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HomeMy WebLinkAbout1.01 NarrativeSPECIAL USE PERMIT APPLICATION INDEX 1. A narrative explanation of the project and a statement addressing the criteria in Section 5.03 of the Zoning Regulations. 2. A report from {Grand River Consulting, Inc. detailing the W � .0' .�,, usage for the property. 3.i yawn to scale and vicinity reap by Jerry Bauer, P.L.S. Access is addressed in the narrative explanation. 4. A copy of the Garfield County Assessor's Map showing all mineral rights owners and adjacent public and private landowners. 5. A list of all property owners within 200 feet of the property and their addresses. 6. A copy of the deed and legal description. EXPLANATION OF PROJECT INTRODUCTION: The purpose of this special use request is to obtain Resort designation for the Jolley- Potter Ranches, LLC's "Big Mountain" property. The "Big Mountain" property is 175± acres in Garfield County, approximately 20 miles north of Rifle. Traditional uses on the property include rand__ hin$ activities as wel as recrea Iona activities such as hunting, fishing, camping, snowmob ling and family gatherings. As more fully set forth below, the speclaTuse permit will allow the Big Mountain property to be utilized as a guest ranch for recreational uses such as hunting, fishing and snowmobiling trips as well as special events such as weddings and family gatherings. HISTORY: The Big Mountain property is a portion of a larger parcel of property which was acquired by Herbert Jolley, Sr., (Herbert), in the 1920s and 30s. In 1943 Herb Jolley, Jr. (Herb) became a full partner with his dad and operated the ranch for them until 1957 when he purchased his dad's half interest. The property subsequently passed half each to his wife and daughter upon his death in 1986 and the balance to Herb's daughter, Teresa Jolley Potter, upon her mother's passing in 1992. In the early years of ownership, the recreational opportunities afforded by the property were managed by the Jolleys as were other ranching operations. In later years, however, when the value of recreational activities became apparent, Herb turned those activities over to others that had an interest in the hunting activities in particular. Herb retired from the sheep business in 1974 and left the recreational and hunting issues to his livestock renters. After Herb's death in 1986, . the Potters formed a partnership with Teresa's mother, Pearl T. Jolley to manage the property which was jointly owned with her. In 1989, the family formed Jolley - Potter Enterprises, Inc. dba Big Mountain Outfitters, to oversee, develop and market the property's recreational opportunities. PROPOSED USE. Jolley- Potter Ranches, LLC proposes to use the "Big Mountain" property as a guest ranch offering recreational and other special events. The guest ranch will be available 24 hours a day during the entire year as demand requires. Demand is estimated to be the highest during the hunting and fishing seasons and taper off during the winter. The recreational aspects of the Big Mountain property include hunting, fishing, snow� ailing, cross - country skiing and similar activities. Hunting is estimated to be the most significant use with hunts throughout the State of Colorado big game season. Each hunting typically contains fi -8 guests and may include several guides, Either Jolley otter Ranches, LLC or Big Mountain Ou fitters will operate the hunts and will be licensed, bonded and insured as required by the State of Colorado. Permits have been obtained to operate on both BLM and USDA Forest Service lands adjacent to and adjoining the remaining Potter property. The Big Mountain property also will offer other seasonal, weekend and day uses including weddings, carorate retreats, company picnics, famiiions and weekend vacations. The App ant anticipates initial demo d these types of events to b si imes per year and such ds may average 50 uests with the majority being 20 to gues Cv r�ni�ht lodging facilities can ser guests currently nd the Applicant anticipate 34 ests at ful I build -out. Large events wi e catered by outside contractors for temporary tents, food and beverage catering and portable sanitary services. The volume o : accessing the site on a daily and weekly basis will vary depending on the demand. During the summer and fall, it is estimated that there will be 200 vehicle trips ear month including both hunting and special event traffic. Vehicle trips during -the late winter and spring months will be limited. The location of existing and proposed structures used in connection with guest ranch activities are shown on the site map. The approximate size of the existing structures are as follows: if the main cabin is 2,804 square feet;#) the bunkhouse is 2,772_4 square feet;/} the homestead cabin (currently used for storage and tack) is 3 5, 2 square feet; %j the meat house is 192 square feet; # the water buildin is square andA the generator building is 128 square feet. The approximate size of the(propose4>tructures will be four ea rns LY averaging 804} square feet each and two °meeting bui s etween 2,000 -3,000 square ee . (11'40 -;_ z, 18 70 0 '1 - kv � � /y� 0 9 2152 sk- .60-0-14- PV- �d 0' - \Pa� _(1- �066 SECTION 5.03 STATEME (1) Adequateytilities are in place or will be construc�5prfin conjunction with the proposed use. Elect power is provided on site by a phot voltaic system and a propane generator backu ater is provided by springs located ar the existing and proposed facilities. As se art in the report from Grand RiverCdinsulting, Inc., the springs provide an adequate legal and physical supply of water. A stihnally, the report indicates that the water quality of the springs is good and suitable to provide potable water supplies. Drinking water is treated with an on -site system to ensure palatability. Individual sewage disposal systems provide for sewage disposal. Utility services are in place for each of the existing buildings and will be expanded to each of the proposed buildings as construction occurs. The existing and proposed buildings are identified on the site survey.. (2) No additional street improvements are required. There are two existing access points from County Road 252. Both have provided access to this and adjoining properties for over 50 years. The northern -most access point will be used except in the case of a large short -term gathering such as a wedding. A new driveway from the northern -most access point to the main compound of buildings was built in 1994 and is shown on the site survey. (3) The design of the proposed facilities is organized to minimize impact on adjacent uses of land and to protect the established character of the neighborhood. Initially, objectionable impacts to adjacent owners of property will be limited because, as can be seen from the site survey and Assessor's Map, the surrounding property is owned by Teresa Potter, a principal in Jolley- Potter Ranches, LLC, and the Bureau of Land Management. Further, only four additional cabins (2 two- bedroom and 2 one - bedroom) and two additional meeting buildings are proposed. As can be seen from the site survey, the structures are spaced throughout the 175 acres. Even at full build -out, there will be little impact on the rural character of the neighborhood. (4) No additional review standards under Section 5.00 of the Garfield County Zoning Regulations are applicable.