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Home My WebLink About2.0 BOCC Staff Report 12.06.2004Exhibits for Wing Public Hearing held on December 6th,2OO4 ::, A Mail Receipts B Proof of Publication C Gurfi"ld Cornty Zonirg R"grlutionr of 1978, u. u-"nd"d D Application E Staff Memorandum F t-etter trom Sopris Engineering to Building & planning Dept. dated I ll24l04 BOCC 12t06t04 FJ PROJECT II.{FORMATION AND STAFF COMMENTS REOUEST APPLICANT / OWNER REPESENTATIVE LOCATION SITE DATA ACCESS WATER SEWER PARCEL ID NUMBER EXISTING ZONING Special Use Permit for an Accessory Dwelling Unit (ADU) John & Resa Wing Michael Doyle, Michael Doyle Architects 4011 Crystal Bridge Drive, Carbondale, CO also known as Lot 360, River Valley Ranch 82.55 acres (Single-family dwelling under construction) Crystal Bridge Drive Exempt Well ISDS (Individual Septic 2463-044-00-040 - \ nt Wxr uu? ?'*l'' Disposal System) vvu ARRD (Agricultural / Residential / Rural Densit SKN..V-a\\\\ (\+1\QP-s..\\'a\246N) The Applicant requests the Board gr.rt isp:cial Use Permit (sup) for an Accessory Dwelling unit(ADU) for a property located jusioutside River valley n"."r, GvR) south of carbondale. Theproperty contains approximately 82.55 acres. Presenily, the Applicants are in the process ofconstructing a single-family dwelling contai.ning 6,500 .q. rt. o, the same property. The Applicantproposes to construct the ADU inside the building envelope designated orrir," tot which is situatedon a knoll overlooking RVR. The proposed ADU is to be located in a two-story structure which maintains architecturalcharacteristics of an agricultural bam. (The submittal provides elevations ofthe proposed structure.)The structure is considered a mixed-use structure containing the ADU u, *"li;; 3';;;;,;ffi;;;associated tack, feed, and hay storage. More specifically, the ADU contains 1,000 square feet ofliving space comprised of living, kiichen, po*d"r rooo,, small library on the main floor and onebedroom and bathroom on the upper flooi. the exterior treatments include materials similar toconstruction used throughout RVR which includes comrgated metal porch roofs, wood shake singleroofing, and stone veneer siding with incorporated timb"er beams and window dormers. II. APPLICABLE REGULATIONS A' special use Permits are subject to the standards set forth in Section 5.03 of the ZoningResolution' This section states that utilities adequate to provide water and sanitation service,street improv.elents, and design of the proposed use to minimize impact through various meansshall be provided if found necessary. B' Zonins Resolution: An ADU is a special use in the ARRD zone district pursuant to section3'02'03 of the zoning Resolution of tglg, as um"nd"JH;^;pph;;;;, must address thegeneral SUP review requirements in Section 5.03 as well as the rp""in" standards that apply toADUs contained in section 5.03.2L These standards are listed beiow in bold italicsfollowed bya Staffresponse. 1) utilities adequate to provide water and sanitation service based on acceptedengineering standards and approved by the Board of county Commissioners shalleither be in place or shall be constructed in coniunciion with the proposed use. Staff Finding The property has been issued an exempt well permit that provides legal domestic water forthree single-family dwellings. rhe epprcant submitted an on-site wastewater system designthat has the capacity to handle wastewater generated from the main residence and the ADU(for a total of 6 bedrooms). It appears this system has been designed in accordance with thecounty's ISDS regulations and has been signed and stamped by a professional engineerfrom Sopris Engineering (see Exhibit.fl. The Applicant shall be obligated to obtain theproper ISDS permit from Garfield county should the sup request be granted. This standardis met. - 2) Street improvements adequate to accommodate traffic volume generated by tlreproposed use and to provide safe, convenient access ti the use shall either be in placeor shall be constructed in conjunction with the proposed use; Staff Finding Main access to the building site on the property is provided by a non-exclusive l2-footwater tank easement across the property from crysial Bridge brir". This easement wasgranted by the developer of RVR (Crystal River Limited partnership) and deeded to theTown of Carbondale for access to a water tank and associated water lines that were grantedto the Town of Carbondale as part of their obligations during the approvals for RVR. Theterms of this easement, as described in Book 1258,page g29 of the County,s records,specifically contemplate the use of the easement may serve no more than a total of two 35-acre (or greater) tracts where each tract shall be allowed a single-family residence and anADU' crystal Bridge Drive is a paved road within RVR in carbondale which has beendedicated to the public use. The actual driveway comes off the water tank easementproviding access to the building site. Both the easement and the drivew ay areimprovedgravel roads' The addition of the ADU does not require any additional streeiimprovementsto Crystal Bridge Drive. This standard is met. 3) Design of the proposed use is organized to minimize impact on and from adjacentuses of land through installation of screen.fences or landscape miterials on tlteperiphery of the lot and by location of iniensively utilized areus, access points,lighting and signs in such o manner as to protect established neighborhoodcharacter; Staff Finding Due to the large size and removed location of the property and the architectural treatment ofthe strucfure which resembles that of an agricultuial barnas well as incorporates commonlyused design elements consistent with many of the structures in RVR, the proposed ADUwill be consistent with the established neighborhood character. Staff suggests should theBoard approve the request, that exterior lighting be the minimum u-or.rt necessary andshall be directed inward and downward towards the structure at all times. This standard ismet. 1) The minimum lot size shall be four (4) acres containing a building site with slopesless than 40% at least two (2) acres in size. Staff Finding The property contains 82.55 acres which well exceeds the minimum required for an ADU -un9- !h" area proposed for the location of the ADU and main dwelling are located inside abuilding envelope containing approximat ely 2.109acres that does not contain slopes steeperthan 40Yo. This standard is mei. J 2) The grossfloor areafor residential use occupancy shall not exceed 1500 sq. fL Staff Finding The plans submitted by the Applicant show portion of the structure constituting the ADU met. that the gross floor area of the residential will not exceed 1,000 sq. ft. This standard is 3) Approvalfrom the subdivision homeowners association and/or allowed by covenant ifapplicable. Staff Finding The Applicant submitted a document entitled "Restated Amendment to Declaratir rrv I \vvrrwqrrL DtruurrLtEu i1 uuuulnenl enlltle0 -'t(estated Amendment to Declaration ofCovenants and Restrictions and to Special Warranty Deed" which are a portion of thecovenants that govern the subject property and is recorded in the Office ofthe County Clerkand Recorder in book 1402, page 326. Section 1(B)(2) specifically states finter alia],"ADUS, if approved, shall not exceed 1,000 square feet, including basements, but excludinggarages'" The proposed ADU does not contain a basement or a garage element in thedesign. The design is consistent with the provisions in the covenants as shown. Thisstandard is met. 4) Proof of a legally adequate source o.f waterfor an additional dwelling unit. Staff Finding The Applicant obtained an exempt well permit (#245206)which provides legal water for 3single-family dwellings. This permit is attached to the submittal as attachment B. This wellis intended to serve the main house and the ADU. The well permit contemplates thisarangement and therefore provides legally adequate source of witer. This standard is met. 5) Compliance with the County individual sewage disposal system regulations or prooJ'of a legal ability to connect to an approved centrai ,"*og, treatment facility. Staff Finding The Applicant provided an "on-site wastewater system" design completed by SoprisEngineering. This system consists of a typical septic tank and associated leach tield. Asdescribed above, the system design has the capaciiy to handle wastewater generated fromthe main residence and the ADU (for a total oro tedrooms). It appears this sJrstem has beendesigned in accordance with the County's ISDS regulaiions and has been signed andstamped by a professional engineer from Sopris Engineerin g(see Exhibit F).TheApplicantshall be obligated to obtain the proper ISDS permit from darfield County should the SUprequest be granted. This standard is met. 6) only leasehold interests in the dwelling units are allowed. Staff Finding The Applicant understands that only leasehold interests are allowed in the unit. This standard is met. 7) That att construction complies with the appropriate countlt building coderequirements. Staff Finding The Applicant understands that all construction (septic system and ADU structure) shallrequire the appropriate buildirg p*ii. uni i^p".ii"r;i;; co-nducted by the county ,?:'Hi::J:f ::ffi ffi |;trffi #;,h,r,ilffi ffi "J"',"""i,o,,,onof ani"or,*"ru, UI. SUGGESTED FINDINGS l' HLfi"s:ffilHHi,;e was provided as required for the hearing before the Board of 2' That the hearing before the Board of county commissioners was extensive andcomplete' that all pertinent a.tr, ,,uit"i. u.rd issues we." submitted and that arlinterested parties wlre heard at that;;;;;;g. 3 ' That for the above stated ancl other reasons, the proposed Special Use permit is in thebest interest ofthe health, tur.tv, o,oJ.]iorru"ni.nce, order, prosperity and welfare ofthe citizens of Garfield County./ -----^v, v\ 4' #illi::ffjl[j!* is in conformance with the Garfield county ZoningResolution of IV. RECOMMENDATION Staff recommends AppRovAL, with the folrowing condition: 1' AII representations of the^Applicant, either .within the application or stated at thehearing before the Board "f c;;;ta;,i-ir.ior..r, ,natTJclnsiaerea conditions ofapproval unless otherwise modifiea bi;; Board. 2' AII lighting associated with the ADu shall be the minimum amount necessary and allexterior lighting shall be directed in*urJ^u.ra downward, towards the structure.3' The Applicant shall obtain the appropriate ISDS permit as part of the building permitprocess for the ADU' This systim riuri-"o-plywith ttre'.egulations and standardsrequired by the colorado o "purt-.ni " r p"u ri. rreu ttr ana r-nvironment. V. RECOMMENDED MOTION"I move to approve.the Speciai u;" Permit request for an Accessory Dweiling unit for a propertyf:xTlJ[1.tffi1#ff:**uionaut",'co arso k,o*, as Lot 360, Rivir varey Ranch witir H LL/24/ZAA4 tt:33 97A_tb4_A313 St.rre Kenn.dr- Kcnnedy Construoion 0233 Flomcolocc Glcnwood Springs, co gI60l S0PRIS ENGINEERING ^ FAGE 8? Novemtrer 24 2004 RE: As_BuitrOWS Sr SE Joh No. 2409i2:;?.Lor i6. River Va[cv Raoch . Garfield County CO Denr i^li='tili#"Jrtl.']:1:{' the desisn and as-buirr condirioDs of 'rhc ows rcccntry insra,cd bv voADu il; ;;il;,i'-T#:T:;j:i.'lij;f,i[H:,".HjJ:[*il.# *,u owj*,=.iffii,.JJi, an<,inspc*ed by us wc rhe reccntry insrarerr.ows was dcsiane<r ,",, ,:,:::::::::.:'car.erd a",'; ;;;pp";'",T'i[:fill:HrilTJh, is designcd to have Jrr,o,.rr,"ir,. o-wi:"0:*$ il;il ;il.1r."flr,lflH:il"y:-j#i.,,?..i1iilfiI11;11i,.:r,:t;1J;.;:t,T;.1,e ,ousc and t u"a,oot i;#r$iji::ii:[iH'.],'o"ff:';,il:l.ii""#r.l,l'1,,. t.,.0,,n o .ia,i,,i,'l,s bcdroorns in rhc house ."i1lJi:111'-:l:IJI"'design rcporr rrarcd lune ro, zw)4included the i l:i:":;."-;d;;[f::il1,1,ff',ffi:;lf,51"ii1l]l}J;H,tt#Jl.il.;:[,"yff i+]i!i]:fifonlT,. r, i,tnan required based on a clcsign r*.arri# rr,.''rro*r, than rhc ,"*rl'r.i. EcesurEd. hc field is dcsigned rarger The ncw OWS svstcrn I,tif:'*",:1.'i::':lilHiil*1;l;Hdff,#nfi'iiliffi#xl,l;::::lcd design sopris Enginccri,g hsepcrrorme<, ,Hl;:;:,l-*:H:.l}[,*;;;:ffiililr,',,"#"il'.'i;'fd*f;#trfl[iJilJ;"J,ijf,ifltriil#l;iltt,,*t, The septic rank. clistrihr design prcscnted in rhc ,lll,llPt' and alrsorption ficld insralarions are in flc n:'i*h:nli,ili;;r5li:['li1gii1;;ld;:nffiHl1T:"ffi1r:;"#'l',?il:],r,-}r?'ns 'ihe rreoches-conraining I4 chanrbcrs each. The .,,.r;'^11-:llnctard leaching chambers in a rrerch confieurnspecuon porfs werc in! **:itlit*:rllilll',",:.",i,:xirn#T:IriffHlt"Jllfllifi;,.*T##t.l:hl:l[{,il"1," 'n'i't^;"i. ail,;,';;'5}::5:T|ri,;',J:11i:'i.Yi'' ' r'"rr.ipi'..#rsrcrc disrribtttion hor' rhc disrribtrtioouo*''iir""" "'= 'on,i,,"n,*iii *. J",i,]p,., i" ,t. J*i""ili::IJ:lilh:t.,i,i.i.0",ry:lh:-_!'*ffiLt}n,:#::i'ff,,nL'".fi.r:iil,,.epart. No ground $atcr was encounlered to a deprh of 10 feet. Ifyou have rny question or need any adr{itional informalron, pleasc call. Sincercly, SOPRIS ENGINEERING, LLC $opnt$ f F Fred Jarman, Garficld County 502 Main St,eet .suite ns ;T;End;ltio civil consutlants