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Home My WebLink About3.0 PC Staff Report 11.12.1998I t' old To Ainera ra a 70 ry AS s'B,* gn ) . PC 11/12/98 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: WATER: SEWER: ACCESS: EXISTING/ADJACENT ZONING: 2.273Acres Well ISDS CR 225 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 19", 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. 11. DESCRIPTION OF THE PROPOSAL Site Description: The site is located centrally between Rifle and Silt, north of Hwy. 6, in the Antlers Subdivision. (See location map pg. 7 ) 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 horse boarding, horse training and working cattle. (See Pg.5+1/o ) III. MAJOR ISSUES AND CONCERNS A. 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) f6r 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 SE 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. 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. w ZvNrza- 3. That the applicant provide a scaled site plan, ata scale of no more than 1"=501, 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. f44p ?oh&p `'&/Z Cie-tlo 3 3290 County Road 210 Rifle, CO 81650 November 12, 1998 Building and Planning Commission Garfield County 109 - 8th Street Glenwood Springs, CO 81601 Re: Special Use Permit Application, Frank and Rose Fraser 0719 County Road 225, Rifle, CO 81650 Ladies and Gentlemen: Please accept this letter in support of the above application for a special use permit to operate a horse barn and riding arena at the location listed above. I originally attended the previously scheduled hearing on this matter, which hearing was deferred. Unfortunately, our schedules may not allow attendance at this evening's hearing. As an adjoining property owner, I would point out several positives in this request: 1. The area is rural in nature; the requested use for horse -centered activities is for the most part considered rural in nature. 2. During this past summer, the Frasers have repeatedly tried to be good neighbors with respect to activities held at the facilities. Without lights in place, late evening hours are not an item of contention. Indeed, this may be the only significant future problem to be faced if not considered in advance. 3. In addition to "commerical" activities held at the facilities, Mr. Fraser has graciously allowed use of the facilities by several 4-H and area youth rodeo groups for practice and learning sessions. With ever-increasing commercial use of the Garfield County Fairgounds facilities, use of those facilities by these youth groups has been necessarily limited. 4. The present lay of the county roads and the location of the irrigation canal considerably regulate traffic concerns. Travelling too fast on roads 225 and 210 in that location will "end you up in the canal" in the blink of an eye. Of course, every scenario has negatives as well. However, we believe that for the most part the positives outweigh the negatives. We would request favorable consideration of the application presented by Mr. and Mrs. Fraser, with consideration to late-night hours stipulated in advance. ncere Alvin G. and Linda S. Hansen U -� 1-1-1A and )-V-i1 nt61 , .6A-r� n� ark Qi1)n4-e.11UC1 -t 'eApou cab n GA.44 2cI& m(4eA - pui-c60 J1V(Q Jrowe caPiz_r\ .)o\noltvYtAiLz mayil ykiLA Cud U33(Act ( t apprtaate. a.Aiuo -e rcv 3 1/4-rOup_RA . .w CJIQ.KA rna .nt V. 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