HomeMy WebLinkAbout1.9.1 Pre-Application Conference SummaryGarfield County
Community Development Department
108 8" Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
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PRE -APPLICATION
CONFERENCE SUMMARY
TAX PARCEL NUMBER: 2391-313-18-009 PRE -APP DATE: 5/6/15
PROJECT: #24 St. Finnbar Rd. Accessory Dwelling Unit (ADU)
OWNER: Jamie Knight Suma Separate Property Trust
REPRESENTATIVE: Eric Sechrist, Studio B Architects
ZONING: Rural
COMPREHENSIVE PLAN: Residential Medium High (2 < 6 Ac/DU), and adjacent to
Village Center and Flood Plain designations.
PRACTICAL LOCATION: #24 St. Finnbar Road, off of County Road 100, approximately 3
miles east of the Town of Carbondale. The site is located in
Section 31, T7S, R87W.
TYPE OF APPLICATION: Administrative Review for Accessory Dwelling Unit
I. GENERAL PROJECT DESCRIPTION
The Applicant is proposing to include the construction of an ADU in conjunction with the
current development of the primary single family residence on the property. The site is
known as Lot 9 of the St. Finnbar Farm Subdivision and is approximately 4.76 acres in size.
The St. Finnbar Farm Subdivision is zoned Rural and ADU's can be permitted subject to an
Administrative Land Use Change Permitting process. The Subdivision does have
covenants that address allowances for ADU's indicating that they may be permitted in
accordance with the County regulations and as approved by the SARC. (see attached
excerpt). The covenants include a minimum lot size of 4 acres for ADU's.
The Applicant proposes a unit approximately 500 sq.ft. in size although minor adjustments
including increases in the size are possible as final plans are developed. The unit would be
served by private well and connection to a central sewer system. The unit will be fully
within the building envelope for the lot and outside of any flood plain or wetlands areas.
II. SUMMARY OF REGULATORY PROVISIONS REQUIRED TO ADDRESS
• Garfield County Comprehensive Plan 2030 as amended
• Garfield County Land Use and Development Code as amended
o Article III, Zoning
■ Rural Zone District - Lot/Building Requirements (Table 3-201) and Use
Table (Table 3-403)
o Article IV, Application and Review Procedures
• Administrative Review Process (Section 4-103)
• Common Review Procedures (Section 4-101)
■ Table 4-102 Common Review Procedures and Required Notice
■ Application Materials (Table 4-201 and Section 4-203)
o Article VII, Standards — Division 1 General Standards, Division 2 General
Resource Protection Standards, Division 3 Site Planning — as
applicable
■ Additional Standards Applicable to an Accessory Dwelling Unit
(Section 7-701 see excerpt below)
7-701. ACCESSORY DWELLINGtJNIT.
A. Maximum Floor Area.
The Floor Area of an ADU shall not exceed 1,500 square feet
for a lot less than 4 acres. The Floor Area of an ADU shall not
exceed 3,000 square feet for any lot 4 acres or greater.
B. Ownership Restriction.
An ADU is restricted to leasehold interest in the dwelling unit
and is for residential or Home Office/Business use only.
C. Compliance with Building Code.
Construction shall comply with the standards set forth in this
Code and with Building Code requirements.
D. Minimum Lot Area.
The minimum Lot Size for an ADU is either:
1. 2 acres, or
2. For lots in zone districts with a minimum Lot Size of less than 2
acres, the minimum Lot Size is twice the minimum required Lot
Size.
E. Entrance to Dwelling Unit.
A separate entrance to the Accessory Dwelling Unit is required.
III. ADMINISTRATIVE REVIEW PROCESS
The Application will follow the Administrative Review Process contained in Sections 4-101,
4-103 and Table 4-102:
A. Pre -application Conference
2. Submittal of 3 hard copies of the Application along with 1 electronic copy on a CD or
memory stick.
3. Review by staff for Technically Complete Status
4. If Technically Complete the Applicant will be notified and the request scheduled for a
decision by the Director
5. Additional copies of the Application may be requested for referrals.
6. If the Application is not Technically Complete the Applicant will be advised of the
deficiencies and the Applicant will have 60 days to provide any additional required
information. The Director's Decision date is not set until the Application is determined
to be complete.
7. Once the Director's Decision date is set, the Applicant completes public notice by
certified mail to adjacent property owners within 200 ft. and by certified mail/retum
receipt requested to mineral rights owners on the property. The mailing is required to
be a minimum of 15 days prior to the Director's Decision.
8. Staff prepares a report including public and referral comments.
9. The Director's Decision is documented by letter as of the noticed date.
10. Director issues the Land Use Change Permit ten days following the Decision if no
requests for a call-up are received and if all conditions of approval have been met.
IV. SUMMARY OF SUBMITTAL REQUIREMENTS — KEY TOPICS
-✓ General Application Forms and attachments including a• rement' to ' pay form,
application fees, evidence of ownership such as - : eed f• ' the property, and
rjarrative description of the proposal. The general informa ion also needs to include
the list of projerty owners within 200 ft. and any miner 1 rights owners on the subject
/ property.
4/ Authorization to represent may be needed if the Applicant plans on being
/represented by other professionals such as their Architect.
.s A recorded statement of authority will be needed to establish the authorized
individual to sign for the Trust that owns the property.
Vicinity Map (including the area generally within 3 miles of the site) \➢mac ,,.
Site plan with information on proposed location of the ADU, other existing structures,
and significant features on the property (i.e. building envelope, easements, utilities,
ditches, flood plain, etc.)
Grading & Drainage Plans — grading and drainage information should be available
for the site based on the construction of the primary residence and the Subdivision
approvals. If necessary a waiver to defer additional grading and drainage designs to
the time of building permit may be requested. Compliance with any grading and
drainage provisions for the Subdivision will be required.
/Landscaping Plans — ADU applications are exem however if plans are available
based on the current construction of the primary dwelling they can be provided as
part of the submittals.
da, • Impact Analysis — basic descriptive information should be provided, however,
submittal waivers from detailed plans (such as wildlife habitat) may be acceptable
based on the location of the unit within an approved building envelope in an
approved subdivision.
.1/ Development and Improvements Agreements are not applicable (no vesting issues
and no public improvements).
W • Traffic Study — a submittal waiver may be acceptable based on the minimal traffic
-\'' associated with an ADU and the existing subdivision approvals. The creation of two
driveways for the site should be demonstrated to be in compliance with subdivision
rules and restrictions.
Water supply pian and supporting documentation (well permits, pump testing, and
water quality testing). The Application will need to include copies of any well permits
and demonstration that the well can legally serve the addition of the ADU. Waivers
requesting deferral of testing requirements until time of building permit may be
appropriate. If the well serving the ADU is already constructed, including the test
results in the Application submittals is preferred.
/ Waste Water Plan should identify the operator of the central system and address
/ the availability of taps such as the provision of will serve letters.
s Standards in Article 7, Division I, II, and III should have previously been addressed
as part of the St. Finnbar Farm Subdivision approvals. Reference to said approvals
may be acceptable; however, where provisions warrant clarification they should be
addressed such as compatibility, comprehensive plan (density), availability of
utilities, and ADU standards in Section 7-701.
4 Demonstration of compliance with roadway standards contained in Section 7-107
can be addressed by reference to the existing approvals for the St. Finnbar Farm
Subdivision and the private roadway system.
0/ Demonstration of prior approval by the St. Finnbar Farm HOA or Design Review
committee is not a required submittal but is recommended.
s/ Waiver requests need to address applicable review criteria (Sections 4-202 & 4-
118). Follow-up pre -application discussions with Staff are recommended to further
address waiver options.
V. APPLICATION REVIEW
a. Review by: Staff for completeness and recommendations. Referral agencies for
additional technical review
b. Public Hearing:
X Director Decision with notice (not a public hearing)
Planning Commission
Board of County Commissioners
Board of Adjustment
c. Anticipated Referral Agencies may include but are not limited to:
Garfield County Road and Bridge
Garfield County Attorney
Fire Protection District
Garfield County Environmental Health Manager
Garfield County Vegetation Manager
Garfield County Building Department
St. Finnbar Farm Subdivision Homeowners Association and/or Design Review Committee
VI. APPLICATION REVIEW FEES
a. PlanniUilReview Fees: $
250.00
b. Referral Agency Fees: $ na (may be billed separately)
c. Total Deposit: $ 250.00 (additional hours are billed at $ 40.50 /hour)
VII. GENERAL APPLICATION PROCESSING
Planner reviews the case for completeness and sends to referral agencies for comments.
Planner will contact the Applicant and set up a site visit. Planner reviews application to
determine if it meets standards of review. Planner makes a recommendation of approval,
approval with conditions, or denial to the appropriate hearing body which in the case of
Administrative review is the Director of the Community Development Department.
VIII. DISCLAIMER
The foregoing summary is advisory in nature only and is not binding on the County. The
summary is based on current zoning, which is subject to change in the future, and upon
factual representations that may or may not be accurate. This summary does not create a
legal or vested right.
IX. PRE -APPLICATION SUMMARY PREPARED BY:
biit (�s'
Glenn Hartmann Date
Senior Pianner
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Garfield County
Administrative Review Process
(Section 4403)
Step 1: Pre -application Conference
• May be waived by Director
•Applicant has 6 months to submit application
Step 2: Application Submittal
Step 3: Completeness Review
.10 business days to review
*If Incomplete, 60 days to remedy deficiencies
Step 4: Schedule Decision Date and Provide f'Jotice
' Mailed to adjicent property owners within 200 feet and mineral owners
at least 15 days prior to decision date
Step 5: Referral
• 21 day comment period
Step 6: Evalution by Director
• CaII-up Period - within 10 days of Director's Derision
'Applicant has 1 year to meet any conditions of approval
EXCERPT FROM
COMPREHENSIVE
PLAN FUTURE LAND
USE MAP
Approximate Location of
Applicant's Site
Future Land Use Map
Garfield County Comprehensive Plan 2030 as Amended
*AV Greemtoy 1 - urban Omen, Ates
R_ i a,earsnar
Open Spun/P.ldeLand - TAW use
Corutrvusn Easement - Camtrmr
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{wet iSew ServkeAria Rea 11+1(2TO.5Ac0r
ciArea dtitbiaKe(9Wei) fits M(iTO<1J&IO
Rat (10. Ac'Ot)
Reswce :'todmavrise'
RepanalEmpbymert cater
* Tbort Center
* Raul Enyoyment Centel,
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Garfield County
CC MANIA.
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(1) If applicable, Insurance against loss or damage to persons or property for ditch or dam
failure.
(g) Coverage against such other risk of a similar or dissimilar nature as the Board deems
appropriate.
(h) Notwithstanding the preceding, the Association shall be permitted to omit any of
the coverage described in (d) or (0 above where premiums are unreasonably expensive or the
coverage is not available in this geographic area or the coverage is not offered by a carrier of
sufficient credit rating.
7.2 Named Insured and Interests. The Association shall be the named insured under each of
said policies. Where appropriate, the named insured may be any ditch or reservoir company owned or
controlled by the Association or the officers and directors of the Association or the officers and directors
of any ditch or reservoir company owned or controlled by the Association. Policies of insurance shall also
name Declarant as an insured so long as it shall retain any interest in St, Finnhar Farm. Where the Board
deems it appropriate. Individual Owners may also be named insureds. The certificate or memoranda of
insurance, duplicate originals of all policies and renewals, and proof of payment of premiums shall be
issued to the Association. and upon request, to Declarant and to any Owner who is a named insured or to
any Eligible Mortgage Holder.
7.3 Insurance Proceeds. The Association shall receive the proceeds of any insurance purchased
by the Association, In the event of damage or destruction due to fire nr other disaster, if the insurance
proceeds are sufficient to reconstruct the improvements, the Association shall promptly cause such
reconstruction to occur. If the insurance proceeds are not sufficient for such purpose, the Association may
levy a Special Assessment against the Owners for such deficiency.
8. GENERAL RESTRICTIONS.
8.1 Jl.esidential UsgS. Each Lot shall he used only fur residential purposes and such accessory
or incidental uses thereto as may be permitted under applicable zoning, consistent with this Declaration
No commercial activities may be conducted an any Lot. Notwithstanding the preceding, home occupation
uses as defined by applicable land use regulations of the County shall he permitted on any Lot: 1.7fread7ft
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8.2 Aoornvai Resolutions. All improvements constructed on any Lot and the use thereof shall
be in accordance with the terms, provisions and conditions of the Plat. Approval Resolutions and any
amendments to said plat or resolutions.
8.3 Wetland Areas All Wedands Areas within St. Finnbar Farm shall be managed by the
Association. The Association shall use reasonable efforts to protect against damage nr loss to Wetlands
Areas; however, such obligation shaU not extend to changes in the course of the Roaring Fork River. No
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