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Home My WebLink About2.0 PC Staff Report 08.13.1992I. II. PROJECT INFORMATION AND STAFF COMMENTS PC 8113192 Special Use Permit for a Resort. Barbara Fasching A tract of land located in lot 2, Section 10, T8S, R88W; located approximatelY one- half mile south of Carbondale offof C.R. 118. The site consists of 14.5 acres. Individual Well Individual Sewage DisPosal System c.R. I l8 REQUEST: APPLICANT: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING & ADJACENT ZONING:A/WRD 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. DESCRIPTION OF THE PROPOSAL A. Site DescriFtion. The site is located on a bench above the Crystal River and across from the Carbondale frsh hatchery. Improvements presently on the property include a residence, a2bedroom guest house, a manager's cottage and various out buildings (See attached plans). 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 expand an existing bed and breakfast facility to a resort by the addition of 16 guest roorns with a 32 visitor capacity in two separate buildings. This would bring the total visitor capacity up to 40 people m. with the existing 4 bedrooms in the bed and breakfast. Neither ofthe new buildings will be over 25 f*t in height. 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 Since all conditions of approval were not met within the specified timelines, the approval was rescinded.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 199 1 , a bed and breakfast (boarding/rooming house) was approved for four (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. MAJOR ISSUES AND CONCERNS 1. Zorung. A resort is allowed by Special Use Permit in the A/R/RD zone district- A resort is deflrned as: Dude ranch or guest ranch; hunting orfishing camp, crosscountry ortrail skiing lodge (any ofwhich shall not exceed twelve (12) dwelling units orforty-eight (48) beds orvisitor 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. There is no minimum size for a facility, nor definition of what type of recreation the land has to be used. 2. Water. During the previous hearing on the bed and breakfast facility, it was proposed to have water provided from the Town of Carbondale. That is no longer an issue given the proposed well. Prior to issuance of any special use permit, a copy of the approved contract from the West Divide Water Conservancy District for use of the water should be provided to the Planning Department. Additionally, verification from the Colorado Department ofHealth, Drinking Water Division, that the proposed water treatment meets the appropriate standards. 3. Sewer. The applicant's engineer has submitted applications for two additional ISD systems to treat sewage from the two additional guest facilities. The combined capacity of all systems on the property is less than 2,000 gallons per day, as such, the proposed sewage disposal is in compliance with County sewage disposal system requirements. 4. Access. The previous application had required the applicant to build a new access drive to the property. Once this was done, the most significant potential conflicts with the adjoining agricultural operation in terms of vehicular traffrc were eliminated. 5. Fire Protection. The applicant proposes to build a line 20,000 gallon pond to be f,rtled with water from the wells lor fire protection. A six (6) inch water line will be placed in the pond and attached to a hydrant. Specific plans for the pond and hydrant should be approved by the Carbondale Fire District prior to issuance of any Special Use permit. fu u*e "tr,rer"[ - 5. ry. V. SI TGGESTED FINDINGS l' That the application is in compliance with the Garfreld county l[ningResolution of 797g, as amended. 2' That the meeting before the Planning Commission was extensive and complete,that all pertinent facts, matters and issues were submitted and that all interestedparties were heard atthatmeeting. 3' For the above stated and other reasons, the proposed use is in the best interestof the health, safety, morals, convenience, order, prosperity and welfare of thecitizens of Garfield County. RECOMMENDATION APPROVAL, subject to the following conditions: 1' All representations of the applicant, either within the application, or statedbefore the Board of County Commissioners, shall be considered conditions ofapproval unless stated otherwise by the Board. 2' Priorto issuanceofthe special usepermit, acopy of theapproved west DivideWater conservancy District contract shall be provided to the planningDepartment. 4 and RrrttteD lotp Div t$tau O F u)ah; EeEourttti -3' The colorado Department of Health, Drinking water Division, shall approvethe proposed drinking water treatment system. 4' The carbondale Fire District shall review and approve the proposed fireprotection plan, and the applicant shall make any changes requested by the FireChief. The resort will comply with the state Department of Health, consumerProtection Division, licensing requirements for a commercial kitchen, if required. lltnut c(,qa tt- *or,*r*( '4*/rl,r//,h,, P*o( h^o / il,Libfe*, Apprzounl 0F fiyza berpn - I REG GARFIELD COUNTY ULATORY OFFICES AND PE o RSONNEL July 29,1992 Mark Chain Town of Carbondale Carbondale, CO 81623 Mt. Sopris Inn Special Use permit If you can get comments to us before the appreciated. Ifnot, prior to the Board hearing to me. Sincerely, Planning Commission meeting, it would be will have to suflice. please direct any questions Dear Mark, Enclosed is a copy of the Special Use Permit application for a ,,resort,, to be called the Mt.Sopris Inn. The application has been referred to the planning Commission for review andcomment on August 13, 1992. The public hearing belore the Board of County commissionersis scheduled for September g,l9gl. fl?z- Mark L(Bean, Director Regulatory Offices and personnel MLB/sa 109 8TH STREET, SUITE 945-8212/625-557 I /285-7972 .GLENWOOD SPRINGS, COLORADO 8160I ENARTECH lnc. Consulting Engineers and Hydrologists July 24,1992 Mr. Mark Bean Garfield County 109 Eighth Street, Suite 303 Glenwood Springs, CO g1601 RE: Mt. Sopris Inn _ Special Use permit Dear Mark: -Nzz- --ZZN ^ZrN. As we discussed' Barbara Fasching would like to make some revisions to the specialuse Permit Application for it.'rr,. sopris Ir* ;;.rosed are 10 copies of therevised Engineering Report and the revised site plan for this Application. Also:#::Ti.][r :#'ff,,t#':'o'"1 Sewage Disposar permit appricairo,r, i.,d,ai,g Please forward this information to the Town of carbondare, the planning andZoru'g commission and {r9 countr commissio.r"r, io, their review. If you haveany questions or require additionar i"ror..rution;r"^";re me a call. Sincerely, ENARTECH, INC. Peter Belau, p.E. PBldes Enclosures Barbara Fasching Dave Sturges Ernest Delto P35G01 (P350_10A)92 302 Eighth street, suite 325 p.o. Drawer 160 Grenwoodsprrgs, cotorado 81602 (303) 945_2296 H ENARTECH tnc.Consulti ng Engi neers and Hydrotogists JUL 2 1 le92 GARF}EID COUNTY July 21,1992 Mr. Mark Bean Garfield County 109 Eighth Street, Suite 303 Glenwood Springs, CO g1601 RE: Mt. Sopris Inn -NZZ- -zrllN ^ZrN. a a The sewage disposal systems will serve the proposed 8-unit guest houses asdescribed in the recent Special Use Permit Application for the Mt. Sopris Inn. Eachof these two buildings will be 2-story structures consisting of g guest rooms with aprivate bath in each room. Each s-unit building will have its own sewage disposalsystem, described as the "west system,, and the ,,East system,, in the permitapplication' The East System wili also serve the existing Cottage, because theconstruction of the proposed East 8-unit guest house will obliterate the existingleachfield that serves the cottage. The Main rrg ioure and the Guest House bythe pool are served by their o*, ,"*uge disposal system, the location of which isunknown. Please find enclosed two Individual sewage Disposal System permit Applicationsfor -the Mt. Sopris Inn, along with a chick in the amount of $100.00 for theapplication fees. Also enclosed is a Site_Plan showing the location of the proposedsystems, a Iocation Mup, Design Flow calculations and system DesignCalculations. The design of the proposed sewage disposal systems includes water conservationdevices to limit the amount of water used and wastewater generated. The proposedwater conservation devices include the following: r'ow water use shower heads to reduce the flow from 5 gpm to 2.5 gpmUltra-low water use toilets to reduce water use from -4.3 to 1.5 gallonsper flush Installation of a water meter to monitor the amount of water use These water conservation devices should reduce water use by 60Vo. Areduction of50vo in the wastewater flows was used in the design of the sewage disposal systems(see enclosed calculations). 302 Eighth s/reel' sulte 325 P'o Drawer 16c Gtenwocd str;rrngs. a).)tara.i() 8,602 i303) g4b-2236 Please fonvard this information to the Commissioners for their consideration of theSpecial Use Permit application for the Mt. Sopris Inn. If anyone has questions orrequires additional information, please give mca call. Sincerely, ENARTECH, INC. Mr. Mark Bean Page -2 Peter Belau, P.E. 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