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HomeMy WebLinkAbout3.0 PC Staff Report 04.23.2008PC Exhibits (4/23/2008) — 319 Water Company— Camper Park Exhibit Letter (A to Z) Exhibit A Proof of Mail Receipts B Proof of Publication C Garfield County Zoning Regulations of 1978, as amended (the Zoning Code) D Staff Memorandum E Application F Memo from Steve Anthony of the Garfield County Vegetation Management Department dated April 15, 2008 G Memo from Jake Mall of the Garfield County Road and Bridge Department dated March 27, 2008 H Memo from Will Spence of the Colorado Division of Wildlife dated April 15, 2008 I Memo from Matt Sturgeon of the City of Rifle dated April 14, 2008 J Memo from Jim Rada of the Garfield County Public Health Department dated April 14, 2008 K Email from Mark Kadnuck of the Colorado Department of Public Health and Environment (CDPHE) dated April 10, 2008 L Memo from Michael Erion of Resource Engineering dated April 15, 2008 M Email from Kevin Whelan of the Rifle Fire Protection District dated April 16, 2008 N Email from Jimmy Sills of 319 Water Company dated February 25, 2008 O rA i T rOAI �l� � fAno• y S , US a 9 L✓a, 1f✓ (04 /—eek -Crow? l',(44,1 ' l(f 42f 1 Z3, Z°c4- to / cc/I s 114 RE'"? e, `f0 vele& > &&•/ of 6,0 -> Pa .4,Fki ,/� > Prov <<a<es .c 3 i. _, tea 6o ver c '{:S /-/etof -� .sPP4(c r Rtooluc& -5'46 ri, ticArct --o u4, kr ae-,e - ("f PC 4/23/2008 DP PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW: Special Use Permit: (SUP) SUMMARY OF REQUEST: The Applicant requests a SUP for a "Camper Park" in the ARRD zone district PROPERTY OWNER: 319 Water Company (Jimmy Sills) LOCATION: Approximately 1 rnile south of the Garfield County Airport on County Road 319. SITE INFORMATION: 35.75 acres ACCESS: CR 319 EXISTING ZONING: ARRD (Agricultural/Residential/Rural Density) ADJACENT ZONING: ARRD (Agricultural/Residential/Rural Density) I. BACKGROUND The Applicant is proposing to build and operate a 100 space Camper Park on a 35.75 acre property just south of the Garfield County Airport on County Road 319. No tent spaces are proposed. Each space is to be provided both wastewater and potable water hookups. Wastewater is to be accommodated by three Individual Sewage Disposal Systems (ISDS) while potable water is to be supplied by a central water system. The Applicant has represented the following: 11. DESCRIPTION OF THE PROPOSAL The applicant proposes to build and operate a Camper / RV Park on the 35.7.5 acre parcel. Currently Garfield County lacks adequate facilities for this type of temporary, housing. As a part of this request the applicant has addressed drinking water, sanitation, sewage disposal, emergency access and other issues identified in an article published in the Grand Junction Sentinel. These issues were brought forth by the Ger;lield County Planning Department as not being addressed with the man -camp type operations currently being utilized at well drilling sites throughout Garfield County. The hours of operations are proposed to be 24 hours, 7 days a week, however, limits on activities which may cause excessive noise will be posted and enforced to reasonable hours for the benefit of the tenants in the park. City of Rifle Legend -C.,, : rJ� C Zonnp ZOXE i N<�b. r.aara QeE 0. APRO RW/we Re%Verai R.2`iku[f Oxelkeomix vewr �a xnr.7.1/ w &mote ism" ATUW 4Y Deretrne, NG. NM/Mkt awfos.:Dders, Asns, rsD�JD .r., 3... Mal Mnsy RI.:,J� Petah...1,.e� n - , Cfl-TO OP. A 319 Water Company - Camper Park 0 700 1,400 2,800 Feet t i I Note: Dots Represent Gas Wells 2 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 II. DESCRIPTION OF THE PROPOSAL The Applicant is proposing to construct a "Camper Park" to accommodate 100 self- contained Recreational Vehicle (camper) spaces. Each space within the park is to be served by central water and wastewater hook-ups. Water is to be supplied by a shared well which has been demonstrated to produce up to 35 gallons of water per minute while wastewater is to be accommodated by three onsite Individual Sewage Disposal Systems (ISDS). The Applicant has represented that the intent of the Camper Park is to fill a niche for Recreational Vehicle spaces to accommodate temporary workers and their families needed within the gas industry. As this type of use is not consistent with the intent of the Camper Park regulations (geared toward tourism) within the Garfield County Zoning Resolution (Section 5.02), the Applicant is requesting a waiver from Section 5.02.20. Section 5.02.20 requires that "Occupancy in camper parks by any individual shall be limited to no more than one hundred twenty (120) days per year in any one (1) or combination of camper parks in the County." This request is discussed later in the Staff Report. The Applicant has represented that the hours of operation are to be 24 hours a day, 7 days per week. The traffic study indicates that trip generation from the site is to be approximately 177 ADT. The report goes on to state that this translates in to 32 trips during the AM peak and 48 trips during the PM peak. Overall, the Camper Park is to increase the traffic on CR 319 by 13% while the AM and PM peak hours will be an increase of 20% and 34% respectively. Please see the definitions below from Section 2.00 of the Zoning Resolution which are relevant to this application: 2.02.11 Camper Park: Any lot which has been designed, improved or used for the parking of two (2) or more camper vehicles and/or tent campers for human habitation. 2.02.12 Camper Space: A plot of ground within a camper park designed for accommodation of one (1) camper vehicle or tent. 2.02.13 Camper Vehicle or Trailer: Any vehicle or portable structure designed to be transported on, or towed behind, a vehicle and designed to permit temporary occupancy as living quarters; it shall be considered self-contained if it includes a toilet and a bath or shower. 2.02.37 2.02.38 2.02.39 Mobile Home: A building manufactured partially or entirely in a factory and at a minimum, meeting the "National Manufactured Housing Construction and Safety Standards Act of 1974", 42 U.S.C. 5401, et seq., as amended and has a dimension of less than twenty (20) feet wide and/or twenty (20) feet long. (A. 95-043) Mobile Home Park: Any lot used for location of two (2) or more mobile home buildings for human habitation. Mobile Home Space: A plot of ground within a mobile home park designed for accommodation of one (1) mobile home. 3 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 III. SITE DESCRIPTION The 35.75 -acre property is located approximately 1 miles south of the Garfield County Airport and the City of Rifle limits. Access is provided via County Road 319. Physically, the property is undulating and generally rises upward away from County Road 319. The property is covered mostly by sage brush, pinion juniper and dry grasses. (See street and topographical map on following page) The Property is also adjacent to the Rifle Airpark Annexation. As a result of this annexation, which is expected to take place in the summer of 2008, the City of Rifle limits will be directly abutting the subject property on two sides. As a result of the Rifle Airpark Annexation, the subject property is expected to be able to achieve the 1/6 contiguity requirement for annexation with the City of Rifle within the next several months (as early as June 2008). As is noted in Exhibit I from Matt Sturgeon, Assistant City Manager, with the City of Rifle, "the City will not consider annexation when the property becomes eligible for annexation — this could be as soon as June 2008 — unless the RV Park is built to City specifications. See Sec. 16-10-50 R.M.C. www.rifleco.orq." Although Garfield County cannot require the Camper Park to develop to City of Rifle development standards or require annexation, the Applicant should take this into account when designing this development in order to permit future annexation of this property and service by municipal water and sewer services. Rifle Airpark Annexation Sheet 1 of 7 A throe of L I,J Sita*miinrcnz:xnt Lw s *S.., 3E Tows., t Soak, Rangz S: Wee* of Sid liaaeaml?benlua. Skid ?un¢;Mx* Si are mroeatr Ste., II. la the to Sf.ar.? S9);SEIa N Sm.. If, In aCSaerin 23, ?a mil lc4i Ses,noo ii Towweh E63nah. Ran,. W. of the Sixth P ,azpx, Mrr. u:. il: w the Cog.," of iariirut Stam, o} Coleus., Subject Property • RVS r iv 4 •n•. �':. (le fumed. X Iaa3a344*, !'!of Rifle Airpark Annexation Map 11w p*,p.4* <448 enaeaaUmx i s t1SAan- ..dpo.pns.3%8.838* wahrfs !rc riS Airpi*k f1snr„:y{ Anm sole C113 .3RM. 413.rarex.. nmsh 8**. sna3,4i-a. 3f,,,,36x1.8*ihati1;..a. Terni .r rllat t;aolea-uk no, O .dw4q. n7 vFurtra:!,.xxlaa: ma4 sem:, mghn Mui Cit ;d Mk, add to u'::l.. :!r.• Cif'1 Au,ar1: 1:wanrg ! i1 ti..3enit is ( 1 :c_f}kuete 31.:81 .d 4,1 2nd vxw. err, 4 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 .49.-skawat-•'734" , (he) XVI ,CO 8-$29 a) 3,1004 /17.074,44.44.1005,1,..11O,J2IPS 0$$1$ 0119,10:! '4"1.40i 'XIMAY VIOV, nit STILS ANNE(' 'DM piTiNvaN :4,kag1in8 ariVill1533011d LIOAV1 ((VON OP7110101ALN.103 (172114.1013 N1R'd .11V,J IcKVK to • k. / '....i ,., / • ., , ,'----. • „.. -„, - 5 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 Mamm Camp RV Park — Site Plan (Road Layout) Legend - Highways - Traits - Cit Streets CountyRaads water Sections City Parcels Q C42MileBu$er 319 Water Company Camper Park Aerial Photo 0 55 110 220 Feet I l i i I t i t 6 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 IV. REFERRALS Staff referred the application out to the following review agencies and or County Departments: a. City of Rifle: See Exhibit I The City of Rifle appreciates the opportunity to comment on the Special Use Permit application made for a 100 space camper/trailer park on CR 319. The City does not wish to pose a direct objection to the request as such a facility is needed in west Garfield County; however, we do wish to point out some concerns the City has relative to this specific request. We hope county staff and the applicant will consider these concerns moving forward with this application. 1. Was the Rifle Fire Protection notified of this request and asked to review the details of the camper park plan. There is significant wild land fire danger at this location, and the applicant should demonstrate: 1) campfire mitigation; 2) vegetation clearance to campsites; 3) fire vehicle access; etc. 2. The park will be immediately adjacent to industrial activities that may include night time yard activities. This interface should be understood going forward. 3. The applicant should be required to tie to municipal services, wastewater in particular, as it becomes available. 4. The applicant mentions making this park available to families. There are many social implications associated to introducing families to this type of living environment. It is understood this will facilitate long- term stay needs, but family living should not be promoted or encouraged. 5. This permit should have a five year life with an option for the county to review and terminate if the park is a nuisance or has no market need, and the county should have the ability to terminate long-term stay allowances to transition the park into a "conventional" RV park facility. This should not become a perpetual living option for residents of Garfield County. It should be viewed as a solution to an immediate residential need associated with regional energy development and rental housing shortages. 6. The park will have an impact on City street infrastructure. If this were occurring in the City we would charge an off-site street impact fee that would go to City wide transportation needs (1-70 Roundabouts, Airport Road improvements, etc). Permitting this use will influence negotiations regarding annexation of CR 319 road in the future. 7. The use is required to obtain a City of Rifle Watershed Permit before any ground is disturbed. 7 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 8. Park management should be a major concern to the county. The applicant should demonstrate an ability to operate this facility like a conventional RV Park facility. 9. The City will not consider annexation when the property becomes eligible for annexation—this could be as early as June 2008—unless the RV Park is built to City specifications. See Sec. 16-10- 50 R.M.C. www. rifleco. orq b. Rifle Fire Protection District: See Exhibit M The IFC references NFPA 1194 – Recreational Parks and Campgrounds, 2005 for design and was used in my review process The following are my comments for the proposed Mamm Camp RV Park up CR 319- Jimmy Sills , developer. 1. Fire Protection Water supply - a. My understanding is that the water supply will connect of an existing system in the area. Maintenance records of this existing system, per NFPA 25, is needed to verify that this system is operational. b. Exhibit B indicates that the fire district will conduct flow tests. The fire district would prefer an approved third party conduct this tests and that they are witnessed by the fire district. NFPA 25 does require this to be done on a yearly basis by the owner of the water system c. Plans indicate that a new hydrant would be required. A further review of hydrant spacing is required. d. All hydrants and piping shall be installed per city of Rifle standards 2. If the dead end road in the NW corner of the park is greater tan 100 ` in length, an approved turnaround shall be provided. 3. Posting of addresses: Addresses are to be posted where the driveway intersects with the County Road as well as on the individual sites and / or where single roads intersect. Letters are to be a minimum of 4 inches in height, '/ inch in width and be in contrast to background colors. 4. If used, individual propane tanks are to be placed in a location where they are not subject to damage and combustible materials are to be kept a minimum of 10 feet away from tanks. 5. Vegetation should be removed from near any structures to provide a safe area in the event of a wild land fire. Information is available at the district office. 6. Roadways /Driveways: Consideration should be given to the heavy weights of emergency apparatus when constructing roadways and roads are to be of an all weather -driving surface. 7. NFPA 1194 indicates that fire extinguishers (minimum 2A 20BC) should be spaced at 100' travel distance in the event of a fire. Approval of the water supply system would likely eliminate this requirement but it should be discussed with the developer. 8. Campfire locations and design should also be approved by the fire district 8 319 Water Company – Camper Park Special Use Permit PC 4/23/2008 9. NFPA 1194 requires the following: a. Employee training in the event of an emergency b. A posted evacuation plan c. Posted fire regulations that should include: i. Telephone information for contacting fire , police and medical help (911) ii. Address and Telephone number of the Park iii. Location of nearest public telephone c. Colorado Division of Wildlife: See Exhibit H The referral form for the Camper Park includes an extensive wildlife section by Kirk Beattie who did a good job of identifying the species that may be impacted by this development. It appears the study was intended for a subdivision rather than a camper park. Most values will stay the same except for the fact that the density of traffic and number of people will be higher in a camper park. A camper park will also be inhabited by people who may not care as much about the long term effects of their actions. I will not reiterate his study but will instead focus on a few primary concerns. The location of the proposed Camper Park is heavily used by mule deer and elk during the late fall, winter, and early spring. There were days that several hundred elk could be counted on and around the property this past winter. Winter range in the Colorado River Valley is being developed at an alarming rate. This development results in more human/wildlife conflicts and in the loss of habitat that is crucial to deer, elk, and other species that are sometimes hard pressed to survive the winter. It is important to consider these developments with regard to the fact that the surrounding areas are currently disturbed by energy development or are slated for large proposed developments. I feel it is important to remind the County Planning Department to keep the need for winter range in mind when considering development. The Camper Park will without doubt attract dog owners. The owner of the park should take care to follow Beattie's suggestions of requiring dogs to be either confined on a lot or on a leash; never allowed to run around on the surrounding property. There will be large numbers of deer and elk that persist in wintering nearby that will be a temptation for dogs running loose. The Camper Park should be aware that there will be nuisance wildlife and have plans to mitigate that problem. There should be bear proof trash containers to preclude bears, skunks, and raccoons from making a habit of finding their food in the park. All trash must be properly disposed of. Barbeque equipment will draw those animals and should be kept clean and put away. Deer and elk will feed on any young trees or shrubs planted for shade and landscaping. Those plants should be protected by plastic fencing or other exclusionary devices. 9 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 d. Colorado Department of Public Health and Env.: See Exhibit K The water system will be a public water system and need to go through CDPHE-WQCD review as proposed. The wastewater system is proposed as an ISDS(s?). The total volume of sewage will be greater than 2000 gal/day, thus a single ISDS will need to go through CDPHE- WQCD site application and design review process or multiple ISDSs will be required to meet WQCD Policy 6 requirements (multiple ISDSs on a single property). e. Colorado Division of Water Resources: No Comments Received f. Garfield County Road and Bridge Department: See Exhibit G g. Garfield County Road & Bridge Department has no objection to this application with the following comments. A driveway access permit has been issued for this project and will be signed off on when completed. The conditions for the driveway access include a paved apron and a stop sign located at the entrance to Cr. 319. Cr. 319 has been improved from this driveway access going north has been reconstructed and will handle the increased traffic volume for this application. This project will help alleviate some of the temporary housing shortage for industry workers who are not on long term status in the local area. Garfield County Vegetation Management Department: See Exhibit F Noxious Weeds The applicant needs to provide a current weed inventory and map. Please provide a weed management plan that reflects the inventory. Revegetation The applicant has provided the plant material list and revegetation plan for the Mamm Creek Commons project, we assume that they want to utilize that plan for this project. Please quantify the area, in terms of acres, to be disturbed and subsequently reseeded on road cut and utility disturbances. This information will help determine the amount of security that will held for revegetation. Staff recommends a revegetation security once this information is provided. Soil Plan It is requested that the applicant provide a Soil Management Plan that includes: Provisions for salvaging on-site topsoil. A timetable for eliminating topsoil and/or aggregate piles. 10 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 A plan that provides for soil cover if any disturbances or stockpiles will sit exposed for a period of 90 days or more. h. Garfield County Sheriffs Office: No Comments Received i. Garfield County Public Health Department: See Exhibit J 1. The design requirements notes for ISDS 2 & 3 indicate that the slow perc rate in one test hole was discarded due to the bottom of the test hole being in a dense clay lens. This is inappropriate as we want to include soils that are representative of all soil types in the leach field area. There are no provisions for discarding percolation data in the ISDS Regulations. If the design engineer feels that this is an anomaly, then additional perc tests should be run and all test results averaged. This said, the average percolation rate for site 2 is 53 minutes per inch and will require a leach field of 2031 square feet. Using this figure, they should still be able to fit the system in the designated area. The same note on system 3 appears to be inaccurate as the perc rates for all three test holes is 27 minutes per inch. 2. ISDS Plan No. 2 indicates that the leach field will lie perpendicular to the slope. From the topography on the site plan, this will put one end of the leach roughly 7-10 feet deep. This puts the deep end of the leach field approximately 3.5 — 6.5 feet deeper than the perc test was run. As indicated in the perc test reports, variable soils exist in the area which could result in this system being in soils that are substantially different than identified in the perc test. In addition, at this depth, the system will be partially installed at a depth greater than the manufacturer's recommendation. I recommend that the engineer be required to retest the soils for this system at the appropriate depth to assure an accurate percolation rate and provide information from the manufacturer indicating whether this system can be installed at the designed depth. It appears that they might also be able to relocate this leach field across the road and better be able to maintain the leach field orientation along the surface contour. Of course, a new perc test would be required for this area. 3. Parts of leach fields 2 and 3 appear to be encroaching on the mandatory 25 foot leach field to potable water supply line setback. Per the ISDS regs encroachment may be allowed if the water line is encased according to footnote 2 of the ISDS Setback table (Page 24-25 of ISDS Regs). 4. There are many locations on this plan where sewer lines will cross over the water lines or lie within the 10 foot mandatory setback. Per the ISDS regs crossing or encroachment may be allowed if the water line is encased according to footnote 2 of the ISDS Setback table (Page 24-25 of ISDS Regs). 5. Effective distribution of effluent in these leach field will be difficult with gravity flow and varying lengths of chamber rows. For most effective, equal distribution of effluent in all of these systems, the engineer should consider pressure distribution rather than gravity distribution. 11 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 6. No ISDS management plan is specified. As a commercial operation, greater attention must be paid to these systems to assure that they operate at their optimum level at all times. I recommend that the applicant be required to submit an inspection and maintenance plan as a condition of approval. 7. The GC Development code apparently requires a water supply capable of providing 100 gpd to each space where individual water connections are required. This does not match the 50 gallons per day ISDS sizing factor from the ISDS Regulations used for the ISDS design. I am unable to find any additional requirements to increase sewage flows to match water flows, but as this facility will likely house multiple people per unit, the county may want to consider larger flow figures. 8. The August 2004 Amended Water Contract from the West Divide Water Conservancy District approved 16.23 acre feet for 25 residential and 46 commercial units and 284,000 square feet of lawn/garden irrigation. This is confirmed by the Sill #2 well permit. The Well sharing agreement also states that the water use from this well must conform to the terms and conditions set forth in the well permit and the West Divide contract. I did not read anywhere in the document submitted about use of this water for a 100 unit camper park. I recommend that the County require the applicant to document that this development falls into the scope of the original well permit and West Divide contract. If it does not then I recommend that a condition of approval be to have the applicant align the proposed uses with revised documents from both West Divide and the Division of Water Resources. 9. Due to the changes in Public Water System classification and water quality issues, I also recommend that a CDPHE approval of the water system be a condition of BOCC approval of the SUP. 10. No mention is made of solid waste storage and management in the submittal. In line with the wildlife consultant's recommendations, the applicant should provide information and specifications as to how they will manage solid waste generated on site. Consideration should be given not only to wildlife issues but also nuisance issues associated with solid waste (i.e. litter control). j. Resource Engineering: See Exhibit L Section 5.02.08 Water Supply (1)There is no evidence to support that the water supply is in compliance with the CDPHE drinking water standards. Such evidence must be presented prior to any issuance of a Special Use Permit. (4)There is no evidence that the proposed water distribution system is in compliance with CDPHE drinking water regulations and GARCO criteria. Evidence of such must be submitted including typical design details. Section 5.02.10 Water Supply 12 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 (1)WeII permit No. 61926-F does not allow for a camper park. A valid well permit allowing the proposed uses must be obtained and provided prior to issuance of any Special Use Permit. (2)Typical space layout and details must be provided to demonstrate compliance with regulations and provide a guideline for a contractor to construct a compliant system. (3)Typical space layout and details must be provided to demonstrate compliance with regulations and provide a guideline for a contractor to construct a compliant system. Section 5.02.11 Fire Protection (1)There is no evidence to support that the Fire Protection criteria are met. Section 5.02.13 Sewage Disposal (1) Typical site layout of sewage disposal facilities should be provided. (2)The proposed sewage disposal includes four ISDS systems designed for 50 gpd per unit. The water requirement is 100 gpd per unit for individual water and sewer service. The ISDs systems should be designed for at least 100 gpd per unit. Four additional ISDS systems are required. 5.02015 Sewage Disposal (1)Typical layout and design details for the individual sewer connections should be provided to ensure compliance with GARCO standards. Section 5.02.20 Miscellaneous Regulations (1)Applicant has requested a variance from the 120 day maximum occupancy time limit. Such variance would create a "temporary housing project." This may impact the water and sewer usage as well as traffic estimates. It is recommended that the water use (and resulting sewer use) be monitored through flow meter readings to ensure compliance with ISDS design parameters. Section 5.03 Special Use Permit General Requirements (1) Utilities Comments on water and sewer are provided above under the specific camper regulations. (2) Traffic/Roads The traffic report assumes 2 average daily trips (ADT) per unit. Given the 13 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 nature of the proposed project and no on-site commercial facilities for basic necessities, a trip generation of 4 ADT per unit is more reasonable. The traffic report should address the adequacy of the existing CR 319 and the proposed internal roads to accommodate the traffic volumes generated by the proposed project. The report only states that the impact to existing traffic volumes (15% to 30%) is minor. OTHER The proposed project is located within the City of Rifle Watershed District. A Watershed District Permit should be obtained prior to any issuance of a Special Use Permit. V. COMPREHENSIVE PLAN The property lies within Study Area 2 and is designated on the proposed land use map as Outlying Residential. The Applicant has proposed a use that is industrial in nature which conflicts with the present designation. Consider the following Goals, Objectives, and policies that apply to the proposal: a. Goals Tourism is an integral component of the economy of Garfield County. Therefore, it is essential that the planning process respect the natural environment that brings residents and visitors to the County. Garfield County will encourage the development of a diversified industrial base for the County which recognizes the human resources, natural resources, and physical location -to -market capabilities of the community, and which further recognizes and addresses the social and environmental impacts of industrial uses. While the proposed project is intended to serve the gas industry's immediate need for temporary housing for gas workers, the regulations written for this kind of development (Section 5.02) were intended for recreational and tourism purposes. To this extent, while the Camper Park is immediately and into the near future (next 5-10 years) for commercial and industrial support purposes, the long term use of the Park is contemplated to be tourism and recreation. As such, this proposal fits both immediate housing concerns related to local gas development as well as long term recreational uses once the gas industry is no longer as strong of an economic force within the County as it is today. b. Objectives 2.1 To encourage adequate, integrated housing at a reasonable cost to residents throughout Garfield County. 14 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 4.5 Ensure that the type, size and scope of industrial and commercial development are consistent with the long-term land use objectives of the County. The proposed development is intended to fit a niche market to supply housing in the form of Recreational Vehicle spaces for temporary workers within the gas industry. As the gas industry is arguably at its peak within Garfield County, this kind of housing accommodation is currently in very high demand. As is the current situation throughout the County, many existing Camper Parks are fully occupied year-round with gas industry workers despite a requirement that they not be at the site for over 120 days within each calendar year. As such, this application and the current situation with housing for temporary workers within the gas industry has pitted several goals within the County against each other. On the one hand, the County has goals and objectives within the Plan to encourage a diverse range of housing options and types to support various commercial and industrial activities within the County. On the other hand, this proposal is to utilize expressed temporary structures (Recreational Vehicles) as more or Tess permanent living quarters (over 120 days). In addition, the proposal is submitted under regulations which were intended to accommodate the tourism industry within Garfield County, not the gas industry. To this end, although such a Camper Park will provide immediate housing accommodations to gas industry workers it could also serve as an accommodation for the tourism industry following its useful life as a Camper Park for gas industry workers. Further, as expressed within Exhibit I from the City of Rifle, since this facility is to accommodate families (by contrast, family members are not permitted to stay at a Temporary Employee Housing Facility per Section 5.02.21), there are significant social implications (such as school impacts, secondary employment impacts, etc.) from this kind of development which would not be expected from a traditional Camper Park used for recreational purposes or a Temporary Employee Housing Facility. c. Policies 4.3 The project review process will include the identification and mitigation of transportation impacts related to commercial and industrial development. The Applicant has submitted a traffic study related to the expected impacts from the proposed development. However, this study is based on a Camper Park used for recreational purposes, not as housing for gas industry workers. As such, the numbers within the study are expected to not be completely accurate for the immediate use of the property. However, the Garfield County Road and Bridge Department (Exhibit G) has indicated that a driveway permit has been issued and did not foresee any problems with the traffic study as submitted. Meanwhile, Michael Erion P.E. of Resource Engineering has expressed concern regarding the traffic impact study. 4.1 Commercial development will be encouraged in areas where existing infrastructure (water and wastewater facilities) are currently available. Since this development is anticipated to be located adjacent to the City of Rifle limits within the next several months (Exhibit I, City of Rifle states as soon as June 2008), in respect to 116th contiguity, this property will be eligible for annexation to the City of Rifle very shortly. Such an annexation will presumably enable the Applicant to connect to City of Rifle water 15 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 and wastewater facilities. Considering the constraints in terms of water quality (radioactivity) and expressed issues with the proposed ISDSs (See Exhibits J, K, and L) it may be financially beneficial to the Applicant, promote health and wellbeing among the inhabitants and help protect ground water and soil quality by hooking this development to City services. The Applicant acknowledges within Section 4 of the application that the proposed well is to serve three entities (developments) "until the properties are adjacent to the City of Rifle at which time annexation into the city is anticipated." VI. REVIEW STANDARDS Special Uses for Camper Parks are subject to the standards in Section 5.02 and Section 5.03 of the Zoning Resolution. These review standards are presented below followed by a response by Staff. A. Section 5.03 Review Standards 1) Utilities adequate to provide water and sanitation service based on accepted engineering standards and approved by the Board of County Commissioners shall either be in place or shall be constructed in conjunction with the proposed use; Staff Finding 1) Water: - Quantity: The Applicant has represented that the well with permit number 61926 can pump up to 35 gallons per minute or 30,000 gallons per day to serve three entities (319 Water Company, Mamm Creek Commons, LLC and 319 Properties, LLC). The current status of the well is as a Transient, Non -Community Water System. The proposed Camper Park requires that the system be reestablished with CDPHE as a Community Water System. Comments from the CDPHE (Exhibit K) confirm that the water system as proposed will need to be permitted by CDPHE-WQCD. A pump test conducted in 2003 indicated that "this well will not provide reliable long term yield of 35 gpm. However, the well can be pumped at 35 gpm for short periods of time (24 hours or less) followed by periods of equal or greater recovery. We recommend an average yield of 30,000 gallons per day be used for planning purposes." A well sharing agreement has been submitted which legally distributes and maintains the water to the three entities. With a planned yield of 30,000 gpd, and a distribution of 1/3rd interest in Sills Well no.2, it can be deducted that each use is permitted 10,000 gpd. As the Camper Park regulations require 100 gallons of water per day for all self-contained units, a total supply of 10,000 gpd is required (100 self-contained Camper Units X 100 gpd demand). To this end, it is Staffs opinion that adequate physical water is available for the proposed use. - Quality: Since the water system will need to be reestablished as a Community Water System and permitted through CDPHE, Colorado River Engineers on behalf of the Applicant has prepared sampling studies. The sampling study conducted in February 2007 concluded that "the water samples exceeded the Radiological Maximum Contaminant Levels (MCL) for Uranium and Gross Alpha Particles... Without additional treatment, the water is not suitable for use in the CWS, where recurring exposure to the water is 16 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 expected... Radiation pulls electrons off atoms in the cells (ionizes them) and may prevent the cell from functioning properly. It may lead to the cell's death, to the cell's inability to repair itself, or to the cell's uncontrolled growth (cancer)." The tests showed that all other Volatile Organic Contaminants (VOC) and Synthetic Organic Contaminants (SOC) at Below Detectible Levels while all inorganic contaminants were either Below Detectible Levels or below the Maximum Contaminant Levels. The study also indicates that this well had had problems with high Nitrate levels in the past. In regards to Uranium removal, the Applicant has been working with Colorado River Engineers and Water Remediation Technology, LLC (WRT) to find a method to remove the radioactivity from the well water in order to meet the requirements of CDPHE for a Community Water System. This system will need to be approved and permitted by CDPHE prior to issuance of the permit for a Community Water System. Considering these challenges, Staff recommends that the project be connected to the City of Rifle water system as soon as the property is eligible for annexation. This opportunity could present itself as soon as June of 2008. If the Applicant chooses to continue land use permitting with Garfield County, a Community Water System permit must be obtained from CDPHE prior to issuance of the Special Use Permit. - Legal Availability: The Applicant has provided an executed West Divide Water Conservancy District Water Allotment Contract (#040219WC(a)) for 16.23 acre feet per year. This water allotment contract, however, does not specify that a 100 space Camper Park for Recreational Vehicles is a permitted user of the water (the contract specifies 46 commercial units comprising 207,000 square feet and 184,000 square feet of lawn and gardens). A valid water allotment contract must be supplied prior to issuance of the Special Use Permit. In addition, well permit number 61926 has been supplied which allows for 35 gpm from Sills Well no. 2. The well permit specifies that the following uses are permitted: fire protection, ordinary household purposes inside not more than 25 single family dwelling units, the irrigation of not more then 4,000 square feet of home gardens and lawns per residential site, drinking and sanitation facilities inside not more than 46 commercial business units and 4,000 square feet of landscaping for each commercial unit. To this extent, a 100 space Camper Park for Recreation Vehicles is not permitted as a part of this well permit. A valid well permit must be supplied for Staff to support this application. Further, the water system must be approved by the CDPHE as a Community Water System prior to the issuance of a Special Use Permit. Further, the well sharing agreement requires that water use from the Sills Well no. 2 be consistent with the West Divide Contract and Well Permit 61926. As such, it is Staffs opinion that water is not legally available for the proposed use. 2) Sanitation and Wastewater: - Sewage Disposal: The Applicant is proposing to service the facility with three engineered septic systems. The engineered septic systems as designed by Bullseye Engineering, is to handle 17 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 50,000 gallons of wastewater per day. Unlike the Garfield County requirements for minimum water supply per Camper Space (100 gpd), the Garfield County Zoning Resolution does not specify a minimum amount of wastewater disposal capacity. As indicated in both the Garfield County Public Health Department (Jim Rada) and Michael Erion, P.E. reviews (Exhibits J and L respectively), there is a discrepancy between the 100 gpd required for water to each Camper Space versus the proposed 50 gpd wastewater disposal capacity. Although there is no requirement for the Applicant to increase wastewater disposal capacity within the Zoning Resolution, it is generally not an appropriate practice to provide more water to a facility then can be handled by the wastewater disposal system. Michael Erion, P.E. of Resource Engineering (Exhibit L) has recommended that the amount of wastewater capacity equal that of the supplied water (100 gpd). This would presumably require a doubling of the number of ISDSs within the proposed development from three to six. As this Camper Park is to be used at least initially for full-time residents, Staff recommends that the wastewater disposal capacity equal the supplied water per Camper Space. Upon review of the plans, it is unclear as to whether this property can adequately accommodate 100,000 gpd of wastewater without obtaining a State CDPHE-WQCD permit. In addition, Per comments by the Garfield County Public Health Department (Exhibit J, the engineering of the system contained percolation tests for ISDS numbers 2 and 3 which were slow due to the bottom of the hole being in a dense clay lens. These test holes where discarded as an anomaly. However, as Jim Rada explains in Exhibit J, "There are no provisions for discarding percolation data in the ISDS regulations." Further, Jim Rada explains that "ISDS Plan No. 2 indicates that the leach field will lie perpendicular to the slope. From the topography on the site plan, this will put one end of the leach roughly 7-10 feet deep. This puts the deep end of the leach field approximately 3.5 — 6.5 feet deeper than the perc test was run. As indicated in the perc test reports, variable soils exist in the area which could result in this system being in soils that are substantially different than identified in the perc test. In addition, at this depth, the system will be partially installed at a depth greater than the manufacturer's recommendation." To this end, it is Staffs opinion that the requirements for wastewater disposal are not based on "acceptable engineering standards" and hence this requirement is not met. Further, it may be financially beneficial to the Applicant and would certainly be promote both public health and environmental quality if the development were annexed and connected to the City of Rifle wastewater services. As mentioned previously, this property could be eligible for annexation as early as June of 2008 (Exhibit I). Prior to issuance of the Special Use Permit that Applicant shall verify that all concerns expressed within Exhibit J have been rectified to the satisfaction of the Garfield County Public Health Department. - Solid Waste Disposal: The Applicant has not represented how solid waste will be handled within the development. Section 5.02.19(5) requires that " the storage, collection and disposal of refuse in mobile home parks and camper parks shall be so arranged as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, or air pollution. All refuse shall be disposed of at either a municipal or county designated landfill site. Staff recommends that a solid waste disposal plan be submitted and 18 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 approved by the Garfield County Public Health Department per Exhibit J prior to issuance of the Special Use Permit. - Fire Protection: The Applicant is proposing to utilize an existing 186,000 gallon water storage tank for fire protection purposes which is reportedly in the area. Staff is not familiar with this location and the Rifle Fire Protection District has not indicated knowledge of the location for this facility either. The Rifle Fire Protection District has indicated that flow tests are necessary for this facility and that these tests should be conducted by a third party. Further, the Rifle Fire Protection District has requested that a new review of the hydrant spacing be conducted and that all hydrants and piping be installed per City of Rifle standards. Staff recommends that the concerns identified within Exhibit M be rectified to the satisfaction of the Rifle Fire Protection District prior to issuance of the Special Use Permit. In addition, Staff recommends that a condition of approval be added requiring that all hydrants and piping be installed in conformance with the City of Rifle standards. 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; Staff Finding The Applicant has represented that the hours of operation are to be 24 hours a day, 7 days per week. The traffic study indicates that trip generation from the site is to be approximately 177 ADT. The report goes on to state that this translates in to 32 trips during the AM peak and 48 trips during the PM peak. Overall, the Camper Park is to increase the traffic on CR 319 by 13% while the AM and PM peak hours will be an increase of 20% and 34% respectively. Michael Erion, P.E. of Resource Engineering had the following comments regarding the traffic analysis: The traffic report assumes 2 average daily trips (ADT) per unit. Given the nature of the proposed project and no on-site commercial facilities for basic necessities, a trip generation of 4 ADT per unit is more reasonable. The traffic report should address the adequacy of the existing CR 319 and the proposed internal roads to accommodate the traffic volumes generated by the proposed project. The report only states that the impact to existing traffic volumes (15% to 30%) is minor. It is Staff's opinion that since this facility is to be utilized primarily as permanent living quarters and not recreational purposes that a traffic analysis based on Camper Parks is not appropriate in this scenario. To this extent, Planning Staff agrees with the comments provided by Michael Erion, P.E. regarding the traffic analysis. Staff recommends that a new traffic analysis be conducted which uses projected traffic demand based on a Mobile Home Park instead of a Camper Park and address the adequacy of the existing CR 319 to handle the increase in traffic. As a result, Staff recommends that a condition of approval be added which requires that a new traffic 19 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 analysis be conducted which addresses both the concerns of Michael Erion, P.E. within Exhibit L and takes into account a residential development (such as a mobile home park) and not based on a recreational use. To this end, this standard has not been met. The Garfield County Road and Bridge Department expressed no objection to this application. 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, fighting and signs in such a manner as to protect established neighborhood character; Staff Finding The subject property is located in a rural, increasingly industrial area adjacent to the Rifle Airpark Annexation, the Garfield County Airport, and various gas related facilities and well pads. In addition, this property is located at the base of the primary access to County Road 319 for those who live on Grass Mesa. The proposed use will have a visual impact to the surrounding natural environment seen from County Road 319. Given the size, scale and location of this Camper Park, it is not practical to screen this development with exception to the use of natural vegetation. The Applicant is proposing to leave much of the native vegetation in place which will help screen this development and soften its impact to those using County Road 319. Staff recommends that a condition of approval be added which requires all lighting to be directed downward and inward toward the center of the property. In addition, this site does possess a fairly high degree of wildfire danger. As such, the Applicant should come to an agreement with the Rifle Fire Protection District in regards to Exhibit M and in particular wildfire mitigation and campfire impact mitigation. VII. SECTION 5.02 REQUIREMENTS FOR CAMPER PARKS 5.02.05 Site Plan for Mobile Home Park and Camper Park; General Requirements: (1) Access: the park shall have access to a public street or highway; (2) Drainage: the park shall be located on a well -drained site, graded for rapid drainage and free from stagnant pools of water; (3) Layout: the applicant shall also show on the plan all entrances and exits to the park, driveways and walkways and the design and arrangement of all mobile home spaces, camper spaces and any included service buildings. Commercial facilities included or proposed as part of a park shall be principally devoted to serving occupants of said park. The Applicant proposes to access the site via an access easement across a neighboring property to achieve connectivity with County Road 319. Prior to issuance of the Special Use Permit, the Applicant shall execute an access 20 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 easement or boundary line adjustment to guarantee legal access to the subject property. If the Applicant chooses to do a boundary line adjustment to accommodate the access point, the Applicant shall execute this process and demonstrate that the process has been completed to the Planning Department prior to issuance of the Special Use Permit. 5.02.07 Site Requirements Applicable Only to Camper Parks: (1) Setback: Minimum setback requirements of the applicable zone district regulations shall be observed on the periphery of the park; (2) Camper Spaces: (B) The area devoted to each camper space designed for camper vehicles or trailers shall be adequate to accommodate the following facilities and spatial requirements: Each space shall be provided with a graveled vehicle and trailer parking space of length and width to accommodate the type of camper or trailer by which the space is intended to be occupied. Fireplaces, fire circles and picnic tables shall be installed in sufficient quantities and in convenient locations to satisfy occupants' needs for such facilities. Adequate traffic barriers shall be provided to confine vehicles and trailers to driveways and parking spaces. The minimum on -center distance between campers or trailers shall be twenty (20) feet; (3) Driveways:cam er spaces shall abut tuuPon a driveway graded for drainage and maintained in a rut -free and dust -free condition an w is provides unobstructed access to a public street or highway; the minimum unobstructed width of such driveways shall be fifteen (15) feet for one-way traffic or twenty-five (25) feet for two-way traffic, providing no parking is permitted thereon. An additional eight (8) feet of width shall be required for each parallel parking lane constructed adjacent thereto, or twenty (20) feet for each lane of perpendicular or angle parking adjacent thereto. Following review of the proposed Road Layout, it appears that these requirements are met. 5.02.08 Water Supply and Distribution; General Requirements: (1) A domestic water supply that is in compliance with the drinking water standards of the Colorado Department of Health shall be provided in each mobile home and Camper Park. Where a municipal supply of water of satisfactory quantity, quality and pressure is available, connection shall be made thereto and its supply used exclusively. When such a municipal water supply is not available, a central water supply system may be developed and used if it meets standards of the Colorado Department of Health; (2) Every well or suction line of the water supply system shall be located and constructed in such a manner that neither underground nor surface contamination will reach the water supply from any source; 21 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 (3) The treatment of a private water supply shall be in accordance with applicable laws and regulations; (4) Water Distribution System: (A) The water supply system of the park shall be connected by pipes to all mobile homes, buildings and other facilities requiring water; (B) All water piping, fixtures and other equipment shall be constructed and maintained in accordance with state and local regulations and requirements and shall be of a type and in locations accepted by the County Environmental Health Officer; (C) The system shall be so designed and maintained as to provide a pressure of not less than twenty (20) nor more than eighty (80) pounds per square inch, under normal operating conditions, at service buildings and other locations requiring potable water supply; (D) A minimum horizontal separation of ten (10) feet shall be maintained between all domestic water lines and sewer lines; (E) Underground stop and waste valves shall not be installed on any water service. Please see discussion above relating to Section 5.03 of the Zoning Resolution. 5.02.10 Water Supply and Distribution Requirements Applicable Only to Camper Parks: (1) Source of Supply: The water supply shall be capable of supplying fifty (50) gallons per space per day for all spaces lacking individual water connections and a hundred (100) gallons per space per day for all spaces provided with individual water connections; (2) Individual Water Connections: If facilities for individual water service connections are provided, the following requirements shall apply: (A) Riser pipes provided for individual water service connections shall be so located and constructed that they will not be damaged by the parking of travel trailers or campers; (B) Water -riser pipes shall extend at least four (4) inches above ground elevation unless recessed in a box or sleeve. The pipe size shall be three- quarter (3/4) inch; (C) Adequate provisions shall be made to prevent freezing of main service lines, valves and riser pipes; (D) Valves shall be provided near the outlet of each water service connection. They shall be turned off and the outlets capped or plugged when not in use; -22- 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 (3) Watering Stations: (A) Each camper vehicle or trailer parking area shall be provided with one (1) or more easily accessible watering stations for filling water storage tanks. Such water supply outlets shall consist of at least a water hydrant and the necessary appurtenances and shall be protected against the hazards of backflow and back siphonage; Please see discussion above relating to Section 5.03 of the Zoning Resolution. In addition, see Exhibit N from Jimmy Sills regarding this Section. It is required that all of these requirements be complied with. 5.02.11 Fire Protection; General Requirements: Provisions sh-1l be m- •e for. ' '• • - . •• • - •f fire. It shall be the responsibility of the duly authorized attendant or caretaker to inform all tenants about means for summoning fire apparatus, sheriff's department and park employees Jin open fires shall be lef unattended at any time. (1) Portable Fire Appliances: (A) Approved facilities shall be provided for fighting fires in ordinary combustible materials (Class A), readily accessible to all park occupants, in readily visible locations. Such facilities shall consist of a hose of a type usable in all weather, permanently attached or in cabinets immediately adjacent to the hose connection so located that any part of any mobile home, travel trailer or camper vehicle can be reached with a garden hose stream; (B) One (1) or more approved carbon dioxide or dry chemical extinguishers of a type suitable for flammable liquid or electrical fires (Class B and Class C) shall be located either in an open station so that it will not be necessary to travel more than a hundred (100) feet to reach the nearest extinguisher, or inside each mobile home and camper at the owner's responsibility and verified by the park operator; (C) Appropriate arrangements shall be made to prevent freezing of fire fighting equipment. The Applicant is proposing to utilize an existing 186,000 gallon water storage tank for fire protection purposes which is reportedly in the area. Staff is not familiar with this location and the Rifle Fire Protection District has not indicated knowledge of the location for this facility either. The Rifle Fire Protection District has indicated that flow tests are necessary for this facility and that these tests should be conducted by a third party. Further, the Rifle Fire Protection District has requested that a new review of the hydrant spacing be conducted and that all hydrants and piping be installed per City of Rifle standards. Staff recommends that the concerns identified within Exhibit M be rectified to the satisfaction of the Rifle Fire Protection District prior to issuance of the Special Use Permit. In addition, Staff recommends that a condition of approval be added requiring that all hydrants and piping be installed in conformance with the City of Rifle standards. See Exhibit N for more details from the Applicant. 5.02.13 Sewage Disposal; General Requirements: An adequate sewage system shall be provided in each mobile home park and camper park for the purpose of conveying and - 23 - 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 disposing of all sewage. Such system shall be designed, constructed and maintained in accordance with state and local laws. (1) Sewer Lines: All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements and shall maintain a minimum horizontal separation of ten (10) feet from all domestic water lines. Sewers shall be at a grade which will insure a velocity of two (2) feet per second when flowing full. All sewer lines shall be constructed of materials accepted by state or local laws and shall meet design criteria of the Colorado Department of Health; (2) Sewage Treatment and/or Discharge: Where the sewer lines of the park are not connected to a public sewer, all proposed sewer disposal facilities shall be approved by the Environmental Health Officer prior to construction. Effluents from sewage treatment facilities shall not be discharged into any waters of the State except with prior approval of the Colorado Department of Health. 5.02.15 Sewage Disposal Requirements Applicable Only to Camper Parks: (1) Individual Sewer Connections: If facilities for individual sewer connections are provided, the following requirements shall apply: (A) The sewer riser pipe shall have at least a four (4) inch diameter, shall be trapped below the ground surface and shall be so located on the trailer space that the sewer connection to the trailer system will approximate a vertical position; (8) The sewer connection shall have a nominal inside diameter of at least three (3) inches, and the slope of any portion thereof shall be at least one- eighth (1/8) inch per foot. All joints shall be watertight; (C) All materials used for sewer connections shall be corrosive resistant, nonabsorbent and durable. The inner surface shall be smooth; (D) Provision shall be made for plugging the sewer riser pipe when a trailer does not occupy the space. Surface drainage shall be diverted away from the riser; (2) Sink Wastes: No liquid wastes from sinks shall be discharged onto or allowed to accumulate on the ground surface. Please see discussion above relating to Section 5.03 of the Zoning Resolution. 5.02.16 Electrical Distribution and Communication Wiring: Each mobile home park shall, and each camper park may, contain an electrical distribution system, consisting of wiring, fixtures, equipment and appurtenances thereto which shall be installed and maintained in accordance with the USA Standard "National Electrical Code, 1971" and all subsequent amendments thereto. Telephone and cable TV systems may be installed and maintained; -24- 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 All plans for the above services shall have the approval of the responsible utility prior to county approval of park plans. The Applicant understands the above mentioned requirements. 5.02.19 Supervision; General Requirements: ) (1) The duly authorized attendant or caretaker shall be in charge at all times to keep the park, its facilities and equipment in a clean, orderly and sanitary condition; (2) The owner shall be answerable for the violation of any provision of this Regulation and other applicable County and State regulations. Copies of Regulations shall be made available to the park residents by the park manager or owner; (3) Refuse Handling: the storage, collection and disposal of refuse in mobile home parks and camper parks shall be so arranged as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards, orair pollution. All refuse shall be disposed of at either a municipal or county designated landfill site; (4) Pest Control: grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and other measures to control insects and rodents shall conform to the requirements of the County Environmental Health Officer and the Colorado State Department of Health; (5) Pet Control: no owner or person in charge of any dog, cat or other pet animal shall permit it to run at large or commit any nuisance within the limits of any mobile home or camper park. The Applicant understands the above mentioned requirements. Staff recommends adding these requirements as conditions of approval. 5.02.20 Miscellaneous Regulations Applicable Only to Camper Parks: 4 (1) The principal business of the park shall be to provide parking spaces for travel trailers, camper vehicles and/or tent camping. Occupancy in camper parks by any individual shall be limited to no more than one hundred twenty (120) days per year in any one (1) or combination of camper parks in the County. —� (2) Travel trailers and camper vehicles accommodated shall not exceed forty (40) feet in length and eight (8) feet in width. The Applicant has requested a waiver from 5.02.20(1) regarding the limit of 120 day occupancy. Staff understands that this requirement was put in place to ensure that Camper Parks are maintained as recreational facilities and not permanent residential facilities. Planning Staff further understands that the Board of County Commissioners (BOCC) contemplated this requirement in regards to the Draft Zoning Resolution on April 16, 2008. At this meeting the BOCC decided to remove this requirement from the new draft land use -25- 319 Water Company — Camper Park Special Use Permit PC 4/23/2008 code. Given this background, the Applicant has two ways to approach this "waiver": 1) The Applicant can request a variance from this requirement from the Board of Adjustments, or 2) The Applicant can file an application with the Planning Department for the PC and BOCC to consider a text amendment to the current Zoning Resolution (1978). Provided the requirements for a Variance request, most notably hardship, and the recent decision by the BOCC regarding this 120 day occupancy llimit, Staff suggests that the Applicant pursue a Text Amendment to allow the PC and the BOCC to consider regulations to allow for park occupants to stay longer than 120 days. 5 SUGGESTED FINDINGS 1. That proper public notice was provided as required for the hearing before the Planning Commission. 2. That the hearing before the Planning Commission was extensive and complete and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed Special Use Permit is NOT in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application is NOT in conformance with the Garfield County Zoning Resolution of 1978, as amended. 6 STAFF RECOMMENDATION At this point, Staff finds the application to be deficient in the following areas: 1) The Applicant has not demonstrated that legal water is available to the Camper Park; 2) The Applicant has not demonstrated that the proposed wastewater disposal system (ISDS) is adequate to accommodate the demand created by the Camper Park and or is based on accepted engineering standards; 3) The Applicant has not adequately determined the traffic impact on the County Road system; 4) The Applicant has not executed an access easement or boundary line adjustment to guarantee legal access to the subject property; 5) The Applicant has not obtained a City of Rifle Watershed Permit (must be obtained prior to site disturbance); 6) The Applicant needs to provide a current weed inventory and map. The Applicant must also provide a weed management plan that reflects the inventory; 7) Soil management, revegetation, and reclamation plan and financial security, in accordance with the Garfield County Weed Management Plan 2000, adopted by Resolution No. 2002-94 and recorded in the Office of the Garfield County Clerk and Recorder as Reception No. 580572, Book 1251, Page 566, as amendecf. The Applicant has provided the plant material - 26 319 Water Company — Camper Park Special Use Peimit PC 4/23/2008 list and revegetation plan for the Mamm Creek Commons project. Staff assumes that they want to utilize that plan for this project. The Applicant must quantify the area, in terms of acres, to be disturbed and subsequently reseeded on road cut and utility disturbances. This information will help determine the amount of security that will held for revegetation. Staff recommends a revegetation security once this information is provided 8) The Applicant must provide a Soil Management Plan that includes: Provisions for salvaging on-site topsoil. A timetable for eliminating topsoil and/or aggregate piles. The plan shall provide for soil cover if any disturbances or stockpiles will sit exposed for a period of 90 days or more. 9) The Applicant has not submitted a solid waste disposal plan; 10) The Applicant has not obtained a permit from the CDPHE for a Community Water System; 11) The Applicant needs to meet with the Rifle Fire Protection District to find solutions to issues raised within Exhibit M Based on these deficiencies, Staff recommends that the Planning Commission recommend denial to the Board of County Commissioners. -27- 319 Water Company — Camper Park Special Use Permit PC 4/23/2008