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HomeMy WebLinkAbout2.0 BOCC Staff Report 12.19.2005Exhibits for Public Hearing held on December 19, 2005 Exhibit Letter (A to Z) Exhibit A Mail Receipts B Proof of Publication C Garfield County Zoning Regulations of 1978, as amended D Garfield County Subdivision Regulations of 1984, as amended E Application F Staff Memorandum G H I • • BOCC 12/19/05 FJ PROJECT INFORMATION AND STAFF COMMENTS REQUEST Special Use Permit (SUP) for a Two -Family Dwelling in the ARRD zone district. APPLICANT Doris M. Hunt Family Trust LOCATION 0329 Coryell Road (CR 167), South of Glenwood Springs 7.2 acres Coryell Road (CR 167) Well ST1'E DATA ACCESS WATER SEWER EXISTING ZONING ISDS ARRD 1 • • I. REQUEST The Applicant requests approval from the Board for a Special Use Permit for a Two -Family Dwelling which is defined in Section 2.02.21 of the Zoning Resolution of 1978, as amended as the following: A building containing two dwelling units. [Commonly referred to as a Duplex.] II. PROJECT DESCRIPTION The Applicant proposes to convert an existing single-family dwelling into a Two -Family Dwelling. The existing residence is actually comprised of two (2) single -story modular units which have been attached to each other at the garage so that the units are configured in an "L" design. Building permits were obtained for the construction. This design lends itself to a two-family configuration separating each living unit by way of the garage. III. SI'T'E DESCRIPTION The property is generally located south of Glenwood Springs between the Roaring Fork River and the Iron Bridge Golf Course. It contains approximately 7.2 acres and is primarily being used as horse pasture and for the single-family residence. The property is relatively flat and sits well above the Roaring Fork River affording southerly views of Mt. Sorpis and the Roaring Fork Valley. All of the buildings on the property are clustered together and served by a gravel driveway from the end of CR 167. There are a number of outbuildings and a barn / shop that are accessory to the horse pasturing and an old single -wide modular that has been converted to storage and is not being used as a residential structure. IV. REFERRAL 20 2 9ffOJaA GARACE / BARN Staff referred the request to the following for comments. The comments can be found attached as exhibits as well as incorporated in the memorandum where appropriate. A. City of Glenwood Springs: No Comments Received B. Garfield County Road and Bridge Department: No comments received. 2 • • V. REVIEW STANDARDS & STAFF COMMENTS Special Uses are subject to the standards in Section 5.03 of the Zoning Resolution. In addition, the proposed use shall be consistent with Garfield County's definition of a Two -Family Dwelling listed in Section 2.02.21 of the Garfield County Zoning Resolution. Staff has provided the standards in bold italics below followed by a Staff Response. 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 conjunction with the proposed use; Staff Finding Regarding potable domestic water, the proposed Two -Family Dwelling is to be served by an existing well (permit #83545) located near the structure that is augmented by a substitute water supply plan with the Basalt Water Conservancy District. A four hour pump test was conducted by J&M Pump, Inc. on September 6, 2005 which sustained a 4 -hour yield of 14 gallons per minute and a 100% recovery within 4 minutes. The Applicant ahs also installed a meter at the well head in order to measure separate usage of the well water to each individual residential unit. The same well's water quality was also tested for E. coli and total coliforms which detected neither. The standard the County generally uses to determine if there is adequate water to serve a single- family dwelling is 100 gallons per person / per day for a household of 3.5 people resulting in need for approximately 350 gallons per day. In this case, since there two dwellings on the same well, 700 gallons are needed. The well pumped 14 gallons per minute for four hours resulting in a gross total of providing 20,160 gallons per day. As a result, the well is physically adequate to serve the Two -Family Dwelling. Regarding wastewater, the Applicant installed an engineered septic system designed by High Country Engineering, approved by the County in 1999, which accommodates 4 bedrooms in the design which are the total number of bedrooms in the Two -Family Dwelling. This system's approved engineering design was submitted with the application materials. The maximum number of bedrooms that can be accommodated by this system is a total of four (4). Therefore, based on the information presented above and in the application, Staff finds this standard has been met. 2) 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 Access to the property is provided by way of a gravel driveway extending form the end of CR 167. Trips generated from the two-family dwelling (approximately 18 per day) will double what is typically generated from a single-family dwelling (9.57). In this case, the property is at the end of CR 167 and the additional trips will have a minimal impact to the County Road system. Further, the main access back out to HW 82 is a signalized intersection so that access to the east and west 3 • • on the valley floor is provided by a controlled / safer access. Staff finds this standard is met. 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 points, lighting and signs in such a manner as to protect established neighborhood character; Staff Finding The design of the proposed use is organized on the property such that the new use (Two -Family Dwelling) already exists physically in its present location. The structure, as viewed from the outside is an existing single -story single-family dwelling that is comprised of two modular units which have the combined footprint of a typical single-family residence. Further, the structure is located among other structures clustered together towards the rear of the 7.2 acre lot. The use is a residential use which is also combined with the agricultural horse pasturing use which are uses allowed in the ARRD zone district. Staff finds that since the structure will not change from its existing physical / residential character resulting in that no further footprint expansion will occur and the fact that the use is set back on a 7.02 acre property between the Iron Bridge Golf Course, the Roaring Fork River, and a single-family residence located a long distance (600+ linear feet) to the north, there is no reason to require any additional screening. Staff finds this standard is met and that the proposed use is consistent with the character of the neighborhood. 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, 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 for a Two - Family Dwelling 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 Section Garfield County Zoning Resolution of 1978, as amended. VII. STAFF RECOMMENDATION Staff recommends the Board of County Commissioners APPROVE the request for a Special Use permit to allow a Two -Family Dwelling for a property located at 0329 Coryell Road, Garfield County with the following conditions: 1. That all representations made by the Applicant in the application, and at the public hearing before the Board of County Commissioners, shall be conditions of approval, unless specifically altered 4 • • by the Board of County Commissioners. 2. That no other rooms in either dwelling unit of the Two -Family Dwelling can be converted to bedrooms. The Two -Family Dwelling shall be allowed no more than a total of 4 bedrooms in total for both units combined so that the designed / engineered septic system can be sure to accommodate the usage. 3. The two dwelling units configured in the Two -Family Dwelling shall be the only residential units on the property. The single -wide modular structure shall not be used for residential occupancy. 4. Any physical changes to the Two -Family Dwelling may require a building permit from the Garfield County Building Department. 5. All lighting associated with the property shall be directed inward and downward towards the interior of the property. 6. In the event any representations made in the application for which this permit is granted, change and are no longer consistent with the representations in this application, the applicant shall be required to submit a new permit application to the county addressing the changes. --9. 5 uniiiniuniuuiiimuuuiuiiw1umuiiiuu • 626943 05/08/2003 04:44P 61467 P888 M ALSDORF 1 of 3 R 16.00 D 0.00 GARFIELD COUNTY CO QUIT CLAIM DEED THIS DEED made this 5th day of May, 2003 between DORIS M. HUNT of the County of Garfield, State of Colorado, Grantor, and THE DORIS M. HUNT FAMILY TRUST dated August 28, 2000 whose legal address is 0329 Coryell Ridge Rd., Glenwood Springs, CO 81601, Grantee. WITNESSETH, That the Grantor, for TEN DOLLARS ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged has remised, released, sold, conveyed and QUIT CLAIMED, and by these presents does remise, release, sell, convey and QUIT CLAIM unto the Grantees, its successors and assigns, forever, all the right, title, interest, claim, and demand which the Grantor has in and to the real property, together with the improvements, if any, situate, lying, and being in the County of Garfield, State of Colorado, described as follows: Lot A, Hunt Subdivision Exemption, County of Garfield, State of Colorado. As more fully described on "Exhibit A" which is attached hereto and incorporated by this reference. A parcel of land situate in Lot 30 of Section 1 and Lot 2 of Section 12. Township 7 South. Range 89 West of the 6th Principal Meridian, being more particularly described as follows, to -wit: Beginning at a point in a fence as constructed and in place whence the Northeast Corner of Lot 20 in said Section 1 bears N 23°39' 56" E 2,287.31 feet: thence S 02°20'00" W 78.20 feet along said fence: thence S 02°16'22" W 479.80 feet. More or less, along said fence to a point on the Southerly line of said Lot 2: thence N 86°25'04" W 86.16 feet, more or less, along the Southerly line of said lot 2 to a point in the center of the Glenwood Ditch: thence N 41°29'50" W 97.44 feet along the center of said ditch: thence N 50°56'22" W 276.94 feet along the center of said ditch: thence N 33°02'48" W 250.09 feet along the center of said ditch: thence N 13°49'12" W.116.58 feet along the center of said ditch: thence S88°07' 00" E 23.40 feet: thence N 13°49' 12" W 23.12 feet: thence N 05°09" W 170.03 feet, thence E 558.11 feet: thence S 02°20'00" W 209.34 feet to the point of beginning, containing 7.208 acres more or less. Together with an easement or right of way 20 feet in width for access purposes to County Road No. 154, and utility purposes, situate in Lots 21 and 30 of Section 1, Township 7 South, Range 89 West of the 6th Principal Meridian, being 10 feet on each side of the following described centerline, to - wit: J un6269qui3 iirnguiiinmiinIllIIIlP iiiiuiiim 2 of 3 R 16.00 D 0.00 GARFIELD COUNTY CO • Beginning at a point whence the northeast corner of Lot 20 in said Section 1 bears N55°29'22" E 1586.90 feet; thence S47°52'25" W 132.64 feet along said centerline; thence S17°41'47" W 200.15 feet along said centerline; thence S49°28'16" W 61.60 feet along said centerline; thence S53°02'36" W 46.73 feet along said centerline; thence S19°24'04" E 312.88 feet along said centerline; thence S02°09'04" W 216.75 feet along said centerline; thence S00°22'29" W 45.27 feet along said centerline; thence S14°48'59" W 51.34 feet along said centerline; thence S05°12'09" E 205.87 feet along said centerline; Thence S13°49'12" E 23.12 feet, more or less, to its intersection with the above described property. Also known as 329 Coryell Ridge Road, Glenwood Springs, CO 81601. Reserving, however, unto the seller an easement through, over and across the access easement conveyed above for the future use and benefit of seller, and sellers' heirs, successors and assigns. County of Garfield, State of Colorado TO HAVE AND TO HOLD the same, together with all and singular the appurtenances and privileges thereunto belonging or in anywise thereunto appertaining, all the estate, right, title, interest and claim whatsoever, of the Grantor, either in law or equity, to the only proper use, benefit and behoof of the Grantee, its successors and assigns. IN WITNESS WHEREOF, the Grantor has executed this deed on the date set forth above. STATE OF COLORADO COUNTY OF GARFIELD O' IS M. HUNT )' )SS. 7/1 The foregoing instrument was acknowledged before me in the County of Garfield, State of Colorado this 5th day of May, 2003 b DO . T. Witness my hand and official seal. My commission expires: JAMES A. LITTLEPAGE NOTARY PUBLIC STATE OF COLORADO My Commission Expires Public • • EXHIBIT "A" LEGAL DESCRIPTION A PARCEL OF LAND SITUATED IN THE NE1/4 OF SECTION 33, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN, TOWN OF CARBONDALE, COUNTY OF GARFIELD, STATE OF COLORADO, LYING SOUTHERLY OF THE SOUTHERLY RIGHT OF WAY OF DELORES WAY IN SAID TOWN OF CARBONDALE AND WESTERLY OF THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY NO. 133, SAID PARCEL OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT WHENCE THE INTERSECTION OF EIGHTH AND MAIN STREETS IN THE TOWN OF CARBONDALE, COLORADO BEARS S 35 DEGREES 48'00" E 3197.80 FEET; THENCE N 04 DEGREES 40'15" W 190.06 FEET TO A POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF SAID DELORES WAY; THENCE S 69 DEGREES 42'25" E 159.87 FEET ALONG SAID SOUTHERLY RIGHT OF WAY LINE TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF SAID HIGHWAY NO. 133; THENCE S 01 DEGREES 13'11" E 131.08 FEET ALONG SAID WESTERLY RIGHT OF WAY LINE; THENCE S 88 DEGREES 46'49" W 137.29 FEET TO THE POINT OF BEGINNING AKA LOT A HUNT SUBDIVISION EXEMPTION COUNTY OF GARFIELD STATE OF COLORADO 1 iuiii 11111 111111 1111 11111 uii 11111111 111 11111 1111 ini 626943 05/08/2003 04:44P 81467 P890 M ALSDORF 3 of 3 R 16.00 D 0.00 GARFIELD COUNTY CO