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HomeMy WebLinkAbout4.0 PC Staff Report 04.09.1997• • PC 4/09/97 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. • • 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. MAJOR ISSUES AND CONCERNS 1 1. Zoning. A resort is allowed by Special Use Permit in the 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 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. 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. It appears that this well may be associated with the water rights for the pond and they can be augmented with Green Mountain Reservoir water. 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. 1: .Den'7' t , �� - a • 1 Staff would suggest that the following conditions of approval be placed on the application: 1. There will be a maximum of 48 members/guests at any one time on the site. 2. That water skiing will only be allowed between the hours of 7 a.m. to 7 p.m.. 3. All boats shall be muffled, with the exhaust system venting underwater. 4. Any external lighting shall be oriented inward and downward, so as not to reflect or shine on any adjacent property. IV. SUGGESTED FINDINGS 1. That the application is in compliance with the Garfield County Zoning Resolution of 1978, as amended. That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 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 APPROVAL, subject to the following conditions: Z l' ii,,,e)0 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. I'l - 2. There will be a maximum of 48 members/guests at any one t, e n the sid�e1-44.40)4 __ 3. That water skiing will only be allowed between the hours of a.m. to 7 m, }. All boats shall be muffled, with the exhaust system venting underwater. VA'. A'► . 5. Any external 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 of Occupancy. U© h na-mf_,74c' // 0 i r T�- 4-4 j� SpCitk-(4-s, Q 7L Sala e -- e ,V414, 4 L L - -t-i-i-- ,,,it-i---g-ea.._," 0_0-74 60%tylill („c-Ael A at -- .4-t4, to /24-774 • /2//71k 7i-- . - -10-t-67-Eio a")-1 74 r---' 4' ----- 7>GA,,c..-- ,ed / ( 04..i .,,I,e---- ---/Y1-1--- .A-1--- — 2 -7/// ‘,L.7_,1-.-.. a/1.-444 .€7.1_#49 ii(- ./0, ,,St= t e, 7‘?9 474- A '",/'(1? e /1-1-</ /772 -8 -iii ,e,1_ r>,/ t . A L 1 4 d 1 -Y0--` ah -e -7A74 //4/1-i6:17---) . 0-? 'e`°4!lKl p L w�a APR -08-1997 16:10 CETAE 9709204378 F. 01 1 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. 1 know of no complaints ever __.made by any adjacent owner, with regards to our use of this property for any of the activities 1 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 eter Kelley (970) 925-6750 TOTAL P.01 • ERIC D. McCAFFERTY GARFIELD COUNTY PLANNER 109 8TH ST. SUITE 303 GLENWOOD SPRINGS, CO 81601 MARCH 26, 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 �7,�j 035 SHOTGUN DRIVE RIFLE, CO 81650 G -Clf.t Apr -09-97 01:50P 12:00 AM 11:00 PM 10:00 PM 09:00 PM 08:00 PM 07:00 PM 06:00 PM 05:00 PM 04:00 PM 03:00 PM 02.00 PM ro 01:00 PM 0 ▪ 12:00 PM m E R 11:00 AM • 970-945-1253 P.01 • Grand Junction Sunrise and Sunset Times From: NOAA field office OA 'lout ( Ote4Afr At heti< Ake; jSjilif;OA 10:00 AM 09:00 AM 08:00 AM 07:00 AM 06:00 AM 05:00 AM 04:00 AM 03:00 AM 02:00 AM 01:00 AM 12:00 AM May 15 June 15 July 15 Aug 15 Sept 15 Date ,t -k • SUNRISE SUNSET Zancanella & Assoc 04/09/9' 1 SUNSET.WK4