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Home My WebLink About2.0 BOCC Staff Report 03.10.2008BOCC 03/10/2008 CR McComas Properties, LLC Two Family Dwelling SUP Project Information and Staff Comments REQUEST Special Use Permit to allow a two family dwelling in the ARRD Zone District McComas Properties, LLC 6500 Highway 82, Glenwood Springs, CO Well/ISDS Agricultural Residential Rural Density 239501100023 APPLICANT / OWNER LOCATION WATER/SEWER EXISTING ZONING PARCELNO. City of Glenwood Springs, Colorado elk Subject Property Town of Carbondale, Colorado 1 BOCC 03/10/2008 CR I REQUEST The request is to allow the conversion of an existing single-family residence into a two- family dwelling on the subject property. Two-family dwelling units are contemplated in the Agricultural Residential Rural Density Zone District (ARRD) as a Special Use (§3.02.03). MMI pow warm- UPPitlii LEVEL wmn IFIANd Law.= N win OMMIT NOON GAMOW (Proposed floor plan) II REFERRALS City of Glenwood Springs: No Comments Received Glenwood Springs Rural Fire Protection District: No Comments Received Garfield County Road and Bridge Department: No Comments Received Colorado Department of Transportation: Exhibit G Garfield County Environmental Health Department: Exhibit F 2 BOCC 03/10/2008 CR III § 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 Water is provided to the subject property via an existing permitted well. The Applicant has applied to the Basalt Water Conservancy District for a water allotment contact in the amount of .4AF and 0.033cfs. Once approved the Applicant may then apply to the Colorado Division of Water Resources for a new well permit allowing for the proposed use. Should the Board move to approve the request, Staff recommends requiring the submittal of a new well permit allowing for the proposed use prior to the issuance of the Special Use and Building Permits. Wastewater is managed on-site by an Individual Septic Disposal System (ISDS). The permitted ISDS (Permit No. 2333) has a capacity of 1,250 gallons. An ISDS with a tank capacity of 1,250 gallons is adequate to serve a total of four (4) bedrooms. 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 subject property is accessed from State Highway 82. Staff referred the application to Colorado Department of Transportation. Dan Roussin, Region 3 Permit Manager determined that if the request is for change of use (single-family two-family dwelling), a new State Highway Access Permit is required. Staff recommends that the Board require the submittal of an approved State Highway Access Permit allowing for the proposed use prior to the issuance of the Special Use and Building Permits. 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 established neighborhood character consists of residential uses. The requested Special Use Permit will allow the property owner to convert the existing residential structure on the subject property into a two-family dwelling. The neighborhood character will not be compromised by the approval of the Applicant's request. 3 (Existina structure) BOCC 03/10/2008 CR (Proposed lower level unit entrance) (Proposed upper level unit entrance) IV GARFIELD COUNTY ENVIRONMENTAL HEALTH DEPARTMENT CONCERNS Staff referred the application to Jim Rada, Garfield County Environmental Health Department, Director. The following comments were provided: 1. Although the building plans Indicate what appears to be 4 bedrooms total and the letter from the applicants attorney confirms this, the Garfield County ISDS permit attached to the application materials indicates that the ISDS was sized for 3 bedrooms. There is not much information on the original ISDS application relative to flow calculation or dry well area calculation. You may want to confer with Andy to see if the system actually meets the requirements for a 4 -bedroom house. Keep in mind that the sewage flow for ISDS is typically based on 75 gallons per person per day and two people per bedroom. There is an additional 50% safety factor added to the flow for design purposes So a 4 -bedroom ISDS would be designed, under current regulations for a maximum daily flow of 900 gallons per day. This has been the regulatory requirement for many years, long before 1994. 2. As you are aware. many employee housing units are often used for more than two people per bedroom creating potential for generating more wastewater than the ISDS is designed to handle. Therefore, if it is permitted by the development code, I would strongly encourage that occupancy be limited to what the ISDS is designed to accommodate. 3. I'm not sure that this is allowed under our code but being that the use of this property is changing to a rental, I would suggest that a potability test be run on the water supply (at minimum a total coliform test) to assure that the water supply is safe from a bacterial standpoint and that the well be inspected to assure that it is in sound condition and adequately protected. If there is any reason to believe that the well may be affected by other contaminants of concern, then perhaps additional water quality tests may be warranted. BOCC 03/10/2008 CR Staff Finding As stated earlier in the memorandum, Staff has included a recommended condition of approval requiring that the Applicant provide an engineer's statement regarding the adequacy of the existing system to accommodate the proposed use. Staff did confer with the Andy Schwaller, Garfield County Chief Building Official regarding occupancy calculations regarding the existing 1,250 gallon ISDS. Currently, the bedroom/tank capacity ratio is intended to accommodate two people per bedroom. SEPTIC TANK SIZE BASED UPON NUMBER OF BEDROOMS Minimum Effective Liquid Number of Bedrooms Tank Capacity (gallons) 2 750 3 1000 4 1250 Each Additional 250 The Board routinely requires Applicants to provide a water quality analysis prior to the issuance of a Special/Conditional Use Permit that may open up a water source to someone other than the owner of a property. Staff has included a condition of approval requiring the submittal of a water quality analysis conducted by a qualified laboratory prior to the issuance of the Special Use Permit. V 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; 4.) That for the above stated and other reason, the proposed Special Use Permit is in the best interest of the health, safety and welfare of the citizens of Garfield County; -5 BOCC 03/10/2008 CR V STAFF RECOMMENDATION FOR ZONE DISTRICT AMENDMENT REQUEST Staff recommends approval of the proposed Special Use Permit allowing a two-family dwelling on a property owned by McComas Properties, LLC with the following conditions: 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) The Applicant shall meet all requirements of the Garfield County Zoning Resolution of 1978, as amended; 3) The Applicant shall demonstrate compliance with the International Residential Code 2003 (IRC 2003) at the time of Building Permit Application; 4) The two-family dwelling unit shall not be conveyed as a separate interest but may be leased; 5) Maximum occupancy for each unit is limited to two (2) residents per bedroom; 6) The Applicant shall provide an approved CDOT access permit allowing for the proposed use prior to the issuance of the Special Use and Building Permits; 7) The Applicant shall provide an approved well permit allowing for the proposed two-family dwelling prior to the issuance of the Special Use and Building Permits; 6