Loading...
HomeMy WebLinkAbout2.0 BOCC Staff Report 02.11.2002REQUEST: BOCC 02/11/02 PROJECT INFORMATION AND STAFF COMMENTS A request for review of a Conditional Use Permit to allow for a Bed & Breakfast establishment in the ARRD zone district. APPLICANT: Gretchen & Stanislaw Wroblewski LOCATION: 4351 County Road 115 SITE DATA: 6.35 acres ACCESS: County Road 115 WATER: Well SEWER: ISDS EXISTING ZONING: ARRD RELATIONSHIP TO THE COMPREHENSIVE PLAN According to the Garfield County Comprehensive Plan of 2000, this site lies in a Medium Density Residential area, which recommends six (6) to less than ten (10) acres per dwelling unit. Given that the applicants are not suggesting that density be increased on their lot, this application is in conformance with the Comprehensive Plan. II. DESCRIPTION OF THE PROPOSAL A. Site & Project Description: The applicants are proposing to use a portion of their existing home for a bed and breakfast business, which would offer up to three (3) separate room set-ups for lodging. Hours of receiving guests would range from noon to 7:00 p.m. Maximum additional traffic on a full -capacity day would be three to four vehicles entering the property, and the property has ample room on three sides of the existing home to accommodate parking. The home is situated approximately 150 feet from County Road 115, with natural vegetation buffering the view of the home from any public right-of-way. III. MAJOR ISSUES AND CONCERNS A. Conditional and Special Uses: Conditional Uses are subject to the standards set 1 forth in Section 5.03 of the Zoning Resolution. This section states that utilities adequate to provide water and sanitation service, street improvements, and design of the proposed use to minimize impact through various means shall be provided. Impacts are generally expected to be minimal due to the large lot size. These issues are discussed in detail in the body of this report. B. Boarding/ Rooming House Definition: Section 2.02.06 of the Garfield County Zoning Regulations identifies a boarding or rooming house as: "A residential building, or portion thereof other than a hotel, motel, or lodge, which is used both as a residential building and to provide lodging (with or without meals) for four or more persons for compensation; such compensation may include money, services or other things of value." Given this definition, a Bed & Breakfast establishment such as the applicant is proposing falls under this category, and thus requires a Conditional Use Permit in the ARRD zone district. C. Access: The proposed access is a private driveway off of County Road 115. The proposed access appears to be both legally and physically adequate. Staff would recommend, however, that the guests of the Bed & Breakfast access the home by utilizing County Road 114 rather than adding additional traffic on Red Canyon Road. D. Water: The applicant has demonstrated a one-tenth (1/10) interest in water rights from the B -R Hopkins Spring. An engineered distribution box has recently been put into place to ensure that none of the shareholders can consume more than their allotted share. As the State of Colorado Division of Water Resources considers bed and breakfast establishments a `commercial' use of water, the applicant has provided a contract from the Basalt Water Conservancy District, contract no. 402, stating that they may use the water from the BR -Hopkins Spring for commercial purposes. The applicant will be required to test for bacteria, nitrates, and suspended solids to ensure the water quality is within State standards. E. Sewer: An existing ISDS system already in place, and designed for the amount of bedrooms within the home, will service the septic needs of the bed and breakfast. IV. 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 2 complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed conditional use permit is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application is in conformance with the Garfield County Zoning Resolution of 1978, as amended. V. RECOMMENDATION Staff recommends APPROVAL, with the following conditions: 1. That all representations of the applicant, either within the application or stated at the hearing before the Board of County Commissioners, shall be considered conditions of approval. 2. That the applicant shall meet all requirements of the Garfield County Zoning Resolution of 1978, as amended, and shall meet all building code requirements. 3. All parking needs resulting from the bed and breakfast use shall remain on the property; 4351 County Road 115. 4. Any expansion of this use shall require an amendment of the Conditional Use Permit. 5. The water quality shall be tested by an approved testing laboratory and meet State guidelines concerning bacteria, nitrates, and suspended solids. 3 RECEIVED JAN 2 9 2002 Board of County Commissioners Garfield County Courthouse Glenwood Springs, Co. 81601 Carol Rothrock 4346 County Rd. 115 Glenwood Springs, Co. 81601 January 23, 2002 Dear Commissioners, I received a public notice that my neighbors, the Wroblewskis, have applied for a permit to operate a Bed & Breakfast in their home. 1 am writing you to express my opposition to this permit. One of the greatest amenities to my home is privacy. I searched the Roaring Fork Valley to find property that affords me this privacy. The Wroblewskis live right across the road from my home. They have proven in their choice of architecture in their recently -built home that they have no regard for the character of Spring Valley.... an application to commercialize this area further attests to their disregard for the neighbors and character in this area. I share water rights with the Wroblewskis, as well as several other property owners in the BR Hopkins Spring, we share a dirt road as entrance to our homes, I believe there would be stress on the resources here if this permit were granted. I would also note that the Wroblewskis have run backhoes until midnight on numerous occasions and allowed their dogs to run free. Noise from their property, even loud music, carries directly to my home. Based on their inconsideration in the past, I strongly feel that the operation of a bed & breakfast business will not be handled with consideration for the neighbors. I realize development is imminent with the Chenoa project, however, that has been arranged to avoid direct impact on our immediate properties. I feel that a bed & breakfast will have a direct impact on the quality of my life, my child's life, and our resources. Please register my opposition to the permit application, as I will not be available to attend the Commissioners meeting on February 11. Very truly, (L/2Vc6 t Carol Rothrock