HomeMy WebLinkAboutLetter of InquiryGarfield County
November 16, 2015
Robert Chatmas
3363 South Grand Ave.
Glenwood Springs, CO 81601
RE: Hideout RV Campground
Dear Mr. Chatmas:
Community Development Department
The Community Development Department has reviewed your letter dated 11/2/15 requesting
clarification regarding the Hideout RV Campground use including current compliance with the
Land Use and Development Code, continued operations, and questions regarding potential
changes to the use.
We have reviewed your inquiry and can provide the following determinations:
1. The use has been considered pre-existing and non -conforming and allowed to operate
under the provisions of the current hand Use and Development Code, Article 10,
Nonconforming Land Uses and Structures, and applicable provisions of previous Zoning
Resolutions of Garfield County.
2. As a pre-existing and nonconforming use no enlargement or expansion of the use is
allowed. This would preclude changes to add additional RV spaces, cabin sites or
conversion of a tent site to an RV site. These type of changes would typically require a
new application for a Campground/RV Park pursuant to the current Land Use codes,
however, in your case the current zoning on the property, Residential Suburban (RS) does
not allow for a Campground/RV Park so this option does not exist for the property.
3. The use of spaces within the RV Campground for long term rentals has apparently been
a long standing practice within the park. Based on the information provided to this
department the units currently subject to said long term leases can continue to be utilized
in that manner as part of the nonconforming use. We request that you provide a map/site
plan and listing of the spaces used for long term rentals so that we can keep a record of
the use on file. Conversion of additional short term rental spaces to long term rentals
would not be permitted.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212
4. In addition, we request that you provide copies of any pre -annexation, or water service -
tap agreement with the City of Glenwood Springs as these documents may provide
additional information on how the Campground/RV Park has been operated in terms of
long term rentals and any limitations that the City may have imposed.
5. Specific questions regarding replacement of mobile homes with cabins, upgrading cabins,
or replacing existing cabins would require additional information and a more detailed
review by the County. Typically increases in size are not permitted. Repairs, maintenance
and improvements that address life safety issues are generally permitted. To fully address
your questions a follow up meeting to include staff from the Building Department should
be held.
As noted above please contact this office with the additional information requested on site plans,
long term rentals, and water/tap agreements. In addition, please contact this office with more
information on the question of potential changes or expansion and to schedule a follow-up
meeting to further address those issues.
Please feel free to call or email if you have additional questions or require further clarification.
Sincerely,
Fre arman, TC
Community Development Department Director
CC: Tamra Allen, Planning Manager
Kelly Cave, Assistant County Attorney
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212
Robert Chatmas
3393 South Grand
Glenwnod Springs. CO 51601
(970) 949-2018 RCI ROF.NET
11/2/2015
Greetings Glenn:
Thank you for receiving Todd Leahy and me `unannounced' on Friday 10130115.
The purpose of our visit was to explore my potential purchase of the existing RV/Cabin
campground business known as 'The Hideout' located at 1293 CR 117, in Glenwood Springs and
continuing operating it within the existing business model. As you are aware,
The Hideout is
within the boundaries of Garfield County and I would like it to remain and operate under the
county's rules and regulations after my purchase. However, I need to confirm prior to purchase,
in writing from Garfield County, that The Hideout is operating... according to and in compliance
with... Garfield County's Rules and Regulations. I do not have, and did not request, the explicit
permission of the sellers to officially inquire about this information, but I consider it proper due
diligence to have this knowledge prior to my contracting with the seller.
As we discussed at our meeting, I am initiating this request in writing and including a brief
history of the property. Please be advlsed from cotI am not an owner andnversations with the owners theinlyhbrokeave irmtand
ted
information about The Hideout gathered
its website (Lvww.thebideoutcabins-cam aroun .cam .
A brief history:
It originated as a fur trading post in 1888, acquired cabins from downtown Glenwood Springs in
1928, and added more cabins and mobile homes in the 1950s. In 1993 it became a family owned
and operated campground and hasttransitioned into
W� an RV service park/cabin
campground plus 2 mobile
homes and is on well water (3 wells) City12 tent sites, and 2 mobile homes.
Rental sites available consist of 38 RV sites, 12 cabins,
It currently operates as rental cabins, tent sites, and RV parking sites both long term and short
term providing sites for tourists as well as longer term sites/cabins for locals.
The questions that I would like answered by the County, prior to my purchase:
1) Can I continue to operate The Hideout as it is currently operated, by renting spaces and cabins
both long and short term? (Long term currently is month to month, with no limit on renewals)
2) Can I improve and upgrade the existing cabins and RV sites? Can I replace existing cabins
and if so is there a size restriction, or any process required by the county?
3) Can I convert the tent sites to RV sites?
4) Can I add additional RV and/or cabin sites in available space?
5) Are the existing 2 mobile homes `grandfathered in as permanent structures'? Could they be
replaced by permanent cabins?
Your response to these questions is necessary in making a more informed decision regarding my
potential purchase of The Hideout, and greatly appreciated.
Sincerely,
Robert Chatmas