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Home My WebLink About2.0 Staff ReportBOCC 7l6lt99 PROJECT INFORMATION AND STAFF COMMENTS Section V of the 1995 Garfield County Comprehensive Plan contains maps which indicate that this site lies in a significant viewshed, lies in the floodplain, and has septic constraints due to a high water table. The site lies in the Low Density Residential area. The designation of low density residential is based upon major floodplain, on-lot disposal system, and soil constraints. The suggested density in the LDR area is 10+ acres per dwelling unit. Approval of this proposal would result in a medium/high density of about 3 acres per dwelling unit. This proposal is not in conformance with the comp plan in terms of suggested density. The stated goal of Section III-2.0 Housing: " To provide all types of housing that ensures current and future residents equitable housing opportunities which are designed to provide safe, efficient residential structures that are compatible with and that protect the Page I of7 t. 2. II. III.COMMENTS FROM REFERRAL AGENCIES This application was referred to the Town of Carbondale, the carbondale Fire District,theGarfield county !.of & Bridge Dept., the Garfield iounty Attorney, the Mt. Soprissoil conservation District, the Bureau orLana Management, and the Roaring ForkRailroad Holding Authority (RFRHA) The only cominents were received from RT.RHAin regards to the two (2) possible transit alignmints (see letter, p^1gbi; e""roroing toRFRHA, neither transit alignment would interfere wrth the proposed building locations. natural environment". This project meets the stated goal. site Description: The site is reratively flat. It slopes gentry to the southwest,towards the floodway.of the Roaring Fork River. th.io*r, part of the siteadjacent to the river lies in the 100 year flood plain. The northem end of the sitepartially lies in areas of minimal flood hazard and partially lies outside the floodhazardarca. Thgre are two (2) existing ponds on the site which are fed by a ditch. There is anexisting three (3) bedroom house at the south end ofthe site, adjacent to the river.An existing septic system, located northwest of the site, currentiy services thehguse' Vegetation consists of grasses and large cottonwoods at the southwest endof the property. The site has also beenrecently landscaped with berms and sprucetrees (see site plan, page2 of applicant,s submittal). Development Prooosal: The applicant would like to:e Add an addition on to the existing house, which will increase the total floor space but will not increase the number of bedrooms; This is a use uv "ght;o Build an accessory structure, which will be used as a studio but will noicontain any living spaces; This is a conditional use; ' Build a detached garage with a two(2) bedroom accessory dwefling unil Thisis a special use;o Build a barn; This is a use by right;o Locate a ne*, mounded leach fierd system; This is a use by right;o Locate all building improvements within the 100 yr. floodplain; This is aspecial use; (see site plan, page 3 of applicant,s submittal) Page2 of7 - 0pvu +,kt h-t-( B. C. IV. w D. Flood Frinqe/Flood prone Areas It is the purpose of the floodplain regulation r !-r, vervr t . gtlg <\welfare, and to minimize public and private rosses due to flood;;;iirr* i, Zonins: This site lies in the A/R/RD zone district. pursuant to section 3.02 ofthe Garfield county zoningResolution of l9Zg,as amended: building anaddition to the existing house, a barn, and a garageare all uses by right; anaccessory dwelling unit requires a special u.. p"r.it and must meet the standardsset forth in section 5.03.021 of the ZoningResolution; a studio for the conduct ofarts and crafts is a conditional use and must meet the standards set forth in section5.03.03. Apces$ory Dwelling Unit: Section 5.03.021 states:(1) The minimum lo.t size shall be four (4) acrei ci,ntainrng a builtling site withsl-opes less than 40%o at least two 1i) acres in size. Q, r4e grossfloor are-afor residiitiol ^u i""iprrcy shalt not exceed tS00 sq.ft.O Approval from the subdivision homeowers association and/or ailowei bycovenant f applicable. !!l :rrrf,9f a lesll.ll ade*quate source ofwaterfor an additionar dweyinB unit.()) Lomptiance with the county individtnr sewage disposar ,yrtri rig:iii,iZ,i, o,proof of a legal ability to connebt b an approved"centril sewage treafinentfacitiry.(9 9"tv teasehold interests in the dweliihs uniii ti-iuiiZa.7) That all cons*uction complies wilh tn""rppripriiil'Cir"ry building coderequirements. (A. 9 S -07 6) ,All of these standards shail be met by the appricant,s proposal. Studio: Section 5.03.03 states: All activity must be conducted wrthin a building andretail sales are limited to one-of-a-kind goodr proau.rJonirr. tot. This standard shall met by the applicant's proposal. specific areas. Section 6.08.01 ttut.Jthut a special use permit is required for anyuse to be developed in the floodplain. Pursuant to section 6.og.02,trre permitteauses in the AIRIRD zone district are subject to performance standards: The lowest/loor, incfudtng basement, of any new or substantially improved building(as defined in Section 6.02.19 of the Sib. iegsl aetigneifor residentiol occapancyshall not be less than one (1) foot above the maxiium water elevation of tie 100Year Flood. Staff comment: The lowest floor elevation of the southern addition shall not belower than6324.3 feet. The lowest floor elevation of the westem addition shall notbe lower than 6323.9 feet. The lowest floor elevation of the studio shall not be less A. H Page 3 of7 E. than6322.6. The lowest floor elevation of the accessory dwelling unit shall not be lower than6323.2 (see Sopris Engineering letter, page}l'. All new construction or substantial improvements shall be reasonably safe from /looding. All new construction or substantial improvements shall be designed and adequately anchored to prevent flotation, collapse or lateral movement, be constructid with materials and utility equipment resistant to /lood damoge, and be constructed by methods that minimize /lood damage. New or replacement water supply systems ond sanitary sewage systems shall be designed so as to minimize or eliminate infiltration of /toidwaters. On-site individual sewage disposal systems shall be located so as to avoid impairment of them or contaminationfrom them during a 100 year Flood. These standards shall be met by the applicant. The applicant has included a letter from the Army corps of Engineers dated December 8, 199g, which grants permission for various improvements to be made on the subject property (see letter, page l0 of applicant's submittal). Access: Flying Fish Road is accessed via Highway 92. Adriveway extending from Flying Fish Road to the house, garage, studio, and barn will service the property. u\ , ;1. ;, - - i t.l.-..,'' :-1"0 " ,, , .?l water: The applicant has demonstrated proof of an adequate water source pursuant to approved well permit #046992 (see page 9, applicant,s submittal). sewer: The colorado Department of public Health ISDS standards apply. Sopris Engineering has designed a new mounded ISDS to be located at the north end of the property. The applicant shall follow all recommendations made by Sopris Engineering (see page 8, applicant's submittal). No other State and Local health standards are applicable to the application. soils/Geolost Hepworth-Pawlak Geotechnical, Inc. (FIp) has performed a subsoil study (see page 7, applicant's submittal). The subsoit in the building areas consist of about one (l) to two (2) feet of fill and topsoil overlying zeio (0) to about two and one half (2 -l/2) feet of loose clayey saod. D"ns., iuroy gravel containing cobbles and boulders underlies this material. FIP has made ro1n" u"ry specific recommendations about design and construction practices. These recommendations shall be followed. F. G. H. Page 4 of7 o N hr-o 9r%.- ^-UpeJo tolfui\rc ry g+^ru&)^/- t/1/4 dt";r'rt q)d'h/, {1,^,ru")'-hl t^/b'1^4t- ^r*lA 0,: e-- bLf CA/tIlLo -l* W p,t<*,,X " e/X- a-M,]+* trry-"fu* ut-'yhn ^,<.. N+nW o,ieu*a* V. SUGGESTED FINDINGS I' That proper public notice was provided as required for the hearing before theBoard of County Commissioners. 2' That the hearing before the Board of County Commissioners was extensive andcomplete, that all pertinent facts, matters and issues were submitted and that allinterested parties were heard at that meeting. 3' That the application is in conformance with the Garfield County Zoning Resolution of 1978, as amended. 4' That for the above stated and other reasons, the proposed special use permit is inthe best interest of the health, safety, morals, .orr"ni"r.e, order, prosperity andwelfare of the citizens of Garfield County. V. RECOMMENDATION -DEjl{ttrD Staffrecommends APPROVAL of the request for a Special Use permit to allowbuilding improvements to be located in the flood fringe, and to allow for one (l) accessory dwelling unit, with the following conditioni: 'I 1' In order to protect the htealth, sa/bty, morals, convenienc", iia"r, piosperity atndwelfure of the citizens of Garfield County: That all representations of the applicant, either within the application or stated atthe hearing before the Board of Corrty Commissioners, shall be considered conditions of approval. 2' In order to protect the health, safety, morals, convenience, order, prosperity andwelfure of the citizens of Garfield County: That the Garfield County ZoningResolution of l978,as amended, be compliedwith; 3' In grder to protect the health, sofety, morals, convenience, order, prosperity andwelfure of the citizens of Garfield County: That the floodplain regulations in the 1978 Zoning Resolution, as amended, andany other applicable state or federal laws concerning the 100 yr. floodplain becomplied with. 4. Pursuant to Section 6.09.02 of the Zoning Resolution: The lowest floor elevation of the southern addition shall not be lower than 6324.3feet. The lowest floor elevation of the western add^ition shall not be lower than Page 5 of7 yv oo l\]rtrf ' A$1;ar'&iu:y t/wu* bL dp;*^rfrA " 5U d'Mt/\,q e/1!24 f". S+ai {'D a)< nu-rrxPl-'6'rc/- ?W iA)O/J t;'i - l,-'a"^L' pl..aA ^Uru o-Uv- UAA 'l4rsh- t!- t/e'lwlt'- W & cr"r*i tr*q *^tury pqb real%e^ %= (rus-E'u*)- Y Jtn- /Lrn-r1/t' rr-Ofuh tr%. @A)Fr0)e y 5. 6. 8. 6323.9 feet. The lowest floor elevation of the studio shall not be less than 6322.6. The lowest floor elevation of and accessory dwelling unit shall not be lower than6323.2 Pursuant to sections 2.02.10, 3.02, 5.03, and s.03.021 of the Zoning Resolution: That the accessory dwelling unit and the studio be built according to ttre Garfield County Building Code and the submitted Joseph Edwards & Assiciates plans (see applicant's submittal, pages 3 s.4). Substantial changes to the plan, such as uutnot limited to a change of location or total square fooiage, shalliequire anotherreview which may or may not be approved uy the Boariof county Commissioners. Pursuant to section 5.03 and 5.03021(5) of the Zoning Resolution and chapter 25, Article l0 of the C.R.S,a.a.: That all State and Local health standards be complied with; Pursuant to section 5a0! 7nd 5.0302 t (5) of the zoning Resolution and chapter 25, Article l0 of the C.R.S,a.a.: That the ISDS be built according to Sopris Engineering's specifications in theirreport dated 116199 job # 9800099.01; Pursuant to section sa\! yd s.0302r(5) of rhe Zoning Resolution and chaprer ?;l!r:ffti:r:{'!:"?tlof,";. bu,t according to the design specincations Ncontained in Hepworth-pawrak Geotechnical, Inc.'s report iated 916rggjob # r 198 578. 9. Pursuant to Sections 6.02.09 and 6.09.02(A): That a flood elevation certificate, stamped by a licensed engineer or surveyor, besubmiued to th3 Garfield County Planning Department prioi to issuance of a Certifi cate of Occupancy. pN 'L-== : J Sl"TY"Tmends APPROVAL of the request for a Conditional Use permit to allow astudio for the conduct of arts and crafts wiitr ttre following conditions of approval: 1' In order to protect the health, safety, morals, convenience, order, prosperity andwelfure of the citizens of Garfield county, pursuant to section s.6s ojtneGarfield County Zoning Resolution of l97g: . That the applicant comply with all the conditions of the Fish Special Use permit' for an accessory dwelling unit and to place building improvements in the flood fringe. Page 6 of7 l.^ 7. hrr bl 4't 2. Pursuant to Section 5.03.03: , All activity must be conducted within a building and retail sales are limited toone-of-a-kind goods produced on the lot.fr PageT of 7 - MON 16:18 FAX 5707045284 TO: FROM: RE DATE: RFRHA Kit Lyon, Carfield County Planning Depa(ment Tom Newland, Roaring Fork Railroad Holding Authority (RFRHA) Fish Special Use Permit May '17, 1999 @ oor I have reviewed the information submitted and'would like to forward the following comments to you: Transit AIiEnment: As a paft of the Corridor lnvestment Study (ClS) currently being conducted by RFRHA, there are two alignments of the transii system being itudiej in this area. Attached for your review ii a copy of a map showing the two- alignments. Option 2 would follow along the railroad iight-of-wiy above the Catherine Store Bridge for about 1-mile before crossing over to the highway alignment. The crossing would come near but probabiy not on thc r[h parcel. tf the alignment does cross the Fish parccl it wou[d do so on thc extreme nofthwestcorner. As the proposed structures are located on the south and east of thepropeny, option 2 would not directly impact the proposed structures. No decision has beon made to follow either Option I or Option 2 at this time. lIowever, the study will make a recommendation once information concerning both alignments is developed. lnformation includes impacts to rvetlands, costtf the alignmcnt, impacts to adjacent habitable structures and travel time of each alignmcnt. Thanl< you for allowing me to comment on this land use proposal. Please contact me at 704-9282 if you have any questions. P+ee o" Y -+ 1"4 o cn o O.o +J ><o HF{ t-<a0 .F( C)t-.oFl(t) a-o L{ . F.{ L< C) 'J-f(€ U 6lE 6 a E'):F nfE6 o 6() o o* €do o V' -GU \ '-'rNl:I I --l*i I -ra(.J \[ fl\\ o c) a o 961 peo;,(luno:t t8z6n0l0l6 XVC 8T:9T Nor{ 68/Lt/go d,oo@ .,t IIIf ol)=*- \ ,\ \tr ENGINEERING June 2, 1999 JUN-02-1999 15:19 Kit Lyon Garfield County Planuing Deparunent 109 8d' Sreet Glenwood Springs, CO E1601 Re: Special Use Permit For Fish Parcel SE Job No. 98099.01 Dear Kit: I have reviewed the proposed site plan for the Fish Residence Prepared by Joseph Edwards datcd March 12,lggg. I have attached a portion of the site plan and labeled the proposed structure's 1 - 4. Stnrctrue I is the proposed addition on the south side of the existing residence. Stnrcture 2 is the proposed addition on the west side of the existing residence. Structurc 3 is the proposed garage and 'Stn .n rr 4 is the proposed accessory skucture. In review of the Flood Plan Study dated Dccember 19g2, the following elevations are the minimum finished floon to obuin one foot abovc the 100 year flood elevation. Proposed addition labeled 1 Proposed addition labeled 2 Proposed garage Accessory structure Minimum F.F. 6324.3 6323.9 6323.2 6322.6 Proposed F-F. 6324.2 6324.2 6323.0 6323.0 The proposed finished floor for the addition labeled #1 will need to be raised by 0.1 feet and the propt*.-d finished floor for the garage will need to be raised 0.2 tbet to meet a minimum of one foot "Uor. the 100 flood elevation. The proposed finished flow for the addition labeled #2 and the accessory structure are adequate to be one foot above the 100 year flood elevation. If you have any questions or need any additional information please give me a call. cc: Joseph Edwards civil consultants ?*ee 63 TOTRL P.A2 SoPnls tttelltEtnlllo o llG NRY-28-1999 74145 I --*q"fl-Ytt1€'Ftsr{ -{ztg714P carlrtY; co. SOPRIS ENGINEERING P. A3 *y. {Fe*t Lade,./ ,eanu/. :7 !.,,/* I/a \.,1 -ltem#3 _P{a.LItrE(F,/ -Vf.er-.bqr24 is-' -.--\/, ls.ur2FK E( ?E4roH-.y l\ffi9\t^t- G8APHrc SCrIE ( !Elr-r-, i,? ff # lt. ii! l:t 1\ C^E. b.tz.11 TOTRL P.03 r-r-- f. --i ft: 0,, I I /UNEOF,:@@@l-pmrc- -.) : I -eB',-- l/ I l'- :^ - \?+ - -!,\E \ ./ -#DV7?D ./ nt I \ / -e.ffi. O''1. I\ <zar-976.q(cTqe€- J-- €,niIld,i.r I t 5 d Ir $( F'.-- 2 w ,J*ACE AEV-S.E|A. Q RA'€tu attEtt From. Joseph Edward To: Kit Lyon Date: 5/13/99 Time: 9:55:28 pM Page 2 oI 2 May 13, 1999 RECEIVEDI.IAY 141999Kit Lyon Garfreld County Buildmg and Planning Dept. t09 8th St., Suite 303 Glenwood Springs, Colorado 81601 RE: Fish Special Use Permit Application Dear Kit, I discussed with the owner, your request for information on the intended nature of use of ttre A.D.U. The owner intends to use the A.D.U. as housing for a Caretaker (no lease), a couple with one or two cars. There are no covcnants for this property. )+M Joseph Edward Cc:Johnfish fr+e-E s