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Home My WebLink About2.0 Staff ReportBOCC 4/09/2007 CR Donald Throm Aircraft Landing Strip PROJECT INFORMATION AND STAFF COMMENTS REQUEST Conditional Use Permit to allow an "Aircraft Landing Strip" APPLICANT / OWNER LOCATION SITE DATA ACCESS WATER SEWER EXISTING ZONING Donald Throm 1689 County Road 300 Approximately 160 acres County Road 300 Well ISDS ARRD. 1 BOCC 4/09/2007 CR 1. DESCRIPTION OF THE PROPOSAL: A. Proposed Request The Applicant requests approval from the Board of County Commissioners (the Board) to allow an "Aircraft Landing Strip" on his property. An Aircraft Landing Strip is allowed in the Agricultural/Residential/Rural Density (ARRD) Zone District but requires the approval of a Conditional Use Permit (§3.02.02). It is defined in §2.02.03 of the Garfield County Zoning Resolution of 1978, as amended (the Zoning Resolution) as follows. "A private facility for accommodation and servicing of aircraft, the use of which shall be limited to the owner or owners of the lot upon which the facility is located." The proposed landing strip will consist of a turf and dirt strip that lies in an east to west configuration (60' x 2100'). The proposed flight plan includes approaches from the east and departures from the west. Currently the Applicant's aircraft is kept at Walker Field in Grand Junction, Colorado. The aircraft will not, be permanently stored on-site. Fuel will not be stored on-site. k 5 6 THROM VARIOU$i OUT BUILDINGS 1I� PRjDPOSEO RUNWAY 389'49165"E 1832' -P 26 ac _OPP sir S88*20'15"E 35 PP /d BASIS OF BEARINGS 5 MW. 11111=1WWOM - 2,6„ 2 / BRASS CAP 351 31 ✓ ▪ �. .M N B. Site Description The subject property is approximately 160 acres located south of the Town of Parachute on County Road 300. Improvements on the property consist of a single-family residence and two agricultural out buildings. The surrounding area is predominantly agricultural in nature. There are no significant natural topographic features present on this property. =' 2 BOCC 4/09/2007 CR 2. APPLICATION REFFERAL 1) Town of Parachute: No Comments Received 2) Bureau of Land Management: No Comments Received 3) Garfield County Road and Bridge: No Comments Received 4) Garfield County Sheriff Department: No Comments Received 5) Garfield County Airport Manager: No Comments Received 6) Grand Valley Fire Protection District: Existing 2,000 gallons of water currently stored on-site is sufficient 3. REVIEW STANDARDS Zoning: The subject property is located in the ARRD Zone District. An Aircraft Landing Strip in contemplated as a Conditional Use. Conditional Uses are subject to the standards in §5.03 of the Zoning Resolution. Conditional Use Permit Review Standards (4 5.03) ➢ Utilities adequate to provide water and sanitation service based on accepted engineering standards and approved by the Board of County Commissioners' shall either be in place or shall beconstructed in conjunction with the proposed use. Staff Comment The proposed airstrip will not require additional domestic water or sewer service. Staff finds that this standard has been met. ➢ Street improvements adequate to accommodate traffic volume generated by the proposed use and to provide safe, convenient access to the use shall either be in place or shall be constructed in conjunction with the proposed use; Staff Comment Traffic volume will not increase as a result of the proposed Landing Strip. The proposed use is to accommodate the Applicant's personal aircraft. Access is provided to the subject property from County Road 300 by an existing driveway. Staff finds that this standard has been met. ➢ Design of the proposed use is organized to minimize impact on and from adjacent uses of land through installation of screen fences or landscape' 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 neighborhood character; 3 BOCC 4/09/2007 CR Staff Comment The proposed landing strip is situated at a higher elevation and significant distance from the nearest residential home. Utilization of the landing strip will not result in approaches or departures occurring over any residences. The landing strip will not have a visual impact on adjacent uses. There will be no lighting associated with this use. Activity on the proposed landing strip will be limited to daylight hours. Staff finds the established neighborhood character will not be impacted by the proposed use. This standard has been met. 4 5.03.04 Aircraft Landing Strip Such strip, may not be in conflict with any reservation, regulation or requirements of the, Federal Aviation Administration. Staff Comment The Applicant states that "there are no F.A.A. rules or regulations that prohibit or limit the use of the proposed facility". However, pursuant to 14CFR Part 157 the F.A.A. does require that the Applicant file Notice of Landing Strip Proposal (Form 7480). Marsha Hofer of the Denver F.A.A. Regional Airport Division office determined notice has not been provided to their office as required. The Applicant has been notified of this requirement. Staff is recommending that the Board require the Applicant to obtain approval from the F.A.A. prior to construction of this facility. 4. EMERGENCY RESPONSE PLAN Applications for Aircraft Landing Strips submitted to the County in the past have been required to provied a Emergency Response Plan. The ;Applicant has agreed to provided an Emergency Response Plan that is to be posted on-site. The plan will identify steps that are to be followed in case of an aircraft related accident. The Grand Valley Fire Protection District has recommended that 3,000 gallons of water be stored on-site to be utilized in the event of an aircraft related accident. 5. RECOMMENDED FINDINGS 1) That proper publication and public notice was provided as required for the hearing before the Board of County Commissioners. 2) That 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. 4 BOCC 4/09/2007 CR 3) That for the above stated and other reasons, the proposed Conditional Use Permit is in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4) That the application is in conformance with the Garfield County Zoning Resolution of 1978, as amended. 6. STAFF RECOMENDATION The application and proposed use are in compliance with §2.02.03 and §5.03 of the Zoning Resolution. Recommended condition of approval number six (6) addresses the requirement identified in §5.03.04 of the Zoning Resolution. Staff recommends that the Board APPROVE the Conditional Use Permit for an Aircraft Landing Strip, with the following conditions: 1. All representations of the applicant, either within the application or stated at the hearing before the Board of County Commissioners, shall be considered conditions of approval unless otherwise modified by the Board; 2. All lighting associated with this use shall be the minimum amount necessary. All exterior lighting shall be shielded to prevent light trespass on any adjoining property and be downward facing towards the structure; 3. The Applicant shall limit take -offs and landings to daylight hours, except in emergencies; 4. The Applicant shall install a wind indicator at the airstrip so that it is visible to pilots of aircraft approaching to land and aircrafts taxiing into position to take -off. This wind indicator shall conform to AC 150/5345 -27D -FAA SPECIFICATION FOR WIND CONE ASSEMBLIES; 5. Prior to issuance of the Conditional Use Permit, an emergency response plan will be provided to the County, identifying methods and techniques to be utilized in dealing with an aircraft related accident; 6. The Applicant shall submit a Notice of Landing Area Proposal (Form 7480) to the Federal Aviation Administration and receive a determination prior to construction; 7. The Applicant shall comply with all applicable Federal Aviation Administration requirements; 5 rage 1 'DI 1 Craig Richardson From: Rob Ferguson [gvfpdops@sopris.net] Sent: Wednesday, March 28, 2007 7:36 AM To: Craig Richardson Subject: RE: Private landing Strip Conditional Use Permit Craig — The only thing that I notice is there isn't any access to the runway for fire apparatus. As far as the fuel storage on site/ or aircraft fire/ crash-- I would suggest he have 3000 gallons of water stored for fire protection. Of course we would end up shuttling water with our water tenders and other fire apparatus if anything happened up there. The storage would be primarily used for initial attack by the first due Engine while setting up for shuttle operations. I'm not sure what, if any, this property would fall under FAA rules/requirements. If you need anything else just let me know. Take care Rob Ferguson Deputy Fire Chief - Operations Grand Valley Fire Protection District Office: (970) 285-9119 Fax: (970) 285-9748 email: gvfpdops@sopris.net Page 1 of 2 Craig Richardson From: Rob Ferguson [gvfpdops@sopris.net] Sent: Thursday, March 29, 2007 10:27 AM To: Craig Richardson Subject: RE: Private landing Strip Conditional Use Permit Craig — The 2,000 gallon stored is enough water. Rob Ferguson Deputy Fire Chief - Operations Grand Valley Fire Protection District Office: (970) 285-9119 Fax: (970) 285-9748 email: gvfpdops@sopris.net U� U.S. Department of Transportation Federal Aviation Administration May 11, 2007 Mr. Donald R. Throm 1689 County Road 300 Parachute, Colorado 81635 Dear Mr. Throm: Airspace Case No. 2007-ANM-253-NRA Denver Airports District Office 26805 East 68th Ave., Suite 224 Denver, CO 80249-6361 (303) 342-1250 RECEIVED MAY 1 5 Z007 GARFIE LD COUNTY BUILDING & PLANNING An airspace analysis of the proposed private use Dry Pen Airport, Parachute, Colorado, has been completed. Based on this study, the Federal Aviation Administration (FAA) has no objection. Operations should be conducted in accordance with the communications requirements and restrictions of the overlying class of airspace. We recommend that a clear 20:1 approach slope be established and maintained. Please check the performance capabilities of the aircraft you intend to operate at your airport to ensure you have adequate runway length. All users of the airport should be briefed on operating conditions at the airport. This determination does not mean FAA approval or disapproval of the physical development involved in the proposal. It is a determination with respect to the safe and efficient use of airspace by aircraft and with respect to the safety of persons and property on the ground. This determination does not relieve the proponent of responsibility for compliance with any local law, ordinance or regulations, or state or other Federal regulations. In making this determination, the FAA has considered matters such as the effect the proposal would have on the existing or planned traffic patterns of neighboring airports, the effects it would have on the existing airspace structure and projected program of the FAA, the effects it would have on the safety of persons and property on the ground, and the effects that existing or proposed man-made objects (on file with the FAA) and known natural objects within the affected area would have on the proposal. The FAA cannot prevent the construction of structures near an airport. The airport environs can only be protected through such means as local zoning ordinances or acquisition of property rights. It is up to you, as the owner, to provide for this protection. No evaluation of the environmental aspects of the proposal was made in reaching this determination. Therefore, this determination is not to be construed as approval of the proposal from an environmental standpoint under Public Law 91-190 (National Environmental Policy Act of 1969). In order to avoid placing any unfair restrictions on users of the navigable airspace, this determination is valid until May 31, 2008. Should the facility not be operational by this date, an extension of the determination must be obtained prior to the expiration date of this letter. 2 When the airport becomes operational, please complete and return the enclosed Airport Master Record form to this office. The Airport Master Record notifies the FAA that your facility has been activated. When the processing of the Airport Master Record form is completed, your landing area will have a site number and a permanent location identifier. If in the future you wish to open the airport to public use, a new airspace determination will be required. In addition, if the facility changes names, changes ownership, closes, if there is a change in the owner's address or other substantial changes, please notify the FAA, NFDC on Form 5010-5. The FAA might solicit information updates on your airport, and if the solicitation is not responded to, your airport could be considered an inactive facility. Thank you for your cooperation in this matter. If you have any questions, please contact me at (303) 342-1251. Sincerely, Marsha Hofer Program Specialist Enclosure cc: AAS -300 w/7480-1 & sketch AAL -535 Colorado State Aeronautics Garfield County Planning Department Craig Richardson From: Rob Ferguson [gvfpdops@sopris.net) Sent: Thursday, March 29, 2007 10:27 AM To: Craig Richardson Subject: RE: Private landing Strip Conditional Use Permit Craig — The 2,000 gallon stored is enough water. Rob Ferguson Deputy Fire Chief - Operations Grand Valley Fire Protection District Office: (970) 285-9119 Fax: (970) 285-9748 email: gvfpdops@sopris.net