HomeMy WebLinkAbout2.0 Staff ReportTEXTAMENDMENT
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Mouxtntru HorsHors
KE
PROJECT INFORMATION
Text Amendment to $3-301 l. & 57-825
A. 1. b. (2) of the Unified Land Use
Resolution of 2008, as amended
Rocky Mountain Hotshots and
Transportation, lnc.
Chad Lee, Balcomb & Green, P.C.
Commercial General
o_ ROCKY
REQUEST:
APPLICANT:
REPRESENTATIVE:
ZONING:
I. BACKGROUND
The Applicant has requested an amendment to the zoning requirements to allow
the maximum height of fences within the front yard setback to be increased from
three feet (3') to- eight feet (8') in the Commercial General Zone District in
unincorporated Garfield CountY.
This application is the end result of a process that began in -2008 when
investigation of a violation commenced. Chris Chappelle, Garfield C.ounty Code
Enforcement Officer, issued notice to the property owner on November 3, 2008
regarding construction of a fence within the required 50' foot front setback from
Highway 6.
A Notice of Anticipated Enforcement was issued by Mr. Chappelle on June 18,
2OOg and a Notice of Violation was issued on June 29, 2009. ln an effort to seek
correction of the violation the Applicant scheduled a pre-application conference
*itn plrnning staff. That conference was held on July 16, 2009 and focused on the
submittal re{uirements and processing of an application for a variance to the 50'
required front setback.
An application was submitted on August 24, 2OOg for a variance from the three
toot (i') maximum height provision for a fence within the front yard setback- The
Applicant subsequently withdrew that application.
A Pre-Application conference was held on November 6, 2009 for a request to
amend t'he Unified Land Use Resolution of 2008, as amended. That conference
resulted in the application currently under consideration.
It is important to understand the evolution of this process, .and in fact to
understand the property that instigated this application. The following site plan
indicates the location of the fence, as constructed, in the front yard setback. The
code provisions do allow for a fence of up to 8' in the rear yard, and the code
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II. REQUEST
The Applicant is requesting that the text of the Unified Land Use Resolution of
2008, as amended be changed as follows:
S3-301 General Use Restrictions-
l.Accessoryffi-RequiredYards:(Exceptasprovidedinthe
following section (K 0, "Accessory structures - Agricultural and commercial
C"n"rriproperty",'which applies to the Rural, RL (Gentle Slopes / Valley Floor),
and DWC zone dirtri"tr;, 'iC , fence, hedge or wall may be located in any
required yard provided that no such installalion shall exceed eight (B) feet in
n"'gnt in a required side yard or rear yard, nor shall any such structure exceed
thrJe (3) feet in height in any required front yard. (Reso 2009-53)
J. Accessory Structures Agricuttural and Commgrcial General
Property: a fenCe, hedge, or wall may Ue located,in any required yard of the
Rural, nL (Gentle Slope.-s / Valley Floor), Commercial Gener-al, and DWC zone
districts provided that no such insiallation shall exceed eight (B) feet in height and
shall meet sight triangulation standards. A taller fence taller than qiqht feet may
be approved by the Board of County Commissioners by obtaining a Limited
lmpaci Review permit if shown to demonstrate that said structures comply with
the following standards. For purposes of implementing this prwisiorl, the term
"Agriculturafland" as set forth within C.R.S. S 39-1-102(1.6)(a)(lV). (Reso 2009-
53)
(1) Said Accessory Structure(s) is required to maintain the agricultural 91
cammercial use contemplated or existing within the propetty;
(2) Said Accessory Structure(s) does not in any manner adversely impact the
operation of any adiacent public ight-of-way or roads;
(3) Said Accessory Structure(s) does not adversety impact the natural lighting
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IV. COMPLIANCE WITH COMPREHENSIVE PLAN
The Comprehensive plan discusses basic policy direction for land use in Garfield County
but does not provide specific direction regarding dimensional standards or setback
requirements. Applicabb boals, Objectives, and Policies for commercial & industrial uses
include:
lll 4.0 Commercial & lndustrial Uses
lssues
o Commercial development has been characterized by strip development which results
in frontal parking, iittl. ,.g"rd for pedestrian access, and a wide variety of non-
complementary uses;
. Vehicular access has been characterized by
arterials or highways. These patterns hinder
competing vehicular/pedestrian movement;
o Commercial development, in some instances, has
adjacent land uses and along major arterials;
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TExr AUEruOMENT - ROCKY MOUruTRIH HO.TSHOTS
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multiple driveways accessing major
smooth movement and encourage
...created visual imPacts on
Goa ls/Obiectives/Pol icies
. Ensure that commercial development is conducive to safe and efiicient traffic flow,
reduces vehicular movements and encourages alternate transportation modes and
the use of mass transit-
o Landscaping and screening will be required to address specific visual impacts of
industrial and commercial development-
o Zoning regulations and a review process will be developed and enforced that
recognize in" oitf"rences in size, scope, and type of commercial and industrial
development.
The area
surrounding the
Rocky Mountain
Hotshots site is
zoned Commercial
General as the
adjacent map
indicates. Exhibits K
and L are maPS
indicating
commercial zoning in
the County.
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TEXTAMENDMENT
PC2l24l10
- Rocrcv MouNretu HorsHors
KE
that contractor or storage yards typically utilize chain-link fencing and that any retail
commercial operation wouldn't put up an eight foot (8') fence simply because those types of
commercial uses rely on being "seen" by drive-by traffic. Examples of uses-by-right in the
CG zone include:
Accessory Building or Structure
Adult Day Care
Commercial Nursery
Contractot's Yard
Single Family Dwelling
Eating and Drinking Establishment
Fabrication
Foster Home
General Service Establishment, including service/repair
Kennel
Laundromat
Lodging Facilities Major
Lodging Facilities Minor
Major PUC Facilities
Mini-Storage
Oil & Gas drilling/production
Park
Personal Storage FacilitY
Professional Office
Retail Facility
RetailMholesale Uses
Storage
Telecommu n ication FacilitY
Theatre (indoor)
Trail
Vehicle Repair/Body ShoP
There is quite a variety of uses that are permitted by-right and that could benefit from the
allowance of the fenie in the front yard for security purposes. Those uses include
fabrication, storage facility, body shop and others.
As previously stated, this text amendment was requested to bring an existing fence into
compliance after a violation was issued. Though that is the case, this text amendment
*orid apply to all commercial general zoned properties within unincorporated Garfield
County.' 'S6e EXHIBITS K and L for maps highlighting the commercial properties in the
County.
VII. SUGGESTED FINDINGS
1. That the hearing before the Planning Commission was extensive and complete,
that all pertineni facts, matters and issues were submitted and that all interested
parties were heard.
2. That the proposed text amendment can be determined to be in the best interest of
the healih, safety, morals, convenience, order, prosperity and welfare of the
citizens of Garfield CountY.
3. That the application has met the requirements of the Garfield County Unified Land
Use Resolution of 2008, as amended.
4. Such use does not create any more hazards to or alteration of the natural
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