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HomeMy WebLinkAboutCorrespondence Approved Uses 07.10.2017� Garfield County Community Development Department July 10, 2017 Doug Pratte, Land Studio 365 River Bend Way Glenwood Springs, CO 81601 RE: Hideout RV Campground Dear Doug The Community Development Department has reviewed your letter dated June 12, 2017 requesting clarification regarding the existing uses on the site and potential refinements to the cabins and campground (see attached). We have also reviewed County's letter dated 11/16/15 regarding pre-existing non -conforming uses on your property along with photo documentation of uses on your site (dated May 2016). We have reviewed your inquiry and can provide the following determinations: The use has been considered pre-existing and non -conforming and allowed to operate under the provisions of the current Land 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 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 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. You have provided a use summary and site map to further document the historic uses The following determinations have been made based on our review of your documents: • You have represented that 42 spaces currently are utilized for long term RV rentals You need to provide additional statements or supporting documentation that the uses meets the standards of the Land Use and Development Code, Article 10, Nonconforming Land Uses and Structures, Section 10-104(A)(1) and.that the uses have not been discontinued for a period of 2 years or more In addition the space labelled RV -1 on your site plan requires additional documentation and confirmation of its pre-existing status such as leasing information that supports a long term history of its use for long term RV rental • Previous documentation in 2015, and photo documentation in 2016 indicate the park had 12 tent or short term spaces. Conversion of short term rental spaces to long term rentals is not permitted. Short term rental does not include the establishment of long term leases and must be consistent with the definition of RV Park. • Extension of utilities to the short term rental spaces is an expansion of your pre- existing non -conforming use and is rot permitted. • The 12 existing cabins and the 3 modular or mobile home uses can continue and the units can be maintained subject to obtaining County building permits as required. Replacement of the units would be limited to the current size and footprint of the units and obtaining County building permits and any other permits that may be required (i.e. electrical permits, flood plain development permits). 4. In addition, we request that you provide copies of any water service or tap agreements 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. 'Upgrades, can be made to water, sewer, and electrical utilities on the property provided they are properly permitted, designed, and installed. Temporary connections to RV's need to be inspected to confirm that they meet code and life safety requirements. 6. Removal of the existing [bathroom' is subject to you providing documentation that adequate sanitation facilities will continue to be available to guests and residents of the facility including the tent and short term spaces. The service needs to be commensurate with the existing facilities. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 Commented [AS1]: Would it be upgrades or normal and routine maintenance? Commented [AS2]: is it OWTS or City sewer? If OWTS, It is really old and may not be functional other than disappearing underground. 7. Long Term RV rentals still need to maintain their RV status and be properly licensed and operational. Use of "tiny home" RV units within the park as replacement units shall be permitted provided that they are occupied by the owners of the unit and not secondary rental or VRBO rentals. Thanks very much for facilitating our site visit and provided the additional documentation and mapping. Hopefully these clarification will assist in your on-going operation and upgrades to the RV Park. Please feel free to call or email if you have additional questions or require further clarification. Sincerely, Sheryl Bower, AICP Community Development Department Director CC: Glenn Hartmann, Senior Planner Kelly Cave, Assistant County Attorney Andy Schwaller, Chief Building Official Wade Patton, Code Enforcement 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212