HomeMy WebLinkAbout2.0 BOCC Staff Report 11.15.2004•
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Exhibits: Sundog Enterprises LLC, Bruce and Jan Shugart
SUP for an Accessory Dwelling Unit Public Hearing, November 15, 2004
Exhibit Letter
(A to Z)
Exhibit
A
Mail Receipts
B
Proof of Publication
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Garfield County Zoning Regulations of 1978, as amended
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- - :. • _' Plan of 2 10
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Application
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Staff Memorandum
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Review Memo: Garfield County Road and Bridge
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Letter: HOA consent
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• BOCC 11/15/04 - JH
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Special Use Permit - Accessory Dwelling Unit (ADU)
OWNER & APPLICANT: Sundog Enterprises LLC, Bruce and Jan Shugart
LOCATION: 0840 Faranhyll Ranch Road, in Sections 9, 10, 15 and
16 of Township 7 South, Range 89 West of the 6th
Principle Meridian, AKA Parcel #6 of Faranhyll Ranch,
and as Parcel #239510300135
SITE DATA: 35.001 acres
WATER: Well (CDWR Permit #228070)
SEWER: ISDS
EXISTING ZONING: A/R/RD Agricultural/Residential/Rural Density
• ADJACENT ZONING: A/R/RD Agricultural/Residential/Rural Density
I. PROPERTY LOCATION AND PROPOSAL DESCRIPTION
The proposed Special Use Permit (SUP) is for the construction and use of an Accessory
Dwelling Unit (ADU) of approximately 1,347.0 sq ft. The property is owned by Sundog
View: looking east at the ADU on the second floor and garage on the first floor.
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Enterprises LLC, Bruce and Jan Shugart, on a parcel 35.001 acres and located at 0840
Faranhyll Ranch Road in the A/R/RD zone district and in Study Area I of the Comprehensive
Plan of 2000.
The 2nd floor of the barn is 1,632.0 sq. ft. in size, of which 1,347.0 sq ft. is attributed to the
ADU, the remaining 285 sq ft. is to be used for dry storage. The garage is not included within
this ADU request and no part shall be occupied as part of the proposed ADU. The storage
room will not have a closet, which is a characteristic of a typical bedroom. The proposed ADU
use will also include one (1) bedroom, two (2) bathrooms, one (1) dining room, one (1) living
room, one (1) kitchen and one (1) outside patio.
II. REVIEWING AGENCIES AND DEPARTMENTS
The application was referred to the following agencies for comments.
1. City of Glenwood Springs
2. Glenwood Springs Rural Fire
3. Garfield County Road and Bridge Department
No Comment or Concern
No Comment
Exhibit G
III. APPLICABLE REGULATIONS
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A. Zoning Resolution: An ADU is a special use in the Agricultural/Residential/Rural
Density (A/R/RD) zone district pursuant to Section 3.02.03 of the Zoning
Resolution of 1978.
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3.02.05 Maximum Lot Coverage: Fifteen percent (15%).
3.02.06 Minimum Setback:
(1) Front yard: (a) arterial streets: seventy-five (75) feet from street
centerline or fifty (50) feet from front lot line, whichever is greater; (b)
local streets: fifty (50) feet from street centerline or twenty-five (25) feet
from front lot line, whichever is greater;
(2) Rear yard: Twenty-five (25) feet from rear lot line;
(3) Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height
of the principal building, whichever is greater.
3.02.07 Maximum Height of Buildings: Twenty-five (25) feet.
3.02.08 Additional Requirements: All uses shall be subject to the provisions
under Section 5 (Supplementary Regulations).
Staff Comment: The Applicant has indicated in the supporting
application materials that the proposed use will observe all zone district
restrictions.
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Sundog SUP-ADU
November. 15, 2004
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The application must also address the general Special Use Permit requirements in
Section 5.03 as well as the specific Special Use Permit standards that apply to
Accessory Dwelling Units in Section 5.03.21. The requirements and standards are
listed below in bold italics followed by a Staff response:
B. General Special Use Permit Requirements (Section 5.03)
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1) Utilities adequate to provwater and sanitation service based on accepted
engineering standards a pproved by the Board of County Commissioners
shall either be in place or shall be constructed in conjunction with the
proposed use.
Our
Staff Comment: The proposed ADU will be served by well water which
serve the primary dwelling unit (CDWR Permit #228070), issued October
3, 2000 and which is permitted to serve three (3) single family dwelling
units.
Also, the Applicant has indicated, as noted in a report generated by Church
& Associated, Inc. that an Individual Sewage Disposal System (ISDS) has
been sized to augment the existing system to include service to the
proposed ADU. They describe the area be used as the drain field for the
proposed ISDS as having a slope of 15 -to -20% and moderately covered in
native grasses and weeds. The well is 146 feet from the drain field and a
stream exists to the southeast of the proposed field.
The same report indicates the ADU will have a total of two (2) bedrooms
served by ISDS systems, while the applicant has only indicated one (1)
bedroom will be built as shown on the supplied building layout drawing.
The Applicant shall be aware the dry storage room as shown on the
building layout is not allowed to be used as a second bedroom within the
ADU as this would exceed the allowed 1,500 sq. ft. size. The allowed size
of the ADU as propose by the Applicant for the SUP is 1,347.0 sq ft. with
only one bedroom.
Additionally, the Applicant shall apply for a septic permit and receive a
final inspection prior to issuance of the Special Use Permit. The septic
system(s) shall be built to Garfield County required standards of
performance for the total number of bedrooms within the existing dwelling
unit and the proposed dwelling unit.
2) Street improvements adequate to accommodate traffic 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;
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Sundog SUP-ADU
November. 15, 2004
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Staff Comment: The Applicant has indicated in the application materials
submitted that no new modifications to the existing ingress and egress is
necessary and that all new traffic generated will not adversely impact the
existing street system.
Staff has identified the proposed use will generate 9.57 Average Daily
Trips (ADT) which is the amount attributed to the average single family
dwelling unit. Further, the Garfield County Road and Bridge Department
has indicated the proposed ADU does not appear to have a negative impact
on the county road system and notes that Faranhyll Ranch Rd. is not within
the system of maintained county roads.
3) Design of the proposed use is organized to minimize impact on and from
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 a manner as to protect
established neighborhood character;
Staff Comment: The applicant has indicated the proposed ADU is
approximately 150 feet from the principle dwelling unit and the proposed
ADU does not impact the Agricultural/Residential/Rural Density character
of the surrounding area because of the size of the property, moderate
distance from other neighboring dwelling units, and the close proximity to
the primary dwelling unit.
C. Specific Special Use Permit Standards for ADU (Section 5.03.21)
I) The minimum lot size shall be four (4) acres containing a building site with
slopes less than 40% at least two (2) acres in size.
Staff Comment: The Applicant has indicated that the property contains
35.001 acres with slopes varying between below 10% and 20%.
2) The gross floor area for residential use occupancy shall not exceed 1,500 sq.
ft.
Staff Comment: The ADU proposed by the Applicant is 1,347.0 sq ft. in
size with one bedroom. The Applicant shall be aware that if the dry
storage room proposed were converted into a bedroom, the size of the
ADU would then be1,632.0 sq ft. and therefore recognized as an illegal,
non -conforming use and in violation with the proposed SUP if approved.
• 3) Approval from the subdivision homeowners association and/or allowed by
covenant if applicable.
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Sundog SUP-ADU
November. 15, 2004
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Staff Comment: The Applicant has applied to the home owner's
association architectural committee and has received an approval for the
additional dwelling unit which has been provided to staff. The property is
governed under Faranhyll Ranch Covenants which require the Applicant to
gain written approval from the Architectural Committee "prior to any
construction, installation or alteration of any improvement of property".
4) Proof of a legally adequate source of water for an additional dwelling unit.
Staff Comment: as noted earlier, the proposed ADU will be served with
water by a well which serves the existing home (CDWR Permit #228070),
issued October 3, 2000 which is permitted to serve three (3) single family
dwelling units.
5) Compliance with the County individual sewage disposal system regulations
or proof of a legal ability to connect to an approved central sewage treatment
facility.
Staff Comment: As stated earlier, the Applicant shall apply for a septic
permit and receive a final inspection prior to issuance of the Special Use
Permit. The septic system(s) shall be built to Garfield County required
standards of performance for the total number of bedrooms within the
existing dwelling unit and the ADU.
6) Only leasehold interests in the dwelling units are allowed.
Staff Comment: The Applicant shall consent to the unit being used for
leasehold interests only.
7) That all construction complies with the appropriate County building code
requirements.
Staff Comment: The Applicant shall be aware that the ADU will require
building permits from Garfield County. The barn with the included
proposed ADU has been built under building permit # 8880 but has not
been modified for an additional dwelling unit. The Applicant shall make
this modification, consent to all inspections and ultimately receive a
Certificate of Occupancy prior to issuance of the SUP.
V. SUGGESTED FINDINGS
• 1. That proper public notice was provided as required for the hearing before the Board of
County Commissioners.
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Sundog SUP-ADU
November. 15, 2004
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2. That the hearing before the Board of County Commissioners was extensive and
complete, that all pertinent facts (other than information on the ISDS), matters and
issues were submitted and that all interested parties were heard at that meeting.
3. That for the above stated and other reasons, the proposed special use permit is in the
best interest of the health, safety, morals, convenience, order, prosperity and welfare of
the citizens of Garfield County.
4. That the application is in conformance with the Garfield County Zoning Resolution of
1978, as amended.
VI. RECOVMNDATION
Staff recommends APPROVAL, with the following conditions:
1. All representations of the applicant, either within the application or stated at the
hearing before the Board of County Commissioners, shall be considered conditions of
approval.
2. The Applicant shall be aware that the ADU will require building permits from Garfield
• County.
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3. The proposed ADU will be no larger than 1,347.0 sq ft. in size and will include one (1)
bedroom, two (2) bathrooms, one (1) dining room, one (1) living room, one (1) kitchen
and one (1) outside patio. The dry storage room will not have a closet, and will not be
converted to or used as a bedroom. The garage is not included within this ADU request
and no part shall be occupied as part of the proposed ADU.
4. The Applicant shall apply for a septic permit and receive a final inspection from the
Garfield County Building and Planning Department prior to issuance of the Special
Use Permit. The septic system(s) shall be built to Garfield County required standards
of performance for the total number of bedrooms within the ADU and dwelling unit,
both of which are under construction at this time. T e ISDS shall also comply with the
regulations and standards r- ' uired/1 y the olo ado De artm)t of Public I{e - th-.a d
Environments/ rr
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ation regarding the dwelling
5. The applicant musts • ••I updated building platfinfo
unit and pay new assessed fees for the current building permit for the barn, allow
inspections, and ultimately gain a Certificate of Occupancy consistent with the adopted
rules and regulations of Garfield County prior to any habitation. If the Applicant does
not finish construction, the Building Permit is revoked, and the Applicant does not
eventually receive a Certificate of Occupancy for the Primary Dwelling Unit, then this
Special Use Permit shall became null and void. The Applicant shall also receive a
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Sundog SUP-ADU
November. 15, 2004
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Certificate of Occupancy for the primary dwelling unit prior to habitation of the ADU.
VIII. RECOMMENDED MOTION
"I move to Approve the Special Use Permit request for an ADU for Sundog Enterprises
LLC, Bruce and Jan Shugart for a property located at 0840 Faranhyll Ranch Road, with the
conditions noted in this report"
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Sundog SUP-ADU
November. 15, 2004
Nov 08 04 04:44p
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District 1
111
Garfield County
970-94318
Road and Bridge, District 1
7300 Hwy 82, Glenwood Springs, CO 81601
970-945-1223 ph, 945-1318 fax
Date: 11-08-04
To: Jim Hardcastle
From: Bobby Branham
Road and Bridge Dist. 1
Re: Construction of Accessory Dwelling Unit
0840 Faranhyll Ranch Rd.
Glenwood Springs CO
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EXHIBIT
The construction of this ADU, does not appear to have any negative impact on the
county road system. In addition Faranhyll Ranch Rd. is not within the system of
maintained county roads.
Bobby Branham
Dist. 1
Road and Bridge
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R. Scott Fifer
0251 Black Diamond Mine Road
Glenwood Springs CO 81601
(970) 945-8404
Jim Hardcastle
Garfield County Building and Planning Department
108 Eighth Street, Suite 201
Glenwood Springs CO 81601
RE: Shugart Residence and Accessory Dwelling unit (ADU)
Faranhyll Ranch
Dear Mr. Hardcastle:
EXHIBIT
November 9, 2004
On behalf of the Faranhyll Ranch Homeowners Association, I am writing you to verify
that the homeowners are aware of recent changes made to building plans submitted for
the Shugart "Barn". Specifically, it is our understanding that the Barn will consist of an
Accessory Dwelling Unit (ADU). We have no concerns with the proposed modifications.
If you have any questions concerning this letter please do not hesitate to call.
Sincerely,
R. Scott Fifer
President, Faranhyll Ranch Homeowners Association
CC: Bruce and Jan Shugart
Faranhyll Ranch Homeowners Association
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November 12, 2004
To: Jim Hardcastle, Garfield County Planner
From: Ron Biggers, Glenwood Springs Fire Department
EXHIBIT
RE: Comments on Sundog Enterprises LLC, Special Use Permit, 0840 Faranhyll Ranch
Rd.
The location of this proposed structure is in an area of the Glenwood Springs Fire District
that has a high wildland fire danger rating. The vegetation in this area is predominantly
thick Oak Brush. The access to the building site of the structure is also poor for
emergency vehicles and there is no established water supply for fire fighting.
As part of the approval conditions on this project the fire department request the
following conditions be met by the applicant:
• Wiid%e- Hazard Fuels Mitigation Landscape Plan be designed and approved by
Glenwood Springs Fire Department prior to the issuing of a building permit. That
the fuels treatments in the plan are complete around the structure and approved by
Glenwood Springs Fire Department, prior to a Certificate of Occupancy is issued
for the building. The stumps of cut Oak Brush and Service Berry are to be treated,
by an approved herbicide that will eliminate and or slow the re -growth of this
vegetation. Mitigating the hazardous fuels will help the structure survive a
wildland fire and help prevent a structure fire from starting a wildland fire.
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Access: The driveway to the structure from the fire department access road shall
be a minimum of 12 feet wide and overhead clearance shall be a minimum
distance of 13 feet 6 inch. The driveway to the structure from the fire department
access road is approximately 300 feet and will require a emergency vehicle turn
around a construct at or very near to the structure.
• Stricture _ xterior: ecause of the high wildfire rating of this area we strongly
recommend the architect design the building using fire wise design concepts and
noncombustible exterior building materials. The structure should be designed to
be a stand -a -lone structure should a wildland fire come into the area.
Materials on fire wise construction and wildfire landscape mitigation plans are available
from Glenwood Springs Fire Department.
• If you have questions please contact me.
0EPAR t
November 12, 2004
To: Jim Hardcastle, Garfield County Planner
From: Ron Biggers, Glenwood Springs Fire Department
RE: Comments on Sundog Enterprises LLC, Special Use Permit, 0840 Faranhyll Ranch
Rd.
The location of this proposed structure is in an area of the Glenwood Springs Fire District
that has a high wildland fire danger rating. The vegetation in this area is predominantly
thick Oak Brush. The access to the building site of the structure is also poor for
emergency vehicles and there is no established water supply for fire fighting.
As part of the approval conditions on this project the fire department request the
following conditions be met by the applicant:
• Wildfire Hazard Fuels Mitigation Landscape Plan be designed and approved by
Glenwood Springs Fire Department prior to the issuing of a building permit. That
the fuels treatments in the plan are complete around the structure and approved by
Glenwood Springs Fire Department, prior to a Certificate of Occupancy is issued
for the building. The stumps of cut Oak Brush and Service Berry are to be treated
by an approved herbicide that will eliminate and or slow the re -growth of this
vegetation. Mitigating the hazardous fuels will help the structure survive a
wildland fire and help prevent a structure fire from starting a wildland fire.
• Access: The driveway to the structure from the fire department access road shall
be a minimum of 12 feet wide and overhead clearance shall be a minimum
distance of 13 feet 6 inch. The driveway to the structure from the fire department
access road is approximately 300 feet and will require a emergency vehicle turn
around be construct at or very near to the structure.
• Structure Exterior: Because of the high wildfire rating of this area we strongly
recommend the architect design the building using fire wise design concepts and
noncombustible exterior building materials. The structure should be designed to
be a stand -a -lone structure should a wildland fire come into the area.
Materials on fire wise construction and wildfire landscape mitigation plans are available
from Glenwood Springs Fire Department.
If you have questions please contact me.
101 WEST 8TH STREET GLENWOOD SPRINGS, COLORADO 81601 970-384-6480 FAX 970-945-8506
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CHURCH & Associates, Inc.
ENGINEERS & GEOLOGISTS
December 10, 2004
Structural Associates Building Contractors
Attn: Bruce Shugart
4185 County Road 154
Glenwood Springs, Colorado 81601
Subject: Installation Observation, Proposed Residence
Lot 6, Farynhyll Ranch
Garfield County, Colorado
Job No. 16446
Mr. Shugart,
2004
As requested, we observed the installation of the onsite wastewater system for the subject site on
November 13 and December 2, 2004. The system was designed under our Job No. 16446, dated June 25,
2004.
The system includes the installation of a 2500 -gallon, two-compartment, concrete septic tank with an
effluent filter on the outlet, and six gravelless chamber -trenches. Five trenches have one row of 11
BioDiffuser® chambers each and one row has eight BioDiffuser® chambers for a total of 63 chambers and
976.5 ft2 of infiltrative area. An as -built drawing will be provided upon receipt of GPS coordinates.
The observed components of the OWS were installed in general conformance with our design. Final
electrical connections must be made by a licensed electrician. Our installation observations do not imply a
guarantee or warranty of materials or workmanship.
If there are questions, please call.
Sincerely,
CHURCH & Associates, Inc.
Eric R. Burns
Field Technician
EOC/erb
Reviewed by
Edward O. Church,
2 copies sent
Faxed to 970-948-0482, Attn: Bruce Shugart
Copy to Garfield County Building and Sanitation Department, Attn: Andy Schwaller
DENVER 4501 Wadsworth Boulevard Wheat Ridge, CO 80033
303.463.9317 Fax: 303.463.9321
www.geo-church.com
Toll Free -1.877.248.3123