HomeMy WebLinkAbout2.0 Staff Report BOCC 5.11.98PROJECT INT'ORMATION AND STAFF' COMMENTS
BOCC 5ltu98
SpecialUse Permit for an Accessory Dwelling
Unit.
Lisa Kruidenier
A parcel of land located in a portion of
Section 19, T7S, R87W of the 66 P.M.;
located approximately four (4) miles northeast
of Carbondale offof County Road 100.
35 Acres
Domestic Well
Individual Sewage Disposal System (ISDS)
County Road 100
A/R/RD
A/R/RD
REOI]EST:
APPLICANT:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZOMNG:
ADJACENT ZOI\ING:
L RELATIONSHIP TO THE COMPREHENSIVE PLAI{
The site for the proposed accessory dwelling is located in the Medium Density Residential
District (6 to less than 10 acldu), as designated by the 1995 Garfield County Comprehensive
Plan, Proposed Land Use Districts Map, Study Area 1.
DESCRIPTION OF THE PROPOSAL
A. Site Description: The site is located approximately four (4) miles northwest of
Carbondale, on the west side of CR 100. The properties located in therarea are
generally large lots residential or agricultural operations. (See map pg. 0 )
B. Development Proposal: The applicants propose to build a new 5,000 sq. ft. house on
the property and tum the existing 1200 sq. ft. apartment above the bam into an
u".r.rory dwelling. The ADU is proposed to conform to Section 5.03'021, of the
Garfield County ZonngResolution, which governs these units.
- 1/--
IIr.MAJOR ISSTIES AI\D CONCERNS
Zontng. The subject parcel is zoned A/R/RD and was created as a 35 acre tract not
subject to the subdivision regulations. Section 5.03.021 of the ZonngResolution
requires that the parcel meet certain criteria:
The minimum lot size shall befour (4) acres containing a building site with slope
than 40% at least two (2) acres in size.
lot is over the four (4) acre minimum and is relatively flat.
2J The grossJloor areafor residential occupanq) shall not exceed 1500 squarefeet.
According to the application, the proposed ADU, the floor area devoted to residential
occupancy will be approximately 1200 square feet.
jJ Approval from the subdivision homeowner's association and/or allowed by
c ov e nant, if appl i c ab I e.
There is no homeowners association for the area.
4J Proof of a legally adequate source of water for an additional dwelling unit.
The application contains a wel!;rermit for a domestic well for three (3) single family
dwellings . See permit, pg. -L.
5J Compliance with the County individual sewage disposal system regulations or
proof of a tegal abitity to connect to an approved central sewage treatment facility.
The applicants built the leach field of the existing ISD system to be three timesJhe
recommended size at the time of initial installation. (See enclosed permit pgfZlt
). The septic tank installed will timit the new house to a maximum of t'wo bedrooms,
since a 1000 gallon tank is adequate for a maximum of three bedrooms.
6J Onty leasehold interest in the doelling unit is allowed.
The applicant is proposing to use the accessory dwelling as guest room./apartment
and there is no separation of the property proposed.
7J That all construction complies with the appropriate County building code
requirements.
If approved, the applicant would be required to apply for and receive the appropriate
building and ISDS permits.
Section 5.03 of the ZonngResolution sets forththe requirements that all special uses
must meet, to wit:
l] Utilities adequate to provide water and sanitation service based on accepted
engineering standards and approved by the Environmental Health Officer shall
either be in place or shall be constructed in conjunction with the proposed use;
A.
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lesIeSS
The
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The exiting well permit will legally supply three dwellings, but no documentation
was provided regarding the actual pumping capacity of the well. A copy of a pump
test meeting criteria noted in the conditions of approval needs to be submitted to the
Planning Department, prior to issuance of the permit. Staff notes that the ISD
system is sized adequately to accommodate the new 5,000 sq. ft., two bedroom
house. It should also be noted that the proposed house has a "darkroom" in it, with
a sink. An ISD system is only designed to handle biodegradable domestic waste and
chemicals from a photography processing are not biodegradable and will damage an
ISD system.
2] Street improvements adequate to accommodate trffic 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,'
Access to the lot is via County Road 100 and a private drive. The existing road
system is adequate to meet the needs of the proposed dwellings.
3l Design of the proposed use is organized to minimize impact on andfrom 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 o manner as to protect established neighborhood
character;
This provision is generally concerned with the aesthetics of development and the
application proposes to remodel an existing building. Given the established character
of the neighborhood, it is staffs opinion that the proposed land use would not alter
or degrade the neighborhood's aesthetic character.
SUGGESTED FII\DINGS
1. That proper publication and public notice was provided as required by law 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 discussed within the
Special Use Permit application and the public hearing'
3. That the application is not in compliance with the Garfield County Zontng
Resolution of 1978, as amended.
4. For the above stated and other reasons, the proposed land use is not in the best
interest of the health, safety, morals, convenience, order, prosperity and welfare of
the citizens of Garfield County.
'3-
V.RECOMMENDATION
Staffrecommends approval of this application, with the following conditions of approval:
That all proposals of the applicant, made in the application and at the public hearing,
shall be considered conditions of approval, unless specified otherwise by the Board
of County Commissioners.
That the accessory dwelling unit shall adhere to all provisions of Section 5.03.021
ofthe Garfield County ZonngResolution of 1978, as amended. Specifically, a well
pump test shall be performed demonstrating the following:
That a four (4) hour pump test be performed on the well to be used;
A well completion report demonstrating the depth of the well, the
characteristics of the aquifer and the static water level;
The results of the four (a) hour pump test indicating the pumping rate
in gallons per minute and information showing drawdown and
recharge;
A written opinion of the person conducting the well test that this well
should be adequate to supply water to the number of proposed
dwellings;
An assumption of an average or no less than 3.5 people per dwelling
unit, using 100 gallons of water per person, per day;
The water qualrty be tested by an approved testing laboratory and
meet State guidetines conceming bacteria, nitrates , dissolved solids
and fotrnd to be fit for human consumption..
That the accessory dwelling turit shall adhere to the following standards:
'No open hearth solid-fuel fueplaces will be allowed on this lot. One (1) new solid-
fuel buming stove as defined by C.R.S. 25-7-401, et. seq., and the regulations
promulgatedthereunder, will be allowed in any dwelling unit. All dwelling units will
be allowed an unrestricted number of natural gas burning stoves and appliances."
"All exterior lighting shall be the minimum amoturt necessary and all exterior
lighting shall be directed inward, towards the interior of the lot. Provisions may be
made to allow for safety lighting that goes beyond the property boundaries."
"The minimum defensible space distance for structures shall be 30 feet on level
terrain, plus appropriate modification to recognize the increased rate of fire spread
at sloped sites. The methodology described in "Determining Safety Zone
Dimensions, Wildfue Safety Guidelines for Rural Homeowners," (Colorado State
Forest Service) shall be used to determine defensible space requirements for the
1.
1)
2)
3)
4)
s)
6)
3.
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requfued defensible space within building envelopes in areas exceeding five (5)
percent grade."
4. By this approval, the County is not approving the use of the existing ISD system for
more than three bedrooms total capacity. Any bedrooms in excess of three (3), will
require a new or modified ISDS permit.
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.r_..-,,f8:,k",?liYJiJ:il,:5"TlHX":,?ii.Y.i"Q;,RECEIVED
Pl gM tT APPL |CATtON FORM.
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Application mu$
H,i,:}ff.i#TRECM/EDprint in ELACK Frra.
ir.rr<.r.roord,striG OEC 2 1 Bgg - "
or €rasures unlessinitialed. {E {In[-gurr
(ll APPLICANT. mailing address
(2) LOCATION OF PROPOSED WELL
-6,rr^*rrro usE GBouND *ATERv{TPERMIT TO CONSTHUCT A WELL,/fA PERMIT TO INSTALL A PUMP
} SEPLACEMENT FOR NO.
) OTHER
WATER COURT CASE NO.
NAME
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stry La.rtc..,o4" /<- /._f-i? .q/.{23
TELEPHoNE No. (iof t ,d 3 ' 33o o This well shall be used in such a way as to causeno material iniury to existing watei rights. The
rssuance ot-the permit does not assure the applicantthat no iniury will occur to another vested' waterright or preclude another owner of a vested waterright from seeking relief in a civil court action.
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DIVISION COPY
APPLICATION APPROVED
PERMIT NUMBER
OATE ISSUED
EYora^'rr'.,a, ^ATE JAN 0 3 l99l
FOR OFFICE USE ONLY: DO
Receipt No.
Basin
NOT WRITE IN THIS COLUIIN
cnunrv l)a.F.'. /r,/
Y E % ot te S tr' %. section
(3I WATER USE AND WELL DATA
Proposed maximum pumping rare (gpml /{ &/n
Average annual amount of ground water / /fFto bC appropriated {acre.feetl:
Numberof acresrobe irrigjted, L?SS Tl< q /
Proposed toul deprh llee:|l ?-fO
Aquifer ground \rater is to be obtained from:
' lr**ac 4
Orvner's tvell designation
GROUND WATER TO BE USED FOR:
t f _EPyqEIO-LD UsE ONLy.no irrisation (0t
( !/rDOMESTIC (1, ( I TNDUSTRIAL (Sl( I LIVESTOCK (21 ( I tRRtcArrOn toi( I coMMERcTAL (4t ( I MUNtctpAL (rii'
( I OTHER (9I
DETAIL THE USE ON BACK IN (1I}
(4I DRILLER
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EXPIRATION DATE
Telephone No.Lic. No.
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Dist.
GENERAL CONTRACTORS
April 6, 1998
Garfield County Building & Sanitation Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Re: Joe Scofield Lisa Kruidenier Residence
5333 County Road 100
Carbondale, CO 81623
To whom it may concern,
Please find attached a completed sewage disposal permit application.
The application is for the residence that is currently being applied for permit. The
house is to have a new septic tank and pumping camber that will feed to the existing
septic absorption trench. This existing absorption trench was permitted for the previous
approved system under permit #2868, attached. The existing permitted absorption field
was required to have 12 units of infiltrator system installed. 36 units were actually
installed in anticipation of the demand from the future house (this permit application).
Please call me should there be any questions regarding this application at 963-8639.
Thank you,
Hans Raaflaub
Vice President
dD
.-174 F lying
Moin Off ice .
Fish Rood. Corbondole, CO 81623
(970) 963 -8639 . FAX (970) 9 63_5909
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GARFIEI."O COUNTY qJILDIIIG ATID SANTrlTloN DEPAFTENT
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INDIVIDUAL SEWAGE D|SPOSAL PEBTIT
PROf,EITY
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I Pr.rrrt AddrGr 5355 CR 100' Carbondale
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Orncr'r Ntno, lrt
Sylicm Location
Logd Oetcription of
SYSTEX OESION
a
7 Sa Scptic T.nk Crpacrty (gallon) Othcr
Rcqukcd AboorPtion Aru - Sec Atteched
Sp.cial S.lb.ck Requiramcnts
o,,;e 1= S -4 L lnrpoctor
FlllAL sYsTEdtls.pecrpil AND APPBO]AL (as installed).- ;
call lor lnspection (24 hours noticel Before covering lnstallation
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:IG":rL*"a* 'te oN '7sl'ilo $ro DtFFttSSt( 't2 Y^)trs
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. bull.llne or ur Ponrill.
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Syst.rn lnclallrr
S€ptlc Tank Crp.city /au o C L)f E L b .^.',:1
Sopflc Tank Manulsclurrr or Trad. Nrm'
Sopllc Trnk Acc!3s within 6'' ol surfaco
Abroiptlon Arll
AbGorptlon AreaTypc rndor Menufactu€r o' -r"ot *' "J(c I fr F t t t h I I Cltl !
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Adequat. compllenc. with County rnd Std! rogul'tionJr'q virgfienls /
oa" l, I --1- -c-/ C rnlpcdor ,4 [<*^'^r
NETEIM WITH FECEIPT RECORDS AT CONSTBUCI
TCONDI?lO1l8:
l, Allinatallrtionmugicomplywithatl rlquirtmlntsoftheColo?adostdeBosrdolllc'
25, Ittt tc 10 C.R.S 1973, Reviscd 1944'
2.Thisg,mitirvelidonlylo]connoction.toltlucluloswhichhavetUlly^compliodwith
noction to of ure with rny dwclltngor rtruJuror notapProvod by tha 3uilding .nd Zc
raquir.m€nr "iiiJ'p.r#lt linJ "iri" tor ootn lcaal attion and tovocatlon ol ih6 I
3,Anypo'sonwhoconstfucts.all.r!.oringtailsrnindividu.lsewrg€dlsPosslsystcmin
vari.lion lrom th6 tgrm3 or spociticstions cintaineO in tho applicatidn ol pcrmit co
months in iail o? both)'
Wtrite - APPLICANT Yellow - DEPABTM€NT
IO'd 9ALL-9n6-OL6.-laaaLnL{3JV PL Laas
I h txtl mtdgcorrrion
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(Tffi:I I Number ol Bedroornc (or olhcr) I
Lcn<.x Be! / 2o/t,$en,ttr* gE*4eF
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May 7,1998
To Whom It May Concern,
I Lisa Kruidenier hereby appoint Ron Robertson as my agent for the Special
Use Hearing dated May 11, 1998.
Lisa Kruidenier
THE FOREGOING INSTRIMENT WAS ACKNOWLEDGED
LISA KRUIDENIER.
MY COMMISSIoN EXPIRES: 8123/98
E ME ON MAh7,
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