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HomeMy WebLinkAbout2.0 BOCC Staff Report 05.14.2001• Board of County Commissioners 5/14/01 • PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Special Use Permit for a Resort APPLICANT: Greg and Diane Park LOCATION: 1213 CR 112, Carbondale, CO SITE DATA: 6.81 acres WATER: Well permit number 232502 SEWER: ISDS EXISTING ZONING: A/R/RD ADJACENT ZONING: A/R/RD L RELATIONSHIP TO THE COMPREHENSIVE PLAN This proposal is located in Study Area I of the Comprehensive Plan. IL INTRODUCTION / DESCRIPTION OF THE PROPOSAL The Parks are requesting permission to develop a six -bed Resort by using the existing cabin and future house and garage on their property. In the narrative the applicants states that they have recently purchased this parcel of property on which a small cabin exists. The applicant wishes to keep this cabin while a newer house and detached garage are being built. After the new home and garage are built they would like to turn part of the house, the cabin and the upstairs of the detached garage into the Resort. III. GARFIELD COUNTY ZONING RESOLUTION Approval or denial of this application depends on how well the applicant's proposal conforms to the criteria outlined in the Garfield County Zoning Resolution, Chapter 5.03 Conditional and Special Uses. As listed under the Zone District Regulations, conditional and special uses shall conform to all regulations hereunder and elsewhere in this Resolution plus the following requirements: (1) Utilities adequate to provide water and sanitation services based on acceptable 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. This request, if approved, would be serviced by well water (well permit number 232502 — copy attached), a septic system and existing electrical service. Well permit number 232502 can be used for the following purposes; drinking and sanitary facilities as described in CRS 37-92-602 (1)(c), for a commercial Bed and Breakfast. Water from this well shall not be used for lawn or landscape irrigation or for any other purpose outside the business building structure. There is an existing ISDS that serves the cabin, when the house and garage are built the applicant apparently wants to hook these building to that system. In the analysis done, by the applicant, they are stating estimated flows to be approximately 1,800 to 2,400 gallons per week. (2) Street improvements adequate to accommodate traffic volumes 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. • • • (3) This proposal is small in scale probably attracting only weekend guests and at full buildout increasing the traffic by less than thirty trips per day; therefore CR 112 should be adequate to handle the additional traffic volumes created by this proposal. 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 the established neighborhood character. If permitted this resort will consist of a residential unit, detached garage and cabin that has existed for some time on this property. Staff feels that the impacts to the surrounding area should be minimal. IV. REFERRAL AGENCY COMMENTS Division of Water Resources, The Town of Carbondale and Garfield County Road & Bridge were given an opportunity to comment on this proposal. Only the Division of Water Resource chose to respond and their response was re -issuing the well permit to allow for a Bed and Breakfast facility. When staff originally reviewed this application, staff incorrectly determined the use to be a Bed and Breakfast. When the applicant went to the Division of Water Resource to have the well permit re -issued they did so thinking their proposal was a Bed and Breakfast. V. STAFF COMMENTS This Resort is so small and cozy it would better be classified as a Bed and Breakfast and it will allow patrons the same respite from the din of daily life and even the pressures of hotels and motels. This Resort is far from the mainstream giving customers a chance to unwind. Staff has certain health related concerns about the applicant using the upstairs of the garage as part of the Bed and Breakfast but those concerns can be over come by adherence to adopted Fire and Building Codes. In general, fire and building codes state there must be one -egress point and egress windows. Staff recommends that the egress (stairs) be located to the outside of the building. Also, there must be a one-hour separation wall (s) between the living area and the vehicle storage area. 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 the that meeting. 3. That for the above -stated reasons, the proposed special use permit would be in the best interest of the health, safety, morals, convenience, convenience, order, prosperity and welfare of the citizens of Garfield County. VII. RECOMMENDATIONS Staff recommends Approval of this Special Use Permit with the following conditions: a. That all representations of the applicant written, implied or stated at the hearing before the Board of County Commissioners shall be considered conditions of approval. b. That the applicant shall meet all requirements of the Garfield County Zoning Resolution of 1978, as amended and the Uniform Building and Fire Codes. c. The applicant should work with the Fire Protection District to develop a fire -safe envelope around the buildings. d. This Special Use Permit is valid for one-year and then the Planning Department can inspect for compliance to Zoning Regulations, Building and Fire Codes. j • • • e. The ISDS or systems will be designed by a registered professional engineer and installed according to the engineer's recommendation. f. This Resort is for guest staying only for short periods of time, three weeks or less. g. This Resort will be limited to six guests at any one time. h. Prior to signing the resolution the applicant will provide staff with the following information: that there are no restrictive covenants on this property disallowing this type of use. The applicant will provide proof that they and their guest have legal access off the driveway shown in the plat map. That a new plat map will show well placement i There will be no expansion of this Resort without a full Special Use review. • • ItEtsivED MAY May 17, 2002 O 2002 oc110 4% un --a FIRE • EMS • RESCUE Mark Bean Garfield Building & Planning Department 109 Eighth Street, Suite 303 Glenwood Springs, CO 81601 RE: Bed & Breakfast 1213 County Road 112 Carbondale Dear Mark: I have met with Greg and Diane Park on various occasions during the construction of their bed & breakfast on County Road 112. We have covered various aspects of fire safety including fire apparatus access, wildfire hazards and location of fire extinguishers. They have been very receptive to suggestions and I am satisfied with the fire safety planning for their facility. Please contact me if you have any questions. Sincerely, Bill Gavette Deputy Chief cc: Diane Park Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970/963-2491 Fax 963-0569