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HomeMy WebLinkAbout2.0 PC Staff Report 10.14.1998PC 10/14/98 PROJECT INFORMATION AND STAFF COMMENTS 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: 2.27 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. 1 ) 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. (See Pg.S+ Io ) III. 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. 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) 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. E. 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. 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 in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION Staff recommends CONTINUANCE, that the proposed use is desired by some citizens in the area, but that the application as submitted does not provide a level of detail as required to properly mitigate all potential impacts of said use, and to allow the applicant time to provide the following information to staff: 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. 3. That the applicant provide a scaled site plan, at a scale of no more than 1"=50', of the proposed operations, including any proposed traffic mitigation measures as may be required at the intersection of CR 210 and CR 225. 4. 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.