HomeMy WebLinkAbout4.0 BOCC Staff Report 12.07.1998PROJECT INFORMATION AND STAFF COMMENTS
PLANNING COMMISSION ACTION:
BOCC 12/7/98
At their November meeting the Planning
Commission meeting, the PC moved
unanimously to APPROVE this Special Use
Permit with no conditions.
REOUEST: A special use permit to allow Commercial
Recreation in the A/R/RD zone.
APPLICANT: Frank & Rosemary Fraser
LOCATION: A tract of land located in portions of Section
6, T6S, R92W of the 6th P.M.; CR 216, 719
CR 225, Antler Lane, Rifle.
SITE DATA: 22.7 Acres
WATER: Well
SEWER: ISDS
ACCESS: CR 225
EXISTING/ADJACENT ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The site for the special use permit is located in the Rural Areas District as designated by the
1994 Garfield County Comprehensive Plan's Management Districts. This District is
characterized by lands constrained by a lack of municipal water and sewer service, and by
areas of localized environmental constraints.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The site is located centrally between Rifle and Silt, north of Hwy.
6, in the Antlers Subdivision. (See location map pg. )
B. Project Description: The proposal would utilize an existing outdoor arena located on
the southern portion of the subject property, fronted on the south by CR 210 and by
CR 225 on the east. The primary outdoor activity would be special events, outfitting,
horse boarding, horse training and working cattle. Hours of operation are indicated
to be daylight to dark for normal operations and dark to midnight for special events.
(See Pg. )
HI. MAJOR ISSUES AND CONCERNS
Zoning: The proposal is a special use as indicated in Section 3.02.03, Uses, Special
of the Zoning Resolution of 1978, as amended.
Legal Access: Legal access will be provided by CR 225. The applicant has obtained
a Driveway Permit (051- 97D) for this access (See Attachment F). The intersection
of CR 210 and 225 has an odd triangular island intersection, which partially obscured
the applicant's access. This intersection needs to be improved for safety to allow safe
access to the subject property.
Traffic generation is estimated by the applicant to be as follows:
Daily Use: Up to 10 horse boarders.'
Weekly Use: Roping practice- Up to 10 per night, 1 to 3 times per week--
Gymkhana-
eek'Gymkhana- Up to 20 usually once a week
Jackpot Roping- Up to 40
The applicant has indicated that all numbers are subject to change. These figures
reflect actual usage last year.
Based on these estimates, average daily vehicle counts would 14.28 VTD. Currently
staff feels there is insufficient, safe access to the property and that this use will
adversely affect the county roads. Some control over the total number of trips should
be required.
Water: The applicant has, on site, a well, which permits draw for one (1) single
family dwelling, 4,000 SF of irrigated area, and commercial use/livestock watering
at a horse boarding facility. (See attachment E)
D. Sewer: The existing single family dwelling on the north portion of the property utilizes
an ISDS. The arena facility is to use portable BFI temporary facilities.
State and Local Health Standards. No State or Local health standards are applicable
to the application, with the exception of Colorado Department of Health ISDS
setback standards. If food sales are anticipated, the applicant should seek permitting
through the applicable authority.
Site Design The existing layout appears to work for a limited number of participants.
The applicant should be regarded as an industrial operation and provide site mitigation
in compliance with the performance standards as detailed in Section 5.03.08.
IV. SUGGESTED FINDINGS
That proper posting and public notice was provided as required for the meeting before
the Board of County Commissioners.
That the meeting 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.
That for the above stated and other reasons, the proposed special use permit to allow
for an accessory dwelling unit is not in the best interest of the health, safety, morals,
convenience, order, prosperity and welfare of the citizens of Garfield County and
therefore should be denied.
V. RECOMMENDATION
Staff recommends DENIAL, that although the proposed use is desired by some citizens in
the area, the application as submitted does not provide a level of detail as required to properly
mitigate all potential impacts of said use and the use as proposed is not located in a feasible
location based on road access, future adjoining residential growth and the introduction of an
intense commercial use into a primarily rurban area.
If the permit is to be approved, staff recommends the following conditions:
1
That all representations of the applicant, either within the application or stated at the
meeting before the Board of County Commissioners, shall be considered conditions
of future review.
That the applicant provide a traffic study, including trip generation modeling, and
potential mitigation measures, if required, for access and use of the site as a use
indicated in the application packet.
That the applicant improve the intersection of CR 210 and CR 225 to handle the
increased use to the satisfaction of the County Engineer and provide a scaled
mitigation plan, at a scale of no more than 1"=50', of any proposed traffic
mitigation measures as may be required at the intersection of CR 210 and CR 225.
That the applicant provide evidence, through engineered studies, that the use will
not create undue burden of off-site, light, noise, or other nuisances, as may be
generated by such use, and affect surrounding properties.
That the applicant be limited to a maximum of 10 externally generated vehicle trips
per day, on average during any weekly period.
That the use be limited to a total of fifty (50) persons using on-site facilities at any
given point during permitted hours of operation. No persons shall be allowed to use
facilities beyond general maintenance and routine use in association with the
guiding and outfitting and general agricultural operations on the facility.
That the use be limited to daylight to dusk hours of operation and that no night
activities be approved.
That the use be limited to two days per week and one day on the week end.
That the use shall not use amplified sound devices.
That the arena area shall not be floodlit.
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