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HomeMy WebLinkAbout2.0 BOCC Staff Report 08.16.1999REQUEST: APPLICANT: LOCATION: SITE DATA: ACCESS: WATER: SEWER: BOCC 8/16 /99 PROJECT INFORMATION AND STAFF COMMENTS A request for review of a Special Use_p ermit to allow for expansion of a veterinary clinic. ~.Charles Roeber of Alpine Animal Hospital 17776 wy. 82 , across from the Dakota Subdivision, between Carbondale and Basalt 3.9 acres Gravel driveway intersecting with Highway 82 Existing well permit #2 8056 Existing ISDS EXISTING ZONING: AIR/RD-Agricultural /Residential/Rural Density I. RELATIONSHIP TO THE COMPREHENSIVE PLAN According to the 1995 Garfield County Comprehensive Plan, this site lies in the Low Density Residentialarea which calls for "10 acres or more per dwelling unit". The comp plan contemplates residential, rather than commercial , uses in this area. However, one of the goals of the comp plan is to " •.. encourage the retention and expansion of convenient, viable and compatible commercial development capable of providing a wfile variety of goods and services to serve the citizens of the County". While this is not the use the comp plan intends in this area , Alpine Anim al Hospital ha s delivered a service to the surrounding community that appears to be a compatible us e. It should be noted that the Commission is not required to find compliance with the comp plan for spe cial use permit reviews , as opposed to some other types of land use actions. II. DESCRIPTION OF THE PROPOSAL The buildin g is currently us ed as a veterinary hospital. The request is to expand the 3,100 sq.ft . facility with a 1,400 sq.ft . addition . The plan is to provide a new reception area , childrens' area, upgraded handicapped restroom facility , enlarge the existing exam rooms (but no new room s will be added) and to add a new surgery room with a viewing window . No kennel space will be 1of4 added and animals are not boarded or groomed. Noincrease in transactions is expected by the applicant. The applicant states " ... the proposed space is for comfort and convenience for sta f and clients, not an increase in people, pets, or traffic". {\Q)JJ (OC5/[f't'::> '. f!f,.d../rYJ rvom:.5..- IV. MAJOR ISSUES AND CONCERNS ~(ljY() A Garfield County Zoning Resolution of 1978: The site lies in the AIR/RD zone district. Section 3.02.03 states that a special use permit is required for a veterinary clinic in this zpne district. Section 7.00 addresses nonconforming use issues and states: The lawful us e of a building or structure, or the lawful use of any land, as existing and lawful at the time of adoption of this Resolution or in the case of am endment to this Resolution, then at th e time of such am endment, such use or building hereafter referred to as "nonconforming" may be continued although such use do es not conform with the provisions of this r,. Resolution or amendment thereto; and such use may be extended throughout __-.___,,_,..._~'--"-'-"'. the same building, provided that no structural alteration of such building is proposed or made for the purpose of such extension. As a result, the applicant needs to come into compliance by obtaining a special use permit in order to expand the existing facility. A veterinary clinic is an allowed use in the AIR/RD zone district provided a special use permit has been obtained . Once obtained, the "nonconforming" use issue becomes obsolete. B. Conditional and Special Uses: Special Uses are subject to the standards set forth in Section 5. 03 of the Zoning Resolution . Utilities adequate to provide water and sanitation service, street im rovements, and design of the proposed use to minimize impact through various means are specified in this section. Provisions shall be made to comply with these regulations. Section 5. 03. 065 ( 1) states the specific veterinary clinic requirements as follows : All kennel and stable facilities attached to a clinic shall comply with all standards of a kennel and riding stable. This application does not contemplate the addition of kennel or stable facilities. However , if such facilities currently exist the applicant shall comply with the standards for said facilities . Section 5.03.15 addresses kennel standards: (1) All kennels shall be completely enclosed within a building that prevents any sounds from emanatingfi·om the property boundary in all agricultural and residential zone district. Commercial zone disttricts may allow kennels 2 of4 C. D. IV. 1. 2. 3. 4. with outdoor dog runs, provided dogs are only allowed o utside during the hours of8:00 a.m. to 5:00 p.m. and it can be demon strated that no noise will emanate beyond the property boundaries to any r esidential area after those hours. (2) No dust, noise, odors or source of filth shall emanate from the property. (3) An individual sewage disposal system capable of handling all waste for the kennel shall be installed. (4) No outdoor dog run s will be allowed, except in commerc ially zoned areas and approved with conditions consistent with a. above. (A.94- 148,A 95-006) Access & Parking: Access will be from Highway 82 . A looped driveway extends from the highway to the facility . Section 5. 01. 02 addresses the minimum off-street parking as ..... 'v:J)(· follows : ~~~,. :: ~~, Parking spaces shall b e provided for each us e in th e following amounts: \j'V.:..._, µ' , 1 , (3) Retail and service commercial -one (I) space p er two hundred ';:ef .~ ~ (200) square feet of floor area (except storage area); vl./"\fJJ~'f /J:!) ?1 kD ~ . I ~ > ( With 4500 square feet:fwenty-two (22) parking spaces-would need to be provided to satisfy this requirement. I L J q ~~ Water and Sewer: The applicant intends to use the existing well and individual sewage disposal system (ISDS) to service the facility . The applicant shall meet the Colorado Department of Public Health ISDS standards and comply with the Colorado Division of Water Resources standards. ~· ~ .. <\' . SUGGESTED FINDINGS ?. That proper public notice was provided as required for the hearing before the Board of . vJ)k 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. ti" J.ii!>. _ 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 \ if\ citizens of Garfield County. <>\-' 'l. ~ That the application is in conformance with the Garfield County Zoning Resolution of A{!° U Co S\v-ijU County Commissioners . Page 3of4 ~ v. 1. 2. 3. r I IvJ l<( ~ I , '/ ,.., I ' , ,, I err' 1978, as amended. 3 ( .,,. r RECOMMENDATION ...f t I 1 ' ..._...-(' t'· / ' Staff recommends APPROVAL, with the following conditions: To ensure that 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: ) ; That 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. The applicant has made statements, among others, in the application that there will be no significan increase in people ~, pets (approximately 30 patients/day), traffic (approximately 50 car trips/day), impact, or kennels. ~significant increase shall require the Special Use Permit be amended via a public bean process. , .~.JI~ ~..1 Jcf.e),, faAtf~~( r ·,v-~· Pursuant to Title 30, Article 28, and Title 29, Article 20 of the Colorado Revised tJvo ~ Statutes: ~ ~ That the applicant meet all requirements of the Garfield County Zoning Resolution of f nJvt'dr ~ 1978, as amended. 2.2-f, ~ • To ensure that 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/: __..,... That all State and Local health standards be met and the applicant comply with the building code adopted by Garfield County. u)t ft~ 1/1/ Page 4 of 4 . . . @ lol 8 ®@ @ ® Loi C 2465-042-00-001 Adjoining 2465 OPEN SPACE @ 7.361 At;, TAX EXEllPT REI SCHOOL DISTRICT N 88" 59'£ y'ICUJ l TV) w _, ~ II TRACT B .74 ""· 5 Garfield County Planning Department 109 Eighth Street, Suite 303 Glenwood Springs, CO 81601 July 5, 1999 Ladies and Gentlemen: We at Alpine Animal Hospital respectfully submit the attached plans and requested information for an addition of approximately 1400 square feet. This will bring our facility to a total of 4500 square feet. Our original facility was designed and built in 196 7, and has had no further additions despite an increase in staff of 7 people. We are literally too many people for the space we have -therefore, the addition. We are also at a point where we wished to add some space for our receptionist and those clients waiting with their animals. The plans provide for a new reception area, with file and animal food space, a children's area, upgraded handicapped restroom facilities, larger examination rooms than we currently have, and a large new surgery area with viewing window. No kennel space will be added, and we do not board or groom animals. The entire addition will be added to the front of our existing building, and parking will remain to the front of the addition. We have no plans to add more parking. We believe that our addition will improve the physical appearance of our facility, and offer our clients comfort and convenience during the time they are with us. Office hours will remain as they are currently - 9 a.m. to 12 p.m. and 1 p.m. to 5 p.m. weekdays, and 9 a.m. to 12 p.m. on Saturdays. We offer 24-hour emergency coverage with a veterinarian on call at all times. Approximate traffic flow is expected to remain as is with no increase. Currently, we estimate approximately 50 car trips per day, figuring that our surgical patients constitute 2 car trips - a morning drop off, and afternoon pickup. We then see patients throughout the day, approximately 30 patients/day, including several horse trailers, which bring large animal clients. The out of hours emergency calls result in only 3-4 vehicles coming and going even during the busy summer season. Our employees and their car trips are included in these figures. Because we are not adding any staff members to coincide with this addition, we do not expect to do significantly more transactions per day, and therefore, don't expect a traffic increase. We fully expect that the only difference our neighbors will experience is the upgraded fa~ade of our facility, which is visible from the frontage road. The area of the proposed addition is on the opposite side of our facility from Highway 82, and is not directly visible from the four-lane highway. Because we do not expect an increase in transactions, we also do not expect an increase in water usage or sewage generation. A well and a septic system that have handled our needs without fail serve our facility. In short, the proposed space is for comfort and convenience for staff and clients, not an increase in people, pets, or traffic. It is a long overdue renovation for us, and we hope that you will feel comfortable in approving our application. Sincerely, CLJ} ·u. ~ t#vJ1// f rf s ,-c1(?J- /4f1r'vie A11/·mJ lf05f;-;J le· !J I i 2 ~ ~ ~ ~ tii ~ I I I I I I I I I I I I I I . I . I I I I I , . I I I I I I I I I I I I I I I I I \ \- \ \ '· ----- ~ g t\ ~ z () I- <1 > rn, _J Ill I-z () ~ ~1 IL1 z . ; \ Q_ _j <t fr:'. 0 lL z 0 z t-() -I- 0 0 0 (\ <t q IL "3 <fl 'i w \\) z ':'\ 0 -' I:' r: ' <[ -x: UJ . ==:J_ --' ------~~-· .:J-J: [! ' @) I 4 r: ' <[ ' x~ W<> >--() (}' ; I-' Zo JU ; I o-u_] '----I =Dl-lJ II' r: ' <[ ' x '" :1 ~~;:::::::=UJ u ====---=Jl , _____ _ '