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Home My WebLink About2.0 BOCC Staff Report 08.02.1993REQUEST: • • IN) s;, PPDDP of -('QAC 64R-Cz BOCC 8/2/93 PROJECT INFORMATION AND STAFF COMMENTS Special Use Permit to allow for a Public Gathering in the A/R/RD Zone District (Wing Sport Trade Show - Coryell Ranch) APPLICANT: Mike and Holly Gould LOCATION: Located in portions of Section 28 and 29, T7S, R88W of the 6th P.M.; located on the south bank of the Roaring Fork River, adjacent to the Aspen Glen Property. SITE DATA: 255.83 Acres EXISTING ZONING: A/R/RD ADJACENT ZONING: A/R/RD, Aspen Glen PUD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in District C - Rural Areas, Minor Environmental Constraints. II. DESCRIPTION OF PROPOSAL A. Site Description: A portion of the site, known as "The Coryell Ranch", is currently leased by Unocal to Mike and Holly Gould and is operated commercially as the Upland Mesa Wildlife Park. Other uses on the site, also under a lease, include irrigated agricultural uses. A vicinity map is shown on page � _ . B. Request: The applicants are applying for a Special Use Permit to allow for a Public Gathering in the A/R/RD zone district. A public gathering is defined as an event with expected attendance exceeding 500 people. Expected total attendance at the time of application was 10,000. The actual carrying capacity of the event is limited by available parking. Events will include the following: • Guide and Outfitting exhibits • Archery and sporting clays • Chili Cookoff • Four Wheel and ATV demonstration 1 • • • Llama, Pack Horse, and Hunting Dog Demonstrations • Arts, Crafts, and other Exhibits The event is scheduled from August 12 to August 15, with hours from 10:00 AM to 8:00 PM. A maximum of 20 RVs would be allowed on the property, and no camping would be allowed. A site plan for the event will be presented at the hearing. The applicant's cover letter is attached on page"_ 3 III. MAJOR ISSUES AND CONCERNS 1. mss: Access to the site is from two points: The main ranch entrance at the east end of the Ranch; and the west entrance at the school bus turnaround. The applicant's attorney (Tom Smith, Austin, Peirce and Smith), has provided a legal opinion regarding the legal ri ht�t use the access on the west side of the property (see letter on pages Y'31 ). Three (3) parking areas have been identified on the site plan, with approximately 380,000 square feet of available parking. Based on commonly applied parking standards, the site could accommodate between 950 and 1,520 cars. ` Staff suggests that the lower range is more reasonable, based on the lack of stripping and painted stalls. Based on conversations with the applicant, expected attendance will not exceed 500 people at any one time. No parking would be allowed on County Road 109, and cars will be turned away when the parking capacity for all lots is reached. 2. Waste Disposal: Staff contacted the Colorado Department of Health (CDOH) regarding portable toilet requirements. Assuming 500 people in attendance, CDOH requirements require 6 portable toilets on-site.2 The applicant has indicated that eight (8) portable toilets will be available. Staff suggests that eight (8) portable toilets be a condition of approval. 3. Security- Off-duty Sheriff officers will provide security on-site 24 hours a day. At least 2 officers will be on the property at all times. In addition, over twenty- five (25) volunteers will be available for clean-up, parking control, and monitoring other activities on the site. Conversations have been held with Levi Burris regarding security, and the applicant has been directed to finalize arrangements prior to the public hearing. 4. Alcohol: No alcohol will be served on the property. 5. Safety Zones: The sporting clay activity is being conducted by the National Sporting Clays Association (NSCA). A "safety zone", defined as a 300 yard area from the center stand, is built into the NSCA standards. The set-up and management of the clay shoot will be under the direction of a NSCA pro am supervisor. Documentation from the NSCA is attached on page./ Source: Site Planning, by Kevin Lynch and Gary Hack, (1990), p. 461. The standard applied estimates the total area of a parking lot, per car, is in the range of 250 - 400 square feet per car. 2Standards and Regulations for Group Gatherings, Colorado Department of Health, Section 6.3. Required sanitary facilities are two (2) for the first 100 persons and one for each additional 100 persons. 2 • • 6. First Aid: First aid will be provided by the Carbondale Volunteer Fire Department under the direction of Ron Leach. There will be two (2) EMTs on site during the hours of operation (10:00 am to 8:00 pm). A fully equipped emergency vehicle will be on the premises and will be radio -equipped to call for additional assistance if necessary. 7. Insurance: Insurance currently in effect include the following: • Comprehensive general liability policy issued by Farmer's Alliance Insurance Company. This is an agri-range policy in the amount of $1 million. It contains no exclusion for special events; • General liability policy issued by Colorado Western Insurance Company. This is a sportsman's club policy in the amount of $1 million to cover the activities of the Upland Mesa Wildlife Park; • A special event general liability application issued by Colorado Western Insurance Company in the amount of $1 million. All these policies have overlapping coverages. 8. Consent of Property Owner: Unocal has given consent to the Wing Sport Trade Show, as evidenced by a July 13, 1993 letter from Jim Lochhead (see pages /64 / 1 ). Note that the consent is based on conditions no less stringent than Tom Smith's letter dated July 7, 1993 (see pages /oWil The conditions of approval staff is suggesting are in fact more stringent than Tom Smith's letter. 9. Impact on Adjacent Land Owners: Staff has not received any objection from adjacent property owners in regards to the proposal. In addition to the Gould's, there are two other leaseholders on the property. Both Jim Lochhead and Tom Smith contacted these lessees, and no objections have been received to date. Primary impacts to adjacent properties center on traffic and noise. The primary noise generator associated with the application appears to be the trap shooting. Staff suggests that shooting be limited to the hours of 8:00 am to 5:00 pm. Traffic impacts could be significant. County Road 109 has a road profile that includes numerous vertical and horizontal curves which limit site distance. In addition, the lane width varies. Staff suggests that no parking be allowed on County Road 109. In essence, when available parking is filled on-site, participants will have to be turned away. L SUGGESTED FINDINGS 1. That proper publication and public notice was provided as required by law for the hearing before the Board of County Commissioners. 2. 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 the hearing. 3. That the application is in compliance with the Garfield County Zoning Resolution of 1978, as amended. 3 • • 4. For the above stated and other reasons, the proposed use is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. VI. RECOMMENDATION Staff recommends approval of the SUP based on the following conditions: 1. That all verbal and written representations made by the applicants in the application and at the public hearing shall be considered conditions of approval unless specified otherwise by the Board of County Commissioners. 2. No parking will be allowed on County Road 109 due to site restrictions and roadway width. The applicant will provide signage, readable from County Road 109, prohibiting parking on the County right-of-way. 3. The applicant shall submit documentation ensuring that at least 8 portable toilets will be on-site prior to the start of the trade show. 4. No additional vehicles will be allowed on the site when the parking lots reach capacity. 3 -- -All-elay shoeting- will -occur bet ween a oaf -18: 0-am-4a-Sa80-pm: , 7141Z o0 6. The SUP is valid from August 12, 1993 to August 5, 1993. 7. The applicant shall submit documentation from The Garfield County Sheriff's Department ensuring the County that security arrangements have been finalized prior the issuance of a SUP. 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