HomeMy WebLinkAbout3.0 Director's DeterminationGarfield County
November 5,2014
Community Development
108 8th Street, Suite 401, Glenwood Springs, CO 81601
Office: 970-945-8212 Fax: 970-384-3470
Jeff Nalley
10918 County Road 245
New Castle, CO 81647
RE: Nalley ADU Administrative Review
(File No. GAPA-8016)
Dear Jeff:
This letter is provided to you as an authorized representative for the Susan J.
Nalley Revocable Trust application for an Administrative Land Use Change
Permit for an Accessory Dwelling Unit (ADU). The site is located at 109i8
County Road 245, and is known by Assessor parcel No. 1925-194-00-036. The
Application is requesting approval for an Accessory Dwelling Unit approximately
1,600 sq.ft. in size with an attached garage on the 49.6 acre iite.
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 oi tne Community
Development Department on whether to apprwe, approve with conditions, or
deny the request.
The Director's Decision is based on Findings #1 - #5 ouflined below.
! That proper public notice was provided as required for the Director's
Decision.
2- Consideration of the Application was extensive and complete, that atl
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 Nalley
Administrative Review Application for an Accessory Dwelling Linit is in the best
interest of the health, safety, convenience, order, prosperity and welfare of the
citizens of Garfield County.
4. That with !h" 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
7-10.7 Roadway Standards, related to maximum graae and driveway crosssection including shoulders and ditches, the applicatLn has adequately met the
requirements of the Garfield county Land Use and Development bode, 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 Section7-701 of the Land Use and Development Code.
3. Prior to the issuance of the Land Use Change Permit, the Applicant shallprovide an assessment of the supplementat water quality tests on bacteria. The
assessment shall be by a qualified professional or the Cbpnf and shall indicate
that the water is acceptable for consumption or provide a required treatment plan
if necessary.
4. A waiver from the Roadway Standards contained in Table Z-1Ol allowingthe existing driveway to serve the proposed use is approved subject to theApplicant providing prior to issuance of the Land Use'Permit a supplemental
engineer's assessment of the switch back section of roadway and the potential
need for additional grading or drainage berms at the outside of the curve. The
Applicant shall maintain the gravel surfacing of the driveway and shall provide
ongoing winter time maintenance including plowing and sanding of the driveway.
5. Prior to issuance of the Land Use Change Permit the Applicant shattconduct a supplemental site visit with the Cotorado River Fire Rescue District toprovide the District with the requested details on the access to the ADU. TheApplicant shall comply with the recommendations of the District including
dimensions and layout of a fire truck turnaround if required.
6. Prior to issuance of the Land Use Change Permit, the Applicant willprovide mapping of any noxious weeds found on tne site and submittal of anappropriate weed management plan. Subject to approval by the county
Veg_etation Manager this requirement may be deferred to no laterihan June 15,2015 due to seasonal constraints.
7 ' At the time of Building Permit Submittal, the Applicant shail complete aninspection of the existing OWTS by a qualified professional verifying it.,rt tn"
system meets the additional future loads from the AOU or provide an e-ngineered
design-for the expansion of the system to serve the ADU. The Applicint shallapply for all required permitting from the County Building Department and shall
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comply with any conditions of approval. A site specific assessment of the soilsmay be required.
8' At the time of building.permit review the Applicant shall provide a gradingand drainage plan for the ADU including a site spiriiiic soils test in the location ofthe proposed ADU and a Soil Stibitization'n"port for the grading workassociated with the ADU rocation. The Appricant shail .orf,ry with therecommendations of said reports including foundation design, ;i;p" stability,retaining wall proposals and slope re-vegetition. An engineerLd foundation maybe required based on the recommendations of the soils report. Failure toproceed with obtaining a buitding permit including grading or, ."prraie gradingpermit within 60 days of the Director's Decisio-n hry resurt in a ,,stop workorder" from the Building Department associated with the current graoing activity.
9' The ADU shall be required to meet all Garfield County Building CodeRequirements.
10' The Applicant shall maintain compliance with all conditions of the LopezSpring decree and for any other well permits tocateJ on the property. At the timeof building permit reyigJv ihe Applicant shall provide detailed plans for connectionof the ADU to the existing Lopez Spring water ryri"r.
11' Tle Applicant shall comply with the lighting standards contained inSection 7-304
12' The Applicant shall compty with the Colorado Forest Servicerecommendations for ry1ld fire protection including maintaining an adequatedefensible space around the ADU.
13. The Applicant shall reseed and
immediately upon completion of construction
re-vegetate any disturbed areas
11;. . The Applicant shall utilize bear proof trash containers or store all trasht'1itti1 a secure portion of the structure such as a garage. Any fencing on the siteshall be wildlife compatible pursuant to cpw guio6rines.
The Land Use and Dev-elopment Code requires notification to the Board ofcounty commissioners for iheir review and potentiai cJffi ; thJ 6irctor,,Decision' The Board review is for a period of io calendar days commencing onthe date of the Director's Decision. The call-up perioJ shall expire on November15th' once the call-up perioJhas passed wiih'no request for review or publichearing, and provided all relevant conditions of approval have been resolved the
land. Use change permit wiil be issued. puisuant to the Land Use andDevelopment Code, the Appticant has one year from the date of the Director,sDecision to satisfy all conditions of approval or request an extension.
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Please contact the.. community Deve.lopment Department if you have anyquestions regarding the Director s Decision and the conditions of ,pprorrl.
Sincerely,
Fred Jarman, AlCp
Director, Community Development Department
cc: Board of County Commissioners
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