HomeMy WebLinkAbout1.0 ApplicationGARFIELD COUNTY
Building & Planning Department
108 8th Street, Suite 401
Glenwood Springs, Colorado 81601
Telephone: 970.945.8212 Facsimile: 970.384.3470
www.garfield-county.com PLR+ --t-
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❑ PLANNED UNIT DEVELOPMENT (PUD)
PUD Amendment
(Check the Appropriate box above)
GENERAL INFORMATION (Please print legibly)
> Name of Property Owner: Rock Gardens Mobile Home Park & Campground, LLC
> Mailing Address: 1308 County Road 129 Telephone: ( 970) 945-6737
City: Glenwood Springs State: co Zip Code:81601 Cell: ( )
> E-mail address: kevins@glenwoodcanyonresort.com FAX: (970) 945-2413
Name of Owner's Representative, if any, (Attorney, Planner, Consultant, etc):
Michael J. Sawyer, Esq.
> Mailing Address: P.O. Drawer 2030 Telephone: (970 )945-2261
City: Glenwood Springs State: co Zip Code:81602 Cell: ( )
E-mail address: mjs@mountainlawfirm.com FAX: (970 )945-7336
> Property Parcel ID 2185-024-00-046
Existing Property Zone District: PUD - Camper Park and Commercial Recreation
➢ Existing Comprehensive Plan Designation: Recreation
Proposed Zone District: PUD - Camper Park and Commercial Recreation
> Purpose for the proposed rezoning to Planned Unit Development:
Clarify the right to use two residential units for a nightly/transient
rentals.
Last Revised 12/12/08
• •
I. APPLICATION SUBMITTAL REQUIREMENTS
This Application applies to owners of real property in Garfield County who desire to
rezone their property as shown on the Official Garfield County Zone District Map to
Planned Unit Development. As a minimum, specifically respond to all the following
items below and attach any additional information to be submitted with this application:
1. Submit a cover letter containing a detailed narrative describing the purpose of
the proposed Planned Unit Development.
2. Submit a copy of the deed and legal description of the real property, owned
by the Applicant in Garfield County, which will be affected by such change.
3. Submit a copy of the appropriate portion of a Garfield County Assessor's Map
showing the subject property and all public and private landowners adjacent
to your property (which should be delineated). In addition, submit a list of all
property owners, private and public, and their addresses adjacent to or within
200 ft. of the site. This information can be obtained from the County
Assessor's Office. You will also need the names (if applicable) of all mineral
interest owners of the subject property, identified in the County Clerk and
Recorder's records in accordance with §24-65.5-101, et seq. (That
information may be found in your title policy under Exceptions to Title).
4. If you are acting as an agent for the property owner, you must attach an
acknowledgement from the property owner that you may act in his/her behalf.
If the property is owned by a corporate entity (such as an LLC, LLLP, etc.)
Please submit a copy of a recorded "Statement of Authority" demonstrating
that the person signing the application has the authority to act in that capacity
for the entity."
5. Vicinity map: An 8 1/2 x 11 vicinity map locating the parcel in the County. The
vicinity map shall clearly show the boundaries of the subject property and all
property within a 3 -mile radius of the subject property. The map shall be at a
minimum scale of 1"=2000' showing the general topographic and geographic
relation of the proposed land use change to the surrounding area for which a
copy of U.S.G.S. quadrangle map may be used.
6. A copy of the Pre -Application Conference form from the original Pre -
Application Conference.
7. Submit payment of the $500.00 base fee and a signed "Agreement for
Payment" form with this application.
8. Please provide a response that demonstrates that the request meets the
following PUD Standards as more fully detailed in Article VI, Section 6-203 of
the Unified Land Use Regulations of 2008.
• •
9. Please provide the general PUD submittal requirements as more fully detailed
in Article VI, Section 6-203 of the Unified Land Use Resolution of 2006.
10. Submit 3 copies of this completed application form and all the required
submittal materials to the Building and Planning Department. Staff will
request additional copies once the application has been deemed technically
complete.
II. PROCEDURAL REQUIREMENTS
The following outlines the process for a Planned Unit Development in Garfield
County which is also codified in Article VI, Division 2, Section 201 of the Unified
Land Use Resolution of 2008.
A. Pre -application Conference. A Pre -Application Conference shall be held in
accordance with the provisions of Section 4-103 A, Pre -Application Conference of
Article IV.
1. Concept Narrative. The applicant shall present a Concept Narrative of the
proposed PUD in sufficient detail to accurately convey the general concept of
the proposal. Detail shall include:
a) Concept Description. Location of property; existing zoning, use and
density; proposed zoning, use, densities and lot sizes; existing zoning and
use of surrounding property, including densities; existing and proposed
access; existing and proposed source of water; existing and proposed
wastewater treatment system; phasing if entire project is not being done
at one time; unique features on the site which might enhance the site and
proposed use; a discussion of the anticipated impacts and proposed
mitigation.
b) Additional Information Required. At the request of the Director, the
applicant shall provide any reasonable additional conceptual information
as needed to help clarify the proposal being made.
B. Rezoning. The process for Rezoning is set forth in Section 4-201, of Article IV,
Application and Review Procedures.
C. Subdivision Review (if division of land is proposed within PUD). The process for
subdivision review is set forth in Section 5-406 of Article V, Divisions of Land.
Where a Preliminary Plan application is included with a PUD application, the
subdivision regulations requirements will supersede the PUD requirements where
the same information or more detailed information is required as part of a
subdivision application.
• •
D. Preliminary PUD Plan Review. The following procedures shall apply to the
Preliminary PUD Plan Review. The Director may allow combined review of the
Preliminary PUD Plan and the Final PUD Plan.
a) Application. The application materials required for Preliminary PUD Plan
Review are set forth in Section 6-202 D.
b) Determination of Completeness. The Director shall review the application
for determination of completeness in accordance with the provisions of
Section 4-103 C, Determination of Completeness of Article IV, Application
and Review Procedures.
c) Schedule Public Hearing. Upon a determination of completeness, the
Director shall schedule the Preliminary PUD Plan for consideration by the
Planning Commission.
1) Public hearing by the Planning Commission shall be held within
sixty (60) calendar days of the date of determination of
completeness.
2) Public notice of the hearing shall be made pursuant to Section 4-
103 F, Notice of Public Hearing of Article IV, Application and
Review Procedures.
4. Evaluation by Director/Staff Review. Upon determination of completeness, the
Director shall review the application for compliance with the applicable
standards set forth in Section 6-303, PUD Approval Standards, and prepare a
staff report pursuant to Section 4-103 E of Article IV.
a) Review by Referral Agencies. The Director's evaluation of the application
shall include comment by referral agencies received under Section 4-103
D, Review by Referral Agency of Article IV, Application and Review
Procedures.
5. Review and Recommendation by the Planning Commission. An application for
Preliminary PUD Plan shall be considered by the Planning Commission at a
public hearing, after proper notice, conducted pursuant to Section 4-103 G,
Conduct of Public Hearing of Article IV, Application and Review Procedures.
a) Recommendation by Planning Commission. The Planning Commission
shall recommend approval, approval with conditions or denial of the
application based upon compliance with the standards set forth in Section
6-203, PUD Approval Standards.
1) Recommendation of Approval. If the application satisfies all of the
applicable standards, the Planning Commission shall recommend
• •
that the application be approved. The Commission may
recommend approval with conditions determined necessary for
compliance with applicable standards.
2) Recommendation of Denial. If the application fails to satisfy all of
the applicable standards the Planning Commission shall
recommend that the application be denied.
6. Schedule Public Hearing. The Director shall schedule the application for
consideration by the Board of County Commissioners.
a) Public hearing by the Board of County Commissioners shall be held within
forty-five (45) calendar days of the date of the Planning Commission
recommendation.
b) Public notice of the hearing shall be made pursuant to Section 4-103 F,
Notice of Public Hearing of Article IV, Application and Review Procedures.
7. Review and Action by the Board of County Commissioners. The final decision
to approve, approve with conditions or deny an application for Preliminary
PUD Plan shall be made by the Board of County Commissioners at a public
hearing.
a) Decision by Board. Following a public hearing conducted pursuant to
Section 4-103 G, Conduct of Public Hearing, the Board of County
Commissioners shall approve, approve with conditions or deny the
application based upon compliance with the standards set forth in Section
6-203, PUD Approval Standards.
1) Approval of Application. If the application satisfies all of the
applicable standards, the application shall be approved. The Board
may approve the application with conditions determined necessary
for compliance with applicable standards.
2) Denial of Application. If the application fails to satisfy any one of
the applicable standards, the application shall be denied.
E. Final PUD Plan Review. The following review procedures shall apply to Final PUD
Plan Review.
1. Application. The application materials required for PUD Final Plan Review
are set forth in Section 6-202 E.
2. Determination of Completeness. The Director shall review the application for
determination of completeness in accordance with the provisions of Section
• •
4-103 C, Determination of Completeness of Article IV, Application and
Review Procedures.
3. Schedule Public Hearing. Upon a determination of completeness, the
Director shall schedule the Final PUD Plan for consideration by the Board of
County Commissioners.
a) Public hearing by the Board of County Commissioners shall be held within
forty-five (45) calendar days of the date of determination of completeness.
b) Public notice of the hearing shall be made pursuant to Section 4-103 F,
Notice of Public Hearing of Article IV, Application and Review Procedures.
4. Evaluation by Director/Staff Review. Upon determination of completeness,
the Director shall review the application for compliance with the applicable
standards set forth in Section 6-203, PUD Approval Standards, and prepare a
staff report pursuant to Section 4-103 E of Article IV.
5. Review and Action by the Board of County Commissioners. The final decision
to approve, approve with conditions or deny an application for Final PUD
Plan shall be made by the Board of County Commissioners at a public
hearing.
a) Decision by Board. Following a public hearing conducted pursuant to
Section 4-103 G, Conduct of Public Hearing, the Board of County
Commissioners shall approve, approve with conditions or deny the
application based upon compliance with the standards set forth in Section
6-203, PUD Approval Standards.
1) Approval of Application. If the application satisfies all of the
applicable standards, the application shall be approved. The Board
may approve the application with conditions determined necessary
for compliance with applicable standards
2) Denial of Application. If the application fails to satisfy any one of
the applicable standards, the application shall be denied.
6. Revisions to Zoning District Maps. Approval of a PUD Final Plan shall be
recorded on the Official Zoning Maps filed in the Planning Department as
soon as practicable after the PUD becomes effective.
7. Expiration of Approval. Unless otherwise stated in action by the Board of
County Commissioners, the Board's decision to approve or conditionally
approve the PUD plan shall be effective for a period of one year. The
applicant may request an extension of one year.
• •
8. Extension of Approval. A request for extension of approval shall be
considered by the Board of County Commissioners at a regularly scheduled
public meeting.
a) The request for extension shall include the following information.
1) The reasons for the applicant's inability to comply with the specified
deadlines.
2) Changes in the character of the neighborhood or changes in the
Land Use Code or Comprehensive Plan which have occurred since
approval of the preliminary plan, and the effect of such changes on
the proposed development.
b) The Board may grant an extension based upon the following criteria.
1) The applicant has applied for an extension prior to the date of
expiration of approval.
2) There has been no change or proposed change in the Code, the
Comprehensive Plan, or the surrounding neighborhood which would
substantially affect the proposed development.
F. Recordation.
1. Completion of Conditions of Approval. The applicant must complete all conditions
of Final PUD Plan approval prior to recording the Final PUD Plan and associated
documents.
2. Approval of PUD Development Guide. The Final PUD Plan may not be filed for
recording until the Board has approved a PUD Development Guide.
3. Effective Upon Recording. The Final PUD Plan does not become effective until it
is properly filed for recording with the County Clerk and Recorder.
4. Public Sale of Lots. A PUD becomes complete and eligible for public sale of lots
and development only after the Final PUD Plan and associated documents are
recorded.
III. Process for Amendments to Existing Planned Unit Developments
This section only applies to property owners wishing to amend an Existing Planned Unit
Development. All amendments to an approved PUD shall be processed as a Rezoning as
set forth in Section 4-201, of Article IV, Application and Review Procedures.
• •
A. Pre -Application Conference. A Pre -Application Conference shall be held in accordance
with the provisions of Section 4-103 A, Pre -Application Conference.
B. Application. The application materials required for a PUD approval are set forth in Section
6-301. Within thirty (30) working days of the date of the Pre -Application Conference, the
Director shall make a determination as to whether the proposed change(s) constitutes a
substantial modification to the approved PUD or conditions of approval contained in the
Resolution of Approval.
Garfield County defines Substantial Modification as a Substantial Change which is
defined as a change to and existing approved land use resulting in one or more of the
following.
1. A change in land use category;
2. A change in site design which increases
a) The number of dwelling units.
b) The maximum square footage of structures less than 10,000 sq.
ft. over 100% and structures over 10,000 sq. ft. by 10%, if a
maximum has been specified in a permit or approval.
c) Projected traffic such that a highway access permit or an
amendment to a highway access permit is required as a result of
the change.
d) The size of the land which is the subject of the permit or
approval
3. A change in land use which creates or increases the incompatibility
of the use.
1) No Substantial Modification. If the Director determines that the change does not
constitute a substantial modification to the approved PUD, the Director shall
determine the applicable submittal materials.
2) Substantial Modification. If the Director determines that the change constitutes a
substantial modification, the PUD amendment shall be considered a new
application and submit the required materials identified in Section 6-301.
C. Written Notice of Decision. The Director shall inform the applicant of the determination in
writing within five (5) working days of the date of decision. Notice of the Director's
decision shall also be provided to the Board of County Commissioners.
D. Request by Applicant for Reconsideration of Decision. An applicant may request review
of the Director's decision by the Board of County Commissioners by filing a written
request within ten (10) calendar days of the date of receipt of written notice of the
decision by the Director.
1) Schedule Public Hearing. The Director shall schedule the request for review by
the Board of County Commissioners.
• •
a) Public hearing by the Board of County Commissioners shall be held
within forty-five (45) calendar days of the date of receipt of the request
for review.
b) Public notice of the hearing shall be made pursuant to Section 4-103 F,
Notice of Public Hearing.
2) Decision by Board. Following a public hearing conducted pursuant to Section 4-
103 G, Conduct of Public Hearing, the Board of County Commissioners may
uphold the Director's decision, modify the decision, or reverse the decision.
I have read th- statements above' and have provided the required attached information
which is corr t and accurate t ebest of my knowledge.
( ur- o 'roperiy Owner)/
/Kevin Schneider, Manager
Rock Gardens Mobile Home Park and Campground, LLC
t
• •
GARFIELD COUNTY
BUILDING AND PLANNING DEPARTMENT
FEE SCHEDULE
Garfield County, pursuant to Board of County Commissioners ("Board") Resolution No.
98-09, has established a fee structure ("Base Fee") for the processing of each type of
subdivision and land use applications.
The Base Fee is an estimate of the average number of hours of staff time devoted to
an application, multiplied by an hourly rate for the personnel involved. The Board
recognized that the subdivision and land use application processing time will vary and
that an applicant should pay for the total cost of the review which may require
additional billing. Hourly rates based on the hourly salary, and fringe benefits costs of
the respective positions combined with an hourly overhead cost for the office will be
used to establish the actual cost of County staff time devoted to the review of a
particular project.
Actual staff time spent will be charged against the Base Fee. After the Base Fee has
been expended, the applicant will be billed based on actual staff hours accrued. Any
billing shall be paid in full prior to final consideration of any land use permit, zoning
amendment or subdivision plan. If an applicant has previously failed to pay application
fees as required, no new or additional applications will be accepted for processing until
the outstanding fees are paid.
Checks, including the appropriate Base Fee set forth below, must be submitted with
each land use application, and made payable to the Garfield County Treasurer.
Applications will not be accepted without the required application fee. Base Fees are
non-refundable in full, unless a written request for withdraw from the applicant is
submitted prior the initial review of the application materials.
Applications must include a Payment Agreement Form ("Agreement") set forth below.
The Agreement establishes the applicant as being responsible for payment of all costs
associated with processing the application. The Agreement must be signed by the
party responsible for payment and submitted with the application in order for it to be
accepted.
The following Base Fees shall be received by the County at the time of submittal of
any procedural application to which such fees relate. Such Base Fees shall be in
addition to and exclusive of any cost for publication or cost of consulting service
determined necessary by the Board for the consideration of any application or
additional County staff time or expense not covered by the Base Fee, which have not
otherwise been paid by the applicant to the County prior to final action upon the
application tendered to the County.
• •
GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT
BASE FEES
TYPE OF LAND USE ACTION BASE FEE
Vacating Public Roads & Rights -of -Way $400
Sketch Plan $325
$675 + application agency
review fees and outside
Preliminary Plan / Conservation Subdivision consultant review fees, as
authorized pursuant to the
Regulations, such as the
Colorado Geologic Survey
Preliminary Plan Amendment $325
Final Plat $200
Final Plat Amendment / Correction Plat $100
Combined Preliminary Plan and Final Plat $1,075
Minor Exemption / Amendment $300 / $300
Major Exemption / Amendment $400 / $300
Rural Land Development Option Exemption / Amendment $400 / $300
General Administrative Permit $250
Floodplain Development Permit $400
Pipeline Development Plan / Amendment $400 / $300
Small Temporary Employee Housing $50
Minor Temporary Employee Housing $250
Limited Impact Review / Amendment $400 / $300
Major Impact Review / Amendment $525 / $400
Rezoning: Text Amendment $300
Rezoning: Zone District Amendment $450
Planned Unit Development (PUD) / Amendment $500 / $300
Comprehensive Plan Amendment $450
Variance $250
Interpretation $250
Takings Determination NO FEE
Planning Staff Hourly Rate
• Planning Director $50.50
• Senior Planner $40.50
• Planning Technician $33.75
• Secretary $30.00
County Surveyor Review Fee (includes review of Amended Determined by Surveyor$
Plats, Final Plats, Exemption Plats)
Mylar Recording Fee $11 — 1St page
$10 each additional page
Page 2
• •
The following guidelines shall be used for the administration of the fee structure set
forth above:
1. All applications shall be submitted with a signed Agreement for Payment form set
forth below.
2. County staff shall keep accurate record of actual time required for the processing
of each land use application, zoning amendment, or subdivision application. Any
additional billing will occur commensurate with the additional costs incurred by
the County as a result of having to take more time that that covered by the base
fee.
3. Any billings shall be paid prior to final consideration of any land use permit,
zoning amendment, or subdivision plan. All additional costs shall be paid to the
execution of the written resolution confirming action on the application.
4. Final Plats, Amended or Corrected Plats, Exemption Plats or Permits will not be
recorded or issued until all fees have been paid.
5. In the event that the Board determines that special expertise is needed to assist
them in the review of a land use permit, zoning amendment, or subdivision
application, such costs will be borne by the applicant and paid prior to the final
consideration of the application. All additional costs shall be paid prior to the
execution of the written resolution confirming action on the application.
6. If an application involves multiple reviews, the Applicant shall be charged the
highest Base Fee listed above.
7. Types of "Procedures" not listed in the above chart will be charged at an hourly
rate based on the pertinent planning staff rate listed above.
8. The Planning Director shall establish appropriate guidelines for the collection of
Additional Billings as required.
Page 3
GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT
PAYMENT AGREEMENT FORM
(Shall be submitted with application)
GARFIELD COUNTY (hereinafter COUNTY) and Rock Gardens Mobile Home Park & Campground, LLC
Property Owner (hereinafter OWNER) agree as follows:
1. OWNER has submitted to COUNTY an application for PUD Amendment
(hereinafter, THE PROJECT).
2. OWNER understands and agrees that Garfield County Resolution No. 98-09, as
amended, establishes a fee schedule for each type of subdivision or land use review
applications, and the guidelines for the administration of the fee structure.
3. OWNER and COUNTY agree that because of the size, nature or scope of the
proposed project, it is not possible at this time to ascertain the full extent of the costs
involved in processing the application. OWNER agrees to make payment of the Base Fee,
established for the PROJECT, and to thereafter permit additional costs to be billed to
OWNER. OWNER agrees to make additional payments upon notification by the COUNTY
when they are necessary as costs are incurred.
4. The Base Fee shall be in addition to and exclusive of any cost for publication or
cost of consulting service determined necessary by the Board of County Commissioners for
the consideration of an application or additional COUNTY staff time or expense not covered
by the Base Fee. If actual recorded costs exceed the initial Base Fee, OWNER shall pay
additional billings to COUNTY to reimburse the COUNTY for the processing of the
PROJECT mentioned above. OWNER acknowledges that all billing shall be paid prior to
the final consideration by the COUNTY of any land use permit, zoning amendment, or
subdivision plan.
HORIZED REPRESENTATIVE)
Kevin Schneider, Manager
Print Name
Mailing Address:
1308 County Road 129
Date
Glenwood Springs, CO 81601
Page 4
• •
STATEMENT OF AUTHORITY
Pursuant to C.R.S. §38-30-172, the undersigned executes
this Statement of Authority on behalf of Rock Gardens Mobile Home Park &
a Colorado (corporation, limited liabilityCampground,
company, general partnership, registered limited liability LLC
partnership, registered limited liability limited partnership,
limited partnership association, government agency, trust or
other), an entity other than an individual, capable of holding
title to real property (the "Entity"), and states as follows:
The name of the Entity is Rock Gardens Mobile Home Park & Campground, LLC
and is formed under the laws of Colorado
The mailing address for the Entity is 1308 County Road 129,
Glenwood Springs, CO 81601
The name and/or position of the person authorized to
execute instruments conveying, encumbering, or otherwise
affecting title to real property on behalf of the Entity is
Kevin Schneider
The limitations upon the authority of the person named
above or holding the position described above to bind the Entity
are as follows: None
(if no limitations, insert "None")
Other matters concerning the manner in which the Entity
deals with any interest in real property are:
(if no other matter, leave this section bank)
EXECUTED this 24th day of March
Signature:
Name(typed or printed: Kevin Schneider
Title (if any):
20
STATE OF Colorado
)SS.
COUNTY OF Garfield
The foregoing instrument was acknowledged before me this 24th day of
March , 2010 by Kevin Schneider , on behalf of
Rock Gardens Mobile Home Park & , a Colorado limited liability company.
05/09
d official seal.
- ///- co�0/,(9\
ATTORNEYS AT
March 23, 2010
Sander N. Karp
James S. Neu
Karl J. Hanlon
Michael J. Sawyer
James F. Fosnaught
By Hand Delivery
Fred Jarman
Director, Garfield County Building and Planning
108 8th Street
Glenwood Springs, Colorado 81601
Anna S. ltenberg
Cassia R. Furman
Jennifer M. Smith
T. Damien Zumbrennen
Jeffrey J. Conklin
201 14Th Street, Suite 200
P. O. Drawer 2030
Glenwood Springs, CO 81602
Telephone: (970) 945-2261
Facsimile: (970) 945-7336
www.mountainlawfirm.com
Michael J. Sawyer
mjs a,mountainlawfirm.com
Re: Request for Administrative Text Amendment of Rock Gardens PUD
Dear Fred:
As you know, Karp Neu Hanlon represents Kevin Schneider and Kathleen Schneider,
authorized agents for Rock Gardens Mobile Home Park & Campground, LLC, the owners of the
Glenwood Canyon Resort (collectively "Rock Gardens"). Rock Gardens is currently seeking a
building permit for the community building. The community building was approved in the Rock
Gardens PUD as a use by right, Resolution No. 2004-69. The PUD allows as a use by right,
"Residential dwelling contained within a building also occupied by another Use By Right of this PUD.
A maximum of two such dwellings shall be allowed." The community building has been designed
with two residential dwellings to be located on the second floor.
Based upon current market conditions, Rock Gardens desires to use the two residential units
for transient (overnight) rentals and long term residential rentals. The zone text in the Rock Gardens
PUD does not specifically state that the residential units will be used for transient rentals. In order to
clarify the permitted uses under the PUD, Rock Gardens seeks an administrative text amendment.
Under the Land Use Code Section 6-201 F, a PUD may be administratively amended upon a
determination by the Director that the proposed change does not constitute a "substantial modification
to the approved PUD." Such is the situation here. The proposed change will not result in any new
land use being approved within the Rock Gardens PUD. Instead, the change will merely clarify that
the already approved residential dwellings can be rented on both a transient basis and a long term
basis. This clarification will not result in any additional impacts either on-site or within the
surrounding neighborhood.
Land Use Code Section 6-202 sets forth the various impacts that should be considered in
determining whether there is a substantial modification. Because the two residential dwellings are
already approved and designed as part of the community building (which is a use by right), there is no
change to: visual impacts, pedestrian circulation, open space, recreational amenities and fire hazards.
The clarification that the two residential dwellings can be used for transient rentals will not have an
• •
impact on the surrounding area as transient rentals (of campsites and RV slips) is already allowed
under the Rock Gardens PUD.
Nor is there any change in the traffic and parking impacts as a result of the PUD clarification.
The design of the community building provides two spaces for each of the two residential units. This
is compliant with both the residential code and the commercial code for required number of parking
spaces for both residential dwellings and transient rental dwellings. The proposed clarification will
also not increase the amount of traffic to or from Rock Gardens. In the PUD application, the traffic
associated with a long term rental residential unit was 10.08 trips per unit per day. (Exhibit A). The
traffic associated with a transient rental recreational home was only 3.07 trips per unit per day. Thus,
by using the two dwelling units as transient rentals, the amount of traffic generated within the PUD
will decrease.
The housing variety standard is not directly applicable to the Rock Gardens PUD as it is a
commercial tourism development and not a residential development. Further, the affordable housing
element continues to be met as provided in the Rock Garden PUD - by providing a rooming house or
dormitory type residential accommodation in either a building occupied by another Use By Right or
within a mobile home or recreational vehicle on the site.
Finally, the clarification of the use of the two dwelling units as transient rentals will not add
any impacts to the water and wastewater treatment systems. The use of a dwelling unit as a transient
rental as opposed to as a long term rental does not change the water use or wastewater generated by
the unit. (Exhibit B). The water and wastewater demands of the two residential units were already
factored into the legal water supply for Rock Gardens and the design of the physical systems for
providing potable water and wastewater treatment on site.
As discussed herein, the clarification of the use of the two residential dwellings for transient
rentals does not create a substantial modification to the existing PUD. There is no substantive
difference in impacts - either on-site or to the surrounding neighborhood - by allowing for transient
rentals of these two units. Thus, administrative approval of the PUD amendment is appropriate. The
proposed clarifying zone text is attached as Exhibit C.
If you have any questions, please call. Your expedited review of this application is appreciated
as the construction season is fast approaching.
Very truly yours,
KARP NEU HANLON, P.C.
Michael J. Sawyer
MJS:
Enclosure
cc: Rock Gardens (by email)
Ron Liston (by email)
Brad Jordan (by email)
• •
ESTIMATED TRAFFIC GENERATION
ROCK GARDENS P.U.D.
The Rock Gardens P.U.D. access is located on the south side of the Interstate 70 interchange.
Below are the calculations showing the estimated existing average daily traffic volumes generated
from the Rock Gardens P.U.D. during peak months:
EXISTING CONDITIONS
Type of Land Use
# Units
Average Vehicle
Trip Ends per
Unit/Day*
Total Vehicle Trip
Ends per Day
Residential, Single -
Family
32
10.09
323
Recreational Home (for
RVs and Campsites)
50
3.07
154
Rafting (treat as Golf
Course per employee)
20
25.28
506
Total = 982
*Based on values outlined in 1TE Trip Generation Manual, 6th Edition on a Saturday or Weekend. Please
note the site is used on a seasonal basis.
Below are the calculations to determine the average daily traffic volumes that can be expected to
be generated at full occupancy of the Rock Gardens P.U.D. The following is a breakdown of uses:
PROPOSED CONDITIONS
Type of Land Use
# Units
Average Vehicle
Trip Ends per
Unit/Day*
Total Vehicle Trip
Ends per Day
Residential, Single -
Family
2
10.09
20
Recreational Home (for
RV's and Campsites)
128
3.07
393
Rafting (treat as Golf
Course per employee)
20
25.28
506
Total = 919
*Based on values outlined in ITE Trip Generation Manual, 6th Edition on a Saturday or Weekend. Please
note the site is used on a seasonal basis.
Based on the Capital Improvements Plan as adopted by the Board of County
Commissioners the Rock Gardens P.U.D. is not located in an impact fee related area.
.o
d
EXHIBIT
P.O. Box 1908
1011 Grand Avenue
Glenwood Springs,
CO 81602
4N1C4MEL 4! 4M0 55004 T
EMOMEEllit9Gi COMSUiLT4
March 23, 2010
Mike Sawyer
Karp, Neu, Hanlon, P.C.
P. O. Drawer 2030
Glenwood Springs, CO 81602
Re: Rock Gardens
Dear Mike:
1E
(970) 945-5700
(970) 945-1253 Fax
At your request, we have considered the proposed change of the two residential units at
the Rock Gardens commercial facility. In the original PUD, these units were proposed
single family residences. In the future, Rock Gardens may rent these units on a nightly
rental basis. The original augmentation plan provided for 74.1 EQR of water and
wastewater services at Rock Gardens. We do not expect that these minor changes in
use will have any detectable changes in the water or wastewater services. The
proposed nightly rental alternative may result in less than the originally assumed full
time occupancy.
If you have any questions, please contact our office at (970) 945-5700.
Very truly yours,
Zancanella & Associates, Inc.
_fin =i.,f ego A e
Thomas A. Zancanella, P.E.
z:\400's\429 - rock gardens\20101sawyer-units.docx
• •
EXHIBIT C
Section 3.01.01 Uses, by right:
Residential dwelling contained within a building also occupied by another Use By
Right of this PUD. A maximum of two such dwellings shall be allowed. These
units may be short term (transient or nightly) and/or long term (non -transient)
rental units.
EXHIBIT
•
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STATE OF COLORADO
County of Garfield
)
)ss
•
At a regular meeting of the Board of County Commissioners for Garfield County,
Colorado, held in the Commissioners' Meeting Room, Garfield County Plaza Building, in
Glenwood Springs on Monday, the 12th day of July, 2004, there were present:
John Martin
Larry McCown
Tresi Houpt
Don DeFord
Mildred Alsdorf
Ed Green
, Commissioner Chairman
, Commissioner
, Commissioner
, County Attorney
, Clerk of the Board
, County Manager
when the following proceedings, among others were had and done, to -wit:
RESOLUTION NO. 2 0 0 4- 6 9
A RESOLUTION CONCERNED WITH THE APPROVAL OF A PLANNED UNIT
DEVELOPMENT APPLICATION FOR KEVIN B. AND KATHLEEN C. SCHNEIDER
FOR THE ROCK GARDENS PLANNED UNIT DEVELOPMENT
Parcel ID: 2185-024-00-046
WHEREAS, the Board of County Commissioners of Garfield County, Colorado,
received a Planned Unit Development (the PUD) application from Kevin B. and Kathleen
C. Schneider (the Applicant) to develop the Rock Gardens Campground (the Property)
which consists of 43 acres and is practically located directly south of the Interstate - 70
interchange at No Name just east of Glenwood Springs, Colorado; and
WHEREAS, the Applicant proposes to rezone the Property from Residential /
General / Suburban Density (RGSD) and Agricultural / Residential / Rural Density
(ARRD) to PUD which is more fully described in "Exhibit A" (PUD map) and "Exhibit
B" (PUD zoning) which allows uses in general to include 1) Tent & RV Camping; 2)
Camping trailers and park trailers / cabins; 3) Recreation services to include rafting
excursions, bicycle rentals, fishing excursions, jeep tours, kayak, boat, and raft rentals,
and point of registration for other recreational adventures (hunting, photographic tours);
4) On site recreation activities to include a rock wall, ropes course, and organized
activities to take place in the propose community facility; 5) Commercial services such as
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the sale of food, beverages, and convenience items, travel memorabilia, and a small food
service grill; and 6) Mobile homes;
WHEREAS, on May 12, 2004, the Garfield County Planning Commission
considered the proposed PUD for Rock Gardens Campground in a public hearing and
forwarded a recommendation of approval with conditions to the Board of County
Commissioners for the PUD; and
WHEREAS, on June 21, 2004, the Board of County Commissioners opened a
public hearing upon the question of whether the PUD should be granted, granted with
conditions, or denied at which hearing the public and interested persons were given the
opportunity to express their opinions regarding the issuance of said PUD; and
WHEREAS, on June 21, 2004, the Board of County Commissioners continued the
public hearing until the 12th day of July, 2004; and
WHEREAS, the Board of County Commissioners closed the public hearing on the
12`r' day of July, 2004 to make a final decision; and
WHEREAS, the Board of County Commissioners, on the basis of substantial
competent evidence produced at the aforementioned hearing, has made the following
determination of facts:
1. That proper publication, public notice, and posting was provided as required by law
for the hearings before the Planning Commission and before the Board of County
Commissioners.
2. That the hearings before the Planning Commission and the Board of County
Commissioners were extensive and complete; all pertinent facts, matters and issues
were submitted; and that all interested parties were heard at those hearings.
3. That the application is in compliance with the standards set forth in Section 4:00 of
the Garfield County Zoning Resolution of 1978, as amended.
4. That the proposed PUD is in compliance with the Comprehensive Plan of 2000 for
the unincorporated areas of the County.
5. That the proposed use is in the best interest of the health, safety, morals, convenience,
order, prosperity and welfare of the citizens of Garfield County.
NOW, THEREFORE, BE IT RESOLVED by the Board of County
Commissioners of Garfield County, Colorado, that based on the determination of facts set
forth above, the request is approved to rezone the Property from RGSD and ARRD to
PUD (further described in "Exhibit B" attached hereto) with the following conditions:
1. That all representations made by the Applicant in the application and as testimony in
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the public hearings before the Planning & Zoning Commission and Board of County
Commissioners shall be conditions of approval, unless specifically altered by the
Board of County Commissioners.
2. The Applicant shall install two new fire hydrants on the new eight inch water main.
One shall be located near R.V. spaces 2 & 3 or on the north side of the expanded
office building as part of Phase I improvements. The second new hydrant shall be
installed near the new community building as part of Phase II as the water line main
is extended to serve the improvements in Phase II. In addition, the Applicant shall
install a "Dry Hydrant" near the Colorado River on the lower bench of the property as
part of Phase II improvements. The dry hydrant shall be designed and installed to
National Fire Protection Standards. Prior to installation, plans of the dry hydrant
design shall be presented to the Glenwood Springs Fire Department for review and
approval.
3. The Applicant shall contact the Glenwood Fire Protection District once the
community water system and new hydrants are completed so that the Department can 1.)
obtain fire flow rates on the system.
4. The Applicant shall install fire sprinkler systems (meeting NFPA Standards) in all
new buildings when they are built including the community center and when the
additions are constructed on the existing buildings which include the administrative
office and residence complex and expanded storage/maintenance shop). Further, the
Applicant shall retro fit the older parts of the same buildings that will be added on to
with a fire sprinkler system at the time the additions are made. The Applicant shall
install an alarm system for the sprinklered buildings to be designed to NFPA 71, 1999
standards and monitored by a UL Listed Central Station.
S. The Applicant shall design and construct the secondary emergency egress right-of-
way which terminates at the Rock Gardens property line as shown on the PUD Plan.
6. The Applicant shall be required to bear proof all outdoor trash containers and require
that all dogs on-site shall be kept on leash.
7. The proposed community building shall not be relocated to the presently proposed
location of the waste water treatment facility.
8. Due to the potential for geotechnical concerns for potential settlement of structures,
all structures shall require a site specific geotechnical study before a building permit
is issued. This should be included in the PUD Zone Regulations.
9. The private driveway through the property shall be constructed at a total width of 26
feet consisting of 22 feet of pavement and 2 feet on each side as a gravel road base.
10. The Applicant shall complete the wastewater treatment facility as part of Phase I.
11. The Applicant shall complete the community water system in two phases with Phase I
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improvements to include the wells, storage tanks, water pump / treatment systems,
fire hydrant, and 8" water main to terminate where the main internal road tums east.
Phase II improvements include completing the 8" water line to the community
building and fire hydrant located adjacent to the community building.
12. Regarding the control of noxious weeds, the Applicant shall provide the following
information prior to the hearing before the Board of County Commissioners:
A. Inventory and mapping -The Applicant shall map and inventory the
property for County listed noxious weeds. There may be tamarisk and or
Russian -olive in the area along the banks of the Colorado River.
B. Weed management -The applicant shall provide a weed management plan
for the inventoried noxious weeds.
C. Open Space weed management -Please provide a weed management plan
that details whom the responsible party will be for future weed
management in common open space areas.
13. The Applicant shall re -grade the last portion (30 linear feet) of the main internal
driveway to where it meets the entrance / exit point out of Rock Gardens to a
maximum grade of 6 percent as shown in the proposed re -grading plan. The
Applicant shall also contact the Colorado Department of Transportation (CDOT) in
order to determine if additional signage / road markings could be installed where the
bike path crosses the entrance to Rock Gardens. Acceptable improvements shall be
borne by the Applicant.
14. The maximum length of stay for guests at Rock Gardens shall be limited to no more
than 120 days per year.
Dated this 1 7th day of August , A.D. 2004.
ATTEST:
Cl - l�Orthe Rt. •
GARFIELD COUNTY
BOARD OF
COMMISSIONERS,
GARFI. CO TY,
COL • ' .:8
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ce
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•
111111111111 Ii11111111111111111111 III 111 111527 M111111 ill
658362 08/20/2004 11:374 6161
5LSDORF
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Upon motion duly made and seconded the foregoing Resolution was adopted by
the following vote:
John Martin
Larry McCown
Tresi Houpt
STATE OF COLORADO
County of Garfield
)ss
)
, Aye
, Aye
, Aye
I, , County Clerk and ex -officio Clerk of the
Board of County Commissioners in and for the County and State aforesaid do hereby
certify that the annexed and foregoing Resolution is truly copied from the Records of the
Proceeding of the Board of County Commissioners for said Garfield County, now in my
office.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of
said County, at Glenwood Springs, this day of , A.D. 2004
County Clerk and ex -officio Clerk of the Board of County Commissioners
GRAPHIC SCALE
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658362 08/20/2004 11:378 81615 P535 M RLSDORF
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"EXHIBIT B"
ROCK GARDENS PLANNED UNIT DEVELOPMENT
ZONE REGUATIONS
Revised July 14, 2004
1.00 Regulating Authority
The provisions of these regulations shall prevail and govern the development of Rock Gardens
PUD provided; however, where the provisions of the Rock Garden PUD Zone Regulations do
not clearly address a specific subject, the ordinances, resolutions or regulations of Garfield
County shall prevail. Definitions established herein shall take precedence over definitions
established by the Zoning Regulation of Garfield County, adopted January 2, 1979 and as
amended, wherever these regulations are applicable to the Rock Gardens PUD.
2.00 Definitions
2.01 Park Trailers: Sometimes referred to as Park Models, are recreational vehicles
built on a single chassis, mounted on wheels with a gross trailer area not
exceeding 400 square feet when set up. Each is certified by its manufacturer as
complying with ANSI 119.5, a nationally recognized safety standard for Park
Trailers that is mandated and enforced by the State of Colorado. Park Trailers are
typically sited in Recreational Vehicle Parks for extended terns, typically several
years.
2.02 Camping Cabin: An enclosed structure, sited on a temporary foundation, with no
water or sewer services and containing not more than150 square feet of enclosed
gross floor area. A cabin typically provides sleeping berths for two to four
people. Electric service is typically provided.
3.00 Zone Districts
3.01 Camper Park & Commercial Recreation District
3.01.01 Uses, by right:
Camper Park accommodating sites for tent camping, recreational vehicles, park
trailers, camping cabins and administration and service buildings normally
accessory to a camper park., when compliant with the requirements of Section
5.00 the Rock Gardens PUD Zone Regulations.
Mobile Home Park, when compliant with the requirements of Section 5.00 the
Rock Gardens PUD Zone Regulations.
1
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4.08.05 (2) (i) PHASING
(h) If more than one phase is proposed, a phasing plan shall be included in the application that
delineates the proposed phasing of the development. (A. 97-109)
Development of the Rock Gardens PUD is proposed in the following listed phases:
PHASE I:
PHASE II:
1. Construction of sewage treatment plant.
2. Construction of a new bath house and service building to replace the
existing upper shower/rest room building. The new structure will also
include a laundry room.
3. Realignment and reconstruction of the access road from the entry to the
end of parking for recreation services guests.
4. Installation of new recreational vehicle spaces west of this new road,
placement of camper cabins and development of new tent camping sites.
1. Construction of a new driveway at the end of the existing mobile home
area creating a looping connection back to the main drive.
2. The gradual replacement of mobile homes with recreational vehicle
parking sites may also begin in association with roadway and utility
improvements.
. Construction of a community meeting building and recreation hall.
4. Complete replacement of mobile home spaces with recreational vehicle
parking sites.
5. Renovation and expansion of administrative and recreational services
buildings including retail space and employee housing accommodations.
See the PUD SITE PLAN for graphic configuration of phasing.
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Rooming House or Dormitory type residential accommodations exclusively for
persons employed at the Rock Gardens up to a maximum of 16 persons within a
building also occupied by another Use By Right of this PUD, or within a mobile
home or recreational vehicle.
Residential dwelling contained within a building also occupied by another Use By
Right of this PUD. A maximum of two such dwellings shall be allowed.
Sales, administration and operation of outdoor adventure tours including
equipment outfitting, guide services, jeep tours, river excursions and the lease of
rafts, kayaks, canoes, dory style river boats and other watercraft, bicycles and
similar peddle -powered vehicles, backpacking and camping gear and rock
climbing equipment. Indoor recreation services including video arcades games.
Retail sales of snack foods and beverages, convenience items, fishing tackle,
photographic supplies, travel memorabilia and gifts, primarily for guest and
clients of the on-site operations.
Photographic service associated with the on-site outdoor adventure tours
operations.
Community building / meeting hall with kitchen.
Snack and sandwich bar with a maximum seating capacity of twenty chairs.
Beer and wine service at the community building and the snack and sandwich bar.
Sewage treatment facilities; wells, water storage and water treatment facilities for
domestic and irrigation purposes, all exclusively providing service to uses within
the Rock Gardens PUD and to surrounding properties, as may be approved by the
Colorado Department Health.
3.01.02 Uses, conditional: NONE
3.01.03 Uses, special: NONE
3.01.04 Minimum Lot Area: One acre
3.01.05 Maximum Lot Coverage: Thirty-five percent (35%).
3.01.06 Minimum Setback:
(1) Public Street Right -of -Way: Buildings, Recreational Vehicle parking
spaces and Tent Camp Sites 25 feet
(2) Other PUD Boundaries:
Buildings & Recreational Vehicle parking spaces
2
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15 feet
(3) Tent Camp Sites 5 feet
101.07 Maximum Height of Buildings: Twenty-five (25) feet.
,,101.08 Maximum Floor Area Ratio: NONE
3.01.09 Parking Requirements:
(1) Each camp site in addition to the area provided for a recreational vehicle
or tent: One (1) parking space
(2) Each Park Trailer and Camping Cabin: One (1) parking space
(3) Retail sales: One (1) parking space per 500 square
feet of retail sales floor area.
(4) Recreational Services: One parking space for every five (5) persons
of the projected capacity of the recreation service.
(5) Mobile Horne: Two (2) parking spaces
(6) Attached Single Family Dwelling: Two (2) parking spaces
(7) Employee Dormitory Lodging: One (1) parking space per every two
(2) beds.
(8)
General Criteria:
i. Each parking space shall be a minimum of 9'x 19' of graveled
surface.
ii. Parking spaces shall be located within one hundred and fifty feet of
a recreational vehicle or tent camper space, park trailer or camping
cabin that it is intended to serve.
4.01 Open Space District
4.01.01 Uses, by right:
Open Space, Ropes challenge course, primitive trails.
4.01.02 Uses, conditional: NONE
4.01.03 Uses, special: NONE
4.01.04 Minimum Lot Area: One Acre
3
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5.00 Mobile Home Park and Camper Park Regulations
5.01 Site Requirements Applicable Only to New Mobile Home Facilities:
(1) Minimum Space Size: Each mobile home space shall contain at least thirty-six hundred
(3,600) square feet of area exclusive of access driveways.
(2) Maximum Space Coverage: The inhabitable floor area of the mobile home shall cover no
more than thirty-five percent (35%) of the space upon which it is located. Appurtenant enclosed
structures and covered porches shall cover no more than fifteen (15) percent of the mobile home
space.
(3) Minimum Separation of Mobile Homes: The minimum space between any two mobile homes
shall be 20 feet. The Minimum separation between appurtenant structures and mobile homes on
adjacent spaces shall be twelve (12) feet. There is no minimum separation between appurtenant
structures.
(4) The area of placement for the mobile home shall be graded for drainage and the mobile home
supported in a manor to prevent shifting or settling of the mobile home.
(5) Each mobile home space shall provide two (2), 9'x 19' graveled or paved parking spaces.
(6) Driveways: The minimum unobstructed width of internal access driveways shall be twenty-
four (24) feet, providing no parking is permitted thereon.
5.02 Site Requirements Applicable Only to New Camper Space Facilities:
(1) Setbacks: All recreational vehicle parking spaces shall observe the minimum setbacks
established by the Rock Gardens PUD Zone Regulations.
(2) Tent Camper Spaces: The minimum on -center distance between tent sites shall be twenty
(20) feet. Each space shall contain a well -drained, reasonably level tent site. Each space shall be
provided a graveled parking space within approximately 150 feet of the tent site. Parking for a
group tent camping site may be located at a greater distance.
(3) Recreational Vehicle Spaces: The minimum on -center distance between recreational vehicles
parking spaces shall be twenty-five (25) feet. Each graveled or paved recreational parking space
shall be a minimum width of twelve (12) feet and a minimum length of twenty-four (24) feet. In
addition to the RV parking space, one 9'xl 9' parking space will be provided within 150 feet of
each RV space. This parking space may be located at end of or adjacent to the RV parking
space.
(4) Driveways: The minimum unobstructed width of access driveways shall be fifteen feet (15)
feet for one-way traffic or twenty-two (22) feet for two-way traffic with a two foot gravel
shoulder, providing no parking is permitted thereon. Driveways may be of gravel surface.
(5) All permanent building foundations shall be designed based on a site—specific geotechnical
study
5.03 Water Supply and Distribution; General Requirements:
(1) The physical and legal supply of domestic water shall be consistent with the Rock Gardens
PUD as approved by Garfield County and shall be in compliance with the drinking water
standards of the Colorado Department of Health
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(2) The water supply, treatment, storage and distribution systems shall be designed by a
professional engineer licensed by the State of Colorado and which designs shall be in accordance
with applicable regulations of the Colorado Department of Health.
(3) All recreational vehicle parking spaces shall be provided with a domestic water service
connection.
(4) A water service station shall be provided within one hundred and fifty (150) feet of each tent
camping site.
5.04 Fire Protection; General Requirements:
(1) Provisions shall be made for giving alarm in case of 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. No open fires shall be left unattended at any
time.
(2) 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 in an open station
within approximately hundred (100) feet of any tent site and recreational vehicle parking space.
(3) Any new domestic water distribution system construction shall have fire hydrants located as
approved by the Glenwood Springs Fire Department.
(4) Fire suppression sprinkler systems meeting NFPA 13, 1999 in the new community building,
additions to the office and residence complex and the expanded storage/maintenance shop. At
the time of expansion, the existing portions of these structures shall be retrofitted with fire
suppression sprinklers .
(5) All buildings with fire suppression sprinkler systems shall also be equipped with an alarm
system designed to NFPA 71, 1999 standards an monitored by a UL listed central station.
5.05 Sewage Disposal; General Requirements:
(1) The sewage collection system and sewage treatment facility shall be designed by a
professional engineer licensed in the State of Colorado. These systems shall meet all applicable
requirements of the Colorado Department of Health and shall be consistent with the sewage
collection and treatment system conceptually defined by the Rock Gardens PUD.
(2) Sink Wastes: No liquid wastes from sinks shall be allowed to accumulate on the ground
surface. Gravel dry wells may be provided for the disposal of liquid sink wastes in the area of
the tent camping sites.
5.06 Electrical Distribution and Exterior Lighting:
(1) The 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. All plans for
the above services shall have the approval of the responsible utility prior to county approval of
park plans.
(2) All exterior lights shall be recessed or full cut-off fixtures that eliminate or substantially
reduce direct view of the light source. Continuous and regular use of exterior flood lighting is
prohibited. Security/safety lighting, with or without motion detectors shall be allowed when
directed inward on the property.
5
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5.07 Service Facilities; General Requirements: Service facilities shall be provided at locations
specified on the Rock Gardens PUD Site Plan.
(1) All portions of the structure shall be properly protected from damage by ordinary uses and by
decay, corrosion, termites and other destructive elements. Exterior portions shall be of such
materials and be so constructed and protected as to prevent entrance or penetration of moisture
and weather;
(2) All rooms containing sanitary or laundry facilities shall have sound -resistant walls extending
to the ceiling between male and female sanitary facilities. Walls and partitions around showers,
bathtubs, lavatories and other plumbing fixtures shall be constructed of dense, non-absorbent
waterproof material or covered with moisture resistant material;
(3) Each room containing sanitary or laundry facilities shall have at least one (1) window or
skylight facing directly to the outdoors. The minimum aggregate gross area of windows for each
room shall be not less than ten percent (10%) of the floor area served by them. Each room shall
have at least one (1) window which can be easily opened, or a mechanical device which will
adequately ventilate the room;
(4) Toilets shall be located in separate compartments.. Shower stalls shall be of the individual
type. The rooms shall be screened to prevent direct view of the interior when the exterior doors
are open;
(5) Illumination levels shall be maintained as follows:
(i) general seeing tasks - five (5) footcandles;
(ii) laundry room work area - forty (40) footcandles;
(iii) toilet room in front of mirrors - forty (40) footcandles;
(6) Hot and cold water shall be furnished to every lavatory, sink, bathtub, shower and laundry
fixture, and cold water shall be furnished to every closet and urinal.
5.08 Campfire and Fire Pits:
(1) No fire pits are allowed in the Phase I and Phase II areas except for one common use fire pit
at each of the following locations:
i. In lawn area immediately south of the main office building
ii. In the central areas of the tent camp sites
iii. In the general area of the Camper Cabins.
(2) Existing firepits may remain at campsites on the lower river terrace.
(3) Charcoal or gas BBQ grills are allowed at individual camper sites.
5.09 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 Zone 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, or air pollution. All Refuse containers shall be bear
proof. All refuse shall be disposed of at either a municipal or County designated landfill site;
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(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. All
dogs shall be kept on Leash.
(6) The owners shall control County listed noxious weeds.
(7) A "No Trespassing" sign with a minimum dimension of 24"x 18" shall be placed
immediately above the normal high-water line on the north bank of the Colorado River at the
west boundary of the Rock Gardens property. "No Trespassing" signs with a minimum
dimension of 8"x 10" shall be placed at 50 foot intervals in the west property fence.
(8) All camper park guests shall, upon registration, be provided with rules to be observed by
camper park guests. Said rules shall included but are not limited to guidelines for noise, quiet
hours, refuse handling, interaction with wildlife, use of BBQ grills, restrictions on campfires,
guidelines for being good neighbors when walking in the neighborhoods outside of the Rock
Gardens site and strict warnings about no trespassing on properties down river from the Rock
Gardens property.
(9) Weed Management: The owner shall be responsible for maintaining an ongoing weed
management program as discussed in the VEGETATION REPORT prepared by Beattie Wildlife
Consultant, Inc. and dated June 2004.
5.10 Length of Stay in Camper Park: Occupancy in a Rock Gardens camper park space by any
individual shall be limited to no more than one hundred twenty (120) days per year. The Length
of Stay limitation does not apply to Rock Gardens employee housing or to mobile homes.
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