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HomeMy WebLinkAbout5.0 PC Staff Report 03.10.1999exf eir at lelIfs d- Mo f 0.F714.10" 5Asii 67* D-brarr-clev4-fto4$ PC 3/10/99 PROJECT INFORMATION AND STAFF COMMENTS REOUEST: A request for a special use permit to allow for a Commercial Recreational Facility APPLICANT: JMB Properties, Inc. & POW,Inc. PLANNER: Rock Creek Studio AFFECTED ZONING: A/I Zone District I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The Garfield County Comprehensive Plan of 1994, Land Use Districts, Study Area 1, allows for commercial opportunities in designated areas as does the 1984 Garfield County Comprehensive Plan. LOCATION: A tract of land located in portions of Section 6, T6S, R92W of the 6th P.M.; SITE DATA: 78.83 Acres WATER: Cistern initially and later Well SEWER: Portable initially and later ISDS ACCESS: Traver and Transfer Trail EXISTING/ADJACENT ZONING: A/I, 0/S Federal Lands I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The site for the special use permit is located in the Rural Areas District as designated by the 1994 Garfield County Comprehensive Plan's Management Districts. This District is characterized by lands constrained by a lack of municipal water and sewer service, and by areas of localized environmental constraints. 1 H. DESCRIPTION OF THE PROPOSAL A. Site Description: The property is located 1/2 mile north of Glenwood Springs. (See location map pg. ) B. Project Description: The proposal would allow for the re -opening of historic caverns to tourism. The proposal calls for phasing of development at the main operations area beginning with the installation of a shade structure, a food cart, portable toilets and construction of guard rails and trails.(See Pg. ) III. MAJOR ISSUES AND CONCERNS Zoning: The proposal is a special use as indicated in Section 3.02.03, Uses, Special of the Zoning Resolution of 1978, as amended. Access: The application indicates that a central staging area in Glenwood Springs will allow visitors to park at the Hotel Colorado and be transported via van to the cavern site. The exact details of how this aspect of the proposal will function have not been provided. Staff feels these issues need to be resolved prior to approval. The application includes an engineered traffic study and percentage of road capacity which may used in conjunction with the operation as submitted. The average daily impact would be similar to 8 single family dwellings. These figures appear to be consistent with this type of use. Staff is comfortable with these figures if no farther changes to the operation are proposed. Water: The applicant has indicated that a cistern will serve immediate water needs. Staff recommends that if no wells are to be created, a cistern of no less than 5,000 gallons be located on site.(See attachment E) Sewer: The facility is to use portable BFI temporary facilities. Given the nature of the terrain and location of the site, future ISDS may require engineered studies for placement. 2 4 State and Local Health Standards. No State health standards may apply to proposed concessions, the applicant should contact the Colorado Department of Health. Utilities. Electric service is currently on site. G. Site Design. The site plan as submitted lacks detail which should be provided in the following areas prior to Board review: Parking Areas: Van access and parking as well as service vehicle parking an access should be provided. 2. Pedestrian paths: A more detailed flow pattern for the surface and subterranean access ways should be provided. 3. Lighting: A detailed lighting diagram should be provided. 4. Future expansions of the site namely the "Visitors Center" should provide a more derailed site plan and description of the facility. IV. SUGGESTED FINDINGS That proper posting and public notice was provided as required for the meeting before the Board of County Commissioners. 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 an Commercial Recreational Facility 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 approved. V. RECOMMENDATION 1. That all representations of the applicant, either within the application or stated at the meeting before the Board of County Commissioners, shall be considered conditions of future review. That the applicant provide an access, parking and layout plan for the site indicating emergency and van routes, parking areas, storage areas and pedestrian circulation areas. 3 0 3. That the applicant improve Traver and Transfer Trail as defined in items #1-7 as indicated in the applications pages 12-13. 4. That the applicant be limited to a maximum of 10 externally generated (service) vehicle trips per day, on average during any weekly period. 5. That the applicant be limited to a maximum of 30 van trips per day, on average during any weekly period. 6. No public vehicular access to the side beyond access via van trips from the authorized staging are as defined in the final resolu ' e • for approval of the special use shall be permitted to the si c>c> 7. That the use be limited to a total o -•<-•.;=;,;,' persons using on-site facilities at any given point during p- ed hours of operation. No persons shall be allowed to use facilities beyond general maintenance and routine use in association with the cave operation. 8. That the use be limited to daylight to dusk hours of operation and that no regular night activities be approved, except traffic which may be generated by a special event. All special events shall be limited to public vehicular access by van only. 9. That an emergency preparedness plan be provided to the County. 10. That the use be limited for operation to those periods of the year such that the primary access as defined in the final resolution for approval of the special use remains free and clear of any potential safety hazard as may be created by the presence of standing snow on the roadway. Standing snow is defined as any amount of snow which remains in the roadway regardless of road maintenance. 11. Control of noxious weeds shall be the responsibility of the lessee for areas of the property affected by the described operation. 12. If any areas affected by the application are to be floodlit, the applicant shall use box cut-off designs which direct lighting inward to the property, exeept-that— e pi operty boundaries:' to a ow or sa e y ig 13. The applicant shall follow the Best Management Practices, as indicated by the Colorado Forest Stewardship Guidelines road building activities. 14. The applicant shall submit an amended application at time any further expansion of 4 commercial, retail or operational activities beyond those described in the application. The applicant shall amend the application removing the "Visitor Center" as indicated in the text and on the conceptual site plan. 16. The applicant shall provide a contract with the Hotel Colorado or some other entity, government or business with whom an adequate parking/van staging area can be accommodated. No operations shall begin until such plan has been reviewed and approved by the Board of County Commissioners. The minimum number of off street parking spaces for the staging areas shall be determined at a rate consistent with the off street parking requirements of the City of Glenwood Springs. 5 loco _ui ?Vzortu d- 5