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HomeMy WebLinkAbout2.0 BOCC Staff Report 12.08.1986REQUEST: APPLICANT: LOCATION: • BOCC 12/8/86 PROJECT INFORMATION AND STAFF COMMENTS Public Hearing Commercial Park Special Use Permit Highland Land Company A parcel of land situated in Section 7, Township 7 South, Range 88 West, located approximately 4-1/2 miles south of Glenwood Springs at Lot 3, Van Rand Industrial Park off Morand Road. SITE DATA: The site consists of 2.287 acres WATER: Existing Central System SEWER: Existing Central System ACCESS: Access Drives off Morand Rd. and Hwy 82 Frontage Rd. EXISTING ZONING: C/G ADJACENT ZONING: C/G, A/R/RD, and P.U.D. I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The site is located in the Subdivision Designation of the Comprehensive Plan Management District Map. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The site is located in the Van Rand Industrial Park Subdivision, lying between the Hwy 82 Frontage Rd. and County Rd. 114. The site is sparsely vegetated and partially paved, with a single existing building/shop located along the southern property line. The site has moderate slopes terraced back toward the rear of the lot where the slope becomes much steeper. Adjacent land uses are mainly commercial and include auto body shops, a lumber store, and vacant land. B. Project Description: The applicant proposes to construct two new attached buildings, 120' x 100' and 275' x 50' in size, on the site to function as a commercial park. The existing building is to be removed. The maximum number of uses proposed is 12, with 46 off-street parking spaces provided. One building is proposed to house a drywall supply center, office, and 6 -bed bunk room for intermittent use by truck drivers. The other building is designed to house up to 11 separate uses, all of which are allowed by the underlying C/G zoning. (See Page 6 Access is proposed off of Morand Rd. with a secondary access point to be developed directly off of the Hwy. 82 Frontage Rd. by means of an easement across an adjacent common area parcel. III. MAJOR ISSUES AND CONCERNS 1. The Garfield County Zoning Resolution requires one off-street parking space for every 200 sq. ft. of office/retail space with no requirement for storage/warehouse space. The applicant proposes to limit office/retail space in the commercial park based on the parking available, as follows: Drywall Supply Center: 1250 sq. ft. office 6.25 spaces 6 -bed bunk house 6.00 spaces 10,750 sq. ft. storage 0 spaces Attached Building: 6750 sq. ft. shared 33.75 spaces office space 7000 sq. ft. storage 0 spaces 2. The proposed new access off the Hwy 82 Frontage Rd. will require State Highway Department approval. In addition, the access point onto Morand Rd. should be relocated from the intersection with the Frontage Rd. to allow for adequate ingress and egress and not to cause congestion at the intersection. This access may also require Highway Department approval depending on proximity to the Frontage Rd. 3. The central sewage disposal system for the industrial park is designed with a 2,000 gpd capacity of which only 160 gpd has been allotted to this site, based on information submitted by the applicant. This limited capacity and recent problems with the system indicate that uses on the lot should be limited to low volume producers of sewage. To establish these limitations, the applicant should also submit an engineer's statement establishing the adequacy of the existing central sewage system to service the uses proposed in the commercial park. This statement should include maximum levels of service for the entire development such as occupancy, toilets, total volume available. This should also address potential development on vacant lots. 4. The central water system for the industrial park is served by a well producing 12 gpm, with 20,000 gallons of storage capacity. Based on conversation with the Homeowners Association, the system has been operating adequately. 5. The applicant will be required to comply with Garfield County Building Code requirements, including but not limited to fire wall separation between buildings and units, and the provision of adequate toilet facilities for the proposed uses. 6. Based on the number and variety of potential uses within the commercial park, notification to the Garfield County Building, Sanitation, and Planning Department should be required whenever a new tenant or occupant is proposed for the commercial park. This would allow for review of plans and specifications and verification of compliance with zoning and building codes along with the provisions of the special use permit. 7. Comments have been received and a letter is to be submitted from the Los Amigos Partnership, expressing concern regarding this proposal and the potential development of a future gravel pit on their adjacent property. IV. 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 that hearing. DOA • • IV. SUGGESTED FINDINGS (Cont.) 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, with the following conditions: 1. All representation 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. That the applicant be limited to a total of 12 separate uses on the site, with a maximum of 8,000 sq. ft. of office and retail space and a 6 -bed bunk room; -to be served by 46 off-street parking spaces on the lot. rl / h -G4/ 3. That the applicant submit proof of approval from the Colorado Highway Department for new or expanded access points where appropriate. 4� That the applicant relocate the access onto Morand Rd. to allow for setback from the intersection with the Hwy 82 Frontage Rd. in accordance with the Uniform Traffic Code and the Colorado Highway Department. 5. That the applicant submit a qualified engineer's statement establishing the adequacy of the central sewage disposal system to handle the proposed uses, to include maximum numbers of occupancy and plumbing facilities sufficient to review future tenants of the site for compatibility with available sewage capacity. The number and types of uses allowed on the site shall be further restricted in accordance with the limited sewage capacity. 6. That the applicant or property owner shall notify the Garfield County Building, Sanitation, and Planning Department prior to the installment of any new tenant or expansion of existing tenants on the site. In addition, the applicant/owner shall submit plans and specifications at that time to allow for verification of compliance with the Zoning Resolution, Building Code, and provisions of the special use permit. 7. That the uses to be allowed within the commercial park be limited to those indicated in the application, with the exception of "personal service establishments including bank, barber or beauty shop, laundromat or dry cleaning plant serving individuals only, mortuary, photo studio, restaurant, reading room, private club, theater, and indoor recreation". 8. That the applicant shall have 120 days from the date of The Resolution of Conditional Approval to meet all conditions set forth in the Resolution. The Special Use Permit shall be issued when all conditions are met and shall expire 120 days after issuance unless use has commenced. ASY1, hL v". 0215 I)N - 0,44_ tazwyd4 4,4 v24iZ 1 r-mtce eq,4,m401J mss. N 1 • PROPERTY USE The principal user. Eagle Materials, Inc., will operate a drywall supply distribution center, storing drywall and accessories. metal studs and related tools. Contained within the 12.000 square foot warehouse is a 1,250 square foot office an a bunk house above the office for intermittant use by truck drivers. Their outdoor storage is to be screened with opaque fencing. Attached to their facility, but separated by a fire wall and accessed from another entry, is leasable retail/commercial space. This building can be potentially separated into eleven, 1250 square foot spaces. • Due to limited parking space on this property, a total square footage of retail/commercial space has been set by available parking spaces. Using one parking space/200 square foot for retail/commercial development, the set maximum area is 9200 square feet of office/retail area with no parking required for storage/warehousing. Subtracting 6 spaces for the bunk house, the total remaining spaces are 40. Based on 40 spaces. total remaining retail/commercial area is 8000 square feet. Subtracting the drywall supply office, total remaining area is 6750 square feet. which indicates that almost 50X of the speculative space can be filled with office/retail uses, and the remaining be used for storage/warehousing. Uses intended for this park also include: Office for conduct of business or profession, studio -for conduct of arts and crafts provided all activity is conducted within a building; Wholesale and retail establishment including sale of food, beverages, dry -goods, furniture. appliances. automotive and vehicular equipment, hardware, clothing, mobile homes, building materials, feed, garden supply and plant materials; Personal service establishment, including bank, barber or beauty shop; laundromat, laundry or dry-cleaning plant serving individuals only; mortuary, photo studio, shoe repair, tailorshop, restaurant, reading room, private club, theater and indoor recreation; General service establishment, including repair and service of automotive and vehicular equipment, vehicular rental, service and repair of appliance, shop for blacksmith, cabinetry, glazing, machining, printing, publishing, plumbing, sheet metal and contractor's yard. General service establishment including lumber yard, motor freight depot and storage. 1 December 4, 1986 WALTER E. BROWN, III ATTORNEY AT LAW 1131 GRAND AVENUE GLENWOOD SPRINGS, COLORADO 81601 (303) 945-2361 Mr, Mark Bean Garfield County Planning Office Garfield County Courthouse 109 - 8th Street Glenwood Springs, CO 81601 E MAILING ADDRESS: P.O. DRAWER 2010 GLENWOOD SPRINGS. CO 81602 RE: HIGHLAND COMPANY'S VAN RAND PARK ZONING MATTER Dear Mark: On behalf of Los Amigos Ranch Partnership, the following is offered by LARP through me as comment, suggestion and request. Garfield County previously had conducted, for a number of years, a resource extraction operation in the form of a gravel pit imme- diately South of the proposed construction site for the storage and office facility planned by the applicant. LARP has always planned to extract gravel from their premises to be used on their PUD project immediately adjacent to the County's property. LARP expects to complete arrangements with the Court for this purpose in the future. LARP and the County's gravel pit operation and planned operation are existing uses for this purpose. LARP requests that the Commissioners insert, as a finding in the present application, a statement to the effect that the applicant's proposed use of their property is not inconsistent with the nearby gravel pit extraction use and potential use by LARP or the County or any other surrounding uses. LARP really has no objec- tions to the applicant's proposal as an adjacent landowner. We only seek to preserve the ability of the County and LARP to reopen the gravel pit when conditions or circumstances dictate, and the applicant's proposed use of his land not be a bar to doing so. Your consideration of this request is sincerely appreciated. Kindest reg; ds, Walter E. Brown III WEB/sl pc: Thomas E. Neal Ver c,}ri'1(ce DEC 04 198b 111. COUNTY