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HomeMy WebLinkAbout2.0 BOCC Staff Report 01.17.2005Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: EXIIIBITS Proof of Certified Mailing Receipts Proof of Publication Garfield County ZoningRegulations of 1978, as amended Staff Report dated January 17,2005 Application Materials Supplemental Information from the Applicant Comments Bobby Branham, Garfield County Road and Bridge Department, dated January 11, 2005 Y 5, ,],d \5', r a\ tr'\ .' ,,X'd , lr' -)IJ .1' 1il \ \,J "( ,/\ ," '1\ \^,.' t\r$! rrU $., \, \^ 4-/ o /,'o](+:,'i-dt/ \ \" ' '/ ^,' \" ,\ \\ "\\\ Board of County Commissioners - January 17,2005 TYPE OF REVIEW SUMMARY OF REQUEST APPLICANT/PROPERTY OWNER LOCATION SITE INFORMATION WATER SEWER ACCESS BOCC Ul1lus FJ Special Use Permit (SUP) SUP for Storage Scott Fenske The subject property is located at 0589 County Road 113, Carbondale; approximately Vz mile from the intersection of Highway 82 and CR 113. 1.67 acres Shared Well (#044061) Individual Sewage Disposal System Existing driveway off of County Road 113 ARRD (Agricultural / Residential / Rural Density) ARRD, OS, and Commercial Limited (CL) PROJECT INFORMATION AND STAFF COMMENTS EXISTING ZONING ADJACENT ZONING 2393-074-00-01 3 Tox Exenpt 6ur-Fiel.d Courrt @ I. Scott Fenske Special Use Permit BOCC - l/17/05 Page 2 DESCRIPTION OF THE PROPOSAL A. Use Requested: "Storage" The type of use requested, "Storage", is contemplated as a special use in the ARRD zone district. "Storage" is defined as the "act of storing or state of being stored, specifically, the safe keeping of goods in a warehouse or other depository", examples include products and open storage of mineral storage piles of gravel, ore and shale." B. Description of Proposed Use The Applicant requests a Special Use Permit to use an existing 3,363 sq. ft. steel structure (metal building) for the purpose of storing pipes, fittings, and an assortment of plumbing fixtures that require an enclosed and conditioned space which are to be used for the owner's plumbing business. More specifically, the application states that the Applicant is in the plumbing business and proposes to use the exiting building on the property for storage of plumbing supplies, related tools and equipment (examples include saws, compressors, pipe threading equipment, hand tools and similar items). Plumbing supplies also includes pipe, fittings, hot-water heaters, boilers, heat exchangers, pumps, motors and similar items. The Applicant proposes that work crews (employees) for his business would visit the site in the morning to load trucks with tools, equipment, and parts then head out to their respective jobs for the day retuning in the evening to unload, etc. The Application anticipates the number of trips generated from the storage use will not to exceed 10 trips per day. This includes deliveries to the property twice a week. The Applicant also proposes to use the building to store personal items such as snowmobiles, bicycles, lawnmower, vehicle etc. The proposal specifically excludes "storage of heavy equipment". The County regulations do not define "heavy equipment". Heavy equipment could be defined as earthmoving equipment over a certain size and weight. No retail activity is proposed and vehicle trips to the property would consist of an average of two deliveries a week with no semi-truck deliveries. Hours of operation are from 6:30 AM to 5:30 PM. C. Site Description The property is a small 1.67-acre sliver of land located on the north side of Cattle Creek Road (CR 113) approximately 0.5 miles up CR 113 from its intersection with State Highway 82 between Carbondale and Glenwood Springs. The property is bound by a steep hillside to the north (owned by Garfield County) and by Cattle Creek Road to the South. Physically, the property can generally be described as a narrow bench which extends in an east-west configuration with a width of approximately 100 feet at the widest point and a length of 1,184 feet. The property is slightly elevated above the level of Cattle Creek Road by approximately 5 to 15 feet in various places. The parcel has been improved by a 1,716 sq. ft. single-family dwelling and a 3,363 sq. ft. single-story metal building which is the subject of this application. Vehicle access to both structures is provided by an asphalt driveway. A small parking area has been designated on the II. Scott Fenske Special Use Permit BOCC - 1/17/05 Page j site plan just on the west side of the metal building to accommodate 5 vehicles on a graveled driving surface. REFERRAL COMMENTS The proposal was reviewed by the following referral agencies and corresponding responses are integrated through the memorandum where appropriate: A. Garfield County Road and Bridee Depafiment: lndicated no issues with the proposal (Exhibit G) STAFF COMMENTS / DISCUSSION The lower mouth of the Cattle Creek basin, approximately 1 mile up from the intersection of CR 113 and Highway 82 has been changing over the years with the beginning of the commercially zoned areas at the very base of the intersection with HWY 82. The map on the cover of this memorandum provides the existing zoning of the surrounding area with the subject property in yellow. The properties on the south side of CR 113 from Highway 82 up to the subject property are zoned Commercial Limited (CL) and have supported commercial uses including Funland, Rudd, and Morris. The Morris property (tax id of 222) directly across CRl13 from the subject property was a legally non-conforming salvage yard which has existed on the property since 1967. The County recently rezoned that property from ARRD to CL. The property just east of Morris is owned by Capital Construction, LLC (tax id 221) and zoned ARRD. The Board recently approved a Special Use Permit for an Office, Plumbing Material Storage and Warehouse, and Associated Vehicle Parking. Lastly, the Board approved a Special Use Permit tn 1992 for Pine's Stone Yard (tax id 310) which allows for the Processing, Storage, and Material Handling of Natural Resources. There is an associated office with the use. No retail sales are allowed to occur on site, only wholesale. There are no sales of any sort proposed as part of the requested SUP. (The SUPs approved by the Board are indicated with hash marks on the map on the cover of this memorandum.) The subject property is situated adjacent to properties zoned CL and properties that maintain similar special uses; however, the proposed use is significantly less intensive that all of the uses on those properties. During a recent attempt to rezone the subject property (as well as the Pine's Stone and Capital Construction properties) from ARRD to CL, the Planning Commission felt strongly that the existing SUPs further up Cattle Creek Road served as a regulated buffer zone against the ARRD properties located further up CR 1 13. Moreover, commercial growth at the mouth of Cattle Creek should not extend up CR 113 past what is visible from the Highway 82 corridor. The request for this SUP is not only consistent with the Planning Commission's perspective, but is also significantly less intensive and consistent with the approved uses in the surrounding area. III. Scott Fenske Special Use Permit BOCC - l/17/05 IIL Page 4 REVIEW CRITERIA FOR SPECIAL USE PERMITS (SECTION 5:03) Pursuant to Section 5.03, as listed under the Zone District Regulations, special uses shall conform to all requirements listed thereunder and elsewhere in the Zoning Resolution, as well as the following standards: I. 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 coniunction with the proposed use. Staff Response Domestic water is presently provided to the property by way of a shared well (physically located on the adjacent Pine's Ston" p.op".ty) where the Applicant has a legal right to a ll3'd share. This well ,"ru"i the existing single-family dwelling. The Applicant does not propose providing water service as a component of the Storage Use. Staff agrees that there is no need for water to be provided to a use such as storage. tn the event, the Applicant proposes to serve the storage structure with water from the same well in a commercial capacity, it may be necessary to amend the nature of the well permit as well as the well sharing agreement with the other two parties. The same is true for wastewater. While the single-family dwelling has an Individual Sewage Disposal System (ISDS)' it is not anticipated that the storage structure be provided the same service. Staff finds that the act of storage does not require any water and sanitation service. This standard is met' 2. Street improvements adequate to accommodate traffic volume generatedby the proposed use and to provide safe, convenient access to the use shall either be in place or shall be constructed in coniunction with the proposed use. Staff Response As mentioned above, the property is located on CR I 13 known as Cattle Creek Road approximately % mlle up from the intersection with Highway 82. It appears the traffic volume to be generated from the property with this storage component will result in 10 additional trips in addition to the 9.5J average daily trips already generated from the from the single-family residence. These additional trips consist of 2 trips from deliveries per week and 8 trips from work crew vehicles for a total of 18 - 20 trips per day to and from the property onto CR 113. The Applicant proposes that work crews (employees) for his business would visit the site in the morning to load trucks with tools, equipment, and parts then head out to their respective jobs for the day retuning in the evening to unload, etc. Further, no large semi trucks will be allowed to visit the property' The access to the property is a paved driveway from the county road leading to a paved drive to the single-family dwelling and to the proposed storage structure just west of the dwelling. Staff referred the application to the County Road and Bridge Department which provided comment stating that the existing driveway cuffently meets all Road and Bridge standards; therefore Road and Bridge does not have any concerns, recommendations, or objections regarding his request for a Special