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HomeMy WebLinkAbout2.0 BOCC Staff Report 07.11.1988• • BOCC 7/11/88 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Special Use Permit for a resort APPLICANT: Southwest Land Management, Inc. ENGINEER: Schmueser Gordon Meyer , Inc. LOCATION: A tract partially located in Sections 9 and 16, T3S, R87Yv; more practically described as property located approximately 3 miles northwest of the Garfield/Eagle County line off of County Road 150 and adjacent to Sweetwater Lake. WATER: Subsurface spring fed water system. SEWER: Non -discharging vault ACCESS: County Road 150 ZONING: A/R/RD DESCRIPTION OF THE PROPOSAL A. Site Description: The site is an open field that slopes gently towards Sweetwater Lake. There are horse corrals above the site within 100 feet of the site and two rental cabins and a manufactured home adjacent to the site. There are four additional cabins, a lodge and restaurant on other portions of the property. History: A plat for the Sweetwater Lake subdivision was filed in 1960. The plat shows 78 lots ranging in size from approximately 3500 sq . ft . to 6500 sq . ft . in size. B. Project Description: It is proposed to expand an existing resort to include 30 self contained recreational camper vehicle spaces. Historically, informal camper spaces had been provided on the site on an intermittent basis. This application is intended to provide a more formally laid -out RV park for this summer, with the understanding that an application for an RV park with central water and sewer will be made later. The present proposal would access the area by County Road 150. The RV sites would not have water or sewer directly available on each site. A dump station for emptying septic tanks would be provided on site, along with two watering stations. Each site will have parking pads, shared picnic table and grill/fire rings along with site landscaping. It is proposed to provide a graveled driveway to each site from the county road. RV's will be limited to 40 feet in length and eight (8) feet in width and any one individual cannot stay longer than 120 days per year in the park. II MAJOR ISSUES AND CONCERNS A. Zoning: The A/R/RD zone district allows a resort as a Special Use. This application is for the expansion of an existing non- conforming use. B. Staff Comments: 1 The applicant has proposed that this permit be valid until December 31, 1988, with the intention that a modified Special Use permit application for an RV area with water and sewer hookups be available to individual spaces. Given the potential for more intensive use of the area by the management company for recreational purposes, it would be appropriate to limit the present proposal to this tourist season. 2. The proposed method sewage disposal is subject to approval by the Board of Health, since it is not a standard individual sewage disposal system. The Colorado Department of Health has verbally commented on the application and said that the proposed system should be able to accommodate, at a minimum, 150% of the estimated daily design capacity and preferably 200% of daily design capacity due to the remoteness of the area from any acceptable sewage disposal site. The design capacity would be 1500 gallons per day, based on 50 gallons per space per day. This would equate to a 2250 gallon minimum, with a preference for 3000 gallons. Unless it can be demonstrated that there is a septic disposal area and septic haulers are available on a daily basis, including weekends and holidays, and that the system can be emptied daily if necessary, the vault should be at least 3000 gallons in size. State regulations also require an external gauge to monitor the amount of sewage in the vault. 3. Given that this project is proposed on an existing subdivision, the applicant should agree to no sales of lots during the time that the permit is valid. III .SUGGESTED FINDINGS 1. That proper publication and public notice was provided as required by law for the hearing before the Board of County Commissioners. 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 hearing. 3. For the above stated and other reasons, the proposed special use is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. IV. RECOMMENDATION APPROVAL, subject to the following conditions: 1. That 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, unless stated otherwise by the Board. 2. That the Special Use permit for the RV park shall only be valid until December 31, 1988. 3. That the proposed buried concrete vault, or vaults, be increased in size to 3000 gallons unless it can be demonstrated that there is a septic hauler available to empty the vault on a daily basis, including weekends and holidays, so that the system will never overflow. In no case, should the vault be less than 2250 gallons. The vault will have an external gauge to monitor the amount of sewage in the vault. 4. That the applicant agrees that no lots will be sold in the Sweetwater Lake subdivision during the term of this Special Use permit.