Loading...
HomeMy WebLinkAbout2.00 Application Narative/ Comp Plan & Zoning InformationSection 2 Introductory Information and Background Background Information and Narrative Comp Plan & relevant Zoning Information Compliance with ADU Criteria Impact Analysis Compliance with Article 7, Divisions 1-3 Waiver Requests Vicinity Map SECTION 2 – INTRODUCTORY INFORMATION AND BACKGROUND Parcel #: 239324304002 Zoning: Rural “R” Application Date: August 2017 REQUEST/TYPE OF APPLICATION: Crawford Design Build, on behalf of BVC Wooden Deer LLC, hereby submits a land-use change application for an accessory dwelling unit for property located on Lot 2 of the Wooden Deer Subdivision. The Wooden Deer Subdivision is located on the east side of County Road 103 AKA Crystal Springs Road approximately 2.1 miles northeast of the town of Carbondale. We are submitting all application materials identified in Section 5-401 and Table 5-401 of the Garfield County Land Use and Development Code (LUDC) and noted in the Preapplication conference. The application materials include the following: • Application forms and fees • Vicinity Map • Site Plan and ADU Floor Plan • Narrative Request and Related Information • Title Commitment and Proof of Ownership • Names and addresses of Property Owners within 200 ft. • Letter identifying Representative • Copy of Preapplication Summary • Site Plan Information • Information demonstrating Compliance with Article 7, Divisions 1 -4 as applicable. • Technical Reports o grading and drainage plan o Soils Study o OWTS application (previously submitted with building permit for single- family home on Lot 2 o Water Supply documents INTRODUCTION AND BACKGROUND: Wooden Deer Subdivision. The W ooden Deer Subdivision is a 22-lot single- family subdivision in the Rural “R” Zone District - general location noted in the previous section. The Preliminary Plan was approved by virtue of Adoption of Resolution No. 92 – 043 by the Garfield County BOCC and recorded at Reception # 434650 on May 12, 1992. The Final Plan was adopted soon after. Residences started to be constructed in the mid-1990s. 13 of the lots have an existing single-family residence for a home is being built presently. A listing of the lots, their present status and lot size is included later in the application. All of the lots access directly off of Wooden Deer Drive, with primary access to the subdivision from County Road 103. The subdivision has a vegetation cover primarily of pinon, juniper and sagebrush. The subdivision gains elevation as one drives off of County Road 103, and each lot has an acceptable building site. Wooden Deer has a community water system which is operated under CDPE regulations. The water system does have a manager. Wastewater is provided by an OWTS on each lot. Property/Site Description. Lot 2 is a 5.48 acre lot located at the northern boundary of Wooden Deer. Access is by cul-de-sac at the terminus of Wooden Deer Drive. The single-family house being constructed at this time the building has permit approved in the summer of 2017. The building site is on a relatively flat portion at the west end of west trending Ridge. Steeper slopes exist to the south and west, with ground surfaces sloping more gently to the east. A tank for the community water system lies along the lot boundary to the north. The house presently under construction is a 4-bedroom, 5- bathroom house approximately 4,000 SF in size (not including three-car garage for ADU). DEVELOPMENT PLAN – ADU: Basic Information There is a three-car garage with the spacing access for the lot. The ADU is approximately 740 ft.² and is located on top of the garage. There is a separate entrance for the ADU via stairway off the north side of the garage. ACCESSORY DWELLING UNIT Criteria Below are the evaluation criteria outlined in Section 7-701 (Accessory Dwelling Unit) of the LUDC. We will address each criterion on a point by point basis. Where they do not apply, we will indicate with “NA”. A. Maximum Floor Area. • Floor area shall not exceed 1500 ft.² for a lot <4 acres • floor area shall not exceed 3000 ft.² for any lot 4 acres were greater. Response: the ADU is approximately 740 ft.² in size B. Ownership Restriction. An ADU is restricted to leasehold interest in the dwelling unit and is for the residential or Home Office/Business use only. Response: the ADU will be used for residential or home office purposes only. C. Compliance with the Building Code. Construction shall comply with the standards set forth in this code and with Building Code requirements. Response: The ADU will meet appropriate building code and Garfield County standards. A building permit for this portion of the structure will be received through the Community Development Department D. Minimum Lot Area. The minimum Lot Size for an ADU is either: • 2 acres, or • for lots in zone district with the minimum Lot Size of less than 2 acres, the minimum Lot Sizes twice the minimum required lot size. Response: Conforms. The lot is 5.48 acres in size. E. Entrance to dwelling unit. Separate entrance is required. Response: Conforms. There is a separate entry to the ADU. The unit will be accessed from an exterior stairway adjacent to the garage. Garfield Coun ty, Colo rado Prin ted: 8/19 /2 017 at 7 :29 :51 PM Disc laimerThis is a co mp ilatio n o f reco rds as th ey ap p ear in th e G arfield Co un ty Office s aff ecting th e area sh own . This d rawin g isto b e u sed o nly f or refe re nc e p urp ose s an d the Co un ty is n ot resp on sible for any in acc uracies he rein co n taine d. Garfie ld C o unty Land Explorer Co pyright Gar fie ld Cou nty, Colo rado | A ll Rights Reser ved© Gar f ield Count y Land Explor er ¬1 inch = 3,009 fe et 1 inch = 0.57 m ile s 0 0.8 1.60.4 Miles Gar fie ld Cou nty Colorad oGarfield County Coloradowww.gar field-county.com Gar field C oun ty Pr inted by Web User COMPLIANCE WITH UNDERLYING ZONE DISTRICT: The single-family detached home and the ADU comply with the underlying zone district – Rural (R ). A chart demonstrating compliance is shown below. ZONING COMPLIANCE – Lot 2 Wooden Deer Rural (R) Standard Lot 2 Wooden Deer Min Lot Area 2.0 (Ac.) 5.48 (Ac.) Max Lot Coverage 15 (%) Complies MAX FAR NA Complies Front Setback (local) 25 (Ft.) 120 (ft.) Rear 25 (ft.) 145 (ft.) Side (east) 10 (ft.) 50 (ft.) Side (west) 10 (ft.) Complies Height 25 (ft.) – Res Complies COMPREHENSIVE PLAN: The subject property, and the entire Wooden Deer Subdivision is located in the Residential Medium Future Land Use Designation. Density of residential uses = 1 DU per 6 to < 10 acres. We will restrict our comments to a relevant discussion of this Land Use Designation. As this is an existing subdivision, we will not go into a point by point analysis and discussion of the compliance with the Comprehensive Plans Vision Statement, Issues/Identification, Goals, Policies and Strategies/actions. We will be happy to provide more formation on that topic if requested. A land-use summary of the lots in Wooden Deer is attached. It shows the Lot #, owner, lot size and land-use. The 22 lots range in size from 2.01 acres to 9.06 acres in size. Average lot size is 4.39 acres. As one can see, the average lot size is slightly less than the minimum in the suggested range for the Residential Medium (RM) designation. It should be noted that the planning for the subdivision occurred in 1991 and the approval of the Preliminary Plan in 1992. At that time, the proposed subdivision met the requirements of the underlying zone district (A/R/RD), subdivision LAND USE SUMMARY-WOODEN DEER SUBDIVSION LOT# OWNER SIZE (AC.) LAND USE 1 CLEMONS 5.99 RESIDENTIAL 2 BVC WOODEN DEER 5.48 UNDER CONSTRUCTION 3 VIDAL 5.48 VACANT 4 BYRNES 5.92 VACANT 5 BALL 3.09 VACANT 6 KOLLAR 2.02 RESIDENTIAL 7 KLIEBERT 2.29 RESIDENTIAL 8 FOX 3.01 VACANT 9 HARDMAN 4.18 VACANT 10 HAYS 3. 71 RESIDENTIAL 11 GADDIS 3.28 VACANT 12 COYLE 5.3 RESIDENTIAL 13 POD LLC 7.87 RESIDENTIAL 14 TAYLOR 2.01 RESIDENTIAL 15 QUIAT 2.61 RESIDENTIAL 16 EINARSDOTIR/JOHANNSS 2.55 VACANT 17 HORNBACHER 2.44 RESIDENTIAL 18 HABERMAN 4 .67 VACANT 19 JERVIS 4.26 RESIDENTIAL 20 OMANG 4 .1 RESIDENTIAL 21 KAVASON 7.2 RESIDENTIAL 22 FITCH 9.06 RESIDENTIAL standards and in our understanding any relevant Comprehensive Plan Documents in effect at that time. The proposed density of residential uses (1 du per 6 to 10 acres) was not created until well after the Wooden Deer Subdivision was approved and construction commenced. Most of the immediately adjacent areas in Missouri Heights also have this Future Land Use Designation. It is our opinion that because this land use designation is relatively new and was created after the approvals of Wooden Deer, compliance is not an outstanding issue. It should be noted that half of the lots (11) are larger than 4 acres in size – and therefore approaches the RM criteria to some degree. In other words, the subdivision was not designed to be at the maximum density for the underlying A/R/RD in effect at that time. WATER SUPPLY PLAN There is a central water system for Wooden Deer. A single well pumps to a 50,000-gallon tank and gravity feeds to all lots. The system was approved as part of the original subdivision approval. The well was dug in November 1991 by Shelton Drilling Company. Two pump tests were conducted to determine expected yield. Attached Is a Letter from Paul Bussone of Resource Engineering Inc. dated June 25, 1992. A supporting letter to Scott Writer, the developer for Wooden Deer outlining the system requirements from SGM is also attached. Finally, the well permit, pump test and a Statement of Beneficial Use are also included in the documents. The water system manager is Davis Farrar. The system is a Community Water System and operates under CDPHE regulation and guidelines. Davis performs monthly coliform testing and tests annually for other contaminants. He also maintains required chlorine residual and performs weekly testing. Attached is a letter from Davis summarizing his services as well as a consumer Confidence Report. It is our understanding that the system is safe and meets all community water guidelines. ON-SITE WASTE TREATMENT SYSTEM there was an application for an OWTS submitted with the building permit application for Lot 2. That application was for a five-bedroom house. The single- family detached units contains four bedrooms, and the fifth bedroom is associated with the ADU. The application is included in Section 3 – Technical Documents TRAFFIC It is our understanding that a Traffic Report was submitted with the original Preliminary Plan application. We are therefore asking for a waiver from that submittal requirement. Each single-family home generates approximately 10 Average Daily Trips (ADT) according to the International Traffic Engineers Manual. An ADU is closer and impact to a multifamily dwelling unit – which generates approximately 6.4 average daily trips per day. The subdivision road was designed to accommodate this type of traffic. The additional trips will not require an access permit for County Road 103 or an access permit on to State Highway 82.