HomeMy WebLinkAbout2.0 BOCC Staff Report 04.01.2002fr
REQUEST:
APPLICANT:
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BOCC 04/01/02
KKS
PROJECT INFORMATION AND STAFF COMMENTS
A request for review of a Special Use Permit to allow
for a guest house in the AIR/RD zone district.
Jane Baker Veit
LOCATION: County Road 107, approximately two (2) miles north
of Carbondale
SITE DATA: 35 acres
ACCESS: County Road 107
WATER: Well
SEWER: ISDS
EXISTING ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
According to the Garfield County Comprehensive Plan of 2000, this site lies in a Low
Density Residential Area which calls for at least ten (10) acres per dwelling unit. As the
property is 35 acres in size, this application is in conformance with the Comprehensive Plan.
II. DESCRIPTION OF THE PROPOSAL
A. Site & Project Description: The applicant is proposing to build a guest house on the
property no more than 1,000 square feet in size, as required by Section 5.03.0235 of
the Zoning Regulations. The property currently has one existing primary residence.
The proposed guest house will be located approximately 100' to the east of the
existing residence.
III. MAJOR ISSUES AND CONCERNS
A. Conditional and Special Uses: Special Uses are subject to the standards set forth in
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Section 5.03 of the Zoning Resolution. This section states that utilities adequate to
provide water and sanitation service, street improvements, and design of the
proposed use to minimize impact through various means shall be provided. Impacts
are generally expected to be minimal due to the large lot size.
B. Zoning: A guest house is a special use in the A/R/RD zone district pursuant to
Section 3.02.03 of the Zoning Resolution of 1978, as amended. It must meet the
standards set forth in Section 5.03.025, as follows:
(1) The gross floor area or the area used for residential occupancy shall not exceed
one thousand (1,000) square feet; .
(2) The minimum lot size shall by fifty percent (50%) larger than the minimum required
for a residential use in the same zone district; and.
(3) The length of stay of a guest shall be limited to thirty (30) days, unless said guests
are the grandparents, parents, siblings or children of the occupants of the primary
structure.
The applicant has indicated that the proposed guest house will be within the
maximum square footage limitation of 1,000 square feet. The minimum lot size
required in the ARRD zone district is two (2) acres. As the applicant's property is 35
acres, the applicant meets the minimum lot size standards for a guest house. The
applicant should be aware that guests have a limited 30 -day stay, unless the guests
are family members as listed in Section 5.03.025 (3).
C. Access: The proposed access is an existing driveway off of County Road 107,
which also serves the primary residence. The proposed access appears to be both
legally and physically adequate.
D. Water: The applicant has provided a copy of well permit, #156612 to
accommodate the water needs of the guest house. The well permit allows for
domestic water use within a maximum of three (3) single family dwelling units,
fire protection, the irrigation of one (1) acre of home gardens and lawns, and the
watering of domestic animals The applicant appears to have the necessary legal
water rights.
The application does not contain any information pertaining to the adequacy of the
physical supply of water. The following information must be provided prior to
issuance of a special use permit:
1) That a four (4) hour pump test be performed on the well to be used;
2) A well completion report demonstrating the depth of the well, the
characteristics of the aquifer and the static water level;
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3) The results of the four (4) hour pump test indicating the pumping rate in
gallons per minute and information showing drawdown and recharge;
4) A written opinion of the person conducting the well test that this well
should be adequate to supply water to the existing home and a guest
houset;
5) An assumption of an average or no less than 3.5 people per dwelling
unit, using 100 gallons of water per person, per day;
6) The water quality be tested by an approved testing laboratory and meet
State guidelines concerning bacteria, nitrates and suspended solids.
E. Sewer: The applicant has indicated that the proposed guest house will tie into an
existing permitted ISDS. The applicant has not provided any information regarding
the capacity of the existing ISDS system. The applicant should note that Colorado
Department of Public Health ISDS standards apply. The applicant will have to
obtain a written engineers opinion as to whether the existing ISDS is sized
appropriately to handle the additional capacity of the proposed guest house. If
necessary, a new ISDS shall be constructed prior to occupancy of the guest house.
IV. 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 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 the Garfield County Zoning Resolution
of 1978, as amended.
V. RECOMMENDATION
Staff recommends APPROVAL, with the following conditions:
1. All representations of the applicant, either within the application or stated at the
hearing before the Board of County Commissioners, shall be considered conditions
of approval.
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2. The applicant shall meet all requirements of the Garfield County Zoning
Resolution of 1978, as amended, and shall meet all building code requirements.
3. That the following information must be provided prior to issuance of a special use
permit:
1) That a four (4) hour pump test be performed on the well to be used;
2) A well completion report demonstrating the depth of the well, the
characteristics of the aquifer and the static water level;
3) The results of the four (4) hour pump test indicating the pumping rate in
gallons per minute and information showing drawdown and recharge;
4) A written opinion of the person conducting the well test that this well
should be adequate to supply water to the existing home and a guest
house;
5) An assumption of an average or no less than 3.5 people per dwelling unit,
using 100 gallons of water per person, per day;
6) The water quality be tested by an approved testing laboratory and meet
State guidelines concerning bacteria, nitrates and suspended solids.
4. That all State and Local health standards be complied with; The applicant shall
provide a qualified engineer's opinion as to whether the ISDS is sized appropriately
for the existing house and the guest house prior to issuance of the special use permit.
If necessary, a new ISDS shall be constructed prior to occupancy of the guest house.
5. This approval shall be valid until 04/01/03. If the applicant fails to meet these
conditions by 04/01/03, and subsequently the special use permit is never issued, the
approval shall be automatically revoked, unless an extension is granted by the Board of
County Commissioners.
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