park county planning commission planning department staff report

PARK COUNTY PLANNING COMMISSION
PLANNING DEPARTMENT STAFF REPORT
Planning Commission Hearing Date: August 11th, 2015
To:
Planning Commission Members
Date:
July 22nd, 2015
Prepared by:
Dana Constantine, Planning & Zoning Secretary II
Sheila Cross, Director of Development Services
Subject:
Dawson Rezoning and Conditional Use Permit
Request:
Rezoning of a 120-acre parcel from Residential Estate (R-20) to
Agriculture Small Lot (A-35) and a Conditional Use Permit for a
Conference & Retreat facility.
Application Summary:
Applicant:
Owner:
Location:
Current Zone District:
Proposed Zone District:
Surrounding Zoning:
Lot Size:
Existing Use:
Proposed Use:
Public Comment:
Revelation Ranch Holdings, LLC
Revelation Ranch Holdings, LLC
Part of the E1/2NW1/4 and the SW1/4NW1/4 of Section 12,
Township 9 South, Range 75 West. Addressed as 1415
Stagestop Road.
Residential Estate (R-20)
Agricultural Small Lot (A-35)
Agricultural (A), Residential (R), and Mining (M). A Zoning
Map is included as Attachment 1.
120 acres
Residential
Residential with Conference & Retreat Facility
None received at the time of report preparation.
Background:
Revelation Ranch Holdings, LLC purchased the subject property in 2013. At the time of
purchase, the property contained a primary residence, a guest house, and a pool
house. County building and septic permits were issued for each.
PCPC Staff Report
Page 1 of 4
Dawson Rezoning and Conditional Use Permit
August 11, 2105 Hearing
The property was purchased in a trust which leases usage of the property to a non-profit
ministry group that hosts marital retreats. No one currently lives full-time at the
property. The proposed conference & retreat facility will be for hosting these retreats;
leaving the other two residences for the property owners and their family. A Vicinity
Map, Aerial Site Map and Wildlife Impact Map are included as Attachments 2, 3 and 4,
respectively.
Land Use Regulations and Strategic Master Plan:
Each of the standards for approval of a zoning map amendment (LUR Division 2,
Section 5-203, page 9) is addressed, as summarized below.
1. The property possesses the geological, physical, and other
environmental conditions that are compatible with the potential uses
permitted in the proposed zone district; and
The property characteristics are compatible with the potential uses permitted
in the proposed zone district.
2. The property has a reasonably certain right of permanent legal access
permitting vehicular ingress and egress from the property to the public
thoroughfare; and
The property has a reasonably certain right of permanent access, supported
by the issuance of an access permit by CDOT.
3. Access to the property from the public thoroughfare reasonably meets
County street, road, or driveway standards or, if the property is
undeveloped, such access will be established prior to issuance of a
building permit; and
Similarly, the access from the highway will meet CDOT standards.
4. The potential uses of the property within the proposed zone district are
compatible with other properties within the immediate surrounding
area; and
The potential uses of the property are compatible with surrounding properties.
5. At least one of the following:
a. The rezoning, as proposed, is consistent with the advisory
provisions of the Park County Strategic Master Plan; or
The subject property’s rezoning is generally consistent with the
advisory provisions of the Park County Strategic Master Plan.
b. The rezoning, as proposed, is supported by circumstances and
conditions within the immediate area which have changed since
the adoption of the Park County Strategic Master Plan; or
Not Applicable.
c. The rezoning, as proposed, is to a Planned Unit Development
Not Applicable.
Staff does not find the proposed rezoning to be contrary to any of the Guiding Principles
of the Strategic Master Plan.
PCPC Staff Report
Page 2 of 4
Dawson Rezoning and Conditional Use Permit
August 11, 2105 Hearing
Each of the standards for approval of a CUP (LUR Section 5-503, page 51) are listed
below and summarized.
1. The use proposed is an authorized Conditional Use for the zone district
in which the property described in the application is located.
A Conference and Retreat Facility is allowed as a Conditional Use in the
Agricultural Small Lot (A-35) zone district per Section 5-302, Article 5 of the
Park County Land Use Regulations.
2. The property described in the application for Conditional Use Permit
possesses geological, physical, and other environmental conditions
that are compatible with the proposed conditional use.
The average elevation of the property is 9,300 ft. with less than 20% slope in
the topography. Tarryall Creek is located to the northwest of the property with
two streams flowing onto the lower half of the property from the northwest,
see Attachment A. The proposed Retreat & Conference center will be located
in the southeastern section of the property to the west of an existing driveway
and centered between two existing buildings. The facility will meet all setback
requirements and will not impact either Tarryall Creek tributary, see
Attachment B. Based on these findings, the property does possess conditions
that are compatible with the proposed conditional use.
3. The Conditional Use will conform to all applicable requirements of the
zone district and these Land Use Regulations and does not create a
substantial safety concern for anticipated visitors to the property.
Upon rezoning the property to Agricultural Small Lot (A-35) the proposed use
will conform to applicable requirements for the zone district and Park County
Land Use Regulations. No safety concerns are anticipated.
4. The property has a reasonably certain right of permanent legal access
permitting vehicular access from the property to the public
thoroughfare.
A driveway permit was approved by a Park County inspector on September 3,
1997, therefore allowing permanent legal access.
5. Access to the property from the public thoroughfare reasonably meets
County street, road, or driveway standards or, if the property is
undeveloped, such access will be established prior to issuance of a
building permit.
A registered driveway, meeting county standards, comes into the property
from Stagestop Road.
6. The proposed Conditional Use is compatible with the uses and zoning
for other properties within the neighborhood or immediately
surrounding area.
The proposed conditional use is compatible with the surrounding area. The
subject property is approximately 120 acres and thus has ample room to
accommodate a Retreat & Conference Facility. Upon building the new facility
PCPC Staff Report
Page 3 of 4
Dawson Rezoning and Conditional Use Permit
August 11, 2105 Hearing
an additional septic system will be installed according to Park County
regulations.
7. In making this determination, conflicts with any enforceable covenants,
conditions and restrictions of record will be considered.
There are no applicable covenants, conditions, or restrictions to be
considered.
Impact Analysis:
No significant impact is anticipated to traffic, roadways, schools, parks, storm drainage
or utilities. Wholesale – not retail - operations are proposed.
Recommendation:
Based on the foregoing, staff recommends that this rezoning and CUP be approved with
the following condition:
1. Prior to issuance of additional development permits applicant must provide
approval from the State to use the onsite well, or provide an alternate legal
source of water.
PCPC Staff Report
Page 4 of 4
Dawson Rezoning and Conditional Use Permit
August 11, 2105 Hearing
Attachment 1
Zoning Map
CR
Agricultural
34
CIRCLE R RANCH
Residential
Conservation/Recreation
Agricultural
9
CR 3
Agricultural
Conservation/Recreation
Residential
Residential Estate
CR
Agricultural
77
Conservation/Recreation
Commercial
Commercial
Conservation/Recreation
Agricultural
Sho
tgu
nC
t
Residential
Far
go
Cir
Mining
Agricultural
Residential Estate
Date: 7/28/2015
d
ief T
rl
A - Agriculture
Overland C
ir
t
Swiggler C
Re
in
Wa
y
Sw
iggl
er R
d
Deadwoo
d Dr
d
A35 - Agricultural Small Lot
aR
n
aL
Conservation/Recreation
iak R
Cir
Flint
Residential Estate
Puma Ln
Legend
Ch
Kod
Ith
ac
t
W
ar
C
t
n
Pueblo Dr
Thunder Ln
C
a d Dr
Arrowhe
o
en
ab
W
Tipi
L
Wampum Ln
C - Commercial
Ch
ipp
ew
Turk Pony Way
Bal
Apache T
rl
Pinto Rd
Persian W
ay
Residential
Rd
Ln
Residential Estate
Conservation/Recreation
Concord Dr
Quarter Horse Rd
Rd
Travois
Ci
r
et
on
Ln
INDIAN MOUNTAIN
Br
ear
ic
Residential
hfill
Hig
Cobb
Conservation/Recreation
Residential Estate
Rd
Outlaw Ct
ino
Ct
Pa
lom
Ln
Subject Property
top Rd
Ko
nik
STAGESTOP
Stages
Ln
Conservation/Recreation
Strongbox
d
t
t
An
glo
Trav
ois
C
C
lle
d
Must
ang
R
Shetland Cir
n
rL
Wa
nco
Bro
Ci r
nvi
rde
Bo
dR
lan
Ar
Lip
pz
a
na
Rd
Cumberland Dr
Mining
We
lls
Agricultural
CR - Conservation-Recreation
I - Industrial
MU - Rural Center Mixed Use
M - Mining
MHP - Mobile Home Park
MR - Mountain Residential
1 inch = 2,575 feet
PUD - Planned Unit Development
Longbow
R - Residential
Dr
R35 - Residential Ranch
RVC - Recreational Vehicle Park
R20 - Residential Estate
O
Parcel data should not be considered survey quality.
Park County will not be held liable for misuse or
misinterpretation of this data. © Park County GIS 2014
Document Path: S:\Planning\MXD's\44124_Zoning.mxd
Vicinity Map
Attachment 2
CR 39
ROCKER 7 RANCH
CR 34
CIRCLE R RANCH
Rd
Cumberland Dr
Sho
tg
Subject Property
Quarter Horse Rd
Li
pp
za
is Rd
Ci
r
Turk Pony Way
Pi nto Rd
n
Tipi
L
Ct
W
ar
Persian W
ay
Pueblo
d
Wampum
Ln
Kodia
kR
Chi
ef T
ok
At
r
aD
ppe
Chi
r
D
Lo
ng
bo
w
Date: 7/28/2015
Dr
Puma Ln
Chippewa Ct
ay
Houma W
Rd
g
strin
Bow
O
wa
Re
in
Wa
y
Swi
ggl
er R
Overland Cir
Ln
Br
et
on
ric
Ba
le
a
Ct
Stagestop Rd
Tr avo
Ha
ng
ma
ns
Ct
Ct
Breto
n
Ln
w
ro
Ar
o
en
ab
W
r
D
ad
e
h
mi
no
d
Rd
Outlaw Ct
Cir
Pa
lo
lR
hfil
Hig
rl
eT
ch
Apache Trl
STAGESTOP
INDIAN MOUNTAIN
ar
W
a
Ap
poin
t
Cobb
Ln
Fargo
Wells
r
Ci
Ln
t
Ct
d
d
lan
An
gl
o
2
Spea
r
g Rd
is C
ille
nv
Buckhorn Rd
na
Trav
o
rde
Bo
dR
lan
Ar
et
Sh
CR
3
Mus
tan
7
un
Ct
CR
7
Concord Dr
Circle R Rd
Bluebird Ln
Caboose Dr
Deadwoo
d
d
Dr
rl
Longbow Dr
Rd
zP
Ne
erc
d
eR
Rd
1 inch = 3,700 feet
Parcel data should not be considered survey quality.
Park County will not be held liable for misuse or
misinterpretation of this data. © Park County GIS 2014
Document Path: S:\Planning\MXD's\44124_Vicinity.mxd
Aerial Map
Attachment 3
Stag
esto
p
Rd
Subject Property
INDIAN MOUNTAIN
Date: 7/28/2015
STAGESTOP
Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics,
CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP,
swisstopo, and the GIS User Community
1 inch = 370 feet
O
Parcel data should not be considered survey quality.
Park County will not be held liable for misuse or
misinterpretation of this data. © Park County GIS 2014
Document Path: S:\Planning\MXD's\44124_Aerial.mxd
Ta
r
ry
all
Cr
ee
k
Attachment 4
Wildlife Impact Map
Stag
estop
Rd
Subject Property
Legend
TaxParcelSDE
Roads
1 - Low
2- Moderately Low
3 - Moderate
4 - High
5 - Very High
1 inch = 425 feet
Date: 7/28/2015
Document Path: S:\Planning\MXD's\44124_Wildlife.mxd
O
Parcel data should not be considered survey quality.
Park County will not be held liable for misuse or
misinterpretation of this data. © Park County GIS 2014
Attachment A
Attachment B