HomeMy WebLinkAbout2.01 BOCC Staff Report 05.01.2012I &�1 Garfield County
BUILDING & PLANNING DEPARTMENT
MEMORANDUM
TO: Board of County Commissioners
FROM: Glenn Hartmann, Senior Planner
DATE: May 1, 2012
SUBJECT: Reconsideration of Director Determination
Sondra and Peter Welles, Accessory Dwelling Unit (File GAPA-7155)
On April 27, 2012 the Director of the Building and Planning Department issued a
Director's Determination of approval with conditions regarding the Sondra and Peter
Welles General Administrative Permit application for a Land Use Change Permit for an
Accessory Dwelling Unit.
The County has received from the Applicant a request that the Board of County
Commissioners review the Application and in particular the Applicant's request for a
waiver from the Roadway Standard contained in Section 7-307 of the Unified Land Use
Resolution of 2008, as amended (ULUR).
The Applicant's request is being processed in accordance with Section 4-104(8)(1) of
the ULUR which calls for the Board of County Commissioners to "review the request at
the next regular meeting of the Board and set a public hearing by a majority vote of the
Board in favor of said hearing". The purposes of that hearing would be Reconsideration
of the Director's Decision including any conditions of approval.
In accordance with the ULUR we have placed this item on the next available Board of
County Commissioners agenda, Monday, May 7, 2012, at 1:00 p.m. This agenda item
will be for the Board of County Commissioner's deliberation on whether a public hearing
before the Board of County Commissioners is warranted.
Included in the Board's packet is the following information:
• Request for Board Consideration from the Applicants, Sondra and Peter Welles
• Supplemental Road Information and request for waiver from Roadway Standards
from the Applicant
• Director's Determination and Approval with Conditions
• Staff Report (including description of the Application) and referral comment letters
Building and Planning Department Staff and the County Attorney's Office will be
available at the public meeting to answer any questions regarding the Application,
Determination, and Reconsideration Process and Request. The Applicant has been
advised of the public meeting and Board consideration.
108 Eighth Street, Suite 401 • Glenwood Springs, CO 81601
(970) 945-8212 • Fax: (970) 384-3470
Date: April 30, 2012
To: Glen Hartmann, Senior Planner
Garfield County Building and Planning Department
108 8th St., Suite 401
Glenwood Springs, CO
81601
Re: ADU Application - ADU Permit For Parcel # 239325100151
Owners: Pete & Sondra Welles
Dear Mr. Hartmann,
Based on the conditions of approval of the Welles ADU Permit, I would like to request that
this application be considered by the Board of County Commissioners.
In my recent supplemental letter, I requested a waiver from the road standard, which we
would like the BOCC to hear. I believe that imposing the road standard in this case is not necessary
given the rural nature of the area and the low traffic volumes.
Meeting the road standard is not even possible on this site. There is a section of road with a
20 -foot easement that limits our ability to widen the road. As was evident from the site visit, the
ROW of 30' is not attainable on that section, nor is it needed since the driveway is flat, improved,
well-maintained, and allows for the passage of two vehicles simultaneously. There were also no issues
regarding the drainage.
I understand that the BOCC reviewed another ADU Permit application recently that requested,
and was granted, a waiver from the road standard from the 2008 re -write of the Land Use Code. It
seems as though this language and its applicability is now in question, and may be modified for future
iterations of the code.
road.
Hopefully, your site visit last week confirmed the excellent condition of the driveway and the
Please let me know about scheduling and if the Planning Director will make a formal
recommendation to the BOCC.
Sincerely,
Steven A. Novy, AIA
65 N 411, St., Suite 5, Carbondale, CO 81623 Tel. 970-963-6689 www.greenlinearchitects.com
Date: April 5, 2012
To: Glen Hartmann, Senior Planner
Garfield County Building and Planning Department
108 8th St., Suite 401
Glenwood Springs, CO
81601
Re: Road Standard Compliance - ADU Permit For Parcel # 239325100151
Owners: Pete & Sondra Welles
Dear Mr. Hartmann,
Please accept this supplemental letter regarding the road standard.
You suggested that we provide a waiver request from the road standard. However, I believe
that we should be in compliance with the road standard using the existing road.
You noted that the Average Daily Trips (ADT) for a residence is 9.57, according to the institute
of Traffic Engineers' Trip Generation Manual. With the three residences in the subdivision that
would make a total of over 28 ADT's, roughly one vehicle trip every 34 minutes during the day. This
estimate must certainly be for an urban or suburban setting. Here, we are dealing with a rural
residence.
It is highly unlikely for a rural resident to make more than 4 ADT's, (2 trips out and back) from
these homes. Typically, rural residents combine errands and leave the house no more than twice in a
day. To do more would be inefficient, costly and time-consuming. In fact, this is exactly how the
owner of this property, Pete Welles, described his daily trips to me, a maximum of two round trips per
day, which would equal 4 ADT's. If we factor in the ADU at % of the ADT's of the homes, then we
would have a total of 14 ADT's from the users of this road.
The closest store is Catherine Store, 3 1/2 miles away. Downtown Carbondale is 6 1/2 miles
away. Sure, on a terribly busy or difficult day, one might make an additional trip. But in the case of
our client and many others in the valley, the extra trip is likely on a bicycle!
In addition, the internet has created the ability to do much of our business online, which these
rural residents do quite a lot. It allows them to forgo that extra trip or two during the day.
When guests are staying at the residence, there may be additional vehicle trips, but the
average between the three residences and new ADU would be less than 20, fitting easily into the
Primitive Residential category with a design capacity of 11 to 20.
There is a 20 foot easement for the road across the neighboring properties. The existing road
65 N 41h St., Suite 5, Carbondale, CO 81623 Tel. 970-963-6689 www.greentinearcbitects.com
WELLES ARU APPLICATION - Supplemental Letter #2 - April 5, 2012
is 13 to 15 foot wide road with 2 to 3 foot wide shoulders and has been more than adequate over the
years. In fact, the road is almost perfectly flat, wider than necessary, improved with gravel, and it is
perfectly straight coming across the neighbors' properties. The flat, improved, and straight
characteristics make this an easy road to negotiate, and allow it to work well at its current width
without creating any safety concerns. There are no drop-offs, ditches, or blind corners restricting
vision. Additionally, since 1977, the easement and access configuration has performed safely and well
without any accidents, complaints, or concerns to the best of our knowledge.
The easement for the road within the subdivision is 60 feet wide, more like a Minor Collector.
The shoulder width of 2 feet on each side is that of a Semi -Private Road, with a capacity of 21-100
ADT's. The minimum radius is 100 feet, like a Secondary Access Road; and the surface is gravel, like a
Rural Access Road or Semi -Primitive Road. The existing width of 13 to 15 feet is greater than the 12
foot single lane allowed for in the Primitive Residential category, one foot wider in its narrowest spot.
Additionally, the Ranch Driveway veers to the right shortly after crossing the property lines, the
Horn's driveway branches to the left immediately thereafter, and the Adobe driveway is separate for
the entire length after the split from the Horn's property. The only item missing from the increased
standard is the designated ROW width set at either 30' or 40' in the code. As previously indicated, the
ROW is an easement created in 1977 that is set at 20' and has served well because of its design and
location/topography not in spite of its lower ROW width.
Again, it seems that the traffic engineer's 9.57 ADT's is very high, more than double what we
are calculating. If after considering all of the above, it is determined by the County Building and
Planning Director that the 9.57 ADT's must be applied, then I would like to respectfully request a
waiver from the County Road Standard based on the above information, from the standpoint that the
road standard is not applicable to this property.
Sincerely,
Steven A. Novy, AIA
Garfield County
BUILDING & PLANNING DEPARTMENT
April 27, 2012
Steven Novy
Green Line Architects
65 N. 4t" Street, Suite 5
Carbondale, CO 81623
Sondra and Peter Welles
5343 County Road 100
Carbondale, CO 81623
RE: Welles Accessory Dwelling Unit (File GAPA-7155)
Dear Sondra, Peter and Steve:
This completeness letter is in regard to the Sondra and Peter Welles Application
for a General Administrative Request - Land Use Change Permit for an
Accessory Dwelling Unit (ADU) on their property located at 5343 County Road
100 Carbondale, Colorado. (Assessor's Parcel Number 2393-251-00-151). The
Application has been reviewed in accordance with the Administrative Review
procedures contained in Section 4-104 of the Unified Land Use Resolution of
2008 as amended (ULUR). Said provisions require a Decision by the Director of
the Building and Planning Department on whether to approve, approve with
conditions, or deny the request.
A Decision is herby issued regarding your Application for an Administrative
Permit for an Accessory Dwelling Unit. The Director's Decision is to approve the
Application subject to the following Conditions:
1. All representation of the. Applicant contained in the application shall be
considered conditions of approval unless specifically modified by the Director
Decision.
2. The proposed Individual Septic Disposal System for the Accessory
Dwelling Unit shall meet all local and State health regulations and shall be
designed by a Colorado Registered Professional engineer if determined
necessary based on percolation test results. The system shall be sized for two
dwelling units and the total number of proposed bedrooms.
3. The Applicant shall maintain compliance with the existing well permits,
well sharing agreement and Basalt Water Conservancy Contracts as represented
in the Application. The Applicant shall construct the new components of the
108 Eighth Street, Suite 4011 Glenwood Springs, CO 81601
(970) 9458212 • Fax: (970) 384-3470
water system prior to issuance of a certificate of occupancy for the proposed
Accessory Dwelling Unit.
4. Prior to the issuance of the Administrative Land Use Change Permit, the
Applicant shall provide an updated water quality test reflecting compliance with
the ULUR and basic Colorado Primary Drinking Water Standards. Should the
report identify concerns or non-compliance the Applicant shall propose treatment
options to meet the standards which shall be reviewed and determined
acceptable by the County Environmental Health Manager. Implementation of
such treatment options shall be required prior to issuance of a certificate of
occupancy for the proposed Accessory Dwelling Unit.
5. Extension of electrical service to serve the ADU will be required at the
time of building permit and construction and shall be below grade if determined to
be feasible.
6. The proposed ADU shall maintain compliance with all Additional
Standards for an Accessory Dwelling Unit contained in the ULUR Section 7-801
including but not limited to a maximum size of 1,500 sq.ft. ownership restrictions,
and compliance with all Garfield County Building Code Requirements.
7. Prior to issuance of the Administrative Land Use Change Permit the
Applicant will obtain an updated driveway access permit and shall improve the
driveway serving the ADU as required by said permit. Timing for the required
improvements shall be per the Garfield County Road and Bridge Department
policies.
8. The Applicant shall update the site plan and construct/designate two
parking spaces for the ADU and maintain the existing turnaround dimensions.
9. All new construction on the property shall be required to meet all Garfield
County Building Code Requirements. At the time of building permit application
the Applicant shall comply with all standard county requirements including
erosion and sediment control during construction and shall address the County
Vegetation Manager requests contained in his letter dated 4/27/12.
10. The Applicant shall provide bear proof trash containers for any outside
storage of trash for the Accessory Dwelling Unit.
11. The Applicant's request for waiver from submittal requirements related to
topographic mapping for the entire site is acceptable.
12. Prior to the issuance of the Land Use Permit, the Applicants shall confirm
that the access deeds provided with the submittals establish access from the site
to the County Road or provide additional documentation confirming such legal
access.
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13. The Applicant shall comply with representations in the submittals to
maintain vegetation control to minimize potential impacts from wildfire. Said
vegetation control shall include trimming any overhanging trees on the access
drive and utilization of the State Forest Service guidelines for defensible space.
14. The Roadway Standards contain in Section 7-307 are applicable to this
permit request. The Applicant shall upgrade the access road to the site to meet
the County's Standards Roadway Standards contained in Section 7-307 unless a
waiver request is approved by the Board of County Commissioners.
The ULUR requires notification to the Board of County Commissioners for their
review and potential call-up of the application for a public hearing. The Board
review is for a period of 10 calendar days commencing on the date of the
Director's Decision. Their call-up period shall expire on May 7t".
In addition a call-up of the Director's Decision may be requested by adjoining
property owners or the Applicant in accordance with Section 7-104 (13)(1). The
requesting party must file a written request within ten calendar days of the
Director's Decision which is May 7t". A request for call-up may address the
overall Director's Decision or conditions of approval contained therein.
An Administrative Permit for the request will be issued upon expiration of the Gall-
up time period if no request for further consideration is received and subject to
satisfaction of all conditions of approval.
Sincerely,
Fred Jarman, AICP
Director
Garfield County Building and Planning Department
cc; Board of County Commissioners
Carey Gagnon, Assistant County Attorney
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PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW
APPLICANT (OWNER)
REPRESENTATIVE
LOCATION
LEGAL DESCRIPTION
ACRES
ZONING
I. DESCRIPTION OF THE PROPOSAL
Welles ADU
GAPA-7155
April 27, 2012
Administrative Review — Land Use
Change Permit for an Accessory Dwelling
Unit
Sondra T. and Peter S. Welles
Steve Novy, Green Line Architects
5343 County Rd. 100 Carbondale, CO
Approximately 4 miles northeast of the
Town of Carbondale
Section 25, T7S, R88W of the 6th P.M.
(Assessor's Parcel #2393-251-00-151)
Approximately 13.51 acres
Rural
The Applicant's proposal is for the construction of an accessory dwelling unit (ADU) on
their 13.5 acre property. An existing home, garage, and pump house are currently located
on the property. The home is approximately 4,236 sq.ft. in size and is located on the
southerly portion of the lot setback approximately 60 ft. from the south property line (the
nearest property line).
The proposed ADU is to be constructed adjacent and northeast of the existing home. It is
planned to be 1,284 sq.ft. in size, two stories, and configured as a one bedroom unit.
Detailed plans for the unit were included in the Application submittals.
The existing home and ADU will be served by an existing well on the property and
supplemented by a second existing well and shared well agreement on the adjoining lot to
the north which is also owned by the Applicant. The water supply plans reflected in
submittals include a new shared water line, and a 5,000 gallon water storage tank. 24 hour
well pump tests have been run on the two wells and water quality reports on bacteria have
been provided.
The Applicant has also completed preliminary designs for a new septic tank and leach field
that will be installed to serve the existing home and the proposed ADU. The system as
shown on the site plan will be centrally located to the units, in a generally level portion of
the lot and more than 350 ft. from the nearest well.
Access to the property is off of County Road 100, by an existing private road shown in red
on the vicinity map. The access is a gravel roadway approximately 15' to 16' in width.
Some narrower sections occur as the driveway approaches the Applicant's site and some
wider sections are found along Rimledge Rd. connecting with County Road 100.
Easement widths for the access road vary from 20 ft. to 60 ft. depending on the road
section. The lot was created by Subdivision Exemption in 1977 (Lincicome — Hotchkiss,
aka Flying Bar Ranch). Numerous subdivisions are located in the vicinity and utilize
Rimledge Rd. for access.
The application indicates there are approximately 8 parking spaces and a turnaround area
for the existing home and ADU units. The site is currently served with all major utilities
except that gas service is by propane. The proposed building area for the ADU is generally
level and is primarily an area of lawn and native grasses immediately adjacent to the
existing home. Other portions of the lot to the north have moderate slopes and are
maintained with native vegetation including pine trees, pinion and juniper trees and some
sage brush and native grasses. South of the building area is a bluff overlooking the
Roaring Fork Valley.
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II. AUTHORITY — APPLICABLE REGULATIONS
A. The Land Use Tables contained in Section 3-501 of the ULUR, designate Accessory
Dwelling Units within the Rural Zone District as requiring Administrative Review.
B. Section 4-104 of the ULUR sets forth the Administrative Review Procedures. All
requirements have been met, including the notice requirement to adjacent property owners
within 200 ft. The Applicant has provided proof of mailing by submitting certified return
receipts for the notice.
C. Section 7-801 of the ULUR sets forth Additional Standards Applicable to an
Accessory Dwelling Unit as shown below:
SECTION 7-801 ADDITIONAL STANDARDS APPLICABLE TO AN
ACCESSORY DWELLING UNIT.
A. Maximum Floor Area.
The gross floor area for residential occupancy shall not exceed 1500 square feet.
B. Compliance with Covenants and HOA Approval Requirements.
The Accessory Dwelling Unit shall be allowed by Covenants or approved by the
Home Owner's Association, as applicable.
C. Ownership Restriction.
An Accessory Dwelling Unit shall be restricted to leasehold interest in the dwelling
unit and shall be for residential use only.
D. Compliance with Building Code.
Construction shall comply with the standards set forth in this Code and with Building
Code requirements.
E. Minimum Lot Area.
2 acres or twice the minimum lot size for zone districts with a minimum lot size less
than two (2) acres.
F Entrance to Dwelling Unit.
A separate entrance to the accessory dwelling unit shall be required.
Accessory Dwelling Unit
Existing Site Plan
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III. PUBLIC AND REFERRAL COMMENTS
No public comments were received on the Application. Referral Comments are attached
as Exhibits and summarized as follows:
A. Garfield County Road and Bridge: Requested that a driveway access permit be
obtained for the access point off of County Road 100 for the purposes of upgrading the
access to meet the County Standards (i.e. asphalt apron etc.).
B. Carbondale Fire Protection District: Has provided comments indicating they have no
issues with the proposal. The Fire District did provide verbal support for vegetation control
and the State Forest Service Defensible Space recommendations.
C. Garfield County Consulting Engineer: The Engineer identified concerns relating to
erosion control or sedimentation near the construction site and the need to address road
standards.
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D. Garfield County Vegetation Manager: Has provided comments requesting additional
clarification on the management of the soil stock pile (i.e. removal, soil cover, dust control).
E. Colorado Division of Water Resources: The Division reviewed the well and water
service plan and indicated that "so long as the wells continue to operate within the bounds
of their respective permits and a well sharing agreement is in place, this office has no
objections to this application."
F. Garfield County Environmental Health Manager: Indicated that he has no issues
with the application.
G. Referrals were also sent to the Town of Carbondale and Holy Cross Electric. No
comments have been received.
IV. COMPREHENSIVE PLAN
The Welles property is designated Residential Medium — RM (6 to < 10 Acres/DU) in the
Garfield County Comprehensive Plan 2030. Excerpts from the Plan including the Future
Land Use Map are included below. The Wells proposal for two dwelling units on the 13.5
acre parcel results in an effective density of approximately 6.75 unit/acre. With the
majority of the Welles site maintained in an open condition (no structures and native
vegetation) the density is in general conformance with the Comprehensive Plan.
Ce
FUTURE LAND USE MAP DESIGNATIONS
• Yellow designation is RM.
• Green Striped is Conservation Easement.
• Brown indicates Res MH (Residential Medium — High).
• White is Open Space/public Lands.
RM — RESIDENTIAL MEDIUM — DESCRIPTION FROM COMPREHENSIVE PLAN
ILAND USE DESCRIPTIONI COMPATIBLE ZONING I
DESIGNATION
Residential Small fanms, estates, and clustered residential Rural rR.'
Mediurn (RMV subdivision; density determined by degree of
clustering and land preserved in open condition Planned Unit Development iPUDi
0% open land -- 1 du per = 10 acres
50%, open land - i du per 8 acres
701'% open land - 1 du per 6 acres
Density of residential uses: l du per 6 to <; 10 acres
Example:
V. STAFF ANALYSIS
General
A. The Applicant has provided pump test results, opinions from the pump driller
regarding adequacy of the wells to serve the property, and extensive legal documentation
regarding the wells, water allotment contracts with the Basalt Water Conservancy District,
and well sharing agreements. Consistent with referral comments from the Colorado
Division of Water Resources, provided that the Applicant maintains compliance with the
submitted documentation an adequate physical and legal supply of water has been
demonstrated.
B. As a condition of approval the Applicant should update the water quality reports to
address basic Colorado Primary Drinking Water Standards in accordance with Section 7-
104(B)(2)(d) of the ULUR. The standards should be met or the Applicant should identify a
solution or treatment system to meet the standards.
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C. The proposed septic system shall be designed and installed to meet the County
ISDS Regulations. Should the percolation test indicate the need for an engineered system
it will be required pursuant to the regulations. The Preliminary Design provided shall be
updated to reflect that two dwelling units are proposed and the total number of bedrooms.
D. The Applicant should comply with standard practices to help ensure compatibility
with wildlife. Bear proof trash containers should be utilized for any outside trash storage.
ADU Elevation Drawings
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F. At the time of building permit application the Applicant shall comply with all standard
county requirements related to demonstrating the availability of services for the new ADU
and for erosion and sediment control during construction.
G. The Applicant's request for waiver on topography for the entire site is acceptable to
the County. The area of the proposed ADU is shown in adequate detail.
H. The site plan shall be updated to show two parking spaces for use by the ADU.
I. The ADU Applicant reflects compliance with the supplemental ULUR standards for
ADU's found in Section 8-801 including but not limited to ownership restrictions and
building code compliance. The Applicant has represented that there are no covenants on
the site and no homeowners association.
J. The Applicants have provided general information on the property indicating a lack
of hazardous or unique conditions that would impact the proposed ADU or the ability to
construct the additional dwelling unit.
ACCESS, DRIVEWAY AND FIRE PROTECTION
K. The Applicant shall obtain an updated Driveway Access Permit from the Road and
Bridge Department and should include as part of their construction updating the access to
meet the County's road standards pursuant to the permit.
L. Inclusion in the conditions of approval of supplemental verbal direction from the
Carbondale and Rural Fire Protection District regarding overhanging trees on the access
road, the turnaround area, and State Defensible Space is supported by Staff.
M. The Application represents that the "ADU will have the same level of vegetation
control to minimize any potential impacts from wildfire". Development on the site should
address wildland fire safety by thinning combustible material from around the proposed
structure to provide defensible space.
N. Staff review including consultation with the Director of the Building and Planning
Department and County Attorney's Office indicates that the Roadway Standards contained
in the ULUR Section 7-307 are applicable to this request (attached as an exhibit). Based
on the number of homes currently using the access road (estimated at 9 or 10 units) the
Applicant would be required to upgrade the road to either the "semi primitive" or "rural
access" road standards. The applicant's road width at approximately 16 ft. is generally
consistent with the two 8 ft. lanes required by the "semi primitive" category; however the
roadway does not meet the other requirements for "right-of-way" width, shoulder and ditch
requirements. The roadway does appear to meet maximum grade limits. The County's
Consulting Engineer has also noted the need to address compliance with the roadway
standards.
Note: Attached photographs illustrate the current condition of the roadway
including grades and curves. The initial east west section of access off of
County Road 100 (approximately % mile in length) is commonly known as
Rimledge Rd. and easement widths for this section have not been provided
by the Applicant. The second section of access running south from
Rimledge Rd. is on a 20 ft. wide access easement (deeds provided). The
final section of access across the Applicant's neighboring lot is on a 60 ft.
access easement (survey details provided).
E
VI. SUGGESTED FINDINGS AND RECOMMENDATION
Staff recommends a finding that subject to compliance with the recommended conditions
of approval, the ADU will be in compliance with Article 111, and Sections 4-104, 4-501, 7-
801, and Article VI I Divisions 1, 2, and 3 as applicable, of the Garfield County Unified Land
Use Resolution of 2008, as amended. Staff recommends that the Director approve the
General Administrative Permit to allow an ADU on the property located at 5343 County
Road 100 (Assessor's Parcel No. 2393-251-00-151), subject to the following conditions:
1. All representation of the Applicant contained in the application shall be considered
conditions of approval unless specifically modified by the Director Decision.
2. The proposed Individual Septic Disposal System for the Accessory Dwelling Unit
shall meet all local and State health regulations and shall be designed by a Colorado
Registered Professional engineer if determined necessary based on percolation test
results. The system shall be sized for two dwelling units and the total number of proposed
bedrooms.
3. The Applicant shall maintain compliance with the existing well permits, well sharing
agreement and Basalt Water Conservancy Contracts as represented in the Application.
The Applicant shall construct the new components of the water system prior to issuance of
a certificate of occupancy for the proposed Accessory Dwelling Unit.
4. Prior to the issuance of the Administrative Land Use Change Permit, the Applicant
shall provide an updated water quality test reflecting compliance with the ULUR and basic
Colorado Primary Drinking Water Standards. Should the report identify concerns or non-
compliance the Applicant shall propose treatment options to meet the standards which
shall be reviewed and determined acceptable by the County Environmental Health
Manager. Implementation of such treatment options shall be required prior to issuance of
a certificate of occupancy for the proposed Accessory Dwelling Unit.
5. Extension of electrical service to serve the ADU will be required at the time of
building permit and construction and shall be below grade if determined to be feasible.
6. The proposed ADU shall maintain compliance with all Additional Standards for an
Accessory Dwelling Unit contained in the ULUR Section 7-801 including but not limited to a
maximum size of 1,500 sq.ft. ownership restrictions, and compliance with all Garfield
County Building Code Requirements.
7. Prior to issuance of the Administrative Land Use Change Permit the Applicant will
obtain an updated driveway access permit and shall improve the driveway serving the ADU
as required by said permit. Timing for the required improvements shall be per the Garfield
County Road and Bridge Department policies.
8. The Applicant shall update the site plan and construct/designate two parking spaces
for the ADU and maintain the existing turnaround dimensions.
X11
9. All new construction on the property shall be required to meet all Garfield County
Building Code Requirements. At the time of building permit application the Applicant shall
comply with all standard county requirements including erosion and sediment control during
construction and shall address the County Vegetation Manager requests contained in his
letter dated 4/27/12.
10. The Applicant shall provide bear proof trash containers for any outside storage of
trash for the Accessory Dwelling Unit.
11. The Applicant's request for waiver from submittal requirements related to
topographic mapping for the entire site is acceptable.
12. Prior to the issuance of the Land Use Permit, the Applicants shall confirm that the
access deeds provided with the submittals establish access from the site to the County
Road or provide additional documentation confirming such legal access.
13. The Applicant shall comply with representations in the submittals to maintain
vegetation control to minimize potential impacts from wildfire. Said vegetation control shall
include trimming any overhanging trees on the access drive and utilization of the State
Forest Service guidelines for defensible space.
14. The Roadway Standards contain in Section 7-307 are applicable to this permit
request. The Applicant shall upgrade the access road to the site to meet the County's
Standards Roadway Standards contained in Section 7-307 unless a waiver request is
approved by the Board of County Commissioners.
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Glenn Hartmann
From:
Michael Prehm
Sent:
Tuesday, April 10, 2012 4:32 PM
To:
Glenn Hartmann
Subject:
Welles Accessory Dwelling Unit
Glenn,
There are several homes in this area that share a common road. The access point as it intersects County Road 100 does
not meet current Road & Bridge Standards. I would recommend that a driveway permit be obtained from the Road &
Bridge office and the driveway be brought up to code.
Mike Prehm
Garfield County Road & Bridge
Foreman / Glenwood District
Office (970) 945-1223
Fax. (970) 945-1318
Cell (970) 618-7109
moreh m(a)ganfield-county. com
Glenn Hartmann
From: Bill Gavette [gavette@carbondalefire.org]
Sent: Friday, April 27, 2012 2:27 PM
To: Glenn Hartmann
Subject: Welles ADU
Glenn,
I have reviewed the application for the proposed Welles ADU at 5343 County Road 100. 1 have no issues with the
proposal.
Thanks,
Bill Gavette
Deputy Chief
Carbondale & Rural Fire Protection District
www.carbondalefire.org
970-963-2491
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A,
FIRE . ENIS • RESCUE
MOUNTAIN CROSS
ENGINEERING, INC.
CIVIL AND ENVIRONMENTAL CONSULTING AND DESIGN
April 25, 2012
Mr. Glenn Hartmann
Garfield County Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: Review of Welles Accessory Dwelling Unit: GAPA-7155
Dear Glenn:
This office has performed a review of the documents provided for the General Administrative
Permit Application for the Welles Accessory Dwelling Unit. The submittal was found to be
thorough and well organized. The following comments were generated:
• The Applicant will need to review the road standards and identify the variances necessary
from the roadway standards based on the traffic counts projected for the road. The ULUR
requires that the ITE, Trip Generation, by used.
• The Applicant should address any erosion or sedimentation control proposed for the project
site since the area of disturbance seems to be near'/2 acre.
Feel free to call if you have any questions or comments.
Sincerely,
Mounta' Cross Eng'nee in, nc.
c
C ris Hale, PE
826 1/2 Grand Avenue • Glenwood Springs, CO 81601
PH: 970.945.5544 • FAX: 970.945.5558 • www.mountaincross-eng.com
Glenn Hartmann
Garfield County Building & Planning Department GAPA-7155
RE: Welles Accessory Unit
Dear Glenn,
Thanks for the opportunity to comment.
Ve,aetation Management
April 27, 2012
The site plan indicates a soil stockpile area. Staff requests that the applicant provide the following:
o A timetable for eliminating topsoil or aggregate piles
o A plan that provides for soil cover if disturbances sit exposed for a period of 90 days or longer
o Erosion control and dust suppression measures and management for the stockpile.
Please let me know if you have any questions.
Sincerely,
Steve Anthony
Garfield County Vegetation Manager
0298 County Road 333A
Rifle, CO 81650 Phone: 970-625-6601 Fax: 970.625-8627
Glenn Hartmann
From:
Adams, Karlyn [Karlyn.Adams@state.co.us]
Sent:
Friday, April 20, 2012 9:33 AM
To:
Glenn Hartmann
cc:
DeWolfe, Jake; Martellaro, Alan
Subject:
Welles Accessory Dwelling Unit Comments from DWR
Attachments:
WELLES_ADU A-2.2 Composite Site Plan2436.pdf
Glenn,
We have reviewed the above mentioned proposal to add an accessory dwelling unit (ADU) to the "Adobe Property"
located at 5354 County Road 100 in Carbondale. The applicant proposes to pipe water from a well located on an
adjacent parcel, the "Ranch Property", to the ADU on the Adobe Property.
The Ranch Property uses a well operating under well permit no. 62797-F pursuant to Basalt Water Conservancy District
(BWCD) Contract No. 223. Its uses are limited to ordinary household purposes inside two single family dwellings, the
irrigation of up to 1 acre of lawn and garden, and the watering of domestic animals. The annual amount of water to be
appropriated shall not exceed 3.0 acre-feet. The Adobe property uses a well operating under well permit no. 43011-F
pursuant to BWCD Contract No. 221a. Its uses are limited to ordinary household purposes inside one single family
dwelling, the irrigation of up to 10,000 square feet of lawn and garden irrigation, and the watering of domestic animals.
The annual amount of water to be appropriated shall not exceed 1.0 acre-foot. This issuance of this permit cancelled
permit no. 155464. 62797-F and 43011-F are valid permits; both maintain valid contracts with BWCD.
The application indicates that the Adobe Property will operate using a well with permit no. 155464. The applicant
should be aware that this is no longer a valid well permit; the well is now operated pursuant to well permit no. 43011-F.
This office recommends that this change be reflected in the well sharing agreement and draft change in ownership form
(GWS -11) submitted with the application materials.
So long as the wells continue to operate within the bounds of their respective permits and a well sharing agreement is in
place, this office has no objections to this application. If you or the applicant have any questions please contact me in
this office.
Sincerely,
Karlyn Adams, E.I.T.
Water Resource Engineer
Colorado Division of Water Resources
1313 Sherman Street, Suite 818
Denver, CO 80203
(303) 866-3581 office
(303)866-3589 fax
Glenn Hartmann
From: Jim Rada
Sent: Thursday, April 19, 2012 1:41 PM
To: Glenn Hartmann
Subject: GAPA-7155, Welles ADU
Glenn,
I have no issues with this application.
Thanks for sending it my way for a look.
Jim Rada
Environmental Health Manager
Garfield County Public Health
195 W. 14th Street
Rifle, ED 81650
Phone - 970-G25-5200 x8113
Direct - 970-0-6380
Fax - 970-025-8304
Cell - 970-319-1579
iradalgarfield-county.com
www..Qarfield-county.com
MESA COUNTY
L HEALTH DEPARTMENT
CUsiomer
J afid M Pump, Inc.
8617-117 Rd
Glenwood Springs, CO 81601
Sample
Invoice # 425-12
System Pete Welles
5343 CR 100
Carbondale CO
Location
Mesa County Health Department Regional Laboratory
510 295 Rd, Grand Junction, CO 61504
US Mail: PO BOX 20,000, Grand Junction, CO 81502-5033
(970) 248-6999 fax (970) 683-6608
http://health.mesacounty.us/lob
Date
Collected 02/02/2012
Received 02/03/2012
Matrix Raw Water
Purpose Special Purpose
Comments
Time Collected By
11:oo AM Riclz
1:30 PM
Chlorine
Test Name Result
Total coliforms PA ABSENT Coliform/ABSENT E. coli or less than one (G), indicates a microbiologically
safe sample
02/06/2012 9:16:45 AM
MESA COUNTY
�+ J HEALTH DEPARTMENT
Customer
J and M Pump, Inc.
8611-117 Rd
Glenwood Springs, CO 81601
Sample
Invoice # 487-12
S sv tem Pete Welles
5.345 CR too
CO
Location Well
i
Test Name
Total coliforms PA
Mesa County Health Department Regional Laboratory
510 29.5 Rd, Grand Junction, CO 81504
U5 Mail: PO Box 20,000, Grand Junction, CO 81502-5033
(970) 248-6999 fax (970) 683-6608
http://Iiealth.mesocounty.us/lab
Date Time Collected By
Collected 02/07/2012 2:00 PM Rick
Received 02/08/2012 11:00 AM
Matrix Raw Water
Purpose Special Purpose Chlorine
Comments
Result
ABSENT Coliform/ABSENT E. coli or less than one (<I), indicates a microbiologically
safe sample
02/09/2012.9:29:55 AM
-----._------------------------------------------
ARTICLE VII
STANDARDS
7-307 ROADWAY STANDARDS
SECTION 7-307 ROADWAY STANDARDS.
A. General Road Design and Arrangement.
1. Subdivision Access. Access to all subdivisions shall be from a public
street system.
2. Requirement for Roadway Infrastructure. Roadways, curbs and gutters,
and sidewalks shall be provided as required by the following standards:
TEMPLATE
MAJDR
MINOR
SECONDARY
RURAL
SEMI ;'
PRItdITNE
PUBLIC ' ,:
DE51GN'
COLLECTOR
COLLECTOR
ACCESS
ACCESS
PRIMITNE
RESIDENTIAL
LANDS"
Design
Na
Capacitg
2501
401-2500
201-400
101-200
21-100
_
11-20
Access to
AD '
'Minimum
ROW Width _ °
80 ,
60'
50
50
40
30
30
Lane Width `"
12'
12'
11'
11'
8'
Single Lane
Single
Lane
12,
12'
shoulder
Width
8'
6' In Min
6'
4' in Min
6'
4' in Min
4'
2' in Min
2'
01
01
aved
Ditch Width
10'
10'
6'
6'
4'
3'
0'
2%
2%
'Crass Slope :.:
1:
2%
2%
2%
Chip/Seal
Chip/Seal
2%
n/a
3% Gravel
3% Gravel
Shoulder:
51ape
3%
3%
5%
5%
5%
n/a
n/a
s
Honzontai Alignment,
Design r
Speed
35 mph
35 mph
nla
nla
nla
n/a
Minimum:
425'
185'
80'
80'
50'
40'
n/a
Radius
Vertical Rhgnment `�
= ;;
Max °t° Gradd ''
80/(
8%
10%
10%
10%
10%
10%
eaway,stn,�tUnr
SurFace
Asphalt or
Chi t Seal
Chip 1 Seal
Chip 1 Seal
or Gravel
Gravel
Gravel
Nature
Material
n/a
3. Circulation and Alignment. The road system shall provide adequate and
efficient internal circulation within the development and provide
reasonable access to pubic highways serving the development. Roads
shall be designed so that alignments will join in a logical manner and
GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-39