HomeMy WebLinkAbout5.0 Director's DeterminationGarfield County
September 23, 2014
Doug & Julie Pratte
The Land Studio Inc.
365 River Bend Way
Glenwood Springs, CO 81601
Community Development
108 8th Street, Suite 401, Glenwood Springs, CO 81601
Office: 970-945-8212 Fax: 970-384-3470
RE: Big Juniper ADU Administrative Review
(File No. GAPA-7986)
Dear Doug and Julie:
This letter is provided to you as the authorized representatives for the Big Juniper
LLC application for an Administrative Land Use Change Permit for an Accessory
Dwelling Unit (ADU). The site is located at 3765 County Road 103, and is known
by Assessor Parcel No. 2391-182-00-252. The Application is requesting
approval for an Accessory Dwelling Unit 3,000 sq.ft. or less in size on the 7.3
acre site.
Your Application has been reviewed in accordance with the Administrative
Review procedures contained in the Land Use and Development Code as
amended. Said provisions require a Decision by the Director of the Community
Development Department on whether to approve, approve with conditions, or
deny the request.
The Director's Decision is based on Findings #1 - #5 outlined below.
1. That proper public notice was provided as required for the Director's
Decision.
2. Consideration of the Application was extensive and complete, that all
pertinent facts, matters and issues were submitted and that all interested parties
were given the opportunity to provide input prior to the Director's Decision.
3. That for the above stated and other reasons the proposed Big Juniper LLC
Administrative Review Application for an Accessory Dwelling Unit is in the best
interest of the health, safety, convenience, order, prosperity and welfare of the
citizens of Garfield County.
4. That with the adoption of conditions, the application is in general
conformance with the 2030 Comprehensive Plan, as amended.
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5. That with the adoption of conditions and granting of a waiver from Section
7-107 Roadway Standards, related to lane width, easement width, and driveway
cross section including shoulders and ditches, the application has adequately
met the requirements of the Garfield County Land Use and Development Code,
as amended.
The Director's Decision is hereby issued approving 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 Applicant shall comply with Standards for ADU's contained in Section
7-701 of the Land Use and Development Code.
3. Prior to issuance of the Land Use Change Permit for the ADU, the
Applicant will provide an assessment by a qualified professional that the well
production is adequate to serve the proposed ADU.
4. Prior to the issuance of the Land Use Change Permit, the Applicant shall
provide an assessment by a qualified professional of the water quality tests
indicating the water is acceptable for consumption and including a recommended
treatment plan to address the known water quality issues. The Applicant shall
comply with the treatment recommendation.
5. Prior to issuance of the Land Use Change Permit, the Applicant will
provide mapping of any noxious weeds found on the site and submittal of an
appropriate weed management plan.
6. A waiver from the Roadway Standards contained in Table 7-107 allowing
the existing driveway to serve the proposed use is approved subject to the
Applicant providing, prior to the issuance of the Land Use Change Permit, an
engineer's opinion letter indicating that the existing driveway is adequate to serve
the additional ADU and subject to compliance with the existing driveway use and
maintenance agreement.
7. The Applicant shall complete an inspection of the existing on site waste
water system by a qualified professional, shall apply for all required permitting
from the County Building Department and shall comply with any conditions of
approval. A site specific assessment of the soils shall be conducted as part of
the permit review and recommendations from said assessment included in the
system design. An engineered system design shall be required.
8. At the time of building permit review the Applicant shall provide a drainage
and grading plan for the ADU. The plan shall be subject to review and approval
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