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Home My WebLink About2.0 Staff ReportSUP Wallace ADU BOCC 9/15/08 DD Gary & Pat Wallace — Special Use Permit (SUP) - Accessory Dwelling Unit (ADU) PROJECT INFORMATION AND STAFF COMMENTS REQUEST Special Use Permit for an Accessory Dwelling Unit (ADU) APPLICANT / OWNER Gary and Pat Wallace LOCATION 1065 Gage Road, Rifle CO SITE DATA 6.52 Acres ACCESS Driveway off Gage Road, off County Road 319 WATER Two (2) wells: an individual well and a shared well SEWER EXISTING ZONING ISDS A/R/RD I. 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 6.52 -acre parcel south and east of the City of Rifle. The proposed ADU is to be a new free standing unit, approximately 1388 square feet. Access for the ADU will be provided via an existing driveway that presently serves the principal dwelling unit. The driveway comes from Gage Road which connects to County Road 319. Gage Road (private road) serves residences on adjacent parcels. Proposed Site Plan •••10.0141111.11M4 4.11•K son NSW c • 20'� 202' SUP Wallace ADU BOCC 9/15/08 DD immomnexammil MN Mach field proposed _ — —I resiclacnce ■ drrvewa �.-.... r aspic no tank I utility f ° i I ment pritnaty reside a_ ,#0365 . vitalist hokOngtank eleOtrkial vault -,0 •�,•- •:.„, ' — wallce well andpump , shared Wil/ f APPROXIMATE LOCATION , -. , _ DRIyE1NAY_ • , : — ''%. water holding shut 1/3tnrerest N, tank E� 1 3 -BEDROOM RESIDENCE Ma wax .a.a.no _ pump shed APPROXIMATE LOCATION OF PERCOLATION TEST. ii nglitII t1I 'i1 !P 111ILO' 11 f' iflI !Il111011111141101131! ! iii 111iI1i SII til iu 1! iiieit i 11 111111liili MIIIii� i�kltl1l l;l iIf1igill lt R tliiititii rill! l Mi 111 flail 111.4101i1111i111a1/ 11!Iii anti, W114111111raii111i1111'ifIIIl 1Till s I 111tiiIIlI S;itfillilli �I;:I 111:1lLIS Ott NMI 1E11 light 1IfllltiiVIIitIJI I 11111 iAntiitLJ1* 11F�l $1I11i1Illtti1� 11 I i uiiimittg in) HILI 1311:1Ili1111 1 1 1•1N 11il� tills'#MIialI!1ii �i' hl Ii1i;Elif fEIIII u i111NI111110111I1*II'1119.19111t1ili'1iui;uuIlli.tIIl!1I1:uI1lI�ll1111litilfentu 1R 1[Illliit[lei[111Pft*IIa�ll1 iillii i�flsinsi t!'Fill sagiliiiiIi11IilllffitNia11 ill li iitil I1tillitclue Bil l I Eli! I# � 11 ilSM ii ilia f11 nil SiftgiMBBEEIIIlllkille• !Oral II ta19 1111i*alit i #1tl#iif`I111t1;'RifIIt tii1Il' ft1111111111 !ON 11 SUP Wallace ADU BOCC 9/15/08 DD II. REFERRALS: Referred, but no response received at time of writing: Rifle Fire Protection District Bureau of Reclamation, Glenwood Springs Office III. RELATION TO THE COMPREHENSIVE PLAN OF 2000 The site is located in Study Area 2, outside of the City of Rifle Tow -Mile Sphere of Influence in an area designated `Privately owned lands with site specific limitations such as flood plain, slope hazard, septic constraints, or surficial geology (mud flow, debris fan) to be evaluated at site plan.' The parcel is outside of the surficial geology area mapped for geologic hazards, slope hazards, flood plain and septic constraints. The site visit revealed a gently sloping building site for the principal dwelling unit and the site proposed for the ADU. In absence of geologic mapping, the soils types are surmised by examining the Soils Map. The soils map reflects that this parcel's soil type (thought to be Potts-Ildefonso- Vale) is of a type described as `Deep, well -drained, gently sloping to steep slopes on mesas, alluvial fans, terraces and benches'. Depending on the site it may also include, or be instead, `Morval-Villa Grove' described as `Deep, well -drained, gently sloping to steep slopes on mesas, mountainsides and alluvial fans'. 3 MORVAL•VILLA GROVE Deep, well drained, moderately sloping to moderately steep soils on mesas, mountainsides and alluvial fans. s SUP Wallace ADU BOCC 9/15/08 DD It is anticipated that these soils will present little obstacle to an ISDS. There is an existing ISDS permitted on the parcel for the existing residence. POTTS•ILDEFONSO•VALE Deep. well drained, gently sloping to steep soils on mesas. alluvial fans, terraces and benches. •_• • Approximate location of parcel Staff feels that no site specific limitations exist on these lands outside of the Rifle Two -Mile Sphere of Influence. This standard HAS BEEN MET. IV. APPLICABLE REGULATIONS A. Special Use Permits are subject to the standards set forth in §5.03 of the Zoning Resolution. This section states that utilities adequate to provide water and sanitation service, street improvements, and design of the proposed use to minimize impact through various means shall be provided if found necessary. B. Zoning Resolution: An ADU is a special use in the A/R/RD district pursuant to § 3.02 of the Zoning Resolution of 1978, as amended. The application must address the general SUP review requirements in Section §5.03 as well as the specific standards that apply to ADUs contained in §5.03.21. These standards are listed below in bold italics followed by a Staff comments. General Special Use Permit Requirements (§ 5.03) 1) Utilities adequate to provide water and sanitation service based on accepted engineering standards and approved by the Board of County Commissioners shall either be in place or shall be constructed in conjunction with the proposed use. Staff Comment The Applicant has provided proof of a single well and holding tank that presently serves the principal dwelling unit, and a shared well with holding tank that will be used to serve the ADU. The well -sharing agreement allows for one residential unit to be served by the shared well. It does not specify a type of residential unit, only that it is a single family residential unit, which does describe the ADU. This standard HAS BEEN MET. 4 SUP Wallace ADU BOCC 9/15/08 DD The Applicant is proposing to install a new ISDS for the proposed ADU. There have been no reported problems with the existing ISDS. As long as the ISDS is constructed as proposed, it is Staffs opinion that adequate sewage and wastewater capacity exists for the proposed development. This standard CAN BE MET with adequate ISDS permitting. 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 Main access to the proposed ADU will be from the driveway which is to serve both the future ADU and existing primary dwelling unit. This driveway is onto a private road (Gage Road) that connects to County Road 319. This standard HAS BEEN MET. 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 affect surrounding owners. If approved, the applicants shall use minimal lighting that is shielded to prevent Tight trespass on other properties and is inward and downward facing towards the structure. Vegetative barrier is recommended to screen the unit from the adjacent residence. Upland trees such as Colorado Pinyon Pine, Utah Juniper and Scotch Pines would be good screen trees for the land type. This standard CAN BE MET. Specific Special Use Permit Standards for ADU (§ 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 6.52 acres, which exceeds the minimum required for an ADU (4 acres). The proposed ADU will be on a portion of the property that has no slopes exceeding 40%. This standard HAS BEEN MET. 5 SUP Wallace ADU BOCC 9/15/08 DD 2) The gross floor area for residential use occupancy shall not exceed 1500 sq. ft. Staff Comment The Applicant has indicated that the ADU is to be approximately 1388 square feet. The Applicant understands that the Accessory Dwelling Unit cannot exceed 1500 square feet. This standard HAS BEEN MET. 3) Approval from the subdivision homeowners association and/or allowed by covenant if applicable. Staff Comment There is no Homeowners Association or restrictive covenants on this parcel. This requirement is NOT APPLICABLE. 4) Proof of a legally adequate source of water for an additional dwelling unit. Staff Comment Potable water is supplied by the shared well and individual well for both the principal and accessory dwelling units. This standard HAS BEEN MET. 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 Applicant is proposing to install a new ISDS for the proposed ADU. As long as the ISDS is constructed as proposed, it is Staff's opinion that adequate sewage and wastewater capacity exists for the proposed development. This standard CAN BE MET with adequate ISDS permitting. 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 CAN BE MET. 6 SUP Wallace ADU BOCC 9/15/08 DD 7) That all construction complies with the appropriate County building code requirements. Staff Comment The Applicant must obtain a valid building permit from the Garfield County Building Department for the new Accessory Dwelling Unit. In addition, this Accessory Dwelling Unit will be required to meet all applicable federal, state and local regulations. This standard CAN BE MET with adequate permitting. V. 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, (§ 5.03) and does not present any site specific limitations as stated on the Study Area Map that is part of the Comprehensive Plan of 2000. VI. STAFF RECOMMENDATION 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 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 obtain any applicable Garfield County building permits, grading permits and access permits, including approval for a septic permit which can accommodate the accessory dwelling unit prior to the issuance of Building Permit. 4. The gross floor area of the accessory dwelling unit shall not exceed 1,500 square feet. 7 SUP Wallace ADU BOCC 9/15/08 DD 5. The accessory dwelling unit shall not be conveyed as a separate interest, but may be leased. 6. Five trees no less than 4 feet in height shall be planted as vegetative screen to screen the ADU from the residence to the north. VII. RECOMMENDED MOTION "I move to approve the Special Use Permit request for an Accessory Dwelling Unit for a property described as 1065 Gage Road and located south and east of the City of Rifle with the conditions proposed by Staff." 8 Wallace Special Use Permit (SUP) for an Accessory Dwelling Unit in the A/R/RD Zone District BOCC September 15th, 2008 Project Specifics • REQUEST Application for a Special Use Permit to permit an Accessory Dwelling Unit (ADU) • APPLICANT Gary and Pat Wallace • LOCATION 1065 Gage Road, Rifle CO • SITE DATA 6.52 Acres • ACCESS Gage Road (private) to County Road 319 • WATER Two (2) wells: one individual and one shared • SEWER ISDS • SQUARE FOOTAGE 1388 Square Feet • EXISTING ZONING Agriculture/Rural/Residential Density (ARRD) 1 Site Plan Proposed ADU mar Inking Mt APPROXIMATE LOCATION 3 -BEDROOM RESIDENCE Principal Dwelling Unit I -- 202' APPROXIMATE LOCATION OF PERC.(1AT10N TEST / • l.J wwlVu 2 Location Photos Wallace Residence view looking south Well Pump Shed Shared Well Wallace Well Driveway to Wallace Residence Power Vault ADU Site Encana well pad Wallace ADU- side view (above), end view »> 1388 square feet 3 Relationship to Comprehensive Plan of 2000 Rifle r.ti r�JJ iri c..- . —;., ......;. Rifle Two -Mile Sphere of Influence Privately Owned lands with site specific limitations to be evaluated at plan review Adjacent Zones: Open Space D Subdivision Legend Outlying Residential, z Amypw OwMMg unit Residential. varying Densly its high Density Residential. 6-16 Units per Acre Commerce,/ - Neighborhood Commercial d3c"o' Mixed Use Residenhel Commerce,' - Light Industrial Public Lands Open $pec. Subdivision City/Town Airport InduaMa' Park Q 2 Mile Sphere or lawn, - Silt Urban Growth Boundary - 5h. Arne»hon Boundary -- New Castle 3 Ask Boundary -- Extent of Geologic hazards Study Area Pnvably owned lends whn site specific use Rmhations such as flood plan. slope hazard. septic constraints, or swede! geology (mud rtow. Mins antro a .wl- uatedat plan review The privately owned land is outside of the City of Rifle Two -Mile Sphere of Influence and does not have site specific limitations at the time of this plan. Those considerations are constraints due to: • location near a flood plain, debris fan, mud flow or other geologic hazard, • steep slopes over 40% of the site limiting the building envelope, • soil types that would limit the use of ISDS systems. 4 2 1H*11.4.1a q aree rear. nloway .olts on mow.), moss hmm. and Mum, kler, PlOsam Amp, (WO 2 ana POTTS•I LDE F ONSO•VALE Deep. well drained. gently sloping to steep soils on mesas, alluvial fans. terraces and benches, MORVAL•VILLA GROVE Deep. well drained moderately sloping to moderately steep soils on mesas, mountainsides and alluvial fans Agency Referrals Staff requested comment from the following agencies: ■ Garfield County Vegetation Management - In a letter dated 9/3/08, GarCo Vegetation Management Director Steve Anthony requests that the applicant submit a map and an inventory of noxious weed survey for County -listed noxious weeds. If any weeds are located on site, the Applicant shall submit and follow a weed management plan. (The County -listed noxious weed list was provided.) ■ Rifle Fire Protection District- No reply ■ BLM Office (Glenwood Springs)- No reply 5 Requirements for an ADU • Over 4 Acres: • Adequate Utilities: • Street Improvements: • Design of Proposed Use: • Slopes Less Than 40%: • <_1500 Square Feet: • HOA/Covenants: • Adequate Water Supply • Adequate Sewage Disposal: • Conforms with Bldg. Code: In Compliance In Compliance In Compliance In Compliance In Compliance In Compliance In Compliance In Compliance In Compliance In Compliance Relationship to Comprehensive Plan Not found to have site specific limitations Staff Recommendation Staff Recommends Approval with Conditions 1 through 6 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 obtain any applicable Garfield County building permits, grading permits and access permits, including approval for a septic permit which can accommodate the accessory dwelling unit prior to the issuance of Building Permit. 6 Staff Recommendation Staff Recommends Approval with Conditions 1 through 7 4. The gross floor area of the accessory dwelling unit shall not exceed 1,500 square feet. s. The accessory dwelling unit shall not be conveyed as a separate interest but may be leased. 6. Five trees no less than 4 feet in height shall be planted as vegetative screen to screen the AIM from the residence to the north. 7. The Applicant must provide to Garfield County Vegetation Management a noxious weed map and inventory of the parcel and develop a noxious weed management plan in response to finding any weeds listed on the Garfield County Noxious Weed List. Questions !t --,-7- �'i' 7 Gary and Pat Wallace Po Box 201 Rifle, Co. 81650 970-379-0526 970-625-0522 Mayl6, 2008 Garfield County Building and Planning Dept. 108 8th St., Suite 401 Glenwood Springs, Co. 81650 Subject; Special use Permit To the board of County Commissioners, Hi! Gary and I are long time residents of Garfield Co. We have invested our future here, raising our daughter and maintaining good work ethics with support and structure — which is what makes a strong community. We would like you to consider our request to add a second single family dwelling to our property. We had purchased 6.52 acres in the spring of 2004 and we have met all the requirements of Garfield County building codes, rules and regulations for residential housing. We recently had a new well drilled on this property called the 'Wallace well'. We also own a 1/3 interest in a shared well located on another lot. The use of water for the proposed unit will be limited to one single family dwelling. Autos will be limited to two personal use autos, with the driveway attached to the present 'Wallace' driveway. We have an easement access agreement for Gage rd. that allows free and unobstructed use of Gage Road. A wastewater system will be put in place, as peri equirements, upon approval. Enclosed is a copy of the system we have in use presently. This is to be used as a reference only — as it describes land related issues. We have an electrical vault located on this property that will supply the proposed unit in compliance with state electrical board requirements. Thank you for your time, we hope you will consider our application and allow us to move forward. We would like to maintain a reputable market value on our property and feel that moving ahead on this project will not only be a good investment for us, but for Garfield Co. as well. Respectfully,