HomeMy WebLinkAbout2.0 BOCC Staff Report 04.09.2007REQUEST
BOCC 4/09/2007 CR
Collins ADU
PROJECT INFORMATION AND STAFF COMMENTS
Special Use Permit for an Accessory Dwelling
Unit (ADU)
APPLICANT / OWNER Bruce and Betty Collins
LOCATION
5352 County Road 233
SITE DATA
5.32 acres
ACCESS
County Road 233
WATER
Well
SEWER
ISDS
EXISTING ZONING ARRD
1. DESCRIPTION OF THE PROPOSAL:
The Applicant requests the Board of County Commissioners grant a Special Use Permit
(SUP) for an Accessory Dwelling Unit (ADU) located on a 5.32 acre parcel described as
5352 County Road 233. The proposed ADU is an existing 1,476.5 sq ft unit. The
Applicant is seeking approval of this Special Use Permit in order to begin construction of a
new primary dwelling unit.
TOTAL FLOOR AREA: 1,476.5 5/F
2. APPLICABLE REGULATIONS
A. Special Use Permits are subject to the standards set forth in §5.03 of th
Resolution. This section states that utilities adequate to provide e Zoning
t
service, street improvements, and design of the proposed use to minimisa
e rim to n
through various means shall be provided if found necessary. pct
B. Zoninq Resolution: An ADU is a special use in the ARRD district pursuant to
§ 3.02 of
the Zoning Resolution of 1978, as amended. The application must address
general SUP review requirements in Section §5.03 as well as the specific standards
that apply to ADU's contained in §5.03.21. These standards are listed below in
italics followed by a Staff comments. bold
General S ecial Use Permit Re uirements 5.03
1) Utilities adequate to provide water and sanitation service based o
accepted engineering standards and ay n
of
Commissioners shall either be in placeorshall beeBoard constructednin
conjunction with the proposed use.
Staff Comment
The proposed ADU is an existing unit. Water and sanitation service are
provi d
unit by an existing well and ISDS. Well permit number 64910 allows the use ofgroundo the
water inside one single family dwelling and one accessory dwelling unit.
The existing well permit demonstrates the ability to legally provide water to the
and proposed structures. However, the Applicant must demonstrate that the ex sten xistingg
can provide an ade uate su I of water. As a condition of approval Staff eis
recommending the Board require a four-hour pump test to determine if the existin well i
an adequate source of water prior to the issuance of the Special Use Permit. g s
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;
Staff Comment
The subject property is accessed via an existing driveway off of County Road 233. The
existing access is sufficient for the traffic that will be generated from this use. A
the existing driveway access permit is needed. If a permit has not been issuedcopy of
subject property, Staff recommends that the Board require that one is obtained for the
issuance of the Special Use Permit. prior to the
BOCC 4/09/2007 CR
2
BOCC 4/09/2007 CR
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 proposed ADU is in character to the surrounding properties and should not adversely
impact surrounding owners. If approved, the applicants shall use minimal lighting that is
shielded to prevent light trespass on other properties and is inward and downward facing
towards the structure. This standard has been met.
Specific Special Use Permit Standards for ADU fG 5.03.21)
1) 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 property contains 5.32 acres, which exceeds the minimum required for an ADU. The
subject parcel is relatively flat. This standard is met.
2) The gross floor area for residential use occupancy shall not exceed 1500
sq. ft.
Staff Comment
The Applicant has provided a floor plan of the existing unit. The floor plan was created by
SCK Design, Carbondale, Colorado and represents a total floor area of 1,476.5 sq ft. This
standard has been met.
3) Approval from the subdivision homeowners association and/or allowed
by covenant if applicable.
Staff Comment
No Homeowners Association or restrictive covenants are associated with this parcel. This
requirement is not applicable
4) Proof of a legally adequate source of water for an additional dwelling unit.
Staff Comment
The exiting ADU is served by a permitted well. Legally the well can serve as a source of
water for the existing and proposed structures. Proof of adequacy is still required.
3
BOCC 4/09/2007 CR
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
The existing ISDS is adequate for the proposed ADU. A new ISDS will be constructed
along with the proposed primary dwelling unit.
6) Only leasehold interests in the dwelling units are allowed.
Staff Comment
The Applicant understands that only leasehold interests are allowed in the unit. This
standard is met.
7) That all construction complies with the appropriate County building code
requirements.
Staff Comment
The structure to be used as the ADU is an existing unit. This Standard has been met.
2. 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 meeting.
3. That for the above stated and other reasons, the proposed Special Use Permit is in
the best interest of the health, safety, 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.
4
BOCC 4/09/2007 CR
3. RECOMMENDATION
Staff finds that the existing structure is in compliance with §3.02 and §5.03.21 of the Garfield
County Zoning Resolution of 1978 and recommend that the Board approve this request to
allow an ADU on a property owned by Bruce and Betty Collins located at 5352 County Road
233, 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 unless otherwise modified by the Board;
2. All lighting associated with the ADU shall be the minimum amount necessary. All
exterior lighting shall be shielded to prevent light trespass on any adjoining property
and be downward facing towards the structure;
3. The Applicant shall meet all requirements of the Garfield County Zoning Resolution of
1978, as amended, and shall meet all building code requirements;
4. The accessory dwelling unit shall not be conveyed as a separate interest but may
be leased;
5. The Applicant shall provide a Garfield County Road and Bridge Driveway Access
Permit prior to the issuance of the Special Use Permit;
6. The Applicant shall provide a four-hour pump test demonstrating the ability of the
existing well to provide an adequate water supply to the existing and proposed
structures;
5
•
•
••
•
•
•
••
••
•N •
••••••
/
/
/
/
/
/
/
/
•
•
•
•
•
\
z>xiar(irksa Looe Oc,unamisi Piping under vor.;)
BASIS OF BEARING
N00°07'25"E
•
N \•
\•
\
<\
• •
\
•
\
•
\
•
\ \
•\ \
•
/
694.28'
/
/
/
/
/
/
/
A --
•
L
/
/
/
/
/
•
\
/
/
/
/
/
\ \
\ \
\ •
\ •
\ \
\\
\ \
\ \\
\
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
7-T'
0
\
•
•
•
•
•\
\
\
•••
\
•
III'p0'
1at 1 urs
iii 31 �_ 1y _EF 4 \
\
`\ •\
\
\ •
a
\
\
•
\
•
1
•
\
\
••
•
\
•
•
•
•
•
•
•
•
rm„axyd Storage nom
1 GRAVEL DRIVE
0
O
1-i
1 li
Kn,
/w
of
W
\
5'02°01'37"W
695.42'
Michael Doyle
Architects
204 Park Ave., ID
Basalt, Colorado
81621
970 927 6796 (p)
970 927 6797 (f)
fiIl
Collins
Residence
5352 County
Road 233
Silt, CO
81652
General
Contractor
Jacober Brothers
Construction
Box 1073
Carbondale
Colorado 81623
Progress Drawings
12-20-05
SCALE . r=so•
V
NORTH
A2.1