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Home My WebLink About2.0 PC Staff Report 12.09.1998REQUEST: APPLICANT: PC 12/9/98 PROJECT INFORMATION AND STAFF COMMENTS A request for review of a Special Use Permit for Resort Designation in the A/R/RD zone Arnold L. and Darleen Mackley LOCATION: Southwest of Rifle, central to Rifle and Rullison, south of I-70 approximately 8 miles. SITE DATA: ACCESS: EXISTING ZONING: ADJACENT ZONING: 160 Acres -5Z9 CR 320, and private internal roads A/R/RD A/R/RD 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. DESCRIPTION OF THE PROPOSAL Site & Project Description: The applicant is requesting resort status for a 160 acre parcel currently being used for light agricultural operations. A single homestead cabin is located on site. The project would allow for the placement of four additional cabins ranging from 1,500 to 2,500 square feet, with a main lodge up to 3,200 square feet. The proposal would also create four outdoor campsites for tent camping. The proposal indicated that the main target market would be family reunions, weddings, and other similar social activities. A small restaurant serving guests only is planned for the larger main lodge. (See Pg. 8'—/ q ) III. MAJOR ISSUES AND CONCERNS A. Zoning: The proposal is a special use pursuant to Section 3.02.03. In the A/R/RD zone, the applicant could construct up to 4 single family dwellings on the 160 acre parcel. The applicant is seeking resort status to allow flexibility for the placement, design and overall layout of the project. 1 The following sections of the Supplementary Regulations shall apply to the development: 5.02.07 Site Requirements Applicable Only to Camper Parks: (2)(A) The area devoted to each camper space designed for tent camping shall be adequate to accommodate the following facilities and spatial requirements: Each space shall be provided with a fireplace or fire circle, a picnic table and a well -drained, reasonably level tent site. The minimum on -center distance between tent sites shall be twenty (20) feet. Each space shall provide a graveled parking space. Adequate traffic barriers shall be provided to confine vehicles to driveways and parking spaces; 5.02.11 Fire Protection: General Requirements: Provisions shall be made for giving alarm in case of fire. It shall be the responsibility of the duly authorized attendant or caretaker to inform all tenants about means for summoning fire apparatus, sheriffs department and park employees. No open fires shall be left unattended at any time. (1) Portable Fire Appliances: (A) Approved facilities shall be provided for fighting fires in ordinary combustible materials (Class A), readily accessible to all park occupants, in readily visible locations. Such facilities shall consist of a hose of a type usable in all weather, permanently attached or in cabinets immediately adjacent to the hose connection so located that any part of any mobile home, travel trailer or camper vehicle can be reached with a garden hose stream; (B) One (1) or more approved carbon dioxide or dry chemical extinguishers of a type suitable for flammable liquid or electrical fires (Class B and Class C) shall be located either in an open station so that it will not be necessary to travel more than a hundred (100) feet to reach the nearest extinguisher, or inside each mobile home and camper at the owner's responsibility and verified by the park operator; (C) Appropriate arrangements shall be made to prevent freezing of fire fighting equipment. 5.02.10 (B) Each tent camping area shall be provided with one (1) individual watering station for each four (4) spaces; such station to be constructed similar to individual water service connections as provided under 5.02.10(2) except that riser height shall be thirty (30) inches and a splash pad shall be installed around the base. 2 5.02.17 Service Buildings General Requirements: (1) The requirements of this Section shall apply to service buildings, recreation buildings and other community service facilities such as; (A) management offices, repair shops and storage areas; (B) sanitary facilities; (C) laundry facilities; (D) indoor recreation areas; (E) commercial uses supplying essential goods or services for the exclusive use of park occupants. (2) Structural Requirements for Buildings: (A) All portions of the structure shall be properly protected from damage by ordinary uses and by decay, corrosion, termites and other destructive elements. Exterior portions shall be of such materials and be so constructed and protected as to prevent entrance or penetration of moisture and weather; (B) All rooms containing sanitary or laundry facilities shall have sound -resistant walls extending to the ceiling between male and female sanitary facilities. Walls and partitions around showers, bathtubs, lavatories and other plumbing fixtures shall be constructed of dense, non-absorbent waterproof material or covered with moisture resistant material; (C) Each room containing sanitary or laundry facilities shall have at least one (1) window or skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each room shall be not less than ten percent (10%) of the floor area served by them. Have at least one (1) window which can be easily opened, or a mechanical device which will adequately ventilate the room; (D) Toilets shall be located in separate compartments equipped with self-closing doors. Shower stalls shall be of the individual type. The rooms shall be screened to prevent direct view of the interior when the exterior doors are open; (E) Illumination levels shall be maintained as follows: (i) general seeing tasks - five (5) footcandles; (ii) laundry room work area - forty (40) footcandles; 3 (iii) toilet room in front of mirrors - forty (40) footcandles; (F) Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry fixture, and cold water shall be furnished to every closet and urinal. 5.02.18 Service Building Requirements: Required Community Sanitary Facilities: (A) A central service building containing the necessary toilet and other plumbing fixtures specified shall be provided in all camper vehicle or trailer parking areas which provide parking spaces for dependent vehicles or trailers and for tent camping areas. Service buildings shall be conveniently located within a radius of approximately three hundred (300) feet to the spaces to be served; (B) Sanitary facilities for women shall include a minimum of one (I) flush toilet, one (1) lavatory and one (1) shower for each fifteen (15) spaces or fractional number thereof; (C) Sanitary facilities for men shall include a minimum of one (1) flush toilet, one (1) urinal, one (1) lavatory and one (1) shower for each fifteen (15) spaces or fractional number thereof; (E) When a camper park requiring a service building is operated in connection with a resort or other business establishment, the number of sanitary facilities for such business establishment shall be in excess of those required by the schedule for camper spaces and shall be based on the total number of persons using such facilities. 5.02.19 Supervision: General Requirements: (1) The duly authorized attendant or caretaker shall be in charge at all times to keep the park, its facilities and equipment in a clean, orderly and sanitary condition; (2) The owner shall be answerable for the violation of any provision of this Regulation and other applicable County and State regulations. Copies of Regulations shall be made available to the park residents by the park manager or owner; (3) Refuse Handling: the storage, collection and disposal of refuse in mobile home parks and camper parks shall be so arranged as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution. All refuse shall be disposed of at either a municipal or County designated landfill site; (4) Pest Control: grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform with the requirements of the County Environmental Health Officer and the Colorado State Department of Health; (5) Pet Control: no owner or person in charge of any dog, cat or other pet animal 4 shall permit it to run at large or commit any nuisance within the limits of any mobile home or camper park. B. Legal Access: Legal access will be provided via private internal roads and County Road 320. (See Pg. 15-17 ) C. Water and Sewer: A centralized water system is proposed utilizing on site springs and a cistern- central system. Water quality and quantity is both good and sufficient for the proposal. (See Pg. /9-A9 ) F. State and Local Health Standards. State health standards are applicable to the application, namely the Colorado Department of Health ISDS setback standards, which should be verified by an engineer at time of installation, and any permitting as may be required for the Lodge kitchen, G. Drainage: The parcel drains to the north and east utilizing two major drainage, the Spruce Creek Drainage running centrally through the property and another minor dramae on the extreme eastern portion of the parcel. The property is not know to be subject to any unusual hydrologic or geologic hazards. H. Fire Protection: The site is located within areas of low to moderate wildfire hazards. The installation of a central water system as well as individual cabin site mitigation in the form of extinguishers and proper siting which creates reasonable defensible space, should alleviate most hazard. The property could be served by the Rifle Fire Protection District or the Grand Valley Fire Protection District. Response time would be slow and the fire fighters would be limited to water and equipment carried on trucks, The central water system should be designed to allow for convenient use in the event of an emergency. Geologic Hazards: Soils in this area may be suspect to moderate to severe geologic hazards, individual site specific soils investigation should be performed for the placement of structures and septic systems. IV. SUGGESTED FINDINGS 1. That proper posting and public notice was provided as required for the meeting before the Planning Commissioner. 2. That the meeting before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed exemption is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application is in conformance with the Garfield County Zoning Resolution of 1978, as amended. V. RECOMMENDATION Staff recommends APPROVAL, with the following conditions of approval: 1. That all representations of the applicant, either within the application or stated at 5 the hearing before the Board of County Commissioners, shall be considered conditions of approval. Permithall be issued w en all c nditi - s are,mand shall k $�� ay/ f}fr isst\apte u less e s ure� bee const ted ns 6 fah be granted by the B ofnty Gommi�sioners. That the applicant obtain all building permits and inspections consistent with the adopted rules and regulations of Garfield County for all development within the resort area. That site specific soils investigation be performed for all proposed sites prior to construction of units and that all construction be consistent with all recommendations of a licensed engineer, and that the engineer verify that all excavation and foundation bearing strata were observed and that no changes were necessary prior to the foundation being poured. That prior to usage of any adjoining public lands, an access and recreational use permit be obtained from the Bureau of Land Management. That a final ensineered water system be approved by the Building and Planning Department prior to issuance of building permits. That a fire mitigation plan be prepared and submitted to the Building and Planning Department prior to issuance of budding permits. Viccess to Co nth' Relad�s sh3/l be rtra'i'R meat t xpease oft e pr ert \D m ges t a_ our t Rows w ic� naysts ' e r" -air as a dire t - ' us shall be repaired at the sol ex'p'e`a of the resort owner. That all kitchen facilities be permitted as required with the State Department of Health. That the apj,�l�i ant nnua y st and report he conditiop of the water sys em to the State'epdrtment o W ter R semi s as ay be rre'qtfired b the tale. ' 10. That the applicant maintain an accurate site plan of all development within the resort parcel, and provide regular updates of said plan to the Building and Planning Department. 11. That the applicant be limited to four (4) cabin sites, four (4) camping sites and one (1) lodge site r EYesrlr+ SronAd-t mw Ao 12. If alcohol is to be served in connection with the use, that the applicant receive licensing for servicefrom the appropriate entity. 13. If any further expansion of the use be attempted, that the applicant readdress the proposal with and obtain the necessary approvals from the Board of County Commissioners. , C'AbeN Slk QIP I t, Octi11 sic Mus Mail' bE yi-1R6 e 9�1 If qo tr<jy/'r 1 r* Mc,, • bju Me, s