HomeMy WebLinkAbout4.0 Resolution 2004-6911111111111 ! 111111 I I 11111111 I I I I 111111 I I 1111111111 II I
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STATE OF COLORADO )
)ss
County of Garfield )
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 12`h day of July, 2004, there were present:
John Martin
, Commissioner Chairman
Larry McCown
, Commissioner
Tresi Houpt
, Commissioner
Don DeFord
, County Attorney
Mildred Alsdorf
, Clerk of the Board
Ed Green
, County Manager
when the following proceedings, among others were had and done, to -wit:
RESOLUTION NO. 2004-69
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" 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
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.
5. 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.
S. 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 turns east.
Phase I1 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.
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Upon motion duly made and seconded the foregoing Resolution was adopted by
the following vote:
John Martin , Aye
Larry McCown , Aye
Tresi Haupt _ , Aye
STATE OF COLORADO )
)ss
County of Garfield )
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
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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 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 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 rig:
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.
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:
3.01.05 Maximum Lot Coverage:
3.01.06 Minimum Setback:
One acre
Thirty-five percent (35%).
(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
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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, bight:
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
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5.00 Mobile Home Park and Camper Park Regulations
5.01 Site Requirements Applicable Only to New Mobile Horne 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
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 Light'ng:
(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.
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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 a_re_ 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 buildin
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 orag s 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;
rel
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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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658362 08/20/2004 11:37A B1615 P537 M ALSDORF
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PROPOSED GRAVEL
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OPROPOSED
CAWSITE
11
EASWING PROPERTY BOUNDARY
PHASE 2
EASTINO FIRE PIT
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PARONO SPACE TOTAL PER AREA
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RETAIRED OAMPSTE AREA
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PHASE I DEVELOPMENT
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PHASE 1
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11
18
PHASE 2
28
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TING TO REMAIN
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TOTAL
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