a way as to prohibit access to the water. The Glenwood Springs Fire Department responded in a memo dated 611199 (see page ilJ. They added further comments to the paragraph above concerning access and water supply. Their request is for more information about the water supply. More comments may be forthcoming once more information is provided. (See section E above for access issues) IV. SUGGESTED FINDINGS 1. That proper posting and public notice was provided as required for the meeting before the Board of County Commissioners. 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. 4. That the 1978 Garfield County Zoning Resolution, a.a., be complied with. Page 4 of 5 V. RECOMMENDATION Staff recommends DENIAL, for the following reasons: 1. At this point in time it can not be determined that 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. The applicant needs to supply more information in order to determine this. 2. Section 5.03 (2) & (3) of the 1978 Garfield County Zoning Resolution, a.a., have not been demonstrated to be in compliance. The applicant must submit design specifications concerning access to the Garfield County Planning Department which are in conformance with the recommendations of the Garfield County Road and Bridge Department and the Glenwood Springs Fire Department. A traffic plan, including estimated number of vehicle trips, and mitigation measures to ensure safe access from CR 117 to the site, must be submitted. A graphic presentation which indicates where the neighbors are in relation to this use must be submitted. 3. Pursuant to Section 9.03 (1), the applicant must provide letters of approval from responsible agencies. The applicant must provide proof of adequate fixed water supply for the purposes of fire protection and to the satisfaction of the Glenwood Rural Fire Protection District. The applicant must obtain a letter of approval from the Glenwood Rural Fire Protection District which states that the proposed fire protection plan and access is adequate. Pages of 5