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HomeMy WebLinkAbout2.0 BOCC Staff Report 07.21.2008BOCC -721 12 008 DD SUP: ALPINE ANIMAL HOSPITAL Project Information I Staff Report REQUEST: The Applicant requests a Special Use Permit ("SUP") for a new clinic building in the ARRD zone district. APPLICANT/PROPERTY OWNER: Garret S . Brandt, Esq . for Alpine Animal Hospital, P .C. LOCATION: 17776 Highway 82 , Carbondale , generally described as Lot 7 , Section 33, Township 7 S, Range 87 W, 61h PM SITE INFORMATION: 3 .967 acres ACCESS: Highway 82 Access Road WELL: Permit# 28056 SANITARY FACILITIES: Existing ISDS, and proposed new ISDS EXISTING and ADJACENT ZONING: ARRD (Agricultural/Residential/Rural Density) I. REQUEST central receiving area and two wings to serve as treatment area for large and small animals, respectively. Originally part of the request , a residential unit to temporarily house interns of the veterinary operation has been withdrawn from the submittal. There is no residential use on the parcel at this time. Residential quarters could be built at a later date, but would need to be incorporated with in the structures as the lot coverage maximum will be met with the structures proposed here . Alpine Animal Hospital Special Use Permit - BOCC-7121108 Details of Site plan (below) r------------- ' I I I I I ' I ---------., I I ' I ' I I I I I I I I I I I I l ! I . --~---_J ;: i' ' . I I I I I I I I I .1 I ' I I I I I I I I I ' I ' I I I -~ I i ~ , .. I I-·,o : ... '.~· r I I I I I • I . I ' : I ( I I I I I I -. ' .. .... .... . t ~~ .~.; ~ I I I I ... -D·· . -.. .:u;. .:· ·""" l : ---..__c______________ i ffigJ-,L'lc:;y82 ....... ....,,._. ] liccess Rcuo ..... ._ .. ,, I "' ·---'t' : (enlarged view) 11 REFERRALS Carbondale Fire Protection District; no comments received. Garfield County Road & Bridge Department: no comments received. 111 REVIEW STANDARDS The Applicant's request is consistent with the definition of a Veterinary Clinic. VETERINARY CLINIC Definition (2.02.525) "An establishment for medical and surgical treatment of animals." • ' • The application must satisfy the requirements set forth in Section 5.03 (Conditional and Special Use Permits); 5.03.065 (Veterinary Clinic) that states that a// kennel and stable facilities attached to a clinic shall comply with all standards of a kennel (5. 03. 15) and riding stable (5. 03. 035). § 5.03 Review Standards (Conditional and Special Uses! Alpine Animal Hospital Special Use Permit- BOCC -7121108 (1) Utilities adequate to provide water and sanitation service based on accepted engineering standards and approved by the Board of County Commissioners shall either be in place or shall be constructed in conjunction with the proposed use; Staff Finding The use is an expansion of an existing Special Use Permit that has utilized an ISDS. The existing ISDS will be supplemented with a new, larger one to serve the new building. While it was proposed with the submittal, there will be no residential use on the site. The existing well has adequate water to serve the proposed use. The well and septic facilities are adequately distanced one from the other. The new ISDS shall meet all State and Local requirements for size, placement, installation and operation. (2) Street Improvements adequate to accommodate traffic volume generated by the proposed use and to provide safe, convenient access to the use shall either be in place or shall be constructed in conjunction with the proposed use; Staff Finding Staff referred this application to Garfield County Road and Bridge Department; No comments were received at the time of this. report. There is an existing driveway entrance onto the property from Highway 82 Access Road. The existing access was reviewed and permitted with the existing SUP in 1991. The vehicle size and type will not change with this permit, and Highway 82 Access Road, a low volume road, is not anticipated to be adversely affected by this new permitted use. Adequate off-street parking for staff, customers and maintenance equipment is required to be provided on the parcel. Suitable turn-around improvements and parking for large horse trailers and pickups needs to be incorporated into the design. Parking on Highway 82 Access Road is neither recommended nor allowed. (3) Design of the proposed use is organized to minimize impact on and from adjacent uses of land through installation of screen fences or landscape materials on the periphery of the lot and by location of intensively utilized areas, access points, lighting and signs in such a manner as to protect established neighborhood character; Staff Finding Adjacent uses include residences and residences with accessory agricultural use. The operation the veterinary clinic on the subject property is consistent with the existing adjacent uses. The applicant has stated in the narrative that 'the surrounding area will be landscaped to enhance the appearance and also provide a buffer from the highway to the north.' There is no landscape plan submitted at the time of this writing, but this shall be a condition of approval. Landscaping materials should be considered carefully so they provide adequate screening of uses, debris, trash containers and lighting, but do not block the sight distance near the driveway access onto Highway 82 Access Road from this or adjacent parcels. Technical assistance is available from the Colorado State Extension Agent. Any fences installed as part of the landscape plan shall meet Garfield Alpine Animal Hospital Special Use Permit- BOCC -7121108 County requirements, maintain neighborhood character, and be installed in such a way as to not block the sight distance near the driveway access onto Highway 82 Access Road from this or adjacent parcels. A landscaping plan will be required to be submitted prior to the issuance of the Special Use Permit, and installed within 60 days of the building's completion, unless it is necessary to delay planting to coincide with regular planting season. There is no proposed change to any signs on the parcel. Signs shall be placed so as to no limit sight distance onto the roadway from this or adjacent parcels, shall meet the requirements of the sign code and have a valid permit. KENNEL Definition from 2.02.311 Kennel: An establishment other than a pet shop or veterinary clinic, in which more -11· than four ( 4) adult dogs or domesticated animals are housed, groomed, bred, I " boarded, or trained, with or without fees being charged for services and no more ~~ than two litter of dogs or domesticated animals are bred in any one calendar year. jftllll § 5.03.015 Review Standards (Kennels) (1) All kennels shall be completely enclosed within a building that prevents any sounds from emanating from the property boundary in excess of the Residential Zone District standards contained in CRS § 25-12-103, with the exception ofCRS § 25-12-103 (2) & (3), that no noise in excess of 55 db( A) from sunrise to sunset and 50 db(A) from sunset to sunrise will be allowed. Sunrise and sunset shall be based on the official time as determined by the Old Farmers Almanac charts of sunrise and sunset for the location of the kennel. A kennel may have dogs outdoors if the noise from the kennel does not exceed the noise standards cited previously and complies with other Garfield County regulations as provided in Section 1.07 of the Garfield County Zoning Resolution of 1978, as amended. Staff Finding The existing kennel operation has been required to satisfy this Code section. No complaints have been recorded about the operation in the past. Indoor run facilities are planned. It is anticipated that compliance with the Code can be satisfied as the animal(s) are to be contained indoors. Compliance with the Code shall be a condition of approval. (2) No dust, noise in excess of the Residential Zone District standards contained in CRS § 25-12-103, with the exception that no noise in excess of 55 db(A) from sunrise to sunset, and 50 db( A) from sunset to sunrise as defined above will be allowed, odors or source of filth shall emanate from the property. Staff Finding The existing operation has been required to satisfy this Code section. No reports were presented that demonstrated that the facility operates within the required noise parameters, but no complaints have been recorded about the operation in the past. Staff the noise standard cannot be maintained, the animal(s) may be contained indoors. Compliance with the Code shall be a condition of approval. (3) An individual sewage disposal system capable of handling all feces and urine waste from the kennel or the feces and urine waste shall be stored in a sealed container, capable of being pumped to allow a commercial hauler to dispose of Staff Finding Alpine Animal Hospital Special Use Permit - BOCC-7121108 the feces and urine waste at an approved solid waste disposal site. The existing operation has been required to satisfy this Code section. No complaints have been recorded about the operation in the past. Compliance with the Code shall be a condition of approval. A new, larger ISDS is to replace the existing ISDS. Proper disposal of waste shall be required to prevent an accumulation that would create a nuisance of odor (4) All liquid and solid wastes, as defined in the Solid Wastes Disposal Sites and Facilities Act, CRS § 30-20-100.5, shall be stored and removed for final disposal in a manner that protects against surface and groundwater contamination. Staff Finding The existing operation has been required to satisfy this Code section. No complaints have been recorded about the operation in the past. Compliance with the Code shall be a condition of approval. (5) No permanent disposal of any waste shall be permitted at a site. This does not include those wastes specifically excluded from the definition of a solid waste in CRS §30-20-100.5. Staff Finding The existing operation has been required to satisfy this Code section. Compliance with the Code shall be a condition of approval. There is an existing animal crematorium in operation on the site. It is used for small animals only; large animals are disposed of at the Garfield County Landfill or interred on private ranches. The operation of the crematorium is infrequent and no complaints have been recorded about the operation in the past. (6) Special events that attract more than 25 participants shall be prohibited on a site, unless approved as a part of the original permit and the proposed special events are well defined as a part of the permitting process. Staff Finding There is no mention of special events in either the existing operation or the request, nor have there been any complaints about this kind of use in the past. Compliance with the Code shall be a condition of approval. (7) Animal and food wastes, bedding, debris and other organic wastes shall be disposed of so that vermin infestation, odors, disease hazards and nuisances are minimized. Such wastes shall be removed at least weekly, or more frequently, from the facility and hauled by commercial hauler to an approved solid waste disposal site. Staff Finding The existing operation has been required to satisfy this Code section. On site, there is an animal crematorium with which to dispose of small animal carcasses. Large animal carcasses are picked up by an individual that hauls to the Garfield County Landfill, or individuals may optto interthe animal on their private ranches outside municipal limits. Carcasses and waste may also be an attractant to wildlife species such as jays, eagles, coyotes and black bears, as well as neighborhood pets. Suitable temporary storage should be provided to contain the waste or carcasses until they are transported to an approved waste facility, such as the Garfield County Landfill. Alpine Animal Hospital Special Use Permit - BOCC-7121108 The crematorium is used several days each week and no complaints have been recorded about the operation in the past. The new crematorium shall be required to operate in compliance with Federal, State and local standards for air quality, emissions, and odor. Compliance with the Code shall be a condition of approval. (8) Kennels listed as a use-by-right shall be allowed a maximum of 40 adult dogs with no more than two litters occurring in any one calendar year and Kennels requiring a Special Use Permit shall be allowed a maximum of 15 adult dogs with no more than two litters per any one calendar year. (amended 2006-101) Staff Finding The existing operation has been required to satisfy this Code section. No complaints have been recorded about the operation in the past. In this Zone District, kennels are not a use by right, they are permitted by Special Use Permit. The nature of the operation is not a kennel per se, rather it is a medical facility that includes temporary boarding of dogs that are to be seen for treatment. As a condition of approval, the operation shall be scaled to comply with these standards. (9) All approved Kennels shall be required to provide the Board of County Commissioners with a copy of the license issued by the State Department of Agriculture as a requirement for Kennels and Breeders in the County. (added 2006-101) Staff Finding The existing operation was not required to satisfy this Code section as the existing Special Use Permit predated the recent addition to the Code. The operation is a veterinary hospital, not a boarding I breeding kennel. Veterinary operations are administered by a different type of state licensing, adequately reviewed for that license by the State of Colorado, and, in fact, Colorado Code Regulation 35-80-103, 1201-11 'Pet Animal Care and Facilities Act', states: (2) 'The provisions of this article shall not apply to: (a) Any veterinary hospital which boards pet animals for the purpose of veterinary medical care only and does not actively solicit boarding business in any way;' Staff feels that the intent of the license requirement seeks to have the facilities be inspected to ensure they meet a standard for safe, sanitary and humane care for the animals to be held there. At the Board's discretion, the State license for veterinary facility compliance could be used to satisfy this license requirement rather than the CDA license for kennels. It shall be a condition for approval for this Special Use Permit. RIDING STABLE Definition from 2.02.450 Riding Stable: An establishment where instructing in riding, jumping and showing horses is offered for a fee and/or the general public may, for a fee, hire horses for riding. § 5.03.035 Review Standards !Riding Stable) (1) All horse riding shall be on the same property; a public right-of-way; other private property be permission; or publicly owned property subject to public land management agency authorization of trail use, if required. Staff Finding Alpine Animal Hospital Special Use Permit- BOCC -7121108 As this is a veterinary clinic not a riding stable, there is no mention of riding in either the existing operation or the request. Occasionally, a horse may be ridden as part of a diagnosis for treatment. There been any no complaints about this kind of use in the past. Compliance with the Code shall be a condition of approval. (2) No noise, dust, odors or sources of filth shall emanate from the property. Staff Finding Manure is removed from the building and placed in a pile until it is spread, weekly, on the fields or as fertilizer under the trees on the parcel. Occasionally with the remnant ashes from the crematorium are mixed with the manure. No complaints have been recorded about the operation in the past. The manure/ash spreading shall be done in a manner that minimizes dust and odor. Compliance with the Code shall be a condition of approval. (3) Any night lighting shall be hooded and directed inward to the property. Staff Finding The existing facility proposes downcast lighting directed into the property. The lighting should be considered as the landscape plan is developed, so that vegetation might be used to mitigate any lighting issues. Compliance with the Code shall be a condition of approval. (4) An indoor arena shall comply with all county building code requirements. Staff Finding There is no indoor arena facility proposed with this use, therefore this requirement does not apply. SUGGESTED FINDINGS 1.) That proper public notice was provided as required for the hearing before the Board of County Commissioners; 2). That the hearing before the Board of County Commissioners was extensive and complete and that all interested parties were heard at that meeting; 3.) The Application is in conformance with §5.03, §5.03.065, §5.03.035 and §5.03.015 of the Garfield County Zoning Resolution of 1978, as amended; 4.) That for the above stated and other reason, the proposed Special Use Permit is in the best interest of the health, safety and welfare of the citizens of Garfield County; IV. STAFF RECOMMENDATIONS Staff recommends approval of the proposed Special Use Permit allowing the expansion of the Alpine Animal Hospital veterinary facility, with the following conditions: 1. That all representation made by the Applicant in the application and as testimony in the public hearing before the Board of County Commissioners shall be conditions of approval, Alpine A nimal H ospital Special Use Permit - B OCC -712 1108 unless specifically altered by the Board of County Commissioners; 2 . The Appl icant shall comply with all standards identified in §5 .03, 5 .03 .065, 5 .03 .035 and 5 .03.015 of the Garfield County Zoning Resolution of 1978, as amended ; 3 . The new ISDS system shall be sized to accommodate the animal hosp ital operation and shall meet all Federal , State and local requirements as to size, installation, operation and separation from culinary water systems. 4 . Driveway access shall meet the standards of Garfield County . 5. Parking for all staff, employees and maintenance vehicles must be accommodated on- site. No parking is allowed along Highway 82 Access Road . 6. A landscaping plan shall be developed that for the area surrounding the veterinary hospital to enhance the appearance and also provide a buffer from the highway to the north . The plan will incorporate components to mitigate lighting issues , and will not be installed in such a way as to block sight distance onto the roadway from this or adjacent parcels; 7 . A landscaping plan shall be submitted prior to the issuance of the Special Use Permit, and landscaping installed within 60 days of the building's completion , unless it is necessary to delay planting to coincide with regular planting season; 8. Any fences or signs installed as part of the landscape plan shall meet Garfield County requirements, ma intain neighborhood character, have valid permits , and be installed in such a way as to not block the sight distance near the driveway access onto Highway 82 Access Road from th is or adjacent parcels ; 9. Noise generated shall comply with the standards set forth for residential neighborhoods in the Colorado Revised State Statute 25-12-103, and any maintenance activity requ iring the use of equ ipment that will generate noise, odors or dust beyond the property boundaries will be conducted within a building , or outdoors during the hours of 8 a .m . to 6 p .m ., Monday-Friday; 10. Waste and animal carcasses that might be an attractant to wild animals shall be stored in a suitable container (odor-resistant and not able to be accessed by animals) until such time as arrangements can be made for the waste to be transported away to a suitable facility, such as the Garfield County Landfill. No manure or animal waste of any kind shall remain stored for more than seven (7) days; 11 . Management of waste and manure w ill be performed in such a way as to minimize dust, noise, odor and sources of filth beyond the parcel border; 12. The new crematorium shall be required to operate in compliance with Federal , State and local standards for air quality, emissions, and odor; 13. Kenneling operation shall comply w ith all standards stated in 5 .03.065, with the e x ception of the CDA Kennel License called for in (9), as that l '.~nse does not apply to veterinary facilities that do not actively s~ek boarding business{,\ Ro Feq"iremeAt sRall be met by t~~ A lp in e A nimal H ospital Special Use Permit - B OCC -712 1108 pr~ing a copy of a valid State inspection of the veterinary facility; 14. No more than fifteen (15) adult dogs may be kept at the facility at one time ; 15. Operation related to those of 'Riding Stable' shall comply with all standards stated in 5 .03.035, with the exception of the requirements in (4) 'Riding Arena '. The Alpine Animal Hospital does not now have , nor does it propose to have a riding arena. The standard, therefore, does not apply; 16. Future residential use shall be considered as an accessory use to the facility , provided it is directly related to the veterinary clinic operations (such as the lodging of interns or employees), it does not exceed the zone requirements for lot coverage, etc., and is built under a valid building permit to meet all code specifications and requirements.