HomeMy WebLinkAbout3.0 Director's Decision 02.09.2015Community Development Department
February 9, 2015
Robyn Starr
0425 Mountain Shadows Dr.
Glenwood Springs, CO 81601
RE: Starr ADU Administrative Review Director's Decision
(File No. GAPA-8132)
Dear Robyn:
This letter is in regard to your Application for an Administrative Land Use Change
Permit for an Accessory Dwelling Unit (ADU) located at 0425 Mountain Shadows
Drive. The Application requested a 1,500 sq.ft. ADU on your 0.56 acre property.
The property is also known by Assessor's Parcel No. 2119-343-00-005.
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 the following findings:
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 Robyn Starr
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 general standards and grade, 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, the Applicant will
provide mapping of any noxious weeds found on the site and submit a weed
management plan for approval by the County Vegetation Manager.
4. A waiver from the Roadway Standards contained in Table 7-107 allowing
the proposed driveway to serve the ADU 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 driveway will be adequate to serve the addition of
the ADU.
5. Prior to the issuance of the Land Use Change Permit, the Applicant shall
provide an updated floor plan for the entire structure, drawn to scale, that
demonstrates compliance with the maximum floor area of 1,500 sq.ft. Exclusions
from the floor area calculation can be allowed subject to the code definition
including for a "utility room". The current plans showing a utility closet off of an
entry corridor is not consistent with the code.
6. At the time of building permit review the Applicant shall provide an
updated drainage and grading plan including but not limited driveway drainage.
The plan shall be subject to review and approval by the Building Department and
shall address mitigation for potential debris flow. The plans shall demonstrate no
drainage impacts on adjoining properties.
7. An engineered foundation shall be required for the ADU and the building
permit application shall demonstrate compliance with the recommendations of
the soils analysis by H.P. Geotech, dated 9/17/14. The Applicant shall comply
with the recommendation for onsite inspections.
8. The ADU shall be required to meet all Garfield County Building Code
Requirements and demonstrate compliance with all zoning requirements
including building height and setbacks.
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9. At the time of building permit the Applicant shall provide the following:
a. Engineering plans for retaining walls and slope stabilization.
b. Use of code compliant, down directed and shielded lighting.
c. A driveway access permit from the County Road and Bridge
Department.
10. At the time of building permit the Applicant shall demonstrate payment of
all required tap fees for water and sewer and shall install all service lines in
accordance with the rules and regulations for the City of Glenwood Springs and
the West Glenwood Springs Sanitation District.
11. At the time of building permit the Applicant shall provide plans for
extending electric service to the ADU and shall comply with all rules and
regulations of the City of Glenwood Springs Electric System. The service
extension shall be below grade.
12. The Applicant shall maintain all off-street parking areas for the existing
residence and the ADU as shown on the site plan.
The Land Use and Development Code requires notification to the Board of
County Commissioners for their review and potential call-up of the Director's
Decision. The Board review is for a period of 10 calendar days commencing on
the date of the Director's Decision. The call-up period shall expire on February
19th. Once the call-up period has passed with no request for review or public
hearing, and provided all relevant conditions of approval have been resolved the
Land Use Change Permit will be issued. Pursuant to the Land Use and
Development Code, the Applicant has one year from the date of the Director's
Decision to satisfy all conditions of approval or request an extension.
Please contact the Community Development Department if you have any
questions regarding the Director's Decision and the conditions of approval.
Sincerely,
Fred Jarman, AICP
Director, Community Development Department
cc: Board of County Commissioners
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