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HomeMy WebLinkAbout2.0 Staff ReportBOCC 04/15/02 KKS PROJECT INFORMATION AND STAFF COMMENTS REQUEST: A request for review of a Conditional Use Permit to allow for a home occupation APPLICANT: Nancy Smith LOCATION: Lots 10, 11, 12, Block 4; Cooperton Subdivision, Address TBD SITE DATA: 11,737 square feet ACCESS: Mesa Avenue WATER: Town of Carbondale SEWER: ISDS EXISTING ZONING: RLUD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN According to the Garfield County Comprehensive Plan of 2000, this site lies in a High Density Residential Area. The suggested density for this area is less than 2 acres per dwelling unit. The application complies with the Comprehensive Plan. II. DESCRIPTION OF THE PROPOSAL A. Site & Project Description: The existing site is currently an empty lot. The applicant is proposing to build a single-family home and a 550 square foot office above a detached garage on the site for an architectural practice. The office will have one (1) bathroom; water and wastewater use for the bathroom is not expected to be more than for the single family residence. Use of the office will be from 9:OOam to 5:OOpm on weekdays. The number of vehicles accessing the site will average to be 2-3 vehicles per month. The applicant does not have any employees currently and does not plan to have any in the future. The applicant should note that there shall be no commercial activity allowed on the site per Section 2.02.29 of the Garfield County Zoning Regulations. 1 III. MAJOR ISSUES AND CONCERNS A. Conditional and Special Uses: Conditional Uses are subject to the standards set 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 expected to be minimal due to the small nature of the proposed home occupation. These issues are discussed in detail in the body of this report. B. Home Occupation Definition: Section 2.02.29 of the Garfield County Zoning Regulations identifies a home occupation as: "Any use for gain or support carried on as an accessory use within a dwelling or building accessory thereto, wherein such use would not create the appearance or impact of a commercial activity." A home occupation is allowed as a Conditional Use within the RLUD zone district. C. Access: The proposed access is a private driveway off of Mesa Avenue. The applicant will not be required to obtain a driveway permit from the Road and Bridge Department as Mesa Avenue is not a County Road. D. Water: Water service to the building will be provided by the Town of Carbondale. The applicant has provided evidence that a water tap has been purchased and approved by the Town of Carbondale. E. Sewer: Sewer service will be provided by an ISDS system. The applicant will need to obtain a septic permit as part of the building permit process. 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 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 2 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 including but not limited to: use of the office will be from 9:00 am to 5:00 pm on weekdays, the number of vehicles accessing the site will vary from two (2) to three (3) vehicles per month, the business will have a limit of one (1) employee, the size of the business office will remain approximately 550 square feet, and there shall be no appearance of commercial activity on the site. 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 home occupation shall remain on the property of the applicant. 4. Any expansion of this use shall require an amendment of the Conditional Use Permit. 3 act JA B FIRE • EMS • RESCUE February 22, 2002 Mark Bean Garfield Building & Planning Department 109 Eighth Street, Suite 303 Glenwood Springs, CO 81601 RE: Nancy Smith Property Mesa Avenue Carbondale, CO 81623 Dear Mark: RECEIVED FEB 2 5 20 The Nancy Smith property at Mesa Avenue in Carbondale is located inside the service area of the Carbondale & Rural Fire Protection District. The District services the property for both fire and emergency medical services. It is my understanding that the existing water main that serves the area will be extended to serve the property. An additional fire hydrant will be installed on the extended water main. This will provide an adequate supply of water for fire protection to the property. Please contact me if you have any questions. Sir3l�.r/G2li' Bill Gavette Deputy Chief cc: Nancy Smith Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970/963-2491 Fax 963-0569