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HomeMy WebLinkAbout2.0 Staff ReportDirector Decision July 22, 2014 GAP A-8015 PROJECT INFORMATION TYPE OF REVIEW APPLICANT (OWNER) REPRESENTATIVE LOCATION PROPERTY DATA PARCEL NUMBER ZONING COMPRHENSIVE PLAN - FLUM Amendment to Approved Land Use Change Permit Laughing Stock, LLLP Kathleen and Bridget Strang 393 County Road 102, Strang Ranch 460 Acres 2391-173-03-010 Rural Residential — Low (RL) I. DESCRIPTION OF THE PROPOSAL The Applicant requests approval of an Amendment to an Approved Land Use Change Permit to permit the National Sheepdog Trials on a yearly basis, with the 2014 event being held between September 9 and 14th. Laughing Stock, LLLP is the property owner who received a land use permit in 2011 (Reception #807962) that was specifically related to the September 13 — 20, 2011 event. The Applicant is seeking amendment to the permit to allow for an annual "Public Gathering" for the National Sheepdog Trials to held on their property and conducted in a similar manner and of a similar sized event. The previous permit was permitted specifically for the 2011 event. This Application and permit was for the National Sheepdog Trials and included provisions for camping (-100), competitors (^'250), vendors (10 -15 food and crafts), spectators (up to 3,000 per day), parking (includes parking on a portion of adjacent Hunt Ranch), volunteers, Board of Directors meeting, sanitary services, water service, traffic control, trash collections, nursery field, handlers dinner event, and sufficient sheep and competing dogs to conduct the trials. The amended application includes information about the planned 2014 event. This application indicates that the event will operate in a similar manner as the 2011 event with a slight increased planned in spectators (up to 5,000 per day) and volunteers (30-40). II. STAFF ANALYSIS The Director reviewed this application pursuant to section 4-106, Amendment to an Approved Land Use Change Permit to determine if the request was a Minor or a Substantial Modification. Consistent with section 4-106.0 Review Criteria, the Director found this request to be a Minor Modification of the previously approved LUCP, as it complies with the following criteria, as applicable: 1. Comply with all requirements of this Code; 2. Do not conflict with the Comprehensive Plan; 3. Do not change the character of the development; 4. Do not alter the basic relationship of the development to adjacent property; Director Decision July 22, 2014 GAP A-8015 5. Do not change the uses permitted; 6. Do not require amendment or abandonment of any easements or rights-of-way; 7. Do not increase the density; 8. Do not increase the zone district dimensions to an amount exceeding the maximum dimension in the applicable zone district in Table 3-201; and 9. Do not decrease the amount of the following to an amount below the minimum required in the applicable zone district: a. Amount of dedicated Open Space; b. The size of or change in the locations, lighting, or orientation of originally approved signs; and c. Any zone district dimensions in Table 3-201. III. STAFF DISCUSSION As noted in the Project Description, the Applicant wishes to modify the 2011 Public Gathering permit so that the event can occur annually in September on the property. Staff has noted specific provisions that are important for the operation of the event, as follows: 1. Hours — The Application includes that hours for the event will last between 8 a.m. and 4:30 p.m most evenings with one evening including a dinner that will last until 9 p.m. or later. Staff recommends including hours of the event to be from sunup to sundown and including one evening until 10 p.m. This is intended to prevent potentially disruptive light and noise nuisances for adjacent property owners. 2. Waste and Wastewater Management — The Application includes evidence that a professional service will be contracted to provide and maintain adequate sanitation services as well as to collect and haul trash from the site. 3. Water — The Application includes information that potable water will be provided in coolers at various location on site event participants to use. 4. Noise — Testimony provided by the Applicant includes that noise will be kept to a minimum at that the events in and of themselves tend to be quite and non -disruptive in nature. Nighttime noise levels should be observed in the camping and staff recommends that the Applicant post the camping area accordingly. 5. Lighting — The Applicant has provide testimony that due to the hours of the event no additional lighting will be brought onto the site for the event. 6. Fire Protection and Emergency Services — The Applicant has included information from the Carbondale Fire District stating that they will be supplying 2 EMTs onsite for the length of the event. This includes a communications trailer, a first aid station, and radios in case of an 2 I Director Decision July 22, 2014 GAP A-8015 emergency. The District has a station located on County Road 100 in the Northwest section of the Ranch. 7. Traffic. Access to the Strang Ranch is primarily via SH 82, Cr 100 and CR 102. The Applicant had provided information that they will use volunteers to help with parking and congestion and have dedicated areas for parking on both the Strang Ranch and the adjacent Hunt Ranch. 8. Staff recommends that condition of approval #2 from 2011 be carried forward to ensure that no parking will occur on private property and not within County Right of Way. IV. DIRECTOR DECISION The Director has reviewed the Application subject to the 2013 Garfield County Land Use and Development Code, as amended recommends approval with the following conditions: 1. That all representations made by the Applicant in the application and during the review process shall be conditions of approval unless specifically altered by the Director of Community Development of the Board of County Commissioners. 2. The event may be held annually during the month of September so long as it operates within the parameters described in this Staff Report. 3. The applicant is responsible for providing traffic control during the event to minimize congestion on the county road system. All event parking and loading/unloading shall take place on private property. No event parking shall be allowed within the public right-of-way. Prior to the event, Garfield County Road and Bridge shall be contacted to both coordinate and advise them of the upcoming event. 4. Proper arrangement shall be made to ensure adequate potable water, sanitation and trash services. 5. The Applicant shall contact the Sherriff's department to advise them of the event. The Applicant shall provide for adequate on-site security and safety protocols during the event to ensure the safety and security of participants and the general public. 6. Hours of event shall be from sun -up to sun -down, excluding planned evening events taking place after these hours in an enclosed building. V. FINDINGS 1. That proper public notice was provided as required for the Director Decision. 2. That the review was extensive and complete, that all pertinent facts, matters and issues were 31 Director Decision July 22, 2014 GAP A-8015 submitted or could be submitted. 3. That for the above stated and other reasons, and upon compliance with conditions of approval, the Amended Land Use Change Permit for a Public Gathering located at 393 County Road 102 in the R zone district is in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application has adequately demonstrated that the amended permit for a Public Gathering is compliant with the requirements of the 2013 Land Use and Development Code, as amended. 5. That the application is generally consistent with the Garfield County Comprehensive Plan 2030, as amended. 41 P a ge