HomeMy WebLinkAbout2.0 BOCC Staff Report 04.05.1999BOCC 4/5/99
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: A special use permit to allow an accessory
dwelling unit in the A/R/RD zone.
APPLICANT: TRM Corporation
LOCATION: A tract of land located in portions of Section
28 T7S, R87W of the 6th P.M.; CR 102, north
east of El Jebel, on the County line.
SITE DATA: 5 Acres
WATER: Well
SEWER: ISDS
ACCESS: CR 102
EXISTING/ADJACENT ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The site is located in the Low Density Residential District (less than 10 ac/du) as
designated by the 1994 Garfield County Comprehensive Plan's Proposed Land Use Districts,
Area Map.
H. DESCRIPTION OF THE PROPOSAL
A. Site Description: The site is located north east of El Jebel on the County line. The site
slopes gently to the west and north. Currently there are no structures on the site. The
applicant intends to build a 1180 s.f. ADU over a Barn/general use building. The
applicant also intends to build a larger primary unit simultaneously.
(See location map pg./of/J ) (See floor plan pg. /9 a% )
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III. MAJOR ISSUES AND CONCERNS
A. Zoning: The proposal is a special use as indicated in Section 3.02.03, Uses, Special
of the Zoning Resolution of 1978, as amended.
Legal Access: Legal access will be provided by County Road 102, Missouri Heights
road. (See Pg. )
C. Water: The applicant has obtained a well permit granting 15 gpm for a single
family dwelling. This is adequate for the proposed use as indicated in the
application but will not serve any future residential units on the lot. The pump test
indicates 3.0 gpm production. A water sample has not been provided.
(See Pgs. ) The following conditions will apply to each individual well:
1) That a four (4) hour pump test be performed on the well to be used
prior to summer irrigation activity in the area;
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 number of proposed
lots;
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.
The application does not indicate if separate irrigation water is to be provided to
the lots.
Sewer: The lot has adequate area for an ISDS, but site specific soils investigation and
engineering may be required to safely place any system.
E. State and Local Health Standards. No State or Local health standards are applicable
to the application, with the exception of Colorado Department of Health ISDS
setback standards.
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 hearing.
3. That for the above stated and other reasons, the proposed special use permit to allow
for an accessory dwelling unit is in the best interest of the health, safety, morals,
convenience, order, prosperity and welfare of the citizens of Garfield County.
V. RECOMMENDATION
Staff recommends APPROVAL, finding that the proposed use is in compliance with all
plans, policies, resolutions and regulations as adopted and amended by Garfield County, and
that the approval be granted with the following conditions:
1. That all representations of the applicant, either within the application or stated at the
meeting before the Board of County Commissioners, shall be considered conditions
of approval.
2. That the applicant obtain written approval from a licensed engineer for placement
of the septic leach field as proposed in the application site plan.
3. The applicant shall obtain all necessary permits and all development shall comply
with the application and site plan as submitted.
4. Prior to the approval of an -ex mptio plat, the applicant will demonstrate that all
wells will meet the following:
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 number of proposed
units;
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;
7) If any well is to be shared, a water sharing agreement will be filed
with the exemption plat that defines the rights of the property
owners to water from the well.
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5. That the applicant, and any future property owners of said property agree to, as a
condition of future continued approval of the special use permit, that if, in the
future event that the property described by this special use permit, has the
reasonable ability to connect with any municipal or centralized water and/or sewer
system, the subject property owners shall be required to connect to said service and
remove any existing well head(s) and individual sewage disposal systems(s) which
may be located on said property, within one year of the effective date of service
availability."
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