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HomeMy WebLinkAbout2.0 BOCC Staff Report 05.07.2001BOCC 5/7/01 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: APPLICANT: LOCATION: SITE DATA: ACCESS: WATER: SEWER: EXISTING ZONING: SURROUNDING ZONING: A request for review of a Special Use Permit to allow a Two Family Dwelling Unit. Raymond Dittamore. 0701 Faranhyll Ranch Rd., Parcel 7 Faranhyll Ranch, Glenwood Springs, CO. 35 acres. Lot is currently occupied by a single family dwelling with an attached garage. Want to convert to a two-family dwelling. Faranhyll Ranch Rd. (off of 4-mile rd.) Well. ISDS. AIR/RD AIR/RD I. INTRODUCTION/DESCRIPTION OF THE PROPOSAL: The applicant, Raymond Dittamore, has approached the county to receive a Special Use Permit for the purpose to allow his Single-family Dwelling Unit to be converted into a Two-family Dwelling Unit. The subject property is currently occupied by a single-family dwelling with an attached garage. Access to the property is via Faranhyll Ranch Road. Water is to be supplied by the existing well. Wastewater is to be treated through an individual sewage disposal system. II. RELATIONSHIP TO THE COMPREHENSIVE PLAN This application appears to be in compliance with the Garfield County Comprehensive Plan of 2000 for Study Area I, 2 and 3 as amended. III. GARFIELD COUNTY ZONING RESOLUTION: Section 3.02.03 (Uses, Special) NRIRD -Agricultural/Residential/Rural Density allows a 1 Two-family Dwelling Unit as a Special Use. Section 2.02.21 of the Zoning Resolution defines a Two-family Dwelling as "A building containing two (2) dwelling units." Section 3.02.08 (Additional Requirements) states "All uses shall be subject to the provisions under Section 5 (Supplementary Regulations)." Section 5.03 (Conditional and Special Uses) Section 5.03 Conditional and Special Uses s tates: As listed under Zone District Regulations, conditional and special uses shall conform to all requirements listed there under and elsewhere in this Resolution plus th e following requirements: (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; (A97-60) Based on information submitted by High Country Engineering, they designed the individual septic system to accommodate the proposed request for the additional bedrooms. (see attached pages /1--~O ) Also attached is a copy of Well Permit Number 202836 dated May 21 , 1997. The well permit is for a domestic well , which allows it to be shared by up to three (3) dwellings. The well pump test shows a pump rate of2.5 gpm, which will yield 3600 gpd, which is sufficient for domestic use. It appears that adequate water is in place via the existing well. (see attached pages / 5 <I-/ lo ) Therefore, it appears that the submitted application complies with this regulation with regard to adequate utilities to provide water and sanitation service. (2) Stree t improvements adequate to accommodate traffic volume generated by the proposed use and to provide safe, convenient access to the use shall e ither be in place or shall be constructed in conjunction with th e proposed use; The property is accessed from a shared private drive extending from County Road 117 (Four Mile Road). The driveway width and vertical grades were previously improved prior to construction of the existing residence. (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 p oints, 2 lighting and signs in such a manner as to protect established neighborhood character. The neighborhood character is rural residential and is included in a much larger ownership with residential lots at least 35 acres in size made up from a larger conservation easement. This request should not adversely affect adjoining neighbors by this proposal. The application submittal contains a copy of the declaration of covenants, conditions, restrictions and easements for Faranhyll Ranch. (see attached copy) The covenants state that the parcel shall be used and occupied solely for primary single family residential purposes and also one detached guest house, if as permitted under the County zoning or other land use regulation. The two-family dwelling in this instance fits the allowed categories. Mr. Dittamore wants the additional area for his kids when they visit. Also enclosed is a copy of the conservation easement agreement for Faranhyll Ranch. (see attached copy) IV. SUGGESTED FINDINGS: I. That proper posting and 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 Special 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 compliance with the Garfield County Zoning Resolution of 1978, as amended. V. RECOMMENDATION Staff recommends APPROVAL, of the applied for Special Use Permit, with the following conditions: I.) 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. 3 2.) Approval is subject to your acquiring all necessary permits, approvals and inspections required by Garfield County. 3.) Any violation of the terms, interpretations or agreements made or represented to Garfield County by the applicant pertaining to or included in this Special Use Permit, shall be considered a breach of the terms of conditions and the applicant shall cease and desist all activities and may be subject to revocation of the Special Use Permit. 4.) Only leasehold interests in the dwelling unit(s) is allowed. 5.) That all construction complies with the appropriate County building code requirements. 4