HomeMy WebLinkAbout2.0 PC Staff Report 02.10.1999PC 2/10/99
PROJECT INFORMATION AND STAFF COMMENTS
REOUEST: A special use permit to allow Recreational
vehicle storage in the A/R/RD zone.
APPLICANT: Patricia Gleason
LOCATION: A tract of land located in portions of Section
6, T6S, R92W of the 6th P.M.; 3409 C R 315,
Mamm Creek Road, 3.4 miles south of I-70
SITE DATA: 35 Acres
WATER: N/a
SEWER: N/a
ACCESS: CR 315
EXISTING/ADJACENT ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is classified as District C, Rural Areas in the 1984 Garfield County
Comprehensive Plan. This District is characterizes as a rural area with minor environmental
constraints.
II. DESCRH'TION OF THE PROPOSAL
A. Site Description: The site is located south west of Silt on Mamm Creek. (See
location map pg. I )
Project Description: The proposal would utilize a'h acre potion of the property to
allow seven parking spaces for the storage of recreational vehicles ranging from boats
and ATVs to motor homes. Hours of operation would be daylight hours by
appointment. The site is generally hidden by terrain except those portions to the east
along CR 315. The appli ant is proposing to construct a screening fence to mitigate
this impact. (See Pg. 5 )
III. MAJOR ISSUES AND CONCERNS
A. Zoning: The proposal is a special use as indicated in Section 3.02.03, Uses, Special
of the Zoning Resolution of 1978, as amended.
Legal Access: Legal access/will be provided by CR 315, with a looped entrance and
exit design. (See Pg. W )
Traffic generation is estimated by the applicant to be as follows:
Daily Use: Up to 1-2 trips/day
Site Design. The site plan indicated a total of seven parking areas. Each area may
contain up to two units. There is no fire protection equipment or water storage
indicated on the plan.
IV. SUGGESTED FINDINGS
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 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.
That for the above stated and other reasons, the proposed special use permit to allow
for a storage is in the best interest of the health, safety, morals, convenience, order,
prosperity and welfare of the citizens of Garfield County and therefore should be
denied.
V. RECOMMENDATION
Staff recommends APPROVAL, finding that the application meets the requirements of the
Zoning Resolution, special uses and supplementary regulations, with approval contingent
upon the following conditions:
That 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.
The Special Use Permit shall be issued when all conditions are met, and shall expire
180 days after issuance unless the operation has begun. Extensions can be granted
by the Board of County Commissioners.
The applicant shall obtain approval and periodic inspection by the Rifle Fire
Protection District, for compliance with any applicable regulation regarding the
storage of combustible material.
The applicant shall be limited to a commercial enterprise which is consistent with the
definition of Storage as defined in the Garfield County Zoning Resolution of 1978,
as amended.
The applicant shall sign an agreement with Garfield County granting access to the
subject property for inspection to ensure conformance with the conditions of the
special use permits.
That the permits issued are specific to the use described in the application and are
limited to use by the applicant. The permits shall be deemed invalid if the property
changes ownership or if the use is substantially changed.
That the applicant provide proof of adequate emergency water for the purposes of fire
suppression to the satisfaction of the Rifle Fire Protection District, and the County.
That the applicant is limited to seven (7) parking areas. The number of units for each
area shall be limited to no more than three (3).
That the parking and access ways on site be surfaced in such a manner as to prevent
negative off site impacts to adjoining property owners or to County roads.
10. Any expansion of the use as indicated in the application shall only be undertaken
following approval by the Board of County Commissioners.
11. The applicant shall obtain a building permit for the screening fence. The fence shall
be of uniform size, shape and color to the satisfaction of the Board of County
Commissioners.
4641,
`is'"'
No WV?
SPECIAL USE PERMIT
Patricia Gleason
In accordance with and pursuant to the provisions of the Garfield County Zoning Resolution of 1979,
as amended, and Resolution No. 99_ nit 3 of the Board of County Commissioners of Garfield
County, State of Colorado, hereby authorizes, by Special Use Permit, the following use:
Storage in the A/R/RD Zone District
on the following described tract of land in Garfield County, Colorado:
See Attached Exhibit A
The within Special Use Permit is issued subject to the conditions set forth in the above-mentioned
resolution, and shall be valid only during compliance with such conditions and other applicable
provisions of the Garfield County Zoning Resolution, Subdivision Regulations, Building Code, and
other regulations of the Board of County Commissioners of Garfield County, Colorado.
BOARD OF COUNTY
COMMISSIONERS, GARFIELD
COUN _ COLORADO
02/05/1999 13:09 3709539456
February 4, 1999
Garfield County Building &
Planning Dept.
109 8`' Street
Glenwood Springs, CO 81601
And
Garfield County Commissioners
109 8' Street
Glenwood Springs, CO 81601
Re: Special Use Permit
Pat Gleason
3409 County Road 315, Mamm Creek
EAGLE PIR SYSTEMS PaGE 01
OCHSNER
259 Arapahoe
Carbondale, CO 81623
970 963-1233
Fax: 970 963-9466
VIA FAX 845-7785
ATTENTION: JOHN BARBIE
February 8, 1998
I also support Pat Gleason's Special Use Permit at 3409 County Road «315 Mamm Creek. I,
along with my husband, own the land immediately to the south of the planned storage area.
We are planning on building our permanent home here and highly appreciate the intrinsic
beauty in this area.
Ms. Gleason takes into account the natural setting, in fact, the gulch where she plans to build
the storage lot will naturally screen the vehicles, and her lay out will further hide the RV's from
views.
I strongly support her plans to store recreational vehicles next to our property on Memm
Creek Road. I believe this project would naturally limit the traffic in our area yet provide a
seniice to the community.
I believe she has put the designing into this project that will minimize any impact visually,
traffic wise, and environmentally. I further believe she will continue to protect the inherent
beauty and pe>c , Iness of the = =a.
cc: Pat Gl=ason
■
lir/ SAMPLE OF 12 rreit PAT
( SEN r ro pazACENT LANA -
o»It4Ers.
January 8, 1999 8uu .bIi�IG"' j PLANNING.;
?1 LEASE ?LACE THIS LErrEZ
IN RUNT OF t?LANNING—
Marvelle Couey '
6275 County Road 315/Mamm Crk. t L O N I N G- G o M MIs s1 o N
Silt, Colorado 81652-9639 p,= WELL )G,S 4Aitc Q
coonTY GoMMISfsONEICs
RE: Pat Gleason's application for a S or a small J
storage area. �lrl ,r,H ee
Or p4
Dear Marvelle: 1:. JAN 1 j� 3 J "} M
Today at the Garfield County Building and:pile tigg) ce T_ read
Building and Planning's Project Information & Staff Comments sheet
regarding my application.
In Section III(B), it says "Traffic generation is estimated by the
applicant to be as follows: up to 1-2 trips/day".
Please note that this sentence is taken from my engineer's( Tim Beck
of High Country Engineering) 11/12/98 letter to Mark Bean of Building
and Planning, and neglects to add the following sentence which Tim
Beck also wrote to Mark Bean on 11/12/98: "We expect even less than
that for this type of storage. Therefore, it is expected that access
to the proposed storage area would be infrequent, so no significant
impact to the existing traffic load on the county road is
envisioned."
I am writing today to give you an example of just how infrequent the
traffic generation would be.
Instead of "1-2 trips per day", the proposed traffic generation in
and out of the small storage lot would be:
48 TOTAL DRIVE TRIPS ON MAMM CREAK ROAD PER YEAR.
I arrived at that figure using this scenario:
Summer: a person makes onttrip into Mamm Creek, into the storage
area, to get his boat out of storage = 2 drives on Mamm Creek.
(1 drive in, 1 drive out)•
winter: same person makes one trip into Mamm Creek, into the storage
area, to park his boat for winter = 2 drives on Mamm Creek.
(1 drive in, 1 drive out).
For this one person, storing one vehicle in the lot, we have a total
of 4 drives on Mamm Creek per year.
Multiply this scenario by the maximum number of vehicles that would
be allowed to be stored in the lot, which is 12 vehicles maximum:
IJ-
Pat Gleason's letter to her neighbors re S.U.P. traffic & landscaping
January 8, 1999
Page 2
4 drives per year x 12 vehicles maximum =
48 TOTAL drives in and out
on Mamm Creek Road
in one YEAR,
by all 12 persons storing
all 12 vehicles.
The above is a realistic calculation and the basis for my explaining
in last weeks' letter to you that this use of the 4 -acre would be a
quiet, non-polluting use. The actual total maximum number of trips
per year--48--made by all 12 vehicles in the lot is, to say the
least, significantly less than the 730 (2 trips per day x 1 person x
365 days) trips previously calculated.
Dave Moore of Dave Moore Construction, Silt, suggested something I
like very much and hope you will, too. He suggested --for the 120
feet along Mamm Creek Road between the entrance/exit driveways into
and out of the storage lot --placing a landscaped, 3 -foot high dirt
berm. The dirt berm would hide any small recreational vehicles
parked there. On the berm would be placed native rocks from that lot
to make the berm look like the natural landscape, as well as a fence,
ground cover, trees, and bushes --all to hide any vehicles. All you
would see as you drive by is a nicely -landscaped berm with a fence,
trees, bushes, and rocks. In no way would this lot be an "eyesore",
because you won't be able to see stored vehicles as you pass by.
I hope, Marvelle, that my explanation of the minimal amount of
traffic --48 trips total per year --and the landscaping which would be
done to preserve the beauty of Mamm Creek, decreases significantly
any fears you may have had regarding traffic generation and
preservation of the site's beauty. My offer to you to walk this area
together is still open. Please call me if you would like to do that.
Thank you.
Sincerely,
Pat Gleason, 3409 CO RD 315/Mamm, Silt, CO 81652; 928-2626 day phone.
cc: Tim Beck, High Country Engineering.
*Mark Bean, Garfield County Building & Planning Dept.
*John Barbee, Garfield County Building & Planning Dept.
*Mark and John: Please place a copy of this letter in my packet of
information that goes before the Planning & Zoning Commission and
also before the County Commissioners during both meetings. Thank
you.
l3
04/01. 099 =P.0`I RIFL- 'RE PROT. DIST.
iO 9220162 P.02
2
RIFLE FIRE PROTECTION DISTRICT
April 1, 1999
Pat Gleason
3409 County Road 315
Rifle, Colorado 81650
Reference: Dry Hydrant
Mrs. Gleason,
I am writing this letter in regards to our recent telephone conversation
for a dry hydrant near your property oa County Road 315. A physical
inspection of the area was conducted awl it that due to the
amount of silt and debris which periodicaltyffowi down Mantm Creek, a
dry hydrant may not bean ideal solutiea-€or fire protection water in the
area. �:
As per our convef$ation, pearrMt. tffost. iabletotution on this
issue maybe to deet eine -f tfie'.. near tlfe bridge and
discuss -an _emergency..rttbt ef'd±a"y< etre .t+:. ri and establtsh:a water
supply by drafting water from the =el.I.w contiaiie to work on this
issue and let youknow what discovered:
Thank you,again,,fo* ltous coop rain a tlibbel free:to cgutact-the if you
have any questions.:;'
Sincerely, -
-!
Mike Morgan
District Chief
zl�
Telephone (970).625-1243 • Fax (970) 625-2963
1850 Railroad Avenue • P.O. Box 1133 • Rifle, Colorado 81650
TOTAL P.02