HomeMy WebLinkAbout5.0 BOCC Staff Report 04.14.1997BOCC 4/14/97
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Special Use Permit for a Resort.
APPLICANT: Alleman, Nicholas, Campbell, L.L.C.
LOCATION: A tract of land located in portions of
Sections 17, 19 and 20, T6S, R93W of
the 6th P.M.; south of Interstate 70
and north of the Rifle Village South
subdivision, approximately one (1)
mile west of Rifle.
SITE DATA: 79 acres.
WATER: City of Rifle
SEWER: City of Rifle
ACCESS: Browning Drive
EXISTING ZONING: A/I
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject tract is located in District F - Floodplain/Severe Environmental Constraints as
designated by the Garfield County Comprehensive Plan's Management Districts Map (1981).
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: This 79.0 acre tract is located south of Interstate 70 , immediately north
of the Rifle Village South subdivision. The majority of the tract is reasonably level and fully
contained within the 100 -year floodplain of Helmer Gulch, except for some steeper hillsides
on the south portion of the property adjacent to the subdivision. It appears the primary type
of vegetation on the tract is various grasses, with a few cottonwoods and some wetland areas
located on portions of the tract There are no permanent structures on the property at this
time. See the vicinity map in the application.
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B. Project Description. The applicant is requesting approval of a special use permit for a
resort to allow for a water skiing club. The applicants propose to expand the size of the lake
by approximately 2.6 acres and 450 feet in length. The lake would be expanded in length
from 1700 feet to 2150 feet as a result dredging out an additional 2.6 acres of land to a depth
of 6 ft. to 8 ft. in depth on the west end of the existing lake. The water ski club would be
a private membership club for fifteen (15) members. The applicants propose to phase the
improvements to the proposed club over two year period. The first year would include the
expansion of the lake and basic grading and drainage improvements to create member
parking and boat storage areas, a boat dock and certain outdoor recreation facilities
associated with the outdoor activities. The second year would see the addition of a
clubhouse, swimming area, gasoline facility and additional outdoor recreational facilities.
In the first year drinking water would be hauled onto the site and sewer would be provided
by portable toilets. In the second year, the proposed clubhouse will be served by City water
and sewer. Access to the ski club will be via the Rifle Village South road system, coming
off of County Road 320. (See application)
Based on the general rules for the ski club, there may be up to three (3) boats on the lake at
one time and operating between sunrise and sunset. The lake may be used seven (7) days per
week, weather permitting. There is a limit to the number of members to a maximum of
fifteen(15) and one guest per member. Memberships may be individual or for a family.
III. MAJOR ISSUES AND CONCERNS
1. Zoning. A resort is allowed by Special Use Permit in the A/I zone district. A resort
is defined as follows:
Dude ranch or guest ranch; hunting or fishing camp, cross country or trail
skiing lodge (any of which shall not exceed twelve (12) dwelling units or
forty-eight (48) beds or visitor capacity), land used for the purpose of
recreation, which provides lodging recreational activities, dining facilities,
commissary and other needs operated on the site for guests or members.
This application is for a lodge for members of the club on land used for the purpose
of recreation, thus the proposal can be classified as a resort. There is no minimum
size for a facility, nor definition of what type of recreation the land has to be used.
Section 5.03.02 of the Garfield County Zoning Resolution requires that the applicant
provide the following information:
(1) Utilities adequate to provide water and sanitation service based on accepted
engineering standards and approved by the Environmental Health Officer shall either
be in place or shall be constructed in conjunction with the proposed use;
(2) Street improvements adequate to accommodate traffic volume generated by the
proposed use and to provide safe, convenient access to the use shall either be in place
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or shall be constructed in conjunction with the proposed use;
(3) Design of the proposed use is organized to minimize impact on and from
adjacent uses of land through installation of screen fences or landscape materials on
the periphery of the lot and by location of intensively utilized areas, access points,
lighting and signs in such a manner as to protect established neighborhood character.
2. Water/Sewer. The applicant's attorney has included a copy of the deed for the
property, which includes augmentation water for the pond usage. A member of the
Lola Anderson family came into the office and stated that the well noted in
application is on their property and cannot be used for this project. There is nothing
written or submitted in support of this claim at the time of the staff report being
written. This well is associated with the water rights for the pond, but the applicants
have 1: - • • ' ° water to use for augmentation in lieu of the well..
Also included in the application is a letter from the City of Rifle, stating that they
will provide domestic use water and sewer to the proposed resort, upon request.
During the first year, portable toilets and hauled water will be used for the domestic
purposes.
3. Access/Streets: Access to the property is through the Rifle Village South
subdivision, which is accessed off of County Road 320. Village Drive and
Browning Drive are roads that Garfield County has maintenance responsibility and
are public roads. The weight of the boat trailers and vehicles pulling them should not
create any excessive weight.
4. Design: The adjacent land uses that would be impacted the most are the houses
located in the Rifle Village South subdivision. There are five (5) houses located on
lots that are adjacent to the proposed water ski lake and on a ridge line that is 40 feet
above the lake. The application indicates that the members may use the lake from
sunrise to sunset, seven days a week. This would allow someone to be skiing as
early as 5:00 a.m. and as late as 9:00 p.m., during the middle of the summer. A
representative of the applicant has indicated that these neighbors have been contacted
and have not expressed any concerns about the use.
There appears to be a potential conflict with the number of members and guests that
can use the lake at one time. While the application limits the number of
memberships to 15, it is not clear how many members may be present at one time
on the lake. A membership may be an individual or a family membership, with no
specification of the number of family members that can be included in the
membership. The General Rules, limit the number of boats on the lake at one time
to three, but no mention of a limit to the number of members and guests that could
be on site at one time. As a resort, the maximum "visitor capacity" is 48 persons at
one time.
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5. Other Comments: Enclosed are two letters submitted at the Planning Commission
hearing. One letter is from a person that leased the lake from the previous owner
since 1986. The other letter is from one of the property owners adjacent to he lake,
who have no objections to the proposed water ski club. (See pgs. )
IV. SUGGESTED FINDINGS
1. That the application is in compliance with the Garfield County Zoning Resolution
of 1978, as amended.
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 that hearing.
3. 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.
V. RECOMMENDATION
The Planning Commission recommended APPROVAL of the proposed resort, subject to the
following conditions:
1. All representations of the applicant, either within the application, or stated before the
Board of County Commissioners, shall be considered conditions of approval unless
stated otherwise by the Board.
2. There will be a maximum of 48 members/guests at any one time on the site.
3. That water skiing will only be allowed between the hours of 7 a.m. to 9 p.m..
4. All boats shall be muffled, with the exhaust system venting underwater.
5. Any extemal lighting shall be oriented inward and downward, so as not to reflect or
shine on any adjacent property.
6. That the construction of a clubhouse will require that the plans be certified by an
engineer at the time that a building permit is submitted. Upon completion of the
building, an elevation certificate shall be submitted to the Planning Department prior
to the issuance of a. Certificate • Occupancy.
F.7. That the applicants provide an access easement along the north and east sides of the
lake for the property owned by the Anderson estate.
'�7 �E-
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APR -08-1937 16:1n CETAB
• • /F- /9,2
April 4, 1997
Mr. Mark Bean
Garfield County Planning Department
109 8th Street
Glenwood Springs, Colorado
81601
Dear Mr. Bean,
I am writing in support of the special use permit
application filed by the Alleman, Nicholas, Campbell Group,
L.L.C. for the proposed continuation of waterskiing at the
small lake and ski facility, located adjacent to the Rifle
South Subdivision.
Since 1986, I have personally been signatory to a lease
with the prior owners of this property. From that time to
present, a group of us water skiers have continuously used
that property under this lease for tournament water skiing,
the use now applied for by the A.N.C. Group.
We also hosted the swimming leg of one or two local tri-
athalons, during this eleven year period. All access to
the ski lake and property was through the Rifle South
Subdivision. I know of no complaints ever made by any
adjacent owner, with regards to our use of this property
for any of the activities I have described.
With our limited access to recreational water facilities in
western Colorado and the proven responsible track record of
the use of this property as a reacreational waterski
facility, I ask that your department approve the special
use permit which has been applied for by the owners.
Kind
Pieter Kelley
(970) 925-6750
IOW
TOTAL F' . n1
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ERIC D. McCAFFERTY
GARFIELD COUNTY PLANNER
109 8TH ST. SUITE 303
GLENWOOD SPRINGS, CO 81601
MARCH 20, 1997
•
DEAR MR. McCAFFERTY,
WE OWN ONE OF THE THREE HOUSES CLOSEST TO THE ANDERSON POND
PARCEL.
WE HAVE MET WITH THE NEW OWNERS OF THE PROPERTY, NOW CALLED LAKE
TOUEYE, ABOUT THEIR PLANS FOR THE PROPERTY. WE HAVE NO OBJECTIONS TO
THE LAKE EXPANSION OR TO THEM USING THEIR LAKE FOR A PRIVATE WATER SKI
CLUB, AS THEY HAVE DESCRIBED IN THEIR SPECIAL USE PERMIT APPLICATION. IT
HAS BEEN USED FOR WATERSKIING (AND OTHER RECREATIONAL PURPOSES) FOR
THE PAST EIGHT YEARS ALREADY.
RESPECTFULLY,
CONNIE AND JOE FRED CASAUS
035 SHOTGUN DRIVE
RIFLE, CO 81650
P
6
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GARFIELD COUNTY COMMISSIONER AGENDA
April 14, 1997
9:45 Building and Planning Report
10:00 Amended Plat - Dietz Subdivision Exemption, Parcel 1
Applicant: Don Wilmoth
10:10 Amended Plat - Rifle Village South, Lot 1, Block 9
Applicant: Baty/Burwell
j1'(i7tJc-
10:30 Public Hearing for a Special Use Permit for a Commercial Recreation Facility
(Private Water Skiing Club), located one mile southwest of Rifle, north of Rifle
Village South Subdivision
Applicant: Lake Toueye Water Ski Club
2:00 Public Hearing for a Zone Text Amendment for the Addition of a Light Industrial
Zone District in Garfield County
Applicant: Mid Continent Resources/Dale Eubank LLC
3:00 Public Hearing for a Conditional Use Permit/Home Occupation, located South of
Rifle on CR 332
Applicant: Jerri Ann & Matthew Renner
3:30 Intergovernmental Agreement between the Town of Carbondale and Garfield
County for the Review of Issuing a Building Permit for a Wastewater
Administrative Building
Exhibit B LAKE TOUEYE WATL -SKI CTB
General Rules Gover ed by County Cam sloners Office
a_s�er
Snecisl Usgyermit
Ilmtd
• Reshct`d to USA Water Ski approved (or similar towboats which shall be muffled, with the
exhaust system venting underwater)
• A life vest must be in the boat far each occupant,
• The use of jet skis, personal water crss2 and other types of power boats shall be prohibited.
Snowmobiling on the property is prohibited,
• Only ane boat at a time in the slalom course.
Guests
• Cfuests ;rust sign a liability waiver 'before ':sing the Lakk. Member must always be present with
guests.
• Limit: two guests per single membership.
"'` . 8.theirL • e _tLid C1 T
• All members are responsible to s `�: ?�aasv comply w -it:. � ,,.r_s of • e Club. This
includes A.BSOLLTTELY, NO ALCOHOL CONSLJLPTION DURING S=..
ACTIVITIES, I.E. DRIVING, RIDING OR SING.
Insurance
• Each boat -owning member must show a S500,000 liability insurance govai-nng rile use of
hisiher boat
i:sa„e/Ru1eq
• Baating activities will be permitted between 7 a.m. =I 9 p.m., seven days week,
• No sets allowed off the property.
• So skiing, driving or riding in the boa: if alcohol has bce.: consumed. NO E. �CEPTIONS TO
THIS RULE.
•
Small children must swim with a life vest and under adult supervision. Drowning
prevenrion is paramount.
• Total maxim= membership and guest occupancy shall net exceed 48 people.
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GARFIELD COUNTY
ROAD AND BRIDGE
P.O. BOX 2254
Glenwood Springs, Colorado 81602-2254
Phone 945-6111
DATE: April 21, 1997
TO: BOCC
FROM: King
RE: Intersection of CR 320 & CR 357
As to your request, I have inspected the County road
intersection at CR 320 & CR 357, as well as the interior road
to Rifle Village South Subdivision.
I have viewed these roads with respect to them being utilized
by parties pulling a typical ski/fishing boat and what safety
factors need to be addressed or revised. With regards to
this inspection, the following points were noted:
RIFLE VILLAGE SOUTH SUBDIVISION (REMINGTON & VILLAGE DRIVE)
1: There is 1 existing 20 MPH sign
We need 3 more 20 MPH signs
2: Two signs at the intersections giving directions to
the lake might be helpful to minimize vehicles
wandering throughout the subdivision.
COUNTY ROAD 320
1: The existing intersection warning signs for both east
and west bound traffic could be moved back providing
sooner notification.
2: The existing 35 MPH sign for east bound traffic
should be moved back to the west.
3: We need a 35 MPH sign for traffic west bound
approximately 1/4 mile from the subdivision entrance.
4: The shortest sight distance that exists is for
vehicles west bound on CR 320 approaching the
subdivision entrance. The distance is approximately
528 feet, which is adequate for a 55 MPH posted
speed.
5: Possible the county should monitor travel speeds on
CR 320 to see typically what traffic speeds are both
east and west of the intersection. This project
would take approximately 6 to 7 days to get adequate
readings.
6: If needed, it might be possible to shave some bank
off of the south side of CR 320 east of the
intersection, to provide even more sight distance.
7: The sigh distance back to the west was very adequate.
I hope this helps with your evaluation.
cc: Sherry A. Caloia
Ron Liston
Eric McCafferty
Ron west
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Lake Toueye SUP 4/14/97
The subject tract is 79 acres in size and located north of the rifle village south subdivision, at the
terminus of browning drive, what has historically been known as Anderson Pond. Except for a
hillside on the southern portion of the tract, the majority of the tract is reasonably level and vegetated
by grasses cottonwoods and some wetland plants and contained within the 100 -year floodplain of
Helmer Gulch. At this time, there are no permanent structures on the property.
The special use permit is to allow the applicants to operate the ski lake as a private resort, with a
membership of 15 either family or individual members. The applicants also propose improvements
to the lake, to be phased over at least 2 years. In the first year, the lake would be expanded,
increasing the total length from approx. 1700 feet to 2150 feet, with a depth of between 6 and 8 feet.
First year improvements would also include grading and drainage improvements, the construction of
a parking area, boat storage area, a boat dock and perhaps other facilities. Improvements for the
second year are proposed to include a clubhouse, swimming area, gasoline facility and related
facilities. Initially, drinking water would be brought to the site and sanitation would be handled by
portable toilets. After this, the proposed clubhouse would be served by City of Rifle water and sewer.
The rules governing the ski club would allow up to 3 boats on the water at any one time, 1 boat in
the course and the other two waiting at the dock. Hours of operation were originally proposed
between sunrise and sunset, which were amended at the Planning commission hearing to be from 7
a.m. to 9 p.m., 7 days per week. Each member would be allowed one guest and as i said, there would
be 15 individual or family memberships.
In terms of zoning, the tract is zoned A/I, which does allow a resort upon the issuance of a special
use permit. This interpretation is derived from the proposal for a lodge, more specifically the
clubhouse, thus meeting the interpretation of a resort. The size of the proposed lodge and the type
of recreational activities allowed are undefined.
The zoning resolution provides certain standards to which special uses must adhere, they are:
1] Utilities adequate to provide water and sanitation service based on accepted engineering
standards and approved by the Environmental Health Officer shall either be in place or shall be
constructed in conjunction with the proposed use;
2] Street improvements adequate to accommodate traffic volume generated by the proposed use and
to provide safe, convenient access to the use shall either be in place or shall be constructed in
conjunction with the proposed use;
3] Design of the proposed use is organized to minimize impact on and from adjacent uses of land
through installation of screen fences or landscape materials on the periphery of the lot and by
location of intensively utilized areas, access points, lighting and signs in such a manner as to protect
established neighborhood character;
As far as water is concerned, the city of rifle has submitted a letter indicating the city will provide
water and sewer to the resort. There has been a question of water rights, whereby apparently, an
• •
existing well proposed to be used for augmentation is on an adjacent property and may not be used
for this purpose. This appears not to be an issue, as the applicants will provide augmentation water
from Green Mountain Reservoir.
In terms of access, the subject tract is reached via county road 320 and the internal street system of
rifle village south, which are county roads. Although access to the site is across a weight restricted
bridge, at Helmer gulch, the weights of the vehicles and trailers should not exceed the posted limits.
Direct impacts from the proposed use would likely be to the residential land uses in the adjacent
subdivision and, most likely, the homeowners and residents on the bluff overlooking the e lake.
Currently, there are 5 homes on the bluff, which is approx. 40 feet above the level of the lake. The
proposed and recommended hours of operation may result in noise impacts to the adjacent residential
land uses. Additionally, there may be a conflict with the amount of members and their guests that
would be allowed to use the sight at any one time. Memberships are limited to 15; however, it is not
clear how many members would be allowed in a family membership. As a resort, the maximum,
visitor capacity at the site would be limited to 48 persons at any one time.
At the planning commission hearing, two letters were submitted, one from an individual who once
leased the property and supports the proposed use, the other letter is from an adjacent landowner who
has no objections to the proposal.
Finally, at its April 9th meeting, the planning commission recommended approval of the application,
pursuant to the listed conditions.
4/1414
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