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HomeMy WebLinkAbout2.0 BOCC Staff Report 03.02.1992BOCC 3/2/92 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Special Use Permit for a Resort APPLICANT: Rio Blanco Ranch Co. LOCATION: Located approximately 40 miles east of Meeker on C.R. 155 roughly five (5) miles west of Trapper's Lake. A tract of land known as HES No .287; HES No. 59; Tract E of Exchange Survey No. 358; HES No. 141; That part of Tract D of Exchange Survey No. 358 lying in Garfield County; That part of Tract No. 37 in Section 18 of Township :1 North, Range 88 West lying in Garfield County. SITE DATA: WATER: SEWER,: ACCESS: EXISTINJ ZONING: ADJACENT ZONING: I. II. Approximately 600 acres. Central water supply system. Eight (8) ISDS FS 205 or C.R. 155 A/R/RD O/S Rio Blanco Ranch is located! in an area not covered by the Garfield County Comprehensive Plan Management Districts map. r • • _._':•POSAL A. Site Description. Rio Blanco Ranch straddles the Rio Blanco/Garfield County lines. Of the 1,800 acres,, approximately one-third or 630 acres lies in Garfield County. The ranch is located adjacent to the North Fork of the White River. Access to the ranch is obtained from the County road, which is closed in the winter. Access to the deiieloped portion of the ranch crosses National Forest land and is approved vis 4 Special Use Permit. The ranch is entirely surrounded by the White River National Forest. The ranch is located at an elevation of 9,000 to 10,000 feet. Improvements on the ranch include ten (10) cabins, two (2) d.orrnitoriesa lodge, an 'office, a manager's residence, a trailer and various accessory buildings, all located adjacent to Rainbow. The facility is served by an existing water and wastewater system (for further description, see applicant's letter and site plan). B. Request: The applicants are requesting a Special Use Permit to permit the continued operation and limited expansion of a "resort," as defined in the Zoning Resolution. C. Background: The applicants have owned and maintained the ranch since 1929. The ranch is occupied from late spring through early fall of each year. Use of the ranch is limited to owners and their families, guests and employees and is for recreational purposes. There is no public use of the property. In spring of 1991, staff' received complaints of unpermitted construction occurring on the Garfield County portion of the property. In response to these complaints, staff investigated and found that work was indeed proceeding without the appropriate:Building Permits in violation of the Building Code. It was also determined that the ranch constituted a "non -conforming use" froin the Zoning perspective and that any expansion of the facility would require conformity with the Zoning Resolution. A Special Use Permit would be required to bring the ranch into conformity and allow the expansion. One building, destroyed by fire, was allowed to be replaced as authorized in the Resolution. All further construction was halted pending the filing of a Special Use Permit application. mivaiLissusANacaN4 1. Section 2.02.448 of the Zoning Resolution defines resort as a "Dude ranch or guest ranch; hunting or fishing camp, cross-country or trail skiing lodge (any of which shall not exceed twelve (12) dwelling units or forty-eight (48) beds or visitor capacity), land used for the purpose of recreation, which provides lodging, recreational activities, dining facilities, commissary or other needs operated on the site for guests or members." Rio Blanco Ranch currently has ten (10) guest cabins and a forty-six (46) bed capacity. Based on the limitations of the "resort" definition, Rio Blanco Ranch could expand by two (2) dwellings units, not to exceed a total offorty-eight (48) guest beds. 2. Section 5 of the Zoning Resolution does not identify any specific performance standards for "resorts." 3. Approval of the Special Use Permit request will bring Rio Blanco Ranch into conformance with the Zoning Resolution, eliminate the non -conforming status and allow for limited expansion as allowed under the dentition of a "resort." Approval will also allowthe issuance of Building Permits for the expansion of the three (3) buildings which were started last summer. 4. Earlier this year, a site application for the expansion of wastewater facilities was reviewed and approval recommended by the Planning Commission and BOCC (and Board of Health). It is expected that the Colorado Department of Health will approve the application later this spring (see Enartech letter 1/17/92). 5. The applicants are also proposing to upgrade the domestic water su . ply system. These improvements include treatment of the existing sup ly;= + filling a new well. Because these systems serve more than twenty-five (25. rsons, the design and construction will be subject to review and approval of the Colorado Department of Health. 6. The Forest Service, as the adjacent landowner, has reviewed the request arid has stated no objections. 7. The granting of the proposed Special Use Permit appears to substantially comply with the requirements of the Comprehensive Plan. TV. SIJGGJSTED FINDINGS 1. That proper publication and public notice was provided as required by law for the hearing before the Board of County Commissioners. 2. That the hearing before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at the hearing. 3. That the application is in compliance with the Garfield County Zoning Resolution of 1978, as amended. 4. For the above stated and other reasons, the proposed use is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMEND ,TION APPROVAL, subject to the following conditions: 1. All proposals of the applicant shall be considered conditions of approval unless stated otherwise by the Board of County Commissioners. 2. to 2. The applicant shall have „1�2trdays from the date of the Resolution of Conditional Approval to meet all conditions set forth in the Resolution. The Special Use Permit shall be issued when all conditions are met and shall expire )20' days after issuance, unless construction or use has commenced. 2.10 3. Expansion of the resort Ishall be limited to a maximum of two (2) additional dwelling units for guests, not to exceed a total of forty-eight (48) beds. The current usage level is ten (10) dwelling units and forty-six (46) bed capacity. 4. All required Building Permits shall be obtained prior to any work being conducted. 5. All requirements of the Colorado Department of Health shall be considered conditions of approval fpr this application. fv\aTt c1 r.i -- (i "—`2 pAdVrAiLl \(n -r -e r• t��Z ( `} da. S) 4,