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HomeMy WebLinkAbout2.0 BOCC Staff Report 11.09.1987REQUEST: APPLICANT: LOCATION: • • BOCC 11/09/87 PROJECT INFORMATION AND STAFF COMMENTS Special Use Permit for a Guest House Walter H. Strong A parcel of land located in the NW 1/4, NW 1/4, Section 33, T7S, R88W of the 6th P.M.; more practically described as a parcel of land located 0.4 miles west of the State Hwy 133 and Main Street Intersection, off of County Road 106. SITE DATA: A 2.93 acre site WATER: City of Carbondale for existing house and apartment; well for the guest house SEWER: Existing I.S.D.S. ACCESS: County Road 106 EXISTING ZONING: A/R/RD I. DESCRIPTION OF THE PROPOSAL A. Site Description: The existing house and apartment are located on a relatively flat area well above the Crystal River. B. Project Description: It is proposed to add a guest house of 1,000 square feet or less to the property for a relative. The guest house would utilize an approved well as a water source; and it is proposed to hook it up to the existing individual sewage disposal system. Access would be from the existing driveway onto County Road 106. C. History: The present house was built in 1963, and according to the County Assessor's records, remodeled in 1969 to add the small downstairs apartment. As such, the apartment is a pre-existing non -conforming use as far as the zoning is concerned. II. MAJOR ISSUES AND CONCERNS A. Zoning: A guest house is an allowed by Special Use Permit in the A/R/RD zone, subject to meeting the following standards: (1) The gross floor area used for residential occupancy shall not exceed 1,000 sq. ft. (2) The minimum lot size shall be 50 percent larger than the minimum required for residential use in the same zone district. • e (3) The length of stay of a guest shall be limited to 30 days, unless said guests are the grandparents, parents, siblings, or children of the occupants of the primary structure. The applicant has proposed to either build a house or place a HUD certified unit of not more than 1,000 sq. ft. of floor area on the property. The HUD certified unit would have to be a minimum of 24 ft. wide and 36 ft. long, and meet the other requirements for a manufactured home. The present property is 2.93 acres in size. The applicant has negotiated the purchase of an additional 3,063 sq. ft. of property from an adjoining tract of land to meet the 3.0 acre requirement for the minimum lot size. The adjoining property will be merged with the existing parcel through a boundary line adjustment. B. It is proposed to utilize the existing individual sewage disposal system (I.S.D.S.) for the guest house. The existing system was placed prior to the County having any requirements for an I.S.D.S. permit. This presents a problem in determining the adequacy of the existing system to accommodate the additional dwelling. Additional information needs to be submitted regarding the size of the existing leach field, number of bathrooms, sinks, washers, diswashers, and other water using appliances to be used in the guest house. This will provide the sanitarian with adequate data to determine the required size of the septic tank and leach fields. It may result in the need for a new I.S.D.S. system for the guest house. III. SUGGESTED FINDINGS 1. That proper publication and public notice was provided as required by law 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 hearing. 3. For the above stated and other reasons, the proposed Special Use is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. IV. RECOMMENDATION APPROVAL, with the following conditions: 1. All proposals of the applicant shall be considered conditions of approval, unless stated otherwise by the Board of County Commissioners. 2. That the proposed guest house be no larger than 1,000 sq. ft. in habitable floor area, and that it shall not be used as a rental unit. 3. That prior to issuance of the Special Use Permit, the applicant complete the boundary line adjustment with the adjoining property to create a parcel at 3.0 acres in size. 4. That prior to issuance of the building permit, the applicant receives either approval to utilize the existing individual sewage disposal system for the guest house, or takes out an application to expand the existing system, or to build a separate system for the guest house. 5. The applicant shall have 120 days from the date of the Resolution of Conditional Approval to meet all conditions set forth in the Resolution. The Special Use Permit shall be issued when all conditions are met and shall expire 120 days unless construction or use has commenced within this period.