HomeMy WebLinkAbout3.0 PermitReception#: 783734
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LAND USE CHANGE PERMIT
for
A property owned by Kevin Schneider and Kathleen Schneider,
authorized agents for Rock Gardens Mobile Home Park &
Campground, LLC known as the "Rock Gardens Planned Unit
Development" which is located at 1308 CR 129 at the No Name
Interchange with 1-70 approximately 2 miles east of Glenwood
Springs, Colorado
PARCEL NO# 2185-024-00-046
In accordance with and pursuant to the provisions of the Garfield County Unified
Land Use Resolution of 2008, as amended, the Director of Building and
Planning, Garfield County, State of Colorado, hereby authorizes, by Land Use
Change Permit, the following activity:
Approval of an Insubstantial Modification for a "Text Amendment" to the
PUD Guide for the Rock Gardens Planned Unit Development originally
approved via Resolution 2004-69: (Newly approved language is
underlined)
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 dwelling units
shall be allowed. These units may be short iferm (transient or nightly) and
/ or long term (non -transient) rental units.
The Land Use Change Permit is hereby issued based upon the attached
Director's Determination for Application (PDAA-3-10-6363) and shall be valid
only during compliance with applicable provisions of the Garfield County Unified
Land Use Resolution of 2008, as amended, Building Code, and other regulations
of the Board of County Commissioners of Garfield County, Colorado.
DIRECTOR OF BUILDING AND PLANNING
Fred A. Jarman, AlCil
34
Date
5111 lialriireFifillAZIAlt IN 11111
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"EXHIBIT A"
ROCK GARDENS PLANNED UNIT DEVELOPMENT
ZONE REGUATIONS
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 terms, 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 thanl 50 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.
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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. These
units may be short term (transient or nightly) and /or long term (non -transient)
rental units.(underline language added via Directors Determination on 3/24/10
with Application PDAA-3-10-6363.)
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%),
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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
15 feet
(3) Tent Camp Sites 5 feet
3.01.07 Maximum Height of Buildings: Twenty-five (25) feet.
3.01.08 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 Home: 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
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4.01.03 Uses, special: NONE
4.01.04 Minimum Lot Area: One Acre
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'x19' 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
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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
(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, sheriffs 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
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prohibited. Security/safety lighting, with or without motion detectors shall be allowed when
directed inward on the property.
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:
f 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 fire pits 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
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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;
(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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