HomeMy WebLinkAbout2.0 BOCC Staff Report 05.04.1999BOCC 5141199
PROJECT INFOR MAT lON AND STAFF C OM l\I ENT S
REOUEST:
APPLICANT:
LOCATION:
SITE DATA:
ACCESS:
WATER:
SEWER:
EXISTING ZONING:
A request for revi ew of a Special Use Permit to
a ll ow for an acc esso ry dw ell in g unit.
Ja me s & Va le rie B yrnes
NW L/4, SE I /4, Sec . 18, T w p. 7, R .87 , W . 6th
P .M. o r 72 05 County Roa d I 00 , northeast of
Ca rbo nd ale
17 .5 +/-acres
C R 100
Ex isting well with augmen tat io n plan
!SOS
.\/R/RD
I. RELATIONSHIP TO THE COMPREHENSJV E PLAN
According to the 19 95 Garfield Co un ty Co mpr eh e ns ive Plan, thi s s ite li es in the Medium
Density Residential di str ict whi ch call s fo r "6 to less than I 0 acr es per dwelling unit".
With one single family and one acce sso ry unit o n 17 .5+/-ac res , th e averag e density is 8 .75
ac/du and thus me ets the suggeste d dens it y.
Section 111-2.0 H o usin g : "To ens ur e a ll types of hous in g that en sur es c urrent and future
residents equitable ho usin g opp o rtuni ti es whi ch ar c des ig ned to prov ide safe , efficient
residential structures th at are co mp atible wit h and that protect th e na tu ra l environment."
This proposal meet s th e stated o bj ec ti ve .
Section III-6.0 Agriculture: "T o ensure that existing ag ri cultu ra l uses are allowed to
continue in operation and cornp at ib i li t ~· issues ar e a ddre ssed durin g proj ect review." This
propo sa l meet s the st ated objec tive .
II. DESCRIPTION OF THE PROPO SAL
A. Site & P roject Descripti o n: Thi s sit e is bas ically flat . A sin g le fam il y house and a
barn currently occup y th e sit e. T he existin g hou se is landscap ed w ith mature trees .
The access road is about 8' wi de with 2' s ho ulders and pull -o ffs on each si de. The
Byrnes would like to fini s h th e existi ng space ab o ve the ba rn wh ich was originally
designed as a ca retaker un it . The int ent is to pro vid e ho usi ng for o ne or two
people who wo uld as s ist with ra nch chore s Th e prop ert y has an ex isting
augmentation plan for th e we ll w hi c h all o '' s fo r a car eta ke r un it a nd a single family
home .
B. Site Layout: The site is laid out with a 2-sto ry frame ho use lo cated centrally on
the prope1ty . The drivew ay is a ppro xim ately 50 01 in leng th a nd extends from the
northwest e nd of the sit e to th e ho use an d ba rn . Th e barn , ''here the accessory
unit would be placed , s it s no rth eas t of th e ho use . (S e e m a 1~
III. MAJOR ISSUES AND CONCERNS
A. Zoning : An accessory d we llin g unit is co nside red a speci al us e in the NRIRD
zone distri ct pursuant to Secti o n 3.02 .03 Zo ni ng Re soluti o n of 1978, as amended.
An accesso1y dwe llin g unit mus t meet th e sta nd a rds fort h in Sec tio n 5.03 .021 of
the Zoning Re so lu tion . Thi s ap plicatio n mee ts th e minimu 111 lo t requirement , the
gross floo r area , is all owc cl by c ovenant , has an ad equat e wa te r source, will need
to comply with the Co unt y !S OS regulati o ns, can on ly be lea sed, and must meet
County Building code requirements .
B. Conditional and Special Use s . S pec ia l Uses a re subje ct to th e standards set forth
in Section 5 .03 of the Zo nin g Res olu ti on . Util iti es adequ ate to provide water and
sanitation service, street impr ovemen ts, a nd desi g n of th e pro posed use to
minimize impact throu g h vari ous mean s a re specifi e d in thi s se ctio n. Provisions
have been mad e to compl y with th ese reg ula tio ns .
C. Legal Access : Access w il l be pro vided via a dri ve way ex te ndin g from
County Road 100 to th e ho use a nd barn. \\'here the dri \'cway ties into County
Road I 00 and whether a n access ease ment exists with ad ja ce nt land owners is
unknown (se e pa g e j__&-5 _). .
D . Water : The app li cant has de mo nstrated proo f of a n adequ ate water so urce
pursuant t o approved we ll per 111 it # 182 96-1 (s ee page (a ). Water rights
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for this we ll ar e pro vid ed via a co nt rac t with the Basa lt Wat e r Conservancy
District (see page f) ). Th e appli ca nt shou ld be awa re that due to current
federal policy, the Basa lt Wat er Conservan cy can not mak e any guarantees that
water can or wi ll be ma de av ailabl e to th e a pplicant if a call is made on the well
water right and th e rig hr cann ot be g ua rant eed if a call is mad e on Co lorado River
augmentation water fr o m any o ther se ni o r ri g ht. Th is situa ti o n potentially could
lead to a total lac k of wa ter.
E . Sewer: The Colorad o De partm ent of Publ ic Health !SO S standards apply. ISDS
permit# 1649 , iss ued in 19 8 8 . was issued lo r two sys tem : o ne for a three (3)
bedroom house and o ne fo r a three ( 3) bed ro om a partm ent abov e the barn . The
building in spector will de termin e if the existi ng permit is suffi cient at building
permit stage.
F. State and Local Health S tand ar ds: No o th er Sta te and I .uc al health standards are
applicable to th e appli cat io n.
IV. SUGGESTED FINDINGS
I. That prop er pub li c no ti ce was prov id ed as re qui red fo rt he mee ting before the
Board of Count y Co mm issio ners.
2. That the hearing before the Board o f Co un ty Co mmi ss io ne rs was extensive and
complete , that a ll pertin e nt fact s, matters and is su es wer e sub mitted and that a ll
interested parti es we re heard at that me e tin g .
3. That for the ab ove sta ted and o t her rea so ns. the prop osed s pec ial use permit is in
the best interest of th e health , safety , mora ls, con veni ence , o rd er, prosperity and
welfare of the citi ze ns o f'Ga rli eld Co unt y
4 . That the applic ati o n is in co nfo rm a nce wi th the Ga rfi eld Co unt y Zoning Resolution
of 1978, as amend ed all.cl th 0 199§ Gitt4-i~o1111t y C o rn p r~h ens iv..e....E.lan,..
V. RECOMMENDATION
Staff recommend s APPROVAL, with the fo ll owing con dit ions o r approval:
l. That all representation s of th e a ppli cant , eith er w ithin th e application or stated at
the hearin g before th e Bo ar d o f Co unt y Co mm iss io ne rs, shall be considered
cond iti on s of app rova l.
2. That the accesso ry dwe llin g unit be bui lt acc o rdin g to th e su bmitted Ku1tz &
Associates plan dated 4 /26 /9 6 (s ee pa ge _{D._J and th at sub stantia l changes to the
..,
J
plan, such as but not limit ed to a change o l' loc at io n o r total sq uare footage, will
require another review whi ch may o r ma y not be appro ved by the Board of County
Commissioners .
3. That the Garfield Co un ty Zon in g Reso lu ti o n of 1978 , as a mend ed , be co mplied
with .
4 . That all State and Local hea lth standard s be complied with and , if ISDS permit
#1649 is det ermined by the buildin g insp ecto r to be inad eq uate , the applicant
acquire a permit for an ISDS prior to issuan ce of t1 ... h.1.1ildin ~eftnitor special use
permi t.
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EXEIBIT A
A p·art of Lot 7 in Section 18, Township 7 South, Range 87 West of the
6th P.M., described as follows:
Beginning at a point whence the Southwest Corner of said Section 18'
bears South 18°49'19" West 2533.04 feet;
thence North 89°39'26" East 880.52 feet;
thence South 621.29 feet to a point on the North line of a tract
conveyed to Augur by deed recorded in Book 487 at Page 662;
thence West along said North line 347.516 feet to the Northwest corner
of said Augur tract;
thence South along the West line of said Augur tract 430.5 feet;
thence West along the boundary of a tract described in Book 495 at Page
952, a distance of 509.49 feet to a point which bears South 1°17'18''
East from the POINT OF BEGINNING;
thence North 1°17'l.8" West 1050.87 feet, more or less, to the POINT OF
BEGINNING.