The URL can be used to link to this page

Home My WebLink About8. Preapplicaton SummaryGarfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-countv.com PRE -APPLICATION CONFERENCE SUMMARY TAX PARCEL NUMBER: 2181-252-00-281 PRE -APP DATE: 4/22/15 PROJECT: Myer Bunkhouse Accessory Dwelling Unit (ADU) OWNER: Kenneth & Dorothy Myer (Kenneth P. Meyer Trust & Dorothy J. Meyer Trust) ZONING: Rural COMPREHENSIVE PLAN: Residential Medium High (2 < 6 Ac/DU) PRACTICAL LOCATION: 4784 County Road 312, approximately 6 miles south of the Town of New Castle TYPE OF APPLICATION: Administrative Review for Accessory Dwelling Unit I. GENERAL PROJECT DESCRIPTION The Applicant is proposing to obtain Administrative Land Use Change Permitting — approvals for an existing bunk house located on their property which would be utilized as an Accessory Dwelling Unit. The bunk house currently is improved with a kitchen consistent with the proposed use. The property is approximately 5.3 acres in size. The ADU would be served by a well and septic (onsite waste water disposal system). The unit would utilize existing access and utilities that are currently in place to the site. A primary residence is also located on the site. 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) a 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 DWELLING UNIT. 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 In summary, the Application will follow the Administrative Review Process contained in Sections 4-101, 4-103 and Table 4-102: 1. 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/return 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 agreement to pay form, application fees, evidence of ownership such as a deed for the property, and narrative description of the proposal. The general information also needs to include the list of property owners within 200 ft. and any mineral rights owners on the subject property. • Statements of Authority and/or authorization to represent for the Trusts involved with ownership will be required. • Vicinity Map (including the area generally within 3 miles of the site) • Site plan with information on proposed location of the ADU, other existing structures, and significant features on the property (i.e. easements, utilities, ditches etc.) • Grading & Drainage Plans — a submittal waivers to defer grading and drainage information to the time of building permit may be requested. • Landscaping Plans — ADU applications are exempt. • Impact Analysis — basic descriptive information should be provided, however, submittal waivers from detailed plans including wildlife habitat may be acceptable based on developed character of the property. • Development and Improvements Agreements are not applicable (no vesting issues and no public improvements). • Traffic Study — submittal waiver may be acceptable based on the minimal traffic and access off of a County Road. • Evidence of legal access (i.e. access easements) for the existing driveway need to be provided. • Water supply plan and supporting documentation (well permits, applications with the Division of Water Resources or water conservancy districts if needed, pump testing, and water quality testing). Waivers requesting deferral of testing requirements or actual issuance of permits as conditions of approval may be appropriate. • Waste Water Plans and supporting documentation demonstrating feasibility of an onsite waste water treatment system or information on the adequacy of an existing system. • Information to address applicable sections of Article 7, Division I, 11, and 111 are needed. Application formats that respond to each section are recommended. Key topics include geologic hazards (general mapping can be provided), comprehensive plan (statements of compliance), utilities (references to existing services), access (address any Road and Bridge concerns) and ADU's standards in Section 7-701. • Waiver requests need to address applicable review criteria (Sections 4-202 & 4-118) and follow-up pre -application discussions with Staff are recommended to further address waiver options. V. APPLICATION REVIEW a. Review by: Staff for completeness recommendation and 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 Attomey Fire Protection District Garfield County Environmental Health Manager Garfield County Vegetation Manager Garfield County Building Department VI. APPLICATION REVIEW FEES a. Planning Review 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. Planning Staff 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: /7/___ ‘,,,/-___, Glenn Hartmann Date Senior Planner 7-/ 1 ' A. Section 4-103 Administrative Approximately 2 months if submittal is complete riE: Garfield County Administrative Review Process (Section 4-103) • May be waived by Director • Applicant has 6 months to submit application Step 2: Application Submittal Step 3: Completeness Review 010 business days to review e lf incomplete, 60days to remedy deficiencies Step 4: Schedule Decision Date and Provide Notice * Mailed to adjacent 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 Step 7: Director's Decision * Call-up Period - within 10 days of Director's Decision •Applicant has 1 year to meet any conditions of approval EXCERPT FROM COMPREHENSIVE PLAN FUTURE LAND USE MAP APPLICANT'S SITE Future Land Use Map Garfield County Comprehensive Plan 2030 as Amended Greenrey Tend Asoeptsin Caen3enetV * Land Conservaecn Easement is rd Connwnty Water& Sewn $EMC:Ansa ciArea dmIuenc (3 meas) - urban Greet) ansa tnelustrial - &eked Use - CamneaCal j Res /(U3TO<2ACJDui• Res MH a TO <5 Az/0g' Res Y (5 TO KW AGru; Res L (10. Aclltd Resaace Procb&-trormaaral ReginnalErrpkal aerr aeries Than Center final ,en Came 'e` wive ceras ie.. Garfield County Cele aaitt. s__oro........: EXCERPT FROM GARFIELD COUNTY GEOLOGIC HAZARDS MAPPING (COMBINED HIGH HAZARDS SHOWN IN RED) (MODERATE HAZARDS SHOWN IN ORANGE) Location of Applicant's Site