HomeMy WebLinkAbout2.0 BOCC Staff Report 07.08.1994REQUEST:
• •
BOCC 7/18/94
PROJECT INFORMATION AND STAFF COMMENTS
Modification of a Special
Use Permit for a Resort
approved by Resolution No.
93-039.
APPLICANT: Barbara Fasching
LOCATION:
A tract of land located in lot
2, Section 10, T8S, R88W;
located approximately one-
half mile south of
Carbondale off of C.R. 118.
SITE DATA: The site consists of 14.5
WATER:
SEWER:
ACCESS:
acres.
Individual Well
Individual Sewage Disposal
System
C.R. 118
EXISTING & ADJACENT
ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The site is located in the Carbondale Urban Area of Influence as designated on the
Comprehensive Plan Management Districts Map.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description. The site is located on a bench above the Crystal River and across
from the Carbondale fish hatchery. Improvements presently on the property include
a residence, a 2 bedroom guest house, a manager's cottage and various out buildings
The Mt. Sopris Hereford Ranch surrounds the property on three sides, with the main
ranch, residences and buildings sitting below the property and to the south.
B. Project Description. The applicant is requesting to modify an existing bed and
breakfast facility to a resort by the addition of an indoor recreation facility and
maintenance room. Water will be supplied from an existing well that will be treated.
Sewage disposal systems (ISDS) that will treat less than 2,000 gallons per day by the use
of low water use shower heads and toilets. Access to the property is from a private
driveway coming off of C.R. 118. Fire protection will be provided by a proposed pond
to be build by the applicant.
C. Background. In 1986, a Special Use Permit was approved for a fitness resort on this
property for a different property owner. Since all conditions of approval were not met
within the specified timelines, the approval was rescinded. In 1991, a bed and breakfast
(boarding/rooming house) was approved for fo ur (4) guest rooms, an owner's residence,
and a manager's room. This was recently modified to allow for the expansion of the
existing residence for the owner's use and addition of two (2) bedrooms to what was the
owners cottage, for the manager's use. In 1993 by Resolution 93-039, an additional 16
guest rooms or 32 visitor bed capacity was added to the facility.
III. MAJOR ISSUES AND CONCERNS
1. Zoning. A resort is allowed by Special Use Permit in the A/R/RD zone district. A
resort is defined as:
Dude ranch or guest ranch; hunting or fishing camp, cross country or trail skiing
lodge (any of which shall not exceed twelve (12) dwelling units or forty-eight (48)
beds or visitor capacity), land used for the purpose of recreation, which provides
lodging recreational activities, dining facilities, commissary and other needs
operated on the site for guests or members.
This application meets the basic criteria in terms of visitor capacity and /or dwelling
units and can be classified as a resort. The addition of a recreation facility would be
consistent with the definition of a resort.
2. Sewer. The applicant's engineer submitted applications for two additional ISD
systems to treat sewage for the two additional guest facilities that would use low water
conserving shower heads and toilets. The combined capacity of all systems on the
property would be less than 1,838 gallons per day, as such, the proposed sewage
disposal is in compliance with County sewage disposal system requirements. The 1,838
gpd sewage disposal is at the upper limit for County approval of an ISDS. An
engineer's statement as to the ability of the ISDS for the bed and breakfast to handle
the additional sewage flows is appropriate. Presently, only one the additional ISD
systems has been built on the site, even though two applications were submitted. It may
be necessary to submit a new permit application for the last system to allow for the new
facilities.
IV. SUGGESTED FINDINGS
1. That the application is in compliance with the Garfield County Zoning
Resolution of 1978, as amended.
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.
3. For the above stated and other reasons, the proposed use is in the best interest
of the health, safety, morals, convenience, order, prosperity and welfare of the
citizens of Garfield County.
• 1
V. RECOMMENDATION
APPROVAL, of the proposed modification, subject to the following conditions:
1. All representations of the applicant, either within the application, or stated
before the Board of County Commissioners, shall be considered conditions of
approval unless stated otherwise by the Board.
2. Prior to issuance of the building permit, a new ISDS permit application be
submitted, based on a design by a professional engineer that includes the
additional shower and bathroom facilities for the recreation facility.
3. That the recreation facility is only for the use and benefit of the residents and
guests of the Mt. Sopris Inn.
3
SP
/
S07.23.58"W
D
0
219.12'
I
O
CO
vO
111
1/-
.4o
7
S.630 V N V W
0
O
D Z
O C 7 '
ji
0
m
m
Z
S
0
C
m
NOIliO4V 43SOdO2:1d
J
0
D
D
0
m
-�� CRYSTAL
-LLID VE
S14.79,38 14,/
y.
3NI-1 ?:13M0c1
8.
X)it)I'M c,-
131.b6-
tvtr, (,)-pRi,5 N
(.11 r P4_70- ea Ak tl Cct c/W.131 f Prl L
3
C cC
i--11 41.
1•,•
NC . /
g:
.........
,
Lik.bt E -r..
I ,
. StV HE. N. 0 0 pvle
I :
DRk-5..s k Oa-
R01..
1.-
1 '
—
— 3
.
I
-.'LFI.)(1) !
1
_
IDANcE-
—
... .
........,-..:
,
eRc.
's xi5E'
--- _-ftt
'ts1 . F041cANI Act
1E QuA in e i•ir
13
Qv .
.
_
._ ..
.
(---.
-
;
—
4•
. ..,
2. r
P TS'
III
-.T
.
.
.
. _..
....
.
_
,--
_,,
.
_ I,
,.
1.
i--11 41.
1•,•
NC . /
g: