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HomeMy WebLinkAbout2.0 BOCC Staff Report 07.10.20066 1 //7 REQUEST APPLICANT LOCATION • PROJECT INFORMATION AND STAFF COMMENTS SHE DATA ACCESS WATER SEWER EXISTING ZONING BOCC 7/10/06 FJ Special Use Peimit (SUP) for a Two -Family Dwelling in the ARRD zone district. Eric and Shari Schoon Lot 25 of Cerise Ranch, east of Carbondale on SH 82 4.29 acres Bluestem Court Mi Valley Sanitation District ARRD Proposed Single -Family with additional dwelling unit above garage I. REQUEST / PROJECT DESCRIPTION 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.] /47- T/0 1 • • The Applicant proposes to construct a single-family dwelling with an attached garage on Lot 25 of the Cerise Ranch Subdivision. The Applicant would like to convert the upper story of the garage into a separate apartment. As a practical matter, the unit functions exactly like an Accessory Dwelling Unit to the main residence; however, since it is physically connected to the main dwelling, it is treated by the land use code as a duplex. The floor plan below illustrates the interior design of the unit with a bedroom and open floor plan for the living / kitchen area. The total square footage of the unit is approximately 675 square feet. The unit is physically separated from the main house with no pass through connection. Access is by way of a set of stairs on the exterior of the garage. The Applicant intends to rent the unit. The Cerise Ranch Design Review Board allows ADUs on lots in that subdivision that are at least 4 acres in size and the County allows a duplex on the lots having at least 4 acres as a special use in the ARRD zone district. H. 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. 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; Staff Finding Water and sanitation are to be provided by Mid -Valley Metro District which provides water and sewer service to the entire subdivision. The Application provides a statement indicating the District has issued the water and sewer tap for the main dwelling and will issue a second water and sewer tap for the proposed unit over the garage once the Board approves the unit. A fee schedule is also attached showing the fees the District charges for those taps. Staff finds this standard is 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; 2 • • Staff Finding The additional dwelling unit and site plan is designed to accommodate up to two vehicles for the new unit. Access to the unit is provided by Bluestem Court which is an internal subdivision road in Cerise Ranch Subdivision that has been dedicated to the public but owned and maintained by the Subdivision HOA. There will be no measurable impact the internal road system or to any County road with the construction of the additional unit. Staff finds this standard to be 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 use (Two -Family Dwelling), as viewed from the outside maintains the character of a two-story single-family dwelling with an attached garage which is a typical residential character in the area. Again, because the garage is physically attached to the main house, the dwelling unit proposed above the garage is technically defined as a duplex because Accessory Dwelling Units cannot be attached to the main dwelling. As a practical matter, the unit physically functions exactly like an Accessory Dwelling Unit meeting all of the ADU standards except that it happens to be attached to the main house. Additionally, as shown on the site plan, the main house & garage occupy a fraction of the platted building envelope and even less of the entire lot. Staff finds this standard is met and that the proposed use is consistent with the character of the neighborhood. III. 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. IV. 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 0238 Bluestem Court, Garfield County with the following conditions: 3 • 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 by the Board of County Commissioners. 2. All lighting associated with the property shall be directed inward and downward towards the interior of the property. 3. The dwelling unit proposed above the garage shall not be sold separately from the main single- family dwelling or separately from the property. 4. 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. 4