HomeMy WebLinkAbout2.0 BOCC Staff Report 09.08.2003Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
frVM T:
EXHIBITS
Board oJ'County Commissioners - September 8' 2003
Proof of Certified Mailing Receipts
Proof of Publication
Garfield County Zon\ngRegulations of 1978' as amended
Garfield County Comprehensive Plan of 2000' as amended
Staff Report dated September 8, 2003
Application Materials
Comments from the Garfield County Road and Bridge Department'
EmailfromsteveAnthony,GarfieldCountyVegetationManager,dated
September 2,2003.
TYPE OF REVIEW:
SUMMARY OF REQUEST:
APPLICANT(S):
LOCATION:
PROJECT INFORMATION AND STAFF COMMENTS
BOARD:
Soecial Use Permit for an Accessory
Dwelling Unit ('ADU")
The Applicant requests approval PI th:
"orr"rrion
of an existing residential unit
to an ADU
Jeffand StePhanie RiPP
The subject property is referred to
?t,^
Lot l, IiYden Ranch ExemPtion ano^s
ffi;;;'d "s
4715 CountY Road 233'
Rifle.
A/R/RD (Agricultural / Residential /
Rural DensitY)
A/R/RD
CountY Road 233
919103
TP
EXISTING ZONING:
ADJACENT ZONING:
ACCESS:
L DESCRIPTION OF THE PROPOSAL:
A. Development Proposali The Applicant -r39uests
approval to change tG ttilt of * Tf,:"i*'ely 810 square
foot single-family residence' from a primary. resiOen-o1^11 31
;;;.t*ty uweiling Unit ("|PU")' io, order to recerve a
Certfficate of O"3"p*"V for a new house recently
constructed.
For the purpose of this me19-rmdul the existing *Il"
structure proposed as the ADU' seen in the photograph to
the right, will be ttf"t"i to as the o'proposed ADu" and the
new residence, the log home' will be referred to as the "log
home".
-:t
E
B. Site & Project Descriptionl Jne s1!]1:1"',T:X
:"*"i"ffi The property is located
west, appro*i*t.rv'jv#.;, ;;*;il; h:"r*r',i*-"ivriuo Lane (cR 227) andsilt Mesa (cR 233)'
ninn snecjfru;'-:;;f;:
Page 2
The subject property is improved with,the existing g10 square foot residence which was constructed
nlgzs,and a rr"* i"ria"r.", fo, which u c.rtn"ite of occupu* ttol lT ":t been issued until
Special use approv"il;;;; to, ,h." ;b;. "ih; propor"j'eni, ihe whi-11,:t:ucture' and the new
residence, the log home, can be seen in #;n"*rupr, u.to*. The property is also improved with
two 1og shed type ti*ti*tt and a couple of root cellars'
As seen in the photograph to the righl.the
nrooertv gently slopes to the south' I ne
'u.gi ution is primarily grassrr-ith mature trees
suiounding the ProPosed ADU'
D. Zonng: The subject property-is zoned
;RRD(Agrtcultural / Residential / Rural
ilrt9' T"he zoning adjacent tojlhS. 3bject
,.r"ni'is also A/R/RD' The A'/R/RD zone
'ai.rlJtlu"ws for a minimum lot area of 2
acres.
:r."r" 'i#q ;';; Z'in'a countv Comprehensive Ptan
of 2000,as ..outlying Residential." o*G; n"ria",iiu1is consistent with the underlying zorung'
which in the case of A / R / RD i, u *rrri.ui' 10t area of 2 acres. It appears that the subject property
is located outside orit " 2 mile sphere of influence for the Town of Silt'
F. Road/Access: The property takl1 alces'"t*:::ty Road 223' The drivewav used by the
subject property i, *t*"0 ariveway with the property immeiiately to the north'
G. Applicability: Pursuant to Section 9.03 of the ZonngResolution, l app.lication for a Special
Use permit ("SUP"j shall be approved o' At*"A by the goarA of County Commissioners after
holding a public hearing thereon in conformance with all provisions of the zonngResolution'
II. REYIEW AGENCY AND OTHER COMMENTS:
The apprication was referred to the fo*owing agencies for comments. comments that were received
have been integratJtt,ougtrout this -"*or*d.rm where applicable'
1. Road and Bridge: Exhibit G
--
2,. Vegetation Management: Exhibit H
Rioo SPecial Use Permit
BOCC - 9/8/03
Page j
[I. REVIEW CRITERIA FOR SPECIAL USE PERMIT
PursuanttoSection5.03.l0,useslistedasSpecialUsesshallbepermittedonly:
1. Based on compliance with all requirements 'listed
herein' and;
2. Approval by the county cr;*;;;;;;r:r, which Board may impose additionsl restrictions
on the lot area, /loor orrr, ,"o*"rroge, ietback and heighi of proposed ltses or required
additionaloffstreetparking,screZningfencesandlindscaping'oranyotherrestriction
or provision it deems nrrrrroi'io prr'rrtl the h.ealth, safety andwelfare of the
population and uses of the n ignOirnooa o' 'oni";";;;;;
;t a co'dition of granting the
sPecial use'
Response: Staffsees no reason for thg Bocc to require any special conditions in addition to those
conditions listeO unJer Section VI of this memorandum'
Sncrrox 5:03
pursuant to Section 5.03, speciar uses shall conform to all requirements listed there under and
elsewhere in the l;;;ii":o1"tio"' plus the following standards:
1. rJtirities adequate to prou_ide water and sanitation service based on acceDted engineering
standards and approved by the,norri icounty commi"iz''*" 'n"tll
either be in place or shall be
constructed in cinjunction with the proposed use'
Response: separate septic systems will serve the proposed ADU and the log house' A new septic
svstem was instalred roittre ,.onor"iliii upp.o*r*iely 3 years ago and a new septic system was
irrstaUeA for the log home in 2003'
There is an existing wen (#226404)on the subject property (Lot 1' Rydel Ranch Exemption)', that
serves both the ,.16:.., pioperty *d;;;;;;;)'--t "*"d#tlr;; itt" "tt'tt (LotZ'Rvden Ranch
Exemption). proiiaJ;tth th" "ppil;;i";i, a w"lt srr*i"?egreement.that was executed in 2000'
The well Sharing Agreement "rly
rl;;;;fortwo "'iat""zttI utilize the well' In 2003' the
Applicant ana tG property owner r?;h"-;".h *""a"a tt" wtu st'*ing Agreement to allow for
four (a) r"ria"r,"", to utilte the well.'^'i;,;"ry't1a[t'a"*iftt eipficant was to contract with
west Divide water conservancy oi."i" tw"st Divide) for the addition of two residences'
In addition, as part of the new welr permil, #5gg37.,Condition of Approval6 of the welr permit.
reads, the use of the groun!**u ii* this we, i, ti*iri to ordiiiry househord purposes inside
four (4) singlelamilj dwe,rngs, thelrrisation of not *,orn tlron on, il1 acre (43,'560 square fee| of
RiPP SPecial Use Permit
BOCC - 9/8/03
Page 4
home gardens and lqywts, and the watering of twenty (20) head of domestic animals' All use of this
welr wi, be curta*ed unress the water ailotment contract or a pranfor augmentation is in effect'
This well is known as Kitty-Ripp wat, irini-a shared well toiated"at 4715 county Road 223 and
,r-iry 4715 and 4948 County Road 223' Rifle' CO'"
A contract with west Divide was signed and activated on May 20, 2003, Contract No'
030520RK(a). A copy of the west niviae contract, the wen rt*irrg agreement and the addendunL
*a,n well permits are inctuded in the application'
2. street improvements adequate to accommodate traffic volume generated by the proposed
use and to provide safe, convenient acces;s to the use sha, either be iiprace or shall be constructed
in conjunctionwith the proposed use'
Response: No proposed expansion to the existing access is necessary or requested for the proposed
ADU and the log home. Garfield co*iv noaa an'a Bridge Department y9i:rl.d that there will be
no impact on county Road223 u, u r..ult of the proposed ADU (see Exhibit G)'
3. Design of the proposed use is organized to minimize impact on andfrom adjacent uses of
land through installation of screen fenri, o, landscape marteri;ls on the pe:riphery of the lot and by
location of intensively utilized areas, ac"e,s points, iighting and signs in such a manner as to
protect established neighborhood character'
Response:Theexistingresidence,tobeconvertedtotheADU'isvisiblefromCountyRoad223'as
is the new tog t ome. ,fs noted p..riourty, the existing white structure has been on the property
since approximately 1g25. Ther. qry.*irting vegetation along the county road that would provide
screening for bottr residences. Staffis of the opi"ion that none ihould be required. No signage is
*titipu,-.a and standard residential lighting is utilized'
w.CRITERIAFoRACCESSORYDWELLINGUNIT(SECTION5.03.21)
pursuant to section 5.03.210f the zonngRegulations, useof a structure as an accessory dwelling
unit approved by Special Use sha|l.".t It'" fiflowing standafds' as wellas all other standards
applicable to residential use:
1. The minimum lot size shall be four (4) acres containing a building site with slopes less than
40% at least two (2) aues in size'
Rgsponse: The property contains apppoximat ely 22acres' The existing and proposed improvements
aroid slopes in excess of 40oh'
niorsoec;!;u;'_'r:ff;',
Page 5
2.Thegrossfloorareaforresidentialuseoccupancyshallnotexceedl500sq.ft.
Response: The existing residence contains approximately 810 squ'Ire feet' which does not exceed
the maximum floor area allowed'
3. Approvat Jrom the subdivision homeowners association and/or allowed by covenant if
applicable.
Response:Thepropertyisnotlocatedwithinasubdivision.Nocovenantsareapplicabletothis
proPertY.
4.ProofofalegattyadequateSourceofwaterforanadditionaldwellingunit.
Response: Discussion regarding the existing well has been addressed previously in this
memorandum.
5. compliance with the county individual sewage disposal system regulations or proof of a
tegalabilitytoconnecttoanapproyedcentralsewagetreatmentfacility.
Response: A septic permit, #330g,was issued for the septic system for the proposed ADU
approximately 3 years ago. A new septic system has recently been installed for the new log home
(#37 64,March 1 3, 2003)'
6. Only leasehold interests in the dwelling units are allowed'
Response: The Applicant will comply with this requirement' The ADU will not have a separate
ownershiP interest'
T.ThatallconstructioncomplieswiththeappropriateCountybuitdingcoderequirements.
Response: prior the issuance of the actuar Special Use permit, the Applicant shan provide to the
Garfiptd county Buitding Department documentation from a certified structural engineer that the
proposed aou compr"Iwiti, appropriate county building code requirements'
V. STAFF FINDINGS:
1. That proper posting and public notice was provided as required for the meeting before
the Board of County Commissioners'
2. That the meeting before the Board of county commissioners was extensive and
R\PP SPecial Use Permit
BOCC - 9/8/03
Page 6
complete,thatallpertinentfacts,mattersandissuesweresubmittedandthatallinterested
parties were heard at that meeting'
3. That for the above stated and other reasons, the proposed Special Use Permit has been
determined to be in the best interest of the health, 'uf"ty'
morals' convenience' order'
prosperity and welfare of the citizens of Garfield County'
4. That the application has met the requiremen!19f snecial use (Sections 5:03 and 9:03) in
the Garfieid County ZoniryResolution of 1978'
5.ThattheapplicanthasmettherequirementsofanAccessoryDwellingUnit(Section
5.03.21) initre Garfield County ZoniryResolution of 1978'
VI. RECOMMENDATION:
Staffrecommends that the Board APPROVE the Ripp Special Use Permit for an Accessory
n*"ffi"g Unit, subject to the following conditions:
l.AllrepresentationsoftheApplicant,eitherwithintheapplicationorS.laledatthehearing
before the Board of Courrty co-,ni.sioners, shall be considered conditions of approval.
2.onlyleaseholdinterestsintheADUshallbeallowed.Theunitmaynotbesoldseparately.
3. The use of cistern as a source of domestic water shall not be a permitted'
4.PriortotheissuanceoftheactualspecialusePermit'theApplicantshallprovide:
a.DocumentationshallbeprovidedtotheGarfieldCountyBuildingDepartmentfroma
certffied structural"rrgin"., that the proposed ADU compties with appropriate
County building code requirements'
RRAL
I County
FORM" O O R:[;.*'slr4'\
Building and planning Department
.u Retum Requested:sl+t'loj
tite 201, Glenwood Springs, CO 81601 !!!!!!!!! t
a"><, ,trar rt-rr-,
' -r"t""r r"-..t, , €,
)
-
t,l
I Phone: 945-8212'"'*"n*tt I m;;;. ar;ffi
nd Stephanie Ripp
II Phone:
a
ounty planning Department has received a land use request as referenced atlove. Your comment
nt part of the evaluation process. In order to review all appropriate agency comments and
rm into the Staff Report, we request your response by Friday. August 29' 2003'
REFERRAL I
Garfield CountY I
108 8* Street, Sui
070\ 945-82121FF:
ll rle Name(s)l-
ll nipp suP
llt_
ll s,un*turn.., ru,
ll appu."nt, Jeff an,
lr
ll contr.t Person:
lr
ll r,o.u,ior' 47t5 CcIt_--
lb'rygr:t"*
The Garfield Co
are an importan
incorporate ther
,UU 6 Stfeet, )U1[e ZUI, \Jlsllwuuu D
970) 945-8212lFax: (970) 38403470
P rtsb,
File Name(s)Proiect Name(s)
Special UseRipp SUP
Staff Planner: Tamara Pregl Phone: 945-8212
Anolicant: Jeff and StePhanie RiPP
Phone: 625-0714
Phone:Contact Person:
Location: 4715 County Road 233, Rifle'
Summary of Request: To all the existing residence to become an accessory dwelling unit for the purpose of cons:itruction new residence.
GARFIILD COLNTY
{Jo Tr- -* r-f o A t*"//-/ 3 7J
Counw AttomeY
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Cor.o sie, E
\l/.rar P
/-]enlnoicql Srrruev (Fee)
Health Deoartme,nrt
Forest Sa'vice (Fee)
wilzllifa Dirrisinn
s#+id*iuii#6i
IT C \I/KE'U,B]I\II
Prrhlin Slryice
Ho'lv Cross Electric
Autr Z I 200
G.S. Carbondale Fire District GARFIFI N COIIN
NG
Silt/Ncw Ces+lelR ifle Fire District
tnfl.UING & PLANh
Soil Conswation District
Planning Commission
BOCC
o-L-^1 n:^d^1
ragc r or r
Tamara Pregl
From: Steve Anthony
Sent: Tuesday, September 02,2003 4:14 PM
To: Tamara Pregl
Subject: RE: Ripp SUP Comments
Tamara,
The Vegetation Management Department has no objections to allowing the existing residence to become an
accessory dwelling unit. There doesn't appear to be any weed/revegetation issues that I need to comment on.
Thanks
Steve
-----Original Message-----
From: Tamara Pregl
Sent: Tuesday, September 02, 2003 12:09 PM
To: Steve Anthony
Subject: RE: Ripp SUP Comments
Great. Thanks.
-----Original Message-
From: Steve Anthony
Sent: Tuesday, September 02, 2003 6:55 AM
To: Tamara Pregl
Subject: Ripp SUP Comments
Tamara,
Can I get this in this afternoon
Thanks
Steve
I EXHIBIT-fl+
9t2t2003
(ro
Jeff Johnson
Architectural PC
Jeffrey Scott Johnson
AIA
136 East Third Street
Rifle, CO 81650
Phone: (970) 625-0580Fax: (970) 625-0581Cell: (970) 948-0099
jjarch@rof. net
MEMORANDUM
Contact: Andy SchwallerCompany: Garfield County Building lnspectorPhone: 384-2470Date: September g, 2OO3Project: Ripp ResidenceNo.: 02094
Regarding: Jeff and Stephanie Ripp Residence
4715 County Road 223
Special Use permit
ADU Accessory Dwelling Assessment
Andy,
The following letter has been provided by Jeff Johnson Architectural, p.c. to the Buildinglnspector of Garfield county on behalf oitJett Ripp to
".trurirn inrt his existing residence at4715 County Road 223, Rifle, Co, is in compliance witn appropiirt" cr.ri"ro c"ounly-cooerequirements.
Public health, lafety, and welfare will not be endangered if this buitding is utilized as anaccessory dwelling unit.
on my assessment of the building on Monday, september 0g, 2003, r reviewed thestructural integrity of the buitding ind found iito od satisractry.
-
The building is estimated to be constructed circa 192s, and existing fixtures and buildingmaterials such as lathe and plaster walls, is consistent for this time period.
This indicates that the building's structure has withstood over 75 years of seasonal freeze-thaw cycles, and corresponding wind and snow loads. over this period, the roof system isstill level, the trusses are structurally sound, and there is no evidence of localized sagging.
ln conclusion, lbelievethe residenceat4TlScounty Road 223, Rifle, co, is in compliancewith appropriate Garfield County code requirements.
Thank you for your time,
ArW??i+T
Jeit Johnson, AIA
:
$fl*4,