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Home My WebLink About2.0 BOCC Staff Report 08.13.2007APPLICANT I OWNER LOCATION SITE DATA EXISTING ZONING ACCESS WATER SEWER STAFF RECOMMENDATION Segal Family Boarding House Conditional Use Permit Linda, Richard, Rebecca and Jason Segal North of the Town of Carbondale, CO 4.1 Agricultural I Residential I Rural Density County Road 106 Well ISDS Approval Glenwood Springs N A Craig Richardson Page 1 BOCC 8/13/2007 I RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in Study Area I of the Garfield County Comprehensive Plan of 2000 (the Plan), and is 9esignated Residential Low Density (1 O+ acres per dwelling unit. The Applicants request does not include an increase in density on the subject property. The Plan does contemplate the retention and expansion of convenient, viable and compatible commercial development within the County. The Applicants request is compatible with adjacent uses. The Plan also recognizes tourism as an integral component of Garfield County's economy. Staff finds that the requested use is in compliance with the Plan. II DESCRIPTION OF THE PROPOSAL Applicants are proposing to utilize five (5) rooms as a "Boarding House" retaining an owner's wing within their existing single family residence. The proposed use is contemplated as a conditional use within the Agricultural Residential Rural Density Zone District. The Applicants have represented that the "Boarding House" will accept guests on a year round basis generating a maximum of 16 daily round trips per day. III DEFINITION §2.02.06 Boarding/Rooming House ''.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." Staff finds that the Applicants request is consistent with this definition. IV REFERRALS Town of Carbondale: No Comments Received Carbondale Fire Protection District: No Comments Received Garfield County Environmental Health: Exhibit F Mountain Cross Engineering: Exhibit G Garfield County Road and Bridge: Exhibit I V § 5.03 Review Standards 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 Applicant has obtained a Water Allotment Contract from the Basalt Water Conservancy District for the proposed use. As a condition of approval Staff recommends the Board of County Commissioners (the Board) require submittal of a Division of Water Resources Commercial Well Permit allowing for the proposed use. A pump test demonstration an adequate water supply has been submitted. Staff also recommends Craig Richardson Page 2 BOCC 8/13/2007 that the Board require a water analysis conducted by an approved testing laboratory demonstrating compliance with State guidelines concerning bacteria and nitrates. The Applicant has installed a 2,000 gallon septic tank designed by High Country Engineering to accommodate the proposed use. In an Engineer Acceptance Letter from Dan R. Dennison, P.E. of High Country Engineering Inc., regarding the "Lodge at the Roaring Fork ISDS, it is represented that the system was installed as designed by High Country Engineering Inc. 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 The Applicant has provided an estimated traffic count for the proposed use. The maximum daily traffic generated by the proposed use is sixteen (16) daily round trips, as represented. This estimated traffic count does not include the daily activity by the guest. Only arrivals and departures are represented. Garfield County Road and Bridge Department finds that the proposed use is not a significant change and did not recommend that the County require any street improvements to County Road 106. Staff recommends as a condition of approval the Board require that the Applicants be responsible for all future road improvements deemed necessary as a result of the proposed use. 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 The proposed "Boarding House" is a residential structure consistent with the established neighborhood character. All lighting associated with the proposed use shall be directed downward and inward to center of the subject property. VI 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 Garfield County Zoning Resolution of 1978, as amended; Craig Richardson Page 3 BOCC 8/13/2007 4.) That for the above stated and other reason, the proposed Conditional Use Permit is in the best interest of the health, safety and welfare of the citizens of Garfield County; V STAFF RECOMMENDATION Staff recommends that the Board of County Commissioners approve the requested Conditional Use Permit for a "Boarding House" on a property described as 0635 County Road 106: 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, unless specifically altered by the Board of County Commissioners; 2) That the Applicant shall meet all requirements of the Garfield County Zoning Resolution of 1978, as amended, and shall meet all applicable Building Code requirements; 3) All parking needs resulting from this use shall remain on the subject property; 4) Any expansion or alteration of the proposed use shall require an amendment of the Conditional Use Permit; 5) The Applicant shall be responsible for any future road improvements deemed necessary as a result of the proposed use, operation of the proposed "Boarding House" shall cease until all improvements are completed to the satisfaction of Garfield County Road and Bridge Department; 6) All lighting associated with the proposed use shall be directed inward and down toward the center of the subject property; 7) The Applicant shall submit a water quality analysis conducted by an approved testing laboratory demonstrating compliance with State guidelines concerning bacteria and nitrates prior to issuance of the Conditional Use Permit; ~he Applicant shall submit a commercial well permit issued by the Colorado Voepartment of Public Health, Water Resources Division allowing for the proposed use prior to the issuance of the Conditional Use Permit; 9) The Applicant shall install a stop sign at the entrance of the subject property as required by the Manual Uniform Traffic Control Devices prior to issuance of the Conditional Use Permit; Craig Richardson Page 4 BOCC 8/13/2007 10)The lodge shall limited to a maximum occupancy of twelve (12) overnight guest; Craig Richardson Page 5 BOCC 8/13/2007 Craig Richardson From: Sent: To: Subject: Jim Rada Wednesday, May 30, 2007 4:55 PM Craig Richardson The Lodge on the Roaring Fork Conditional Use Permit. Attachments: Jim Rada.vet Craig, Comments on the above referenced planning case: ··. EXHIBIT 1 .. E:· ;-: . 1. No supporting soils test information was submitted with the ISDS plan to verify the percolation rates and field sizing requirements or depth to ground water in order to determine what the appropriate depth of the field should be. 2. The ISDS Plan indicates minimum of 6 feet of separation between trenches yet shows the short segment of the middle trench as less than 6 feet from the adjoining trench 3. It is not clear as to what part of the irrigation ditch is line and/or piped. Lined ditches require a minimum of 10 feet of separation to a leach field. Unlined ditches require a 50 foot separation. The ditch appears to be less than the 50 foot setback requirement without notation of lining or piping. 4. No engineering specifications are provided regarding the ditch lining/piping. Ditch design specs should at minimum include specifications for liner materials, installation specifications to preclude leakage, grading at ditch banks to prevent any potential sewage leaks from entering the ditch. 5. Although the water system for this facility will not be considered a public water system, I strongly recommend that the owners be encouraged to conduct at least an annual total coliform and nitrate analysis of the water supply to assure minimal water quality standards are being attained. They should also be encouraged to consult an experienced water quality consultant to evaluate the vulnerability of their water system to other environmental risks in the area and to establish an appropriate monitoring plan to assess those risks on a regular basis. Jim Rada, REHS Environmental Health Manager Garfield County Public Health 195 W 14th Street Rifle, CO 81650 Phone 970-625-5200 x8113 Cell 970-319-1579 Fax 970-625-8304 Email jr<ida@garfie!d,county.c:o_m Web www.garfield-county.com 611212007 MOUNTl\IN CROSS ENCiINEERINCi, INC. (!Vil AND ENVIRONMENTAL (ONSULTING AND DESIGN June 08, 2007 Mr. Craig Richardson Garfield County Planning 108 81h Street, Suite 401 Glenwood Springs, CO 81601 I EXHIBIT G RE: Conditional Use Application for Lodge on the Roaring Fork Dear Craig: ", ··1 (.I r.. ~. J .' A review has been performed of the documents for the Conditional Use Application of the Lodge on the Roaring Fork. The package was found to be well organized. The following comments, questions, or concerns were generated: I. The applicant mentions that a well permit is being obtained. A valid well permit should be submitted once it is received. 2. The traffic analysis was based from estimations. The !TE, Trip Generation Manual provides trips based on actual studies of similar uses. Also the impacts that the increased traffic may have on the adjacent road system should be discussed. 3. The proposed site is relatively near the Roaring Fork River. The proximity of the flood plain should be verified. Feel free to call if you have any questions or if any of the above needs further clarification. Sincerely, . Mountain Cross Engineering, Inc. -I . : '\ 1...;\, -\ v ..., . \ Chris Hale, PE ("" \(-· \,__ '"'-..., ' 826 1 /2 Grand Avenue • Glenwood Springs, CO 81601 PH: 970.945.5544 • FAX: 970.945.5558 • www.mountaincross-eng.com EXHIBIT GARFIELD COUNTY Building & Planning Department Review Agency Form Date Sent: May 11, 2007 Comments Due: June 11, 2007 Name of application: Lodge on the Roaring Fork Sent to: Garfield County Road & Bridge Dept. Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff contact: Craig Richardson 109 8'h Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfield County Road & Bridge Department has no objection to this application with the following comments. The driveway access permit that was issued for a private residence should have a stop sign placed at the entrance of the driveway as the driveway access will be used for commercial purposes. The stop sign and installation shall be as required in the MUTCD (Manual on Uniform Traffic Control Devices). The increase in traffic flow generated bv this request is not a significant chan!?:e for the use of Cr. 106 and is acceptable for this use. Name of review agency: Garfield County Road and Bridge Dept By: Jake B. Mall Date May 15. 2007 Revised 3/30/00 H May22, 2007 Andy Schaller Garfield County Environmental Health 108 8th Street, Suite 201 Glenwood Springs, CO 81601 Re: Lodge at the Roaring Fork ISDS HCE Project Number 2061009.00 Dear Andy: ::: ... ,. ' ~--·; , _ _;;. .'\n Empl.wec-Owncd Compan) The following letter is to confirm the engineer's acceptance of the designed septic system of the Lodge at the Roaring Fork on County Road 106. The design included a 2,000 gallon septic tank, and 77 infiltrator units. All of the inspection wells, infiltrators, manifolds, and cieanouts were inspected and were installed satisfactory, and can be seen on the as-built drawing. The system has been completed with the intent of the original design. If you have any questions, or need additional information, please contact us. Sincerely, 1517 Blake Avenue, Suite IO l Gle1nvood Springs, CO 8'l60J 970.945.8676 phone 970.945.2555 fax \V\"-'\V. hceng.c1 Jill 1[i.' ,--·1 _.:-·-' _k_ ·-.A ·. .· .. "· 14 Inverness Drive Easr, Suite F-120 Englewood,(() 80112 303.915.0544 phone 30.1.925.0547 fax