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HomeMy WebLinkAbout2.0 BOCC Staff Report 06.11.2007Exhibits for Public Hearing on June 11`h, 2007 — Glenwood Caverns Text Amendment Exhibit Letter (A to Z) Exhibit A Garfield County Zoning Resolution of 1978, as amended B Application C Staff Memorandum D Email from A'Lissa Gerum, City Planner Glenwood Springs, dated 4/30/2007 BOCC 06/11/2007 CR GLENWOOD CAVERNS PROJECT INFORMATION AND STAFF COMMENTS REQUEST APPLICANT / OWNER EXISTING ZONING Amend the text of §2.00 (Definitions) of the Garfield County Zoning Resolution of 1978, as amended to include a definition for "Commercial/Recreational Facility/Park" POW, Inc. Steve Beckley 51000 Two Rivers Place Glenwood Springs, Colorado Agricultural/Industrial STAFF RECOMENDATION Approval 1. BACKGROUND: "Commercial/Recreational Facility/Park" is an existing use contemplated as a Special Use in the Agricultural/Residential/Rural Density and Agricultural/Industrial Zone Districts. Presently, this use is not defined in the land use code. 2. REQUEST: The Applicant would like to amend the Garfield County Zoning Resolution of 1978, as amended by defining the use. The Applicant owns and operates Glenwood Caverns Adventure Park in Garfield County. Like most employers in Garfield County the lack of attainable housing makes it difficult to retain employees. The proposed definition would allow for on-site employee housing and define the operation standards of the existing use as follows: Commercial/Recreational Facility/Park An area or facility that provides recreation or entertainment to the public for a fee and customary accessory uses including buildings for retail establishment, visitor center, dining, and shelter and enclosures of persons, animals or property employed in any of the above uses. 1 BOCC 06/11/2007 CR Staff Comment Defining the existing use identified in the Zoning Code allows for a clear and consistent interpretation at Staff level. Garfield County Comprehensive Plan Section III — Goals, Objectives, Policies and Programs §8.0 Natural Environment identifies tourism as an integral component to the economy of Garfield County. The proposed definition will create opportunity for employers in the tourism industry to provide on-site employee housing. Staff suggests the following changes to the Applicant's proposed definition. Commercial/Recreational Facility/Park An establishment that provides recreational or entertainment attractions to the public for a fee and customary accessory uses including transport, souvenir retail, visitor center, dining, shelter of animals, dwelling units restricted to persons employed on-site during the entire duration of occupancy, and facilities used exclusively for the preparation, maintenance and storage of equipment used in Commercial/Recreational Facility/Park business operations. 3. SUGGESTED FINDINGS This request was reviewed by the Planning Commission on May 9th, 2007. The Commission recommended that the Board of County Commissioners approve the request to amend § 2.00 of the Garfield County Zoning Resolution of 1978, as amended to include a definition for Commercial/Recreational Facility/Park with the recommended changes by Staff. 4. SUGGESTED FINDINGS 1. 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 meeting. 2. That the proposed text amendment can be determined to be in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County 3. That the application is in conformance with the Garfield County Zoning Resolution of 1978, as amended. 4. RECOMMENDATION Staff recommends the Board of County Commissioners approve the proposed text amendment to the Zoning Resolution of 1978, as amended to include the following definition of Commercial/Recreational Facility/Park in § 2.00: 2 BOCC 06/11/2007 CR Commercial/Recreational Facility/Park An establishment that provides recreational or entertainment attractions to the public for a fee and customary accessory uses including transport, souvenir retail, visitor center, dining, shelter of animals, dwelling units restricted to persons employed on-site the entire duration of occupancy, and facilities used exclusively for the preparation, maintenance and storage of equipment used in Commercial/Recreational Facility/Park business operations. 3 Craig Richardson From: Alissa B. Gerum [abgerum@ci.glenwood-springs.co.us] Sent: Monday, April 30, 2007 3:35 PM To: Craig Richardson Subject: RE: Definition - Glenwood Caverns Adventure Park Craig - EXHIBIT ID Thank you for the clarification. Our comments on the proposed definition are as follows: The definition seems to be broad and permissive. We are concerned that this could result in Targe commercial complexes of varying types with substantial impacts on surrounding uses. We would ask you to consider coupling the definition with performance review standards that address the siting of these uses, their accessibility, and their impacts on surrounding uses. A'Lissa Gerum City Planner City of Glenwood Springs 101 W. 8th Street Glenwood Springs. CO 81601 abgerumaci.glenwood-springs.co.us phone - (970) 384-6405 fax - (970) 945-8582 From: Craig Richardson [mailto:crichardson@garfield-county.com] Sent: Monday, April 30, 2007 10:07 AM To: A'lissa B. Gerum Subject: RE: Definition - Glenwood Caverns Adventure Park We do not have a definition for Commercial/Rec. Fac./Park. The Applicant is pursuing a text amendment creating one in §2.00 of the Zoning Resolution. Below you will find the Applicant's proposed definition and Staffs suggestion. Let me know if you need any additional information. I apologize for not referring the text amendment request to your office. Applicant's suggested definition Commercial/Recreational Facilitv/Park An area or facility that provides recreation or entertainment to the public for a fee and customary accessory uses including buildings for retail establishment, visitor center, dining, and shelter and enclosures of persons, animals or property employed in any of the above uses. Staff suggestion Commercial/Recreational Facility/Park An establishment that provides recreational or entertainment attractions to the public for a fee and customary accessory uses including transport, souvenir retail, visitor center, dining, shelter of animals, dwelling units restricted to persons employed on-site the entire duration of occupancy, and facilities used exclusively for the preparation, maintenance and storage of equipment used in Commercial/Recreational Facility/Park business operations. 6/5/2007 June 5, 2007 Mr. Craig Richardson Garfield County Planning 109 8th Street, Suite 303 Glenwood Springs, CO 81601 EXHIBIT Re: Amendment to Special Use Permit for Glenwood Caverns Dear Mr. Richardson: In response to Ms. A'lissa Gerum's letter dated May 3, 2007, the following is a summary of our response: 1. We believe that a majority of our application fits within the guidelines of our existing city permit. If any of the proposed items require an additional city special use permit we will apply to the city prior to the development of the item in question. a) Road Access — Our intention was to utilize buses/vans to allow people to access the park that have a fear of riding the tram. Also, we utilize bases/vans in emergency situations such as weather issues which force the closure of the tram. Please keep in mind that Glenwood Caverns does 100% of the road maintenance on Transfer Trail including trash removal, grading, snow plowing, ditch cleaning, dust suppression, and culvert maintenance. If the city requires an amendment to our special use permit we will limit our road usage to our currently defined permit until an amended permit can be obtained. b) We will monitor our parking this summer and meet any required amendments to our existing city permit. c) We plan on meeting or exceeding the city requirements as far as non - reflective glass and roofs with natural non -reflective colors. The maze will be lower than the existing tree canopy and will be difficult if not impossible to see from town. For example, the existing climbing wall is 32 feet tall and is hard to see from town. 2. Our existing permit allows for additional construction with the installation of two additional 17,000 gallon tanks. We were trying to get additional water for fire protection by building the 150,000 gallon pond. We would be agreeable to 51000 TWO RIVERS PLAZA ROAD GLENWOOD SPRINGS COLORADO 81601 1 TEL 970 945-4CAV (4228) 1 800 530 1635 1 FAX 970 945 2051 (:T PAT-Wnnn(` A 17RRATQ COM installing the two additional tanks as previously proposed instead of the pond prior to the expansion of the gift shop, maintenance facility or employee housing. 3. Employee Housing — the use on site would be for seasonal employees that will not have vehicles. We would be agreeable to limiting the housing to staff that does not have vehicles during the summer when parking is at a premium. During the winter we would like the ability to provide housing for any employees since parking at that time is not an issue. 4. Comments on the Fire Department letter have been addressed in a separate communication. Please let me know if you have any questions. I can be reached at 970-618-7127. Thanks Steve Beckley Owner 51000 TWO RIVERS PLAZA ROAD GLENWOOD SPRINGS COLORADO 81601 1 TEL 970 945-4CAV (4228) 1 800 530 1635 1 FAX 970 945 2051 (:1 FTNT\N(VlnCAVP1?VC (YIAA June 5, 2007 Mr. Craig Richardson Garfield County Planning 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Re: Amendment to Special Use Permit for Glenwood Caverns Dear Mr. Richardson: EXHIBIT 1 J Pursuant to our conversation last week, I am writing to inform you that I will be out of town on the day of our hearing to handle some family issues. I am requesting that Russell Disberger and Kelly Bates be allowed to represent myself, POW, Inc., Glenwood Tramway, LLC, and Glenwood Caverns, Inc. at the hearing. It is also my request that the hearing for the Special Use Permit be granted a continuance until the next meeting on June 18, 2007. At that time I will be in town and will be able to answer all questions personally. I apologize for any inconvenience. Please let me know if you have any questions. I can be reached at 970-618-7127. Thanks Steve Beckley Owner 51000 TWO RIVERS PLAZA ROAD GLENWOOD SPRINGS COLORADO 81601 1 TEL 970 945-4CAV (4228) 1 800 530 1635 1 FAX 970 945 2051 ni FAJWnnTIC A V F1MIC CflM Garfield County March 15, 2007 Steve Beckley Glenwood Caverns and POW, Inc. 51000 Two Rivers Plaza Road Glenwood Springs, CO 81601 BUILDING & PLANNING DEPARTMENT RE: Text Amendment to Zoning Resolution §2.00 and §3.01.03 and SUP Application Dear Mr. Beckley, This office is in receipt of the Zoning Resolution Text Amendment and Special Use Permit application for Glenwood Caverns. This letter is to inform you that the application has been deemed technically complete. Please understand that a determination of technical completeness shall not be viewed as a recommendation of approval, finding of an adequate application, or a finding of general compliance with any goal or objective of the Garfield County Zoning Resolution. This application will be reviewed by Staff and a report will be sent to you. The Garfield County Planning Commissioners will discuss and review the proposed Text Amendment at a public meeting scheduled on May 9th, 2007 at 6:30 pm. The meeting will be held in the Commissioners' Meeting Room in the Garfield County Plaza Building, 108 8`" St., Glenwood Springs, CO 81601. As a matter of process, the Planning Commission will make a recommendation to the Board of County Commissioners who shall hold an advertised public hearing on the proposed Zone Resolution Text Amendment at a regularly scheduled meeting on June 11th, 2007. At this time the Board will also hold a public hearing to consider the proposed SUP. The meeting will be held in the Commissioners' Meeting Room in the Garfield County Plaza Building, 108 Bch St., Glenwood Springs, CO 81601. The Applicant shall be solely responsible for the publication. Applicant shall present proof of publication at or before the meeting. The item cannot be heard if correct noticing requirements have not been met. Notice for the hearing shall be given as follows: Notice for BOCC Text Amendment Hearing 1. Notice by publication, including the name of the applicant, description of the subject lot, a description of the proposed amendment, nature of the meeting, date, time and place for the hearing shall be given once in a newspaper of general circulation in that portion of the County in which the subject property is located at least thirty (30) but not more than sixty (60) days prior to the date such hearing, and proof of publication shall be presented at hearing by the applicant. 108 Eighth Street, Suite 401 • Glenwood Springs, CO 81601 (970) 945-8212 • (970) 285-7972 • Fax: (970) 384-3470 1 • Garfield County BUILDING & PLANNING DEPARTMENT Notice for BOCC SUP Hearing 1. Notice by publication, including the name of the applicant, description of the subject lot, a description of the proposed subdivision and nature of the meeting, and the date, time and place for the hearing shall be given once in a newspaper of general circulation in that portion of the County in which the subject property is located at least thirty (30) but not more than sixty (60) days prior to the date such hearing, and proof of publication shall be presented at hearing by the applicant. 2. Notice by mail, containing information as described under paragraph (1) above, shall be mailed to all owners of record as shown in the County Assessor's Office of lots within two hundred feet (200') of the subject lot, all owners of mineral interest in the subject property, and all tenants of any structure proposed for conversion to condominiums, at least thirty (30) but not more than sixty (60) days prior to such hearing time by certified return receipt mail, and receipts shall be presented at the hearing by the applicant. 3. The site shall be posted such that the notice is clearly and conspicuously visible from a public right-of-way, with notice signs provided by the Planning Department. The posting must take place at least thirty (30) but not more than sixty (60) days prior to the hearing date and is the sole responsibility of the applicant to post the notice, and ensure that it remains posted until and during the date of the hearing. The appropriate notice for the Board of County Commissioners meeting will be presented during the site visit scheduled for Friday, April 13th, 2007. Note: Please submit 20 copies of the completed TEXT AMENDMENT application (copies for both Planning Commission and Board of County Commissioners Meeting) and 12 copies of the completed SPECIAL USE PERMIT application to this office no later than April 2", 2007. If the copies have not been submitted by this date, your public meeting and/or hearing may be jeopardized. Do not hesitate to contact this office in the event you have any questions. Best regards, Craig Richardson Senior Planner 1 108 Eighth Street, Suite 401 • Glenwood Springs, CO 81601 (970) 945-8212 • (970) 285-7972 • Fax: (970) 384-3470