HomeMy WebLinkAbout2.0 Staff Report D.D. 10/31/2014TYPE OF REVIEW
APPLICANT (OWNER)
LOCATION
LEGAL DESCRIPTION
ACRES
ZONING
serve the ADU.
II. DESCRIPTION OF THE SITE
PROJECT INFORMATION AND STAFF COMMENTS
Nalley ADU
GAPA-8016
10131114
Administrative Review Land Use
Change Permitfor an Accessory Dwelling
Unit (ADU)
Susan J. NalleY Revocable Trust
The property is located approximately 10
miles northwest of the Town of New
Castle off of CountY Road 245' The
pr"p"r,V is located at 10918 County Road
245.
The site is located in Section 19, T4S'
R91W on property known by Asse-ssor's
Parcel No. 1925-194-00-036' lt is further
described in a Special Warranty Deed
recorded at RecePtion No' 844813'
ApproximatelY 49.6 acres
Rural (R)
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting approval for an Accessory Dwelling Unit (ADU) on the 49'6
acre site. The ADU is proposed to be rocated adjacentio an existing singre family dwelling
and will be approximately 1,600 sq.ft. w1h an ittached garage' lt willbe served by an
existing spring and an upgraded on sitewastewatertreaimenisystem (OWTS)' ltwillbe
accessed bY an existing drivewaY'
The Appricant has requested waivers from a number of submittar requirements most of
which are rerated to th'e smail scare oitn- froposar, rimited area of additionar disturbance
and the existing improvements on tn" pi"p"fti The Applicant is reque.sting a waiverfrom
the Roadway standards primariry to deat with'portions'of the driveway that have grades in
excess of 12%. rne site has existing ;iriti"r [electricity) in place that will be extended to
The site slopes moderately to steeply northeast from the county Road toward the building
site. portions of the site have steep irop"i, *nire the existing home and proposed ADU sit
in an area of the site with moderate rio-i,r" "no
revered buirdi'ng sites. A previous owner of
the property had graded and instared a concrete foundation on a portion of the site
adjacent to the "*iJiing
home ano t "
pr"p"r"JAou. Extensive grading by the Applicant
has already o..rrr"d 5n the site to orry,fi" qrevious. unused fountation' further excavate
"nO "ontour
the slope at the rear of the ADU footprint'
Vegetation on the site is a variety of Pinion' Ju
prJtrt"t and yards. The majority of the 49 acre
remains as open space' A drainage swale ru
distant from the proposed improvements'
niper, and Gambel Oak with some open
pJ#rli not affected bythe proposaland
,I. ,fong the eastern portion of the site
III. APPLICABLE REGULATIONS
The use Table 3-403 of the Land Use and Development code designates Accessory
Dwelling Units within the RuralZon" Oltri.tr. requiiing Administrative Review' Section
4-1[3sets forth the Administrative Review Proceduret," tn" Applicant.has requested a
waiver from Roadway standrro. "oniaineo
ln Table 7-107 and submission requirements
for a landscaping plan, gradinglOrainal-" pfrnt, detailed topography' and impact reports'
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The submittars address the review criteria for the waive.r requests incruding commitments
for provision of ""rtrin
o"tailed prrn. ,iin" tir" of building permit review'
IV. PUBLIC AND REFERRAL COMMENTS
A. The Applicant has provide.d documentation that the required notice mailings have
been compteted il;;rd;nce with il;l;; Use ano ol'Liop'ent Code' No comments
from adjacent property owner: or minerat rights owners have been received' Referral
comments from various agencie, "r"
ri""n"i to tn" si"tr i"port and summarized below'
B.GarfieldCountyConsultingEngineer,ChrisHale,MountainCrossEngineering:
o Discussed road grades and fire district referrals'
. Noted the need for more detailed site plan consistent with ADU plans'
o Noted water quality informatiln ,no oi'..ussed connection to the spring'
o ldentified the need for more information on capacity of the existing lsDS system or
feasibility of an additional system'
C.ColoradoDivisionofWaterResources:lvanFranco'E'l'T'
a Summarized well permits that have been issued for the site and the decree for the
spring.
Noted the need to adhere to the terms of the decree and conditions of the well
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lnitial comments (dated 8t6t14) indicated that he had conducted a site visit and
found .For the most part the oriu"*riil-"1t. ".f
i.t1"t9'rd and is accessible by fire
department apparatus- to the existiig'hor"'" He noted the all weather driving
surface and the need for ongoing ,rini;ance (plowing and sanding)' Additional
review of the access to the nou anJihe potentiar need-for a fire truck turnaround
were noted in the comments'
subsequent referral comments (dated 1olgot14\ request additional information on
the ADU driveway and need for an additional site visit'
permit if it is utilized in the future'
indicated no objection to the Application'
Colorado River Fire Rescue: Orrin Moon' Fire Marshall
Garfield County Road and Bridge: Wyatt KeesburyE
o lndicated that the driveway was up to code and "everything looks to be in place'"
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F. Garfield County Environmental Health: Morgan Hill'
. Noted the need for review of water quality report'
. lndicated that the expanded "rirting't"ptt
system should meet the current OWTS
Regutations, be inspected to ;il;; it is opeiating piop"tly, and that the system be
purirpeO at appropriate intervals'
G. Garfield County Vegetation Manager' Steve Anthony:
. while referral comments were not received' typical comments from the Vegetation
Manager request complianc;iih Cou nty W6eJ negulations' weed management'
andifdeemednecessaryasiteinspectionorweedinventory.
H.otherreferralagenciestha-tdidnotsubmitcommentsincluded:ForestServiceand
Colorado Parks and Wildlife'
V. STAFF ANALYSIS
Articre 7 0f the Land Use and Deveropment code^sets forth Generar standards in Division
1, Resour"" proi""ti* stanoaros in oiuirion z ano-site pranning and Development
standards in Division 3. Specific .tano"ios for ADU ,r"r ,i" arso found in section 7 -701 '
Review of the applicable standards and waive' '"q'"titre found in the following section'
Article 7, Division 1: General Standards
l,SectionT-101:CompliancewithZoneDistrictUseRegulations
ReviewoftheApplicationsubmittalsindicatesthattheproposed.usewillcomplywiththe
zoneDistrict *"lJl'Hffi! f", ih; il;i7;" District including setbacks and lot coverase
provisions Tl;;ffticant .1r". oiorlJeO an 'pO"ieJ
site- plan with more detail on
improvements rn-ctuiifu ADq tootJtiii,'iiid;' ;;; Jrivewav areas' The lot size is more
than adequat" to ,"coirmodate coJe'rSquireilents incruding parking and snow storage'
The preliminary plans for the ADU ;; ;lso well within the code limitations on srze'
2.SectionT-1}2:CompliancewithComprehensivePlanandlGAs
The site is located in the Residential Medium High (FYHI ..designation on the
Comprehenrir" Firn Future f-"nJ Ur" fU'p' Tne pffit"i O"niity of two units on 49
acres is consisteniano well below the recommended density.
3. Section 7-103: ComPatibilitY
The proposar is consistent with surrounding rand uses that are rurar residential, agricultural'
ranching, public lands and open space'
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4. Section 7'104 Source of Water
A. The Applicant has documented the legal supply of waterforthe proposed use as the
Lopez spring.
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tests *"r" "onor"t"o
oi *t" ilitino as it is free flowing with no pump'
The resutts of the flow test indicate " J;;9;;!ion-dt.zdepm' The.Applicant provided an
assessment of oemand for the ADU dt wright water inglneers lnc. which indicates a
typicar demand "#bt ;rib* ,9t oav rinicn lne report carc--urates to equate too.21gpm of
continuous supply. The flow test indilated the "oniinrort
supply significantly exceeds the
calculated demand.
B.TheApplicationalsoincludedwaterqualitytestingconsistentwiththeLandUseand
Development Code requirement".
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initial testing indLated presence of bacteria and
recommended that the water not be utirized for human consumption. subsequent re-test
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for bacteria indicated that it was not p.reserrl tl:'^luation by a q-ualified orofessional
shourd be provided to assess the resurts of the ,""onoi;;t ;d.onfi* the adequacy of
in" *rt"iquality for human consumption'
C.TheApplicationalsoincludesanassessmentofthedecreefortheLopezSpringby
Ben Krause, watei commission", toi'oi.tiii gg for the Sirition of water Resource' His
review indicates that the decree *", ,o*rrte for oomestic use in the amount of 0' 17 cfs or
76 gallons Per minute'
5. section 7-1[S:Adequate centralwater Distribution and wastewater systems
consultation with the county's chief Building official provided the
Applicant provide '"'iti"ation
that the existing septic system
associated witn tne aOOition of the ADU or that an enginee
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expansion to the sYstem
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6. Section 7-106: Public Utilities
All other utitities to serve the proposed ADu are existino !nd. in Pl?::.fl.the
property and
will be extended to-in" n"* ,nii. il;'f;;i;;.liLlt in close proximitv to the existins
home. The Apprication incrudes a *irr J"r" retter from ilet rnergy indicating that electric
service can be ,J" available to serve the project'
7. Section 7-107: Access and Roadways
A. The Application includes an Engine-eT9^5:^p"rt nr9O91eq' !y Colorado River
Engineering on tne L*irting driveway. Ttie drivewrv iJo"idribed in the'reoort as being in
general conformai"" *i*,in" corniy'.'effiiil; R;i;G;;J"rds withl width of 12fi''
a2ft.shourder in most rocation, nrr:J"",'#;'r;,';;;t ;.cut sections and a small road
side ditch for drainage. The reqgrt *". ,rnrittio in ,."ororn." with the county's Policy
o1-14on Roadway waivers. rn" *"ir"ii"qrest It pii'*irv 0',9 tg two sections of the
driveway which significanfly exceed'the-roadwrv =t"ni, ii ii rz"t, for grade' The report
discusses the grale issue ano aooiiionar maini"nrnJ"'"onsiderationi. rt provides the
assessment that ,,.'.this driveway -SerVeS
aS an acceptable ?c.c9?'?' with regard to the
general safetyrnO ,.i"r.iUitity "?
th; i"'iGt" 'nO ilopot"JnOOitional Dwelling Unit'"
The report i. ,,gnlJ'nJstamieo by a professional engineer'
B. The driveway includes several parking pull-outs which improve its operation' The
switch back section shourd be furthlrLrririt"o ov tn! nfpticani's engineer for potential
improvements incruding grading "nJ[i" oiainageu"r-r.iritn" outside of the curve' Fire
protection District comrnents on thi existing o*"*rv inoi"rt"o th,a-Llhe driveway ""' is
accessibre by fire department rpprl"iirlo t[" existin6 home.", and recommended that it
be we, maintained with prowing aril ""noing
during.;i"iJ;"nths. Additionar evatuation
of the access driveway to the ADU";; [q-r"it"o oy the Fire Protection District'
c.TheApplicantalsorequestedawaiverfromthesubmittalrequirementforatraffic
study based on the minimal ,rouniot new traffic g!;"6d' The submittal included the
latest traffic counts for the aolaceni c;;iy R" "a--zii
ii represents that the proposed
use wirr resurt in a very minimar'in.-r"r." in traffic. &;.ii Road and Bridge did not
indicate any concerns with the proposal'
8. Section 7-108: Land Subject to Natural Hazards
No significant natural hazards are noted on the property in-the s1![ttals' The building
footprint for the propose.d qou loei extend into a plrti"n "t
the site that appears to have
had moderate sropes prior a gr,jing. n rit" specitic s6irs evaruation and soil stabilization
report shourd uJi"irii"o it til"'ii,i'"-'; ililJ;g- ;"*ii lnd_ .-grp,ance with the
recommendations of said report ,"irj[Ji*ryoing itie[ermined necessary an engineered
foundation and engineered o"rig;- foi in9;1ooe rt][irii"tion and retaining walls' The
report sfrall also aOir""" tne ptaJement of fill over the previous foundation'
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9. Section 7-109: Fire Protection
The Application was referred to the Colorado Fire Rescue District' Their comments
addressed the adequacy of access and maintenance '"to""ndations'
The Application
should atso comply with defensible ;p";; guidelines in regard to.wild fire issues' The
District,s ratest comments ,"qr"riltorti6nar information on the access driveway
extensions to the ADU and trre neei f*; additionar site visit. suppremental site plan
information from the Appricant crarilie. tn" short driveway extension which utilizes an
"riiing level area around the existing home'
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ArticleT,Division2:GeneralResourceProtectionStandards
10. Section 7-2Ol Agricultural Lands
TheApplicationiscompatiblewithagriculturallandsandhasminimaladditionalsite
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disturbance
11. Section 7-212Wildlife Habitat Areas
The proposed ADU wiil create a minimar additionardisturbance and shourd have minimal
impacts'on wildlife and related habitats'
Section 7-203 Protection of Wetlands and Waterbodies12
The proposed ADU is to be rocated in an arready disturbed area distant from any wetlands
or water bodies. Re-vegetation of disiurbed area is proposeo and should be required'
l3.SectionT.zo4DrainageandErosion,T-2OsEnvironmentalQuality
Minimal additional disturbance is anticipated by the Application' ErT1on protection and
drainage improvemeni, ""n
ne addressed at the time of
'buirding permit submittal, however
soil erosion protection for the "*itti,ig
gi'oing work should be addressed as soon as
possibre. comp'ance *itn tn" engineJring recommendations regarding the on site waste
water sYstem should be required'
14. Section 7-z}OAreas Subject to Wildfire Hazards
The Application and county Hazard Maps indicate..moderate to low wild fire hazard
designations. compriance with guidJtines tor defensibie space shourd sti, be required'
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15.Section7-2oTNaturalandGeologicHazards
No significant georogic hazards are noted in the Apprication submittals. Site specific soils
evaluations and soiistabilization report should be required.
16. Section 7-208 Reclamation
The Appricant has committed to re-vegetating disturbed areas and stabilizing slopes atthe
rear of the ADU structure
ArticleT,Division3,sitePlanningandDevelopmentStandards
17. Section 7-301: Compatible Design
The proposar reflelt. .*r[t"n.y *itn ihe character of existing uses and improvements
18. Section 7-302: Off-Street Parking
The site pran shows room for the required two additionar parking spaces for the unit'
19. Section 7-303: Landscaping Plan
The Applicant has requested a.waiver from providing a landscaping plan based on the
minimal area of additionaldisturbance ano the plans to return the area around the ADU to
natural conditions
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20. Section 7-304: Lighting
TheApplicationshouldberequiredtoutilizecodecompliantlights
21. Section 7-305: Snow Storage:
VII. RECOMMENDATION
TheApplicationandsiteplandemonstrateadequateroomforsnowstorage.
22. Section 7-306: Trails and Walkways
Given the rural area of the site these standards are not applicable'
23. section 7-701: Accessory Dwelling Unit standards
A.MaximumFloorArea:TheApplicationisincompliance.
B.ownershipRestriction:TheApplicationisincompliance.C. Buifding ioO"' Compliance will be required'
D. rrninilrr-, G sir", The Application is in compliance.
E. Entrance: The Appli""ti"rli.Jicates future building plans will comply'
VI. SUGGESTED FINDINGS AND RECOMMENDATION
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 pertinentfacts'
matters and issues were sunmittJJ'rno-tnrt arr inierested parties were given the
opportunity to prJv-iJe input prior to the Director's Decision'
3. That for the above stated and other reasons the proposed 'Nallev
Administrative
Review Apprication for an n.."r.oi il'*"rri.g Unit,is in'tne oest interest of the health'
safety, convenience, order, pro.pJiy ,nJ*"It're ofihe citizens of Garfield County'
4.Thatwiththeadoptionofconditions,theapplicationisingeneralconformancewith
the 2030 Comprehensive Plan' as amended'
5. That with the adoption of conditions and granting of a waiverJrom SectionT-107
Roadway standards, related t" ;;;;m graoe anJ irive*1:::- section including
shourders and ditches, the "pp*."iiln
nrr ri"quately metthe requirements of the Garfield
County Land Use anO Deveiopment Code' as amended'
1. All representation of the Applicant contained in the applicatiorr shall be considered
conditions ot rpproJ"irni".. "p"iiti"liiv
,oJiri"o by the Director Decision'
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2.TheApplicantshallcomplywithstandardsforADU',scontainedinsectionT-701o1
the tand Use and DeveloPment Code'
Prior to lssuance of the Land Use Change Permit
3. prior to the issuance of the Land use change Permit, the Applicant shall provide an
assessment of the supplementatwatelq,'rity l"tti.on.bacteria' The assessment shall be
by a quarified profei.i-on"r or the copHE ani shail indicate that the water is acceptable for
consumption or piovide a required treatment plan if necessary.
4,AwaiverfromtheRoadwayStandardscontainedinTableT-loTallowingthe
existing driveway to serve the proposed use is approveJ subject to the Applicant providing
prior to issuance;iil LanO'Usb p"*it a supplem"nt'l engineer's assessment of the
switch back section of roadway ano tne potentiat l"?d for additionar grading or drainage
berms at the outsloe orG .r*". rn" n[pii"rni shail maintain the gravel surfacing of the
driveway and sha, provide ongoing *int"iiir" maintenance incruding prowing and sanding
s. prior to issuance of the Land Use change Permit the Applicant shall conduct a
supplemental site vGit witfr the ColoiaOohir"t F-ir" R"tc'e District to provide the District
with the requested details on the ,.."r. to tn" ADU. The Applicant shall comply with the
recommenoations otli.," bi.trr"t incruoing dimensions ano taybut of a fire truck turnaround
of the drivewaY.
if required
Other Conditions
6. Prior to issuance of the Land Use change Permit' the Applicant will provide
mapping of any noiior. weeds tounJ * tf'" site lnd submittal of an appropriate weed
management ptan. Subject t" 3nn.r"i-uv in"- County Vegetation Manager this
requirement may b; dei;;r;d to no fili tn,n 'tune 15' 2o15due t-o seasonal constraints'
7 . At the time of Building permit submittal, the Applicant shall complete an inspection
of the existing owrs by a qua*fi{;"Gionar v6rifving that.the.system meets the
additionarfuture roro, t.h the ADU or provide al engi#erEo oesign foithe expansion of
the system to ,erre1n" nOU. fn" nppfi."nt 't'''"ttippty
for all required permitting from
the County Building Departme.nt ano's[5ri to,nprv witn any conditions of approval' A site
specific ,.."rrr"it of the soils may be required'
8. At the time of building permit review the Applicant shall provide a grading and
drainage pran for [r," nou inc'iuding ;;ii; specrfic soiis teit in the rocation of the proposed
ADU and a soir stabirization Report toi tn" grading work associated with the ADU rocation'
The Appricant shail compry with the ,""o.,i"ndations of said reports incruding foundation
design, slope stability, retaining *ri[;;;.ri. ,no slooe re-vegetation' An engineered
foundation may be required based on"t#-.ommendaiions of the soirs report' Failure to
proceed with obtJintg , building permit including gt'ding ol a sqP3rate grading permit
within 60 days oi ir,""oirectors-deliri"r' ,"v ,Erlri in I "stop work order" from the
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Building Department associated with the current grading activity'
9. The ADU shall be required to meet allGarfield county Building code Requirements'
10. The Applicant shall maintain compliance with all conditions of the Lopez spring
decree and for any other well permits located on the property' At the time of building
permit review the Applicant shall ptoriO" detailed plans foi connection of the ADU to the
existing Lopez Spring water system'
11. The Applicant shall comply with the lighting standards contained in section 7-304
12. The Applicant shall comply with the colorado Forest service recommendations for
wird fire protection incruding maintaining an adequate defensibre space around the ADU'
13. The Applicant shall reseed and re-vegetate any disturbed areas immediately upon
completion of construction.
14. The Applicant shall utilize bear proof trash- containers or store all trash within a
secure portion of the structure sucn as a garage. Any fencing on the site shall be wildlife
compatible pursuant to CPW guidelines'
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MOUNTAIN EROSS
ENGTNEERING, INC.
Civil and Environmental Consultlng and Deslgn
October 28,2014
Mr. Glenn Hartman
Garfield County Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE Review of the Nalley Accessory Dwelling Unit: GAPA-8016
Dear Glenn:
This office has performed a review of the documents provided for the Administrative Land Use
Change permit ior the Nalley Accessory Dwelling Unit. The submittal was found to be thorough
and well organized. The review generated the following comment:
1. The driveway has steep grades that exceed Garfield County Standards. The Applicant
provides a letter from an engineer as well as a letter from the Fire Marshall stating that in
their opinion it is adequate with some provisions.
2. The site plan for the ADU is unclear and the provided architectural plan does not seem
congruent. The Applicant should provide a more detailed site plan.
3. The Applicant should provide water quality information on the spring and describe how the
interior plumbing will connect.
4. The Applicant should provide information on the capacity of the existing septic system to
accommodate the ADU or eviCence that an adCitional septio system is feasible on site.
Feel free to call if you have any questions or comments.
Sincerely,
n Cross
Hale, PE
826% Grand Avenue, Glenwood Springs, CO 81 601
P: 970.945.5544 F: 970.945.5558 www.mountaincross'eng.com
GIenn Hartmann
From:
Sent:
To:
Gc:
Subject:
Franco - DNR, lvan [ivan.franco@state.co.us]
Wednesday, October 29, 2014 12:43 PM
Glenn Hartmann
Ben Krause - DNR
Nalley Accessory Dwelling Unit
Mr. Hartmann,
We have reviewed the proposal to construction of an Accessory Dwelling Unit on a parcel of approximately
49.6 acres in size, located ut tOqtA County Road 245 in New Castle. The property currently has an existing
single family residence, access road and utilities in place. The applicant does not propose to create a new lot or
chige the size of the existing lot. The current watei supply to trri lot is provided by theLopez SP-lrg, decreed
in Case No. g0CW 0433.fne appticant proposes to utilize an existing septic system for both dwelling units.
This office has record of one existing well permit on the lot with Permit No. 285262. The pgrTit was issued on
March 16,2}ll as the only well on a tract of t*a of 49.62 acres. The uses of this well are limited to fire
protection, ordinary housJhold purposes inside not more than three single family dwellings, the watering of
poolt y, domestic animals and liveitock on a farm or ranch and the irrigation of not more than one acre of home
gardens and lawns. The pumping rate of this well shall not exceed 15 gpm.
permit No.2g5262-A was issued on Decemb er 23,2013 for the replacement of well Permit No. 285262' At the
time of this referral this office has not received a Well Construction and Test Report indicating that the well was
actually constructed. The well permit will expire on Decernb er 23,2015 if the well is not constructed'
The applicants proposal indicates that they intend to utilize the Lopez Spring to supply water to the existing and
propor"o dwellingi. The applicant should adhere to the terms of tlie decree mentioned above, and the conditions
of approval forthi well pemrit (iflwhen it is utilized). This office has no objection to the proposed application'
Please feel free to contact me at this office if you have any questions.
Sinqerely,
lvan Franco, E.l.T.
Water Resources Engineer
P 303.866.3581 / F 303.866.2223
1313 Sherman Street, Room 818, Denver, CO 80203
ivan. f ranco@state. co. us / www.wa te.co.
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Glenn Haltnann
Frcm:
Sent:
To:
Sublec{:
Attaehmentsi-
!(rause - DNR, Ben [ben.krause@state.co.usl
Wednesday, Apdl 02, 2014 1:59 PM
Glenn Har[nann
Lopez Spring and Pipeline Decree
.80ew0438'pdf --- -
Mr.Ilarhann-
Attached is the decree for the Lopu,spriqg and Pipeline. For your information the Spring was originally
deoeed in water court case W-2668 as a conditional right. The attached decree is where the qping was made
absolute for domestic use in the amount of 0.17 cubic feetper second (76.3 gpm). There is also no limitations
on what portion of the 0.17 cfs right cffi be utilized for domestic use.
If you have any other questions, please feel free to email or call.
Ben Knuse
Disfiict 39 Wafer Commissioner
Division of Water Resources: Division 5
970-948-2297
ben.lrause@.state.co.us
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( lri 0li 1l){r lil! I Ii Colorado River Fire Rescue
Glenn Harhnann
Garfield County Building and Planning
108 8a'Street, Suite 401
Glenwood Springs, CO 81601
Reference: Nalley Accessory Dwelling Unit
October 30,2014
Glenn:
I have conducted a site visit and reviewed the referral request of Nalley Accessory Dwelling
Unit; file number GAPA 8016, Admin. Land Use Change Permit. The following is the
comment I have for this project:
l. The information packet and the PDF photo that JeffNalley has provided me, has not
given me enough information on the ADU access for CRFR to provide emergency
services. I would request that before the Nalley's build the access to the ADU that
they contact me for another site visit or provide me with a driveway drawing to
insure adequate access for fire apparafus.
The issue that I have identified is concerns that could impede our ability to conduct emergency
operation if needed at this location.
Thank you for allowing me to comment on this project, feel free to contact me with any
questions.
Orrin D. Moon
Fire Marshal
Colorado River Fire Rescue
970-62s-1243
10918 CountyRoad 2rt5 - Google MaF
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Colorado River Fire Reseue
Glenn Hartman
108 8tt'Street, Suite 201
Glenwood Springs, CO 81601
August 6.2014
RE: 10918 CR 245, NalleY DrivewaY.
Glenn:
This letter is to advise you that I inspected the Nalley Driveway located at
10918 CR245 for emergency access. For the most part the drive way meets our
standards and is accessible by fire department apparatus to the existing home.
The driveway grade is steeper in some spots then what is allowed by code, but
due to the all-weather driving surface in place on the driveway, the driveway
should be accessible if it is well maintained (plowing and sanding) during the
winter months when snow is present. The addition ofthe ADU and the access to
this dwelling will need to be reviewed and approved prior to C of O for that
building which may include the need for a fire truck turnaround to be consfucted.
Please feel free to contact me with any questions.
Thank You,
Orrin D. Moon, Fire Marshal
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Glenn
From
Sent:
To:
Subiect:
Hartmann
Wvatt Keesbery
Tu'esday, October 28,2014 9:53 AM
Glenn Hartmann
Nalley ADU
Glenn,
After rooking at the ADU request, Road and bridge does not see any reason for this to proceed. The driveway is up to
code and evefihing looks to be in place
lNyaltKez*lrelY
Garfield CountY Road & Brifue
District Foreman
0298 C.R. 333A
RiIIe, Co.81650
Office: 970-625-8601
Cell: 970-309-6073
1
Gurfield Coun$
195 w. 14h Street
Rifle, CO 81650
(970) 62s-5200
Garfield County Community Development
1oB 8th Street
Glenwood Springs, CO 81601
Attn: Glenn Hartmann
Public Heulth
October 30,2014
Hello Glenn,
My comments for the Nalley Accessory Dwelling Unit are as follows:
Thank you,
2014Blake Avenue
Glenwood SPrings, CO 81601
(970) 945-6614
A water quality report should be submitted before approval of the application. .lf it has
done been done recently, I recommend collecting a sampte from the well and having it
anjlyzeO using the Deluie Colorado Package provided by the Colorado Department of
Public Health and Environment Lab Services Division-
Any upgrades made to the OWTS as a result of this new construction should be done
".corOiig
to the recently adopted revised regulations. Ih" applicant should identify
where th6 septic system components are, that they are functioning properly, and have
the tank checked and pumped at appropriate intervals.
'fil*"qtu
.-n ,.tl-/1-i/l ',q,"'L(
Morgan Hill
Environmental Health Specialist !ll
Garfield County Public Health
195 W. 14th Street
Rifle, CO 81650
(970) 665-6383
Garfield County Public Health Department - working to promote health and prevent disease
I
#Keedtrmergy'
N ESPO P{S'B I,E E V TI'iTUNEW
02t2tDat4
.leff Nallel,
227|i. Capital Ct.
Nerv Castle, CO 81647
Subject: Service AvailabilitY
f)ear Mr. Nalley:
Ill acconlance rvith oun lariffs filccl rvitle and apploverl by tlre Colomdo Pulrlic Utilities Conlntissioll. gas
ancl/or eleetrie facilities can lre nlndc arnilable t(] sene yotu'pro.iect at 10918 Couttty Road 245.
U;ron receipt of arr r\pplication for Sen ice and apltropriate lnriklirlg plans, the distribtrtion and/or
scr.vicc(s) trilt t" desifrrecl. Onee the design tras bccnt apttored, ap;rlicable costs hai'e treen paid alld
npplicailie contract lrave beera signed and lcturncd, tlre conslrttctiott u,'ot'li rvill bc schetltlletl. Dttr: to
ri,orkloatl. rnaterial availabilitv allrl rlcsign cont;rlc,xily, clesigrt atrr.l ctltlslt'ttr:liott leatl tirlles lll{ly vnly'
please coltacl tlrc Buifulers Call l-irrc at 800-628-2121 arrl subtttit yotnr applicatiolt at tlrc earliest
opportunity lo hetter assurc nteelittg youlploposed sehedule f'or sBceinrirrg semice.
I Gas costs rvill be calculatecl in conf,onttance with our tiled SERVICE LA'I.ERA|, CONNECTION
AND DISTRIBUTTON [4AIN EXTENSION POLICY.
ffi Electric Costs for tlre lmrjeet w,ill be oalculated in confounanee rvith our Niled SEI{VICE
CONNECTION AJ{D DISTT{IBUTIOTN I,INE EXTENSIOI{ POLICY.
llyou have any qucstious or contmeltts, or if I can be of,fttrthen assistance, please call tlte at tlte nulnber
lisie{ belorv. ivly normal u.ork houm ane 7:00 fl.n1. to 5:30 trr.m., i!{ollclay thtotrgle Thursday.
Sincerely.
'..'
Tillnron McSchooler
Desi gner-Engi neeri rl g
970.?.44.?.695
ti tlulorr.utcschooler@xce lenergy'oo!11
2538 Blichmann lUonue
Grand Junction, Colorado 81506
,)ENGINEESTNG
ilscofrPoRATEO
May22,2014
Glenn Hartman
108 8th Sffeet, Suite 201
Glenwood Springs, CO 81601
RE: Jeff Nalley Driveway Design Standard Variance (10918 County Road 245)
CRE Job No. 1048
Dear Mr. Hartman,
At the request of the owner, Jeff Natley, I have reviewed and inspected (May 16, 21t4l the existing
driveway at 10918 County Road 245 (Bufford Rd) with regard to the vertical profile and general
steepness of the driveway. This was completed to address the concerns presented by the County and
compliance with the driveway design standards.
Upon my inspection and considering the mountainous terrain, my initial impression of the driveway was
that it is generally a comfortable driveway with a couple steeper sections. However, it is also generally
well constructed and generally safe. The road section consists of an approximately 12 feet wide gravel
section with a shoulder of approximately 2 feet or greater in most locations. Additionally, much of the
road has berms or cut sections on both sides of the driveway with a'6mall road side ditch for drainage.
The driveway generally fits the terrain and is constructed such that the disturbed area is minimized.
Upon more detailed review of the driveway, based on surveyed points along centerline (provided by
Bookcliff Surveying Services), the average grade of the driveway is approximatety L2.5Yo with two
notable areas of steeper grades. The first (lower) section is that section from the switchback to
approximately the electrical panel. This section is relatively straight in alignment with an overall average
measured grade of approximately L$o/o.At the bottom of this section is the switchback which consists of
a wider road section and substantially flatter that the centerline of the road. At the top of this section,
the road grade changes to approximately 11%, which is less than the maximum allowed per the County
design standards. The second section is approximately the last 100 feet before reaching the top of the
driveway. This short section is steep with an average grade slightly greater than L8%. Like the lower
section, this steep section is straight and has flatter sections above and b'elow it. Below this steep
section is the section of road with an approximate grade of 11% (the same section as described above).
The upper end of this steep section enters the curve into the flat gravel drive area in front of the
residence. This curve is also the transition from the 18% grade (or less) on the straight alignment to an
ending grade of approximately 5% and then continuing to grades of less lhan 4o/o in front of the
residence.
(i
P.O. Box 1301 . Rifle, CO 81650 ,TeL.970-625-4933'Fax970-625-4564
i)
ENGINEERIN6
tlicoRfoSATrlD
The County design standards, per Table 7-107 of the Land Use and Development Code, indicate a
maximum grade of L2% with a single land width of 12 feet for a primitive road or driveway. The code
also indicates a minimum radius of 40 feet and that the surface can be native material. Various other
entities allow forgrades in mountainous areas in excess of L2%, with the BLM being one. The BLM
allows grades up to 16% with agency approval. Additionally, AASHTO (Geometric Design of Highways
and Streets - 2004) provides a maximum grade of 18o/ofor a design speed of 10 mph (Exhibit 5-15)
Considering that this is a private driveway in mountainous terrain, some varlations to the design
standards can be considered acceptable. The vast majority of the people using this driveway will be
either the owners or the owne/s guests. lt is understood that emergency access is also a necessity.
According to my conversation with the owner, the fire department has been onsite and did not indicate
any concerns with the driveway. This driveway may require some additional or more frequent
maintenance due to the grades, however, that is the responsibility of the owner. As described above,
there are two sections that exceed the 12% maximum grade, with the more significant (in tength) heing
less than the grade limitations of other entities (less that 16%). The Second section is a relativety short
section that generally fits the terrain with a straight alignment and flatter grades on either end. All
things considered, this driveway seles as an acceptable access with regard to the generat safety and
accessibility of the residence and proposed Additional Dwelling Unit.
lf you have any questions, please do not hesitate to call 9Z0-625-4993
Sincere
Jeffrey A.
M:\cREjobfiles\lo48-Jeff Nalley-Driveway ADU\word DocumentsWariance Letter os-21-14.docx
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P.o. Box 1301 . Rifle, cO si6sb . ret. ilo-azs-qgj. . Fax9i0-62s-4s64