HomeMy WebLinkAbout11 Article 7- Standards ResponseArticle 7: Standards
Division 1. General Approval Standards
7-101. Zone District Use Regulations
The parcel proposed for development is designated as a Rural Zone District. A Rural Zone
District provides for the use of natural resources, recreational development, rural residential, and
other uses. The proposed development of a campground on the parcel designated rural is
accepted within stated uses.
7-102. Comprehensive Plan and Intergovernmental Agreements
The land use request for the development of a campground is highly compatible with the
direction set forth by the Garfield County Comprehensive Plan. Alignment in the goals,
strategies and actions, and policies are described in detail in Section 1- Urban Growth Areas and
Intergovernmental Coordination, Section 4- Economics, Employment, and Tourism, Section 5 -
Recreation, Open Space, and Trails, and Section 6- Agriculture. Parcel within UGA (Urban
Growth Area) of Town of New Castle. Permitee has spoken to Town of New Castle Planner and
upon initial inspection, indicated no immediate issues. Town of New Castle staff informed that
full inspection of permit application, once complete, was the general standard operating
procedure.
7-103. Compatibility
The nature, scale, and intensity of the proposed campground of twelve primitive sites and one
pavilion are compatible with adjacent land uses. Adjacent land uses include agriculture, other
recreation based businesses, residential, federal public land holdings, and others. The small scale
of the development will allow the operation to run without detriment to surrounding landowners.
7-104. Source of Water
The water will be supplied by an existing permited well located on the parcel. Developers have
appropriate documentation to prove an adequate, reliable, physical, long-term, and legal water
supply to serve the proposed development. A water supply plan per section 4-203.M. will be
submitted for review by state water engineer.
7-105. Central Water Distribution and Wastewater Systems
A. Water Distribution Systems.
The proposed use will be adequately served by an individual, privately owned well.
There will be no expansion of the current water distribution system.
B. Wastewater Systems.
There will be no permanent wastewater system. The only waste generated by the
project will be sanitary sewer. The use of portable toilets, professionally serviced on a
standardized basis will provide adequate wastewater systems for land use and the
density of use.
7-106. Public Utilities
Public Utilities will not be required for the proposed land use.
7-107. Access and Roadways
A. Access to Public Right-of-way.
The Parcel has legal and physical access to a public right-of-way. The parcel is
connected to County Road 245 via a gravel roadway in conjunction with an access
easement described in Exhibit A of the Special Warranty Deed (#822274) for the
property.
B. Safe Access.
Access to and from the use shall be safe and will be in conformance with applicable
County, State, and Federal access regulations. Developers do not foresee a need for
improvements to adjacent County Road.
C. Adequate Capacity.
The access to the proposed use will be of adequate capacity, as to not cause traffic
congestion or unsafe traffic conditions. Developers do not foresee any negative
impacts to county roads from additional traffic generated by use.
D. Road Dedications.
The access to the project is by way of private driveway, there are no roads proposed
for dedication.
E. Impacts Mitigated.
The proposed project will not generate any negative impacts to county road due to
hauling, truck traffic, and equipment.
F. Design Standards.
Roadways will conform with standards illustrated under the Semi Primitive category
of Roadway Standards Table 7-107. Roadways and future roadway construction have
been examined by a certified traffic engineer whose comments can be found in the
Traffic Study section of the permit application. Emergency Access and Egress are
designed with input from County Fire Marshal. The vehicle turnaround area on
development site is designed with generally accepted standards for emergency vehicle
access.
7-108. Use of Land Subject to Natural Hazards
The development site sits adjacent to Elk Creek. A portion of the development area lies within
FEMA designated floodplain Zone A. Campgrounds are a permitted use within the 100 year
floodplain. All infrastructure (tent pads and picnic tables) will be secured in place. Open-air
pavilion is designed with no walls to mitigate risk of flood damage to structure. Use of site will
be halted during periods of severe flooding.
7-109. Fire Protection
Adequate fire protection will be provided by Colorado River Fire District. Permitees have been
in contact with Orin Moon, Fire Marshal. Developers have confirmed wireless telephone
reception, in case of emergencies. There will be numerous fire extinguishers in well -marked
locations throughout the campground. Clearly marked, directional signage from CR245 to the
campground will be utilized to ensure easy wayfinding for emergency crews. The access
roadway will have a 100 -foot diameter turnaround for emergency vehicles.
Division 2. General Resource Protection Standards
7-201. Agricultural Lands
A. No Adverse Effect to Agricultural Operations.
The proposed development is on a parcel that is being used for an agricultural/
equine operation. The campground area will be positioned on a section that has no
current agricultural use. An adjacent alfalfa field on the property is to be maintained
for its continued use. Effects of the development, on said field, will be an
improvement by moving the location of the road from the center to the perimeter of
the field. The roadway will be constructed along the perimeter of the Alfalfa field, as
to allow irrigation equipment to operate unencumbered. There are no other active
agricultural operations directly adjacent to the improvement site.
B. Domestic Animal Control.
Dogs and other domestic animals are permitted on the current agricultural operation.
Longacre Equine has rules and regulations regarding the handling of dogs and other
domestic animals.
C. Fences.
There are no proposed changes to any fencing on the property.
D. Roads.
Access road to campground will be sufficient distance back from property boundary,
as to allow appropriate maintenance to be carried out.
E. Ditches.
Development will not interfere with right-of-way and/or maintenance of ditches on
property. Applicant will provide letters to all co-owners of ditch on the property
indicating the development proposal will have no impact on their ability to maintain
the ditch.
7-202. Wildlife Habitat Areas
Developers have contacted CPW Officer Brian Gray in regards to the proposal. Officer Gray
indicated no initial reservations towards the project.
A. Buffers.
The development site is naturally well buffered from surrounding wildlife habitat. Elk
Creek provides a human containment to the west. To the east, the project is screened
by a heavily vegetated hillside. Towards the south of the site, sites a densely wooden
area that shields additional habitat.
B. Locational Controls of Land Disturbance.
The small footprint of the campground, along with the isolated location will allow the
surrounding area to provide ample migration space for wildlife. The introduction of
the campground will not force wildlife towards any unordinary undo circumstances in
regards to vehicle traffic.
C. Preservation of Native Vegetation.
Minimal vegetation removal is required for the proposed project. Developers will
work with County Vegetation Manager to assist with native vegetation questions and
recommendations.
D. Habitat Compensation.
According to CPW Officer Brian Gray, critical habitat will not be disturbed for this
project.
E. Domestic Animal Controls.
Domestic Animals are allowed on the agricultural parcel.
7-203. Protection of Waterbodies
A. Minimum Setback
The 35 foot development setback from typical high water mark of Elk Creek will be
maintained.
B. Structures Permitted in Setback
No structures are required within the minimum setback.
C. Structures and Activity Prohibited in Setback
No removal of native vegetation will occur within the minimum setback. No activity
which will cause loss of riparian area will be carried out. Only noxious weeds,
nonnative species, and dead or diseased trees will be removed within the setback.
D. Compliance with State and Federal Laws
Development of Campground will comply with applicable state and federal laws.
7-204. Drainage and Erosion
A. Erosion and Sedimentation.
The development of the primitive campground will be disturbing less than 1 acre of
land and therefore will not require a CDPHE NPDES Permit. A sediment and erosion
control plan will be prepared for the proposed improvement, per Grading and
Drainage Plan in application packet.
B. Drainage.
The site design will facilitate positive drainage.
C. Stormwater Run-off
The proposed development will not create any concentrated stormwater run-off.
Drainage from the roadways and camping sites will be designed to create natural
sheet flow into the adjacent vegetated areas.
7-205. Environmental Quality
A. Air Quality
Land use change will no cause air quality in the vicinity to fall below acceptable
levels established by the Colorado Air Pollution Control Division.
B. Water Quality
The proposed use will have no impact on water quality. No hazard materials are to be
stored on the development site.
7-206. Wildfire Hazards
A. Location Restrictions.
Proposed development does not fall upon slopes greater than 30% or within a "fire
chimney".
B. Development Does Not Increase Potential Hazard.
The development of campsites will not increase the intensity or duration of a wildfire,
or adversely affect wildfire behavior or fuel consumption.
C. Roof Materials and Design.
Recommendations from local fire agency will be taken into account when designating
roofing material for proposed pavilion.
7-207. Natural and Geologic Hazards
Proposed development does fall within any designated natural or geologic hazard zones.
7-208. Reclamation
A. Applicability.
The Reclamation standards will apply, due to the requirement of a Land Use Change
Permit.
B. Reclamation of Disturbed Areas.
Areas disturbed during development of access roadway, campsites, and the pavilion
will be restored as natural -appearing landforms through the use of guidelines found in
Land Use Code 7-208.
Division 3. Site Planning and Development Standards.
7-301. Compatible Design.
A. Site Organization.
The development area will be designed to allow ease of access throughout the
property while still maintaining a sense of privacy at each individual campsite. There
is a primary access drive that is sufficient size to provide access for maintenance and
emergency vehicle. There is also a smaller secondary access drive to provide access
to the camping areas. Common areas are to be centrally located and open for
multiple -uses.
B. Operational Characteristics.
The operation of the campground will be managed to avoid nuisances to adjacent
properties. The general nature of the use will require operation of the site throughout
the evening. Quite hours will be enforced between the hours of 10 P.M. and 6 A.M.
C. Buffering.
Adjacent land use fall within the same zone district and therefore do not require
additional buffering in the form of noise and visual mitigation.
D. Materials.
The exterior facade of the propose pavilion will be constructed with materials that
complement the natural surroundings and will not detract from adjacent uses.
7-302. Off -Street Parking and Loading Standards.
A. Off -Street Parking Required.
There will be a minimum of one off-street parking space per campsite.
B. Off -Street Loading Required.
N/A
C. Continuing Obligation.
Developers with carry on the maintenance of the off-street parking spots throughout
the entirety of operations.
D. Location of Required Parking Spaces.
The off-street parking spaces will be on the same parcel as the business served.
E. Loading and Unloading.
The loading and unloading of vehicles will not interfere with proper flow of traffic.
F. Parking and Loading Area Surface.
The surface of the parking spaces will be gravel. The grading and drainage of the
spots will ensure proper removal of stormwater.
G. Minimum Dimensions of Parking Areas.
Parking spaces will be 20 feet long by 9 feet wide. Parking spaces will be larger
where feasible.
H. Compact Car Spaces.
N/A
I. Minimal Dimensions of Loading Berths.
N/A
J. Handicapped or Accessible Parking.
Accessible Parking will comply with County's construction codes and the most recent
edition of CABI/ ICC ANSI A 117.1.
K. Unobstructed Access.
Each site and subsequent parking space will have access from a drive to the access
road.
L. Tandem Parking.
Tandem Parking will not be utilized on this development site.
M. Backing Onto Public Streets Prohibited.
N/A
N. Access Driveways.
One-way access driveways shall be at least 12 feet wide in the campground.
O. Parking and Loading Area Landscaping and Illumination.
The proposed development area is not located adjacent to a Residential Zoning
District. Off -Street Parking will be positioned approx. 608, at least, feet from nearest
residential domicile, and is screened by naturally occurring foliage. All illumination
will be directed down and in toward development site, as to minimize nuisance to
adjacent properties.
7-303. Landscaping Standards.
A. General Standards.
Developers foresee little to no damage to areas that will remain undeveloped. Those
areas that are disturbed will be revegetated with a seed mix approved by County
Vegetation Manager. No fire hydrants or utility boxes lie within the development
area. Vegetation will be managed, so as to not grow into overhead utility lines.
B. Multi -Family Development.
N/A
C. Subdivision, PUD, and Rural Land Development Exemption.
Any landscaping done in development will remain consistent with the character of the
surrounding environment.
D. Plants Compatible with Local Conditions.
When landscaping is proposed at the election of the developer, the developer will
consult with the County Vegetation Manager, to ensure that plants being used are
compatible with local climate, soils, and water conditions. Xeriscape design will be
used where applicable.
E. Existing Vegetation.
Healthy Trees and native vegetation will be preserved to maintain environmental
sense of place. There are no prominent rock formations within the development site.
F. Minimum Size.
For landscaping requiring additional plantings the standards described in the
Colorado Nursery Act, 1973 C.R.S Title 35, Article 26 will be adhered to.
G. Minimum Number of Trees and Shrubs.
The project does not require screening.
H. Parking and Storage Prohibited.
Areas that require landscaping will not be used for parking, outdoor storage, and
similar uses.
I. Clear Vision Area.
N/A
J. Landscaping Within Off -Street Parking Areas.
Off -Street parking will not exceed 15 space; therefore additional landscape buffers
will not be required.
7-304. Lighting Standards.
A. Downcast Lighting.
Any exterior lighting that may be installed on the proposed pavilion will be directed
down and inwards toward the campground.
B. Shielded Lighting.
Exterior lighting on the proposed pavilion will be shielded so that concentrated rays
do not sine directly into other properties.
C. Hazardous Lighting.
The proposed development site is removed from public roads to a degree that lighting
on the site will not affect passing traffic.
D. Flashing Lights.
There will be no flashing lights on the property.
E. Height Limitations.
Light sources will not exceed 40 feet in height.
7-305. Snow Storage Standards.
The proposed development site will be closed during winter months and snow removal will not
take place.
7-306. Trail and Walkway Standards.
Multi -modal connection links to schools, shopping areas, parks, trails, and greenbelts are not
feasible from the proposed development site.