This section of the Code establishes the application submittal requirements and review standards applied to review Special Use permit applications for land uses designated as an allowed use in a zoning district. An allowed use may be established if approved subject to Special Use permit review to assure the use is located, designed and operated in harmony with neighboring properties and the surrounding area and does not adversely affect the public health, safety and welfare. Special Uses may or may not be appropriate in certain locations depending on degree of conformance with adopted, relevant standards and policies. For certain Special Uses these standards may supplement special standards for specific uses. Refer to Section 3-5 for one-step review procedures, Section 3-6 for two-step review procedures and Section 4-7 for submission contents.

I.

All applications for Special Uses and other uses that require special review are subject to either a One-step Planning Commission or Board of County Commission review or Two-step Planning Commission and Board of County Commission review, as designated in the zoning district standards.

II.

All Special Uses requiring One-step and Two-step Review, except Oil and Gas Exploration and Development (pursuant to Section 5-26), shall comply with the standards in this section.

III.

All uses that may be established in a zoning district can be permitted by Special Use permit review but only if the proposed use meets the following criteria as applicable and upon approval of the reviewing board(s), subject to any additional conditions and mitigation measures.

5-1002A.

Application Requirements

All applications for Special Uses shall include at a minimum, the information and materials specified in Land Use Code Section 4-2.

I.

The following must also be addressed as part of any application:

a.

Site plan, photos and/or drawings accurately representing existing conditions and proposed conditions, specifying the location and dimensions of buildings, accessory structures, setbacks from property lines, identification of recorded and apparent easements, specifying areas for all proposed types of land uses, identification of specific land uses, streets and rights-of-way, driveways and access points of ingress and egress, parking, fences, signs, topography, existing and proposed landscaping, and lighting, as well as all adjacent land uses;

b.

Elevation drawings showing the heights of buildings, or before and after simulations/drawings specifying the height and location of buildings and support structures, and any accessory uses, fences and signs, and proposed materials and colors;

c.

Written Narrative explaining why the proposed site has been chosen, regarding the function and characteristics of any Building or Use proposed, including: days and hours of operation, number of employees, number of students, number of rooms for rent, etc., communication plan, as applicable, and describe how the proposal meets all applicable Standards and Review Criterion;

d.

Detailed plans, reports and specifications.

i.

Traffic and parking plan;

ii.

Grading, drainage and stormwater management plan;

iii.

Water/sewer plan: must meet state standards, may include verification of a commercial well permit, and water savings plan;

iv.

Lighting plan: All exterior lighting shall comply with the standards of Section 5-710;

v.

Signage: see Section 5-704 standards;

vi.

Dust control plan;

vii.

A noxious weed control plan;

viii.

Wildlife Plan: see Section 5-407 A.XII;

ix.

Additional permits as necessary from other agencies;

x.

Detailed engineered plans and specifications by a registered Colorado Professional Engineer as requested by staff or Referral Agents.

5-1002B.

Review Criteria

A Special Use will be permitted only if the reviewing body finds the proposed use meets all relevant requirements. Applicants shall demonstrate through competent evidence that the proposed use meets the following criteria as applicable:

I.

All Applicable Standards

The proposed use shall comply with the minimum requirements of the zone district in which the use is to be established, and will also comply with all applicable requirements of the Code.

II.

Consistency with Master Plan, Land Use Policies, and Zone District

The proposed Special Use shall be:

a.

In accordance with the County Master Plan;

b.

Consistent with County Land Use Policies in Article 2;

c.

Consistent with the purpose of the Zone District in which it is proposed to be located;

III.

Consistent and Compatible with Neighborhood Character

The proposed Special Use shall be consistent, compatible, and not in conflict with the character of the neighborhood and surrounding land uses. It may be an enhancement of the mixture of complementary uses and activities in the Neighborhood of the Parcel proposed for Development;

IV.

Essential for public convenience at the proposed location; and

V.

Designed, located and proposed to be operated so that the public health, safety and welfare will be protected.

VI.

Impacts on Surrounding Area

Consistency and compatibility with the Character of Parcels adjacent to the Parcel shall be expressed in terms of appearance, scale and features, Site design, landscaping, weed control, as well as, the control and minimization of adverse impacts including noise, vibration, dust, dirt, smoke, fumes, gas, odor, explosion, glare, impacts on pedestrian and traffic congestion, parking, trash, service delivery, or other undesirable or hazardous conditions.

VII.

Cumulative Impacts

If multiple Special Use Permits have been issued for the same property, the uses permitted under the existing permits shall be considered in reviewing the new permit application. If there are other Special Use Permits in the geographic area, the cumulative impacts shall be evaluated. The application may be denied or appropriate conditions may be required on the proposed uses to address or mitigate any incompatibility or cumulative impacts.

a.

The proposed uses must be compatible with the existing uses.

b.

Cumulative impacts of all Special Use Permits on the property and in the geographic area must be considered.

5-1002C.

Public Facilities

Adequate public facilities and services shall exist or shall be provided to serve any reviewable Use including, but not limited to, roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical, hospital and medical, drainage system and schools.

5-1002D.

Bond Requirement

A bond may be required, as a condition of any reviewable Use permit as deemed necessary by the Board of Commissioners or the Planning Commission, sufficient to cover the cost of Site remediation and/or satisfaction of the other conditions and requirements.

I.

All approved Special Uses subject to either one-step Planning Commission or Board of County Commissioner review or two-step Special Permit Review shall commence within three (3) years of the date of approval.

a.

If the permittee has not obtained a Development Permit for the approved Special Use and/or commenced the use or activity, in accordance with the terms and conditions of the approval, within this three (3) year time period, the Special Use shall be subject to review at a duly noticed Public Hearing by the entity that approved the Special Use.

b.

The purpose of this review is to determine if there has been a change in circumstances since the Special Use Permit was granted and to determine if the Special Use meets or complies with the review standards for Special Uses set forth in Land Use Code Section 5-1002 A. Standards for all Special Uses and Section 5-1002 B. Impacts on Surrounding Area.

c.

Upon or prior to the expiration of the three (3) year period, the owner/applicant may provide a written statement withdrawing the Special Use application and requesting the Special Use approval be terminated.

d.

If upon expiration of the three (3) year period the owner/applicant does not provide a written statement withdrawing the application, the matter shall be noticed and scheduled for Public Hearing by the County. The applicant is encouraged to provide a written statement, prior to the Public Hearing, indicating why the approved Special Use has not been granted a development permit and/or commenced, and identifying any changes that may have occurred in the surrounding land uses and explaining how the proposed Special Use meets the review standards in Land Use Code Sections 5-1002 A and 5-1002 B.

5-1004A.

Annual Review

I.

An annual review by the designated review body shall be held one (1) year after the date of approval or amendment of a Special Use Permit.

II.

Prior to the annual review, notice will be provided to the neighbors and individuals who have commented on the Special Use Permit application.

III.

The review body may make a determination in its discretion if there is a need for additional ongoing annual reviews, or periodic reviews of the terms and conditions of the Special Use permit in the future.

5-1004B.

Extension of Approvals

Prior to the expiration of the Special Use Permit, a request for extension of the approval may be submitted. Review of a request for an extension of an approved Special Use shall be conducted in accordance with the applicable provisions of Article 3 Procedures for one-step reviews and shall include posting and sending written notice of the Public Hearing for review of the Special Use to adjacent property owners.

The Planning Commission and/or Board of County Commissioners in reviewing the Special Use Permit, at a duly noticed Public Hearing, may extend the Special Use Permit approval, extend the approval subject to modifications or additional conditions, or they may rescind and terminate the approval if a finding is made that the Special Use no longer meets the review standards for Special Uses pursuant to Section 5-10 Special Uses.

5-1004C.

Discontinued or Abandoned Use

If any approved Special Use is discontinued or abandoned for twelve (12) consecutive months, then such Special Use shall be considered to be no longer in effect. If a Special Use is discontinued or abandoned for twelve (12) consecutive months, and the Special Use is re-established or resumed by the owner, the use shall be subject to review prior to resumption in accordance with the provisions of this section and subject to review by either the Planning Commission and/or Board of County Commissioners, at a duly noticed Public Hearing, where the permitting entity may rescind or terminate, recognize and extend the original approval, or extend subject to additional conditions or modifications. The procedures and standards for review of discontinued or abandoned Special Uses are the same as those for Review of Approved Special Uses set forth in 5-1003 I.

The Planning Director may approve, approve with conditions or disapprove minor amendments to approved Special Uses and Special Use permits subject to consideration of the standards in this section. Refer to Section 3-4 for procedures and Section 4-7 for submission contents.

5-1005A.

Standards

As requirements for approval, the proposed activity shall not:

I.

Change the basic character of the use of land on which the activity occurs, including basic visual appearance and method of operation;

II.

Violate any Land Use Code standard;

III.

Substantially increase the need for on-site parking or utilities, or affect affordable housing generation; and

IV.

Increase the floor area of the use by more than two percent (2%) or decrease the open space on the site by more than three percent (3%).

Violation or noncompliance with any Special Use Permit or applicable Land Use Code requirement may result in suspension and/or revocation of the Permit by the Board of County Commissioners (BOCC) following a duly noticed public hearing, held with no less than fifteen (15) days prior written notice to the permittee, upon the BOCC determination that there is competent evidence of such alleged violation or noncompliance.

In addition to complying with all the standards for Special Uses in Section 5-1001 to 5-1006, golf courses shall also comply with the standards in this section.

Prior to Planning Commission and BOCC Conceptual Work Session, a written statement of the following is required (conceptual shall mean description of the projects look and feel prior to detailed information. A Conceptual Work Session does not constitute an approval, either preliminary or final, of the proposal):

•

Familiarize yourself with all standards of Sections 5-319.2 K (WM Zone), 5-307 (F Zone), 5-10 (Special Uses), and 5-1007.

•

Conceptual Site statement that shows the proposed location and general layout of the golf course and any structures, including clubhouses.

•

Conceptual design statement for management of storm water runoff and water quality, percentage of cleared area proposed for all development during construction and after completion.

•

Conceptual grading statement showing topography.

•

Conceptual design statement of irrigation, drainage and retention systems that provide for efficient use of water.

•

Conceptual clearing and landscaping statement.

•

Description of sewage disposal and water supply.

•

Conceptual wildlife inventory and management statement.

•

Existing conditions statement including location of streams, ponds, wetlands, 100-year floodplain, topography with slopes differentiated, existing land cover, significant plant and/or animal habitat.

•

Conceptual management statement with a monitoring schedule for water quality, quantity, wetland health and wildlife preservation.

•

Conceptual affordable housing mitigation statement.

•

Identify the land uses on the surrounding adjacent parcels.

Required prior to Planning Commission Review:

•

Affordable housing mitigation plan.

•

Traffic analysis.

•

Air quality plan.

•

Final wildlife review and mitigation and monitoring plan.

•

1041 Geohazard Review and Soils Report.

•

U.S. Army Corps permits.

•

Final management plan with a monitoring schedule for water quality.

•

Final management plan with monitoring schedule for wildlife preservation.

•

Final management plan with monitoring schedule for pests and weeds, including chemical & pesticide use.

•

Outdoor lighting plan, including location and time of use. All exterior lighting shall comply with the standards of Section 5-710.

•

Final Site Plan, including parking plan and location of all structures.

•

Physical and legal adequate water rights must be demonstrated (water use must not deplete minimum in stream flows), but need not have final approval by the Colorado Division of Water Resources.

•

Design of irrigation, drainage and retention systems that provide for efficient use of water.

•

Final operating plan which should include days and hours of operation, months of the year, number of golfers to be accommodated at peak times, number of employees.

County and State Permits that must be acquired prior to Board of Commissioner Review:

•

Certification of state Storm Water Management Plan.

•

Engineering for roads and structures (Refer to Section 5-5 for requirements).

•

Final Grading Plan including detail for each hole and fairway and contour intervals.

•

Engineer Sewage Disposal Plan prepared by a registered Colorado Professional Engineer.

•

Dust Suppression Plan (State Permit if required).

5-1007A.

Purpose

The purpose of this section is to provide standards that ensure that golf courses in San Miguel County will not be situated in environmentally sensitive areas (as defined in Article VI), will have adequate water supplies, and will be held to the highest environmental standards. Golf courses should not negatively affect wildlife habitat areas and should blend into the natural environment. Courses shall use water conservation methods that protect water quality and quantity, drought tolerant grasses and strive to use integrated pest management and integrated weed management practices. Golf courses are encouraged to provide public recreation besides golf (e.g. walking, roller blading and/or Nordic ski trails).

Golf course related uses that are not for the benefit of nor primarily serve the purpose of the golf course users, shall not be reviewed through this golf course Special Use permit process, but through a separate process (e.g. conference centers, restaurants, swimming pools, tennis courts).

Potential golf course sites should be analyzed for suitability prior to an application being submitted. Potential sites may not be suitable for golf courses without mitigation if:

I.

Wetlands or other sensitive species (as defined by the Colorado Parks and Wildlife or the Colorado Heritage Program) would be disturbed or adversely affected on site or downstream;

II.

Water pollution on site or off site is unavoidable;

III.

The proposed development would adversely affect Critical Wildlife Habitat areas; or

IV.

Compatibility with the neighborhood is not demonstrated.

5-1007B.

Preservation of Existing Vegetation and Important Trees

I.

Existing Vegetation

a.

An area equal to at least sixty percent (60%) of that disturbed by the golf course construction shall be preserved as passive open space (or improved to its native conditions), calculated by the area of disturbance for all fairway, hole and green construction along with club house and cart path construction (example: if one hundred (100) acres is disturbed for the golf course, sixty (60) acres outside of the golf course disturbance must be preserved as open space for a total one hundred sixty (160) acres);

b.

The undisturbed area shall include wetlands, natural drainages, steep hillsides, important wildlife habitat and other environmentally sensitive areas identified under other sections of the Land Use Code;

c.

The open space acreage is to be contiguous wherever possible and provide a buffer between the golf course and environmentally sensitive areas;

d.

The undisturbed area is to be identified on the construction drawings and flagged in the field prior to construction to prevent accidental disturbance; and

e.

The proposed development shall, maintain the existing topography to the extent feasible.

II.

Important Trees

a.

Conservation of healthy, vigorous and diverse tree groupings containing aspen, ponderosa pine, cottonwoods or spruce is required;

b.

All spruce and pines over 12-inch diameter, measured at a point one (1) foot from the ground, shall be preserved within their existing grouping equivalent to fifty (50) feet in all directions. (The County may make exceptions if the specimen tree is diseased or compromised by other natural conditions); and

c.

In the event that a tree is not preserved due to hardship, a replacement tree of the same or similar species, or several replacement trees, shall be planted, such that the total diameter of the replacement tree(s) equals the diameter of the tree that was removed. All replacement trees must have a minimum caliper of four (4) inches and be planted within preserved passive open space areas.

5-1007C.

Preservation of Wetland, Riparian and Natural Drainage Areas

All proposed development shall conform to County requirements (Section 5-22) for Wetland Areas.

I.

A permanent untouched vegetative buffer shall be provided between all golf course construction and any wetland, riparian area or natural drainage;

II.

A buffer strip will be one hundred (100) foot in width unless important habitat or species are identified, in which case the buffer strip will be increased to two hundred fifty (250) feet in width;

III.

No direct drainage from developed areas to wetland or riparian areas shall be permitted; drainage to these areas shall be in a manner that will prevent point discharge and promote sheet flows;

IV.

Wetland and stream crossings should be avoided. If unavoidable, bridges should be spaced no closer than one thousand (1,000) feet and span over streams and wetlands; and

V.

Irrigation wells and/or ponds constructed for irrigation water supply or as hazards shall not be located in streams or wetlands.

5-1007D.

Protection of Wildlife Habitat Areas and Fish Habitat

All proposed development shall conform to County requirements (Section 5-407) for Wildlife Habitat Areas.

Prior to design, the applicant shall consult with the Colorado Parks and Wildlife to delineate important wildlife habitat, including but not limited to migratory routes, production areas, winter range, nesting areas, forage areas, fish habitat and the presence of species of special concern.

5-1007E.

Protection of Surface and Groundwater Quality

I.

The applicant shall identify all-natural drainage channels (see Appendix I) and areas of seasonally high groundwater less than ten (10) feet from the surface;

II.

Tees, greens and ponds shall not be located in areas of seasonally high groundwater unless measures are taken to prevent groundwater contamination (such as using an impermeable liner);

III.

Recapture of irrigation water for reuse is required to minimize usage and prevent contaminants reaching waterways; recaptured water shall be stored in a lined pond;

IV.

Baseline water quality, see Appendix I, (including thermal data) for shallow groundwater and adjacent surface waters shall be obtained from existing data or a monitoring program one (1) year prior to construction as described in the Golf Course Standards Appendix;

V.

Where golf course improvements are within one hundred (100) feet of residential drinking wells, the applicant must conduct water quality tests prior to development and continue monitoring annually for nitrates and any chemicals used on the course;

VI.

A certified State Storm Water Management Plan (SWMP) shall be provided;

VII.

All vehicle and equipment maintenance areas and chemical storage facilities shall be paved and surface runoff contained for appropriate disposal; and

VIII.

Water quality monitoring, through an approved water quality management and monitoring plan, as described in Appendix I, is to be provided each year to the County.

5-1007F.

Water Conservation

I.

Turf grass shall be selected to utilize drought tolerant, pest and disease resistant species;

II.

Turf areas and fairway widths shall be minimized and native vegetation retained in adjacent areas;

III.

Irrigated areas shall be limited to fairways, tees and greens and immediate clubhouse surroundings, and shall not exceed one hundred (100) acres for the total golf course development; and

IV.

A pressurized computer controlled irrigation system shall be constructed for all irrigated areas with soil moisture detection capabilities to ensure efficient application of irrigation waters.

5-1007G.

Control of Erosion and Sediment Transport

I.

Slopes in excess of thirty percent (30%) shall be delineated on the engineering drawings. Any development on slopes greater than thirty percent (30%) shall comply with Section 5-404 E. No construction or grading shall take place on slopes in excess of fifty percent (50%);

II.

The area of disturbance (exposed soils) shall be limited to a maximum of twenty (20) acres at any one time until temporarily stabilized; disturbed areas shall be considered temporarily stabilized when mulch and vegetation coverage is in place that will prevent surface erosion; permanents vegetation shall be established within sixty (60) days of the start of initial grading; and

III.

A proportional amount of the construction bond may be withheld if areas are not permanently stabilized.

5-1007H.

Pest Management, Fertilizers, and Weed Control

I.

Applicant must submit an initial pest and weed control plan that minimizes chemical use and emphasizes drought and disease resistant grass species; biological controls must be used when available (a list of permitted and/or prohibited pesticides, insecticides, fertilizers and other chemicals will be available from the County Environmental Health Department);

II.

Fertilizers to be used on the site must be proven to not leach from the subsoil layer;

III.

Chemicals must be specified and submitted to the County for review and approval prior to use;

IV.

Chemical plan must minimize use of chemicals and their effects on the environment; and

V.

A pest and weed plan shall be established, including pesticide selection and screening of materials to be used and avoided at the golf course. The plan shall also include local problems and treatment methods including disease control, insect control and weed control. The plan shall include the following:

a.

Monitoring of potential pest populations.

b.

Determining injury level.

c.

Developing and integrating biological, cultural and chemical control strategies that ensures protection of water quality and long term monitoring.

d.

Educating golf course personnel on biological and chemical control strategies.

e.

Timing and spot treatment preferences using chemical, biological and cultural methods.

f.

Evaluating results on an ongoing basis and annual updating of the plan.

g.

A chemical safety program including storage, handling and application considerations as well as disposal. A pesticide application and storage record shall be kept by the person in charge of the pesticide program and shall be available to the County and posted for public review at the treatment area for a time in accordance with manufacturer's recommendations.

h.

Establish a spill prevention and response plan and provide a method for prevention, training and containment of pesticides and other chemicals.

i.

Evaluation of long-term use of pesticides on water quality.

5-1007I.

Long Term Management and Monitoring Program

I.

All management and monitoring plans as described in this section shall be approved by the Board of Commissioners and shall include an agreed upon process and person or agency to conduct the monitoring;

II.

The County shall have the right to access the property to obtain water samples as necessary to be analyzed at the applicant's expense;

III.

Residential well monitoring, if necessary, shall be submitted to the County for annual review;

IV.

Pest, fertilizer, and weed monitoring plans shall be submitted, and yearly evaluations and updates shall be provided to the County;

V.

A wildlife monitoring plan must be approved by and submitted to the County and results provided to the County annually; and

VI.

An ongoing water quality-monitoring plan shall be submitted and implemented to measure the impact of the construction activities and long-term golf course operations. Monitoring reports will be submitted annually to the County during construction and for three (3) years from the start of full golf course operation, and then as requested by the County; such reports will also include an ongoing water monitoring plan that monitors water quality and quantity before and after each season, for each stream entering and leaving the property.

5-1007J.

Multi-use of Open Space

I.

Multi-use recreational opportunities are encouraged in development of golf courses; such uses shall be monitored for resource damage and uses restricted as necessary to protect natural resources; and

II.

The playing areas may be used for development of groomed Nordic ski trails during winter months with limited clubhouse operation allowed to support this activity with Colorado Parks and Wildlife approval.

5-1007K.

Waste Management

I.

All grass clippings and organic waste shall be composted on site and the resultant compost reused;

II.

A composting site shall be identified with procedures to ensure the composting eliminates weed seeds and promotes a healthy compost product;

III.

No on-site dumping, burial or burning of waste shall be allowed; and Composting and waste storage facilities shall be located so runoff from these facilities will not reach any drainage structures, natural drainages or environmentally sensitive areas including designated buffer strips.

5-1007L.

Air Quality

I.

No on-site burning of waste and/or vegetation shall be allowed; and

II.

For initial construction activities and reconstruction activities, adequate dust control, approved by the County Environmental Health Director, shall be provided.

5-1007M.

Design

All proposed development shall conform to County requirements (Section 5-4 and 5-21) for Areas of Local and State Interest and Scenic Quality.

I.

A Site Plan that includes location of tees, greens, fairways, driving range and practice green, golf cart path, ponds, irrigation wells and roads and plans for removal and addition of vegetation must be submitted during the preliminary work session;

II.

A Site Plan for Clubhouse lot must be submitted that includes but is not limited to: building sizes and height, uses accessory to the primary golf course use (restaurant, bar, pro shop, gym), roads, parking lots, lighting, employee housing (number of employees for clubhouse and golf course), maintenance facilities, outdoor restaurant seating areas, outdoor storage of equipment;

III.

Equipment storage and maintenance areas shall be screened from adjacent residential units and public roads; and

IV.

No lighting for nighttime use shall be permitted on golf course, practice green or driving range; an outdoor lighting plan, including location and time of use, shall be submitted and approved by the County.

5-1007N.

Financial Security for Required Environmental Remediation

I.

Applicant shall provide adequate financial security, in a form and amount acceptable to the Board of County Commissioners (BOCC), to guarantee that sufficient funds are available to the county for the cost of any required revegetation, soil stabilization, and erosion controls. The amount of such financial security shall be determined based upon a cost estimate prepared by a qualified professional acceptable to the county and subject to the County Environmental Health Department's review and approval. Such financial security shall remain in effect for a period of time after completion of the development as specified in the project approval. Financial security for any required environmental remediation may be eligible for release by the BOCC, in whole or in part, upon the Environmental Health Department's written determination that such security is no longer required, in whole or in part, to guarantee satisfactory completion of revegetation, soil stabilization, and/or erosion controls. The County may draw upon such financial security, in whole or in part, should the BOCC find and determine that the revegetation, soil stabilization, and/or erosion control requirements have not been satisfied within the specified time period.

II.

The applicant will be responsible for paying a fee to be determined by the Board of County Commissioners that covers the cost of all monitoring as detailed in Section 5-1007 I, during construction and for a predetermined amount of time following construction.

APPENDIX I

NATURAL DRAINAGE CHANNEL

A defined channel created by naturally occurring flows from a watershed area.

WATER QUALITY MONITORING

Baseline and long-term water quality monitoring shall be conducted for:

A.

Shallow groundwater (within 10-feet of surface) identified within 100-feet horizontally of any proposed golf course improvements including irrigated landscaping or turf.

B.

Drinking wells within 100-feet horizontally of any proposed golf course improvements including irrigated landscaping or turf.

C.

Determine well yields on adjacent residential wells if golf course is to be serviced by wells.

D.

Adjacent surface waters (within 250-feet of any property line).

PARAMETERS OF CONCERN

Biological Oxygen Demand (BOD5)

Chemical Oxygen Demand (COD)

Total Suspended Solids (TSS)

Total Dissolved Solids (TDS)

Nitrate/Nitrite Nitrogen (as N)

Total Ammonia (as N)

Total Kjeldahl Nitrogen (as N)

Organic Nitrogen

Total Phosphorus (as P)

Orthophosphate Phosphorus

Oil and Grease

Total Cadmium (Cd)

Total Copper (Cu)

Total Lead (Pb)

Total Zinc (Zn)

Hardness (CaCO3)

Turbidity

Alkalinity

Sulphate

Salinity

Mercury

E-coli

Note: Some of the parameters of concern may be dropped if applicant can justify that the parameters do not apply.

BASELINE WATER QUALITY

Baseline measurements shall consist of:

A.

Monthly sampling of temperature, pH, dissolved oxygen, conductivity, depth to groundwater or flow rate for surface waters, for a minimum of 6 months (April through September) in the year preceding construction.

B.

Two sampling events (a minimum of 3 months apart) for parameters of concern and semi-volatile scan (EPA method 8270) in the year preceding construction.

C.

Number and location of sampling points shall be determined based on project specific conditions and shall be approved by the County.

D.

A minimum of one up-gradient and one down-gradient sampling point shall be established during baseline measurements for long-term monitoring.

LONG TERM WATER QUALITY MONITORING PLAN

During construction and the first three (3) years of full operation, water quality monitoring shall consist of:

A.

Monthly sampling of temperature, pH, dissolved oxygen, conductivity, depth to groundwater or flow rate for surface waters, from April through September.

B.

Two sampling events (spring and fall) for parameters of concern, semi-volatile scan (EPA method 8270), and herbicides/pesticides (method to be based on specific use).

C.

Number and location of sampling points shall be determined based on project specific conditions and shall be approved by the County.

D.

Annual report to be provided to County.

E.

If any significant change to baseline water quality is observed, the agreed upon person or agency conducting monitoring shall take immediate actions to notify County, identify source, provide mitigation and increase frequency of monitoring until problem is resolved.

After the first 3 years of full operation, provided no significant changes to baseline water quality has been observed, water quality monitoring shall consist of:

A.

Monthly sampling of temperature, pH, dissolved oxygen, conductivity, depth to groundwater or flow rate for surface waters, for 3 months between April and September.

B.

One fall sampling event for parameters of concern, semi-volatile scan (EPA method 8270), herbicides/pesticides (method to be based on specific use).

C.

Number and location of sampling points shall be determined based on project specific conditions and shall be approved by the County.

D.

Annual report to be provided to County.

E.

If any significant change to baseline water quality is observed, the agreed upon person or agency conducting monitoring shall take action to notify County, identify source, provide mitigation and increase frequency of monitoring until problem is resolved.

This plan may be modified to address site-specific concerns.

In zone districts where permitted, a recreational vehicle/travel trailer park, campground and incidental facilities shall comply with all applicable state Colorado Department of Public Health and Environment (CHPHE) and County Environmental Health review standards and with the following standards:

I.

Minimum Lot Area: The minimum lot area shall be two (2) acres.

II.

Maximum Lot Area: The maximum lot area to be developed with campsites, RV spaces, and service facilities shall be five (5) acres. The Open Space and Recreational areas required by Subsection XII of this Section may be located outside the maximum lot area.

III.

Lot Size/Number of Spaces: The campground may have up to ten (10) spaces per acre. An applicant is not automatically entitled to this maximum density. Each campsite or space shall accommodate only one (1) camping party and the camping vehicle, unit or equipment occupied by persons within the same party.

IV.

Duration of Stay: Such areas may be occupied only by persons using RVs, travel trailers, truck campers, and tents for overnight and short duration camping. No park or campground shall be used or long-term housing (i.e., stays of longer than thirty (30) consecutive days for a total of thirty (30) days within any one hundred twenty-day (120-day period) unless an alternative time-frame is established as part of a special use review. If determined necessary for mitigation of impacts, the maximum duration of stay may be reduced to less than thirty (30) days as part of a special use review.

V.

Size of Spaces: Each space shall be at least one thousand five hundred (1,500) square feet and at least thirty (30) feet wide.

VI.

Setbacks: The minimum setback from adjacent residential uses shall be one hundred (100) feet from the camping area to the dwelling.

VII.

Central Water and Sewer: Each campground or park shall connect and be served by the water utility and the sewer utility or a water supply system and sewage collection and disposal system approved by the Colorado Department of Public Health and Environment.

VIII.

Central Refuse Disposal: The storage, collection, and disposal of refuse shall be animal-resistant and performed so as to minimize accidents, fire hazards, air pollution, odors, insects, rodents, or other nuisance conditions.

IX.

Service Buildings: Each space shall be located no more than two hundred (200) feet from a service building (with restroom).

X.

Parking and Walkways Surface: Provisions shall be made for adequate all-weather parking, such as gravel, and walkways to each space. A minimum of one (1) auto parking space shall be provided on each RV space or campsite. One (1) additional auto parking space shall be provided for each of five (5) RV spaces or campsites.

XI.

Screening and Landscaping: The campground or park shall be landscaped and screened from adjacent roadways and residential land uses. Such landscaping and screening plans must mitigate the visual impacts for the RV Park on the surrounding area. The adequacy of the visual mitigation shall be considered as part of the Special Use Permit. Landscape plans shall include water- conserving measures and use drought-tolerant plants.

XII.

Open Space and Recreational Areas: The campground or park shall provide common recreational area/open space area of sufficient size to meet the needs of the park occupants. Such area or areas shall not be less than ten (10) percent of the gross area of the park or campground.

XIII.

Access: Entrances and Exits from a State Highway or County Road shall require the applicant to obtain the necessary access permits. The RV Park, Travel Trailer Park, or Campground shall abut and have direct access to a State Highway or a County Road, except where otherwise specified by the zone district standards. Signage advising users of County Off-Highway Vehicle (OHV) regulations shall be posted on the site.

XIV.

A drainage plan for the site shall be provided.

XV.

Provide campground management plan, rules and regulations, and emergency management plan.

XVI.

Convenience establishment may be permitted as an accessory use subject to the following restrictions:

a.

Such establishment shall be restricted in their uses to occupants of the park.

b.

Such establishment shall present no visible evidence from any street outside the park of their commercial character which would attract customers other than occupants of the park.

c.

The structure of such facility shall not be located closer than one hundred (100) feet to any public street and shall be accessible only from a street within the park or campground.

d.

Such establishment shall be discontinued if the primary use is no longer in operation.

XVII.

Interior two-way roads shall be twenty (20) feet minimum width and all interior one-way roads shall be sixteen (16) feet minimum width.

XVIII.

Roadways shall be designed for the safe and convenient movement of vehicles. All roadways shall be crowned to facilitate drainage. The type of road surface, gravel with dust suppressant, chip seal or paving will be determined based upon location and density as part of the Special Use Review.

(Res. No. 2024-53, 12-18-2024)

A Semi-Primitive Campground shall comply with the following standards:

I.

A Semi-Primitive Campground has rudimentary facilities where such improvements are designed for protection of the site and not for the comfort of the minimal number of campers in the limited use area.

II.

A Semi-Primitive Campground is accessible only by walk-in, equestrian, or motorized trail vehicles.

III.

RV or trailer camping is not allowed in a Semi-Primitive Campground.

IV.

A Semi-Primitive Campground shall comply with all applicable state of Colorado Department of Public Health and Environment (CDPHE) and County Environmental Health review standards.

V.

Number of Guests: The Campground may have up to five (5) campsites on more than one hundred fifty (150) acres. Campgrounds with six (6) or more campsites and/or on less than one hundred fifty (150) acres may be permitted by special use review. There shall be no more than six (6) guests per campsite.

VI.

Fires shall only be permitted within established fire rings that are built to meet or exceed U.S. Forest Service standards.

(Res. No. 2024-53, 12-18-2024)