HomeMy WebLinkAbout2.0 DD Staff Report 06.28.2017Directors Determination — Staff Report Exhibits
Mushroom Rock ADU
Administrative Review
Applicant is Mushroom Rock Partnership, LLC
June 28, 2017
(File GAPA-04-17-8529)
Exhibit
Number
Exhibit Description
1
Public Hearing Notice Information Form, Dated June 1, 2017
2
Mail Receipts
3
Referral Comments from Garfield County Road and Bridge, Dated
June 1, 2017
4
Referral Comments from Chris Hale, PE of Mountain Cross
Engineering, Dated June 12, 2017
5
Referral Comments from the Colorado Division of Water Resources,
Dated June 2, 2017
6
Referral Comments from Colorado Parks and Wildlife, Dated June 8,
2017
7
Referral Comments from Carbondale and Rural Fire Protection
District, Dated June 22, 2017
Mushroom Rock ADU
GAPA-04-17-8529
June 28, 2017
DP
PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW
Administrative Review — Land Use
Change Permit for an Accessory
Dwelling Unit (ADU)
APPLICANT (OWNER) Mushroom Rock Partnership, LLC
LOCATION
LEGAL DESCRIPTION
ACRES
The property is located off State Highway
82 and is located approximately 1.5 miles
northeast of the Town of Carbondale.
The address is 10211 Highway 82,
Carbondale, CO 81623.
Section: 29 Township: 7 Range: 88 LOT
1 LYING N OF HWY 82 on a property
known by Assessor's Parcel No.
239329100159.
Approximately 5.63 acres
ZONING Rural
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting a permit for an Accessory Dwelling Unit (ADU) on a 5.63 acre
parcel located within the Rural zone district. As the property is over 4 acres, the ADU is
limited to 3,000 square feet. The Garfield County Comprehensive Plan identifies the
property as Medium / High Density Residential (2-6 acres/dwelling unit). Access to the
site is an existing driveway and private roadways from State Highway 82. The access
road is via an easement over land managed by the Bureau of Land Management (BLM).
The site has adequate areas for off-street parking and snow storage for the proposed
ADU and other existing uses on the property.
The ADU to be permitted would be a new dwelling unit that would be limited to 3000
square feet. No physical changes to the primary dwelling unit or primary access are
proposed as a result of this change in use. Legal and adequate water and access have
been demonstrated. The applicant is proposing to install a new Onsite Wastewater
Treatment System (OWTS) to serve the ADU.
II. DESCRIPTION OF THE SITE
The site is currently developed with one primary single family residence. The property
appears to have positive drainage and is a mix of graded areas and native vegetation
with moderate to steep slopes. Uses within 1500 feet include primarily residential, public
open lands, and Highway 82.
Vicinity Map
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Site Plan
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III. WAIVER REQUESTS FROM STANDARDS
The Applicant has not requested any waivers from the Standards.
IV. AUTHORITY — APPLICABLE REGULATIONS
A. The Land Use Tables contained in Section 3-403 of the Land Use and
Development Code, designates an Accessory Dwelling Unit within the Rural zone district
as requiring Administrative Review.
B. Section 4-103 of the Land Use and Development Code sets forth the
Administrative Review Procedures by which the current Application is being considered.
C. The Application submittal requests two waivers from submittal requirements.
These waiver requests are from submittal requirements included an improvements
agreement and development agreement. Submittal waivers have been accepted as part
of the completeness review.
4
D. Article 7 of the Land Use and Development Code sets forth General approval
standards in Division 1, General Resource Protection Standards in Division 2 and Site
Planning and Development Standards in Division 3. Accessory Dwelling Units are also
subject to Section 7-701. The standards are addressed in the Application submittals and
in the Staff Analysis section of the Staff Report.
V. PUBLIC AND REFERRAL COMMENTS
The Applicant has provided documentation that all required notice mailings have been
completed in accordance with the LUDC. No public comments were received as a result
of the public notice. Referral Comments received on the Application are attached as
Exhibits and summarized below:
A. Garfield County Consulting Engineer, Chris Hale, Mountain Cross Engineering
(Exhibit 4):
1. The geotechnical report for the residence states that rockfall and debris
flow are likely hazards and would need mitigation. Due to the proximity of
the ADU, it is likely that geologic hazards can be anticipated. The Applicant
should obtain a site specific geotechnical study with a geohazard analysis.
Mitigation measures may be required and often require walls, fencing,
berms or other construction. The Applicant should determine if mitigation
may change the proposed ADU site location. Minor shifts from the proposed
ADU location may be acceptable; however shifts of substantial distance
may require that the ADU be re -permitted for a new location.
2. The proposed grading and drainage plan that was submitted was
conceptual rather than a detailed plan. Additionally grading, drainage, and
retaining structures will be necessary than what was shown. Similarly to the
above, the Applicant should determine if these may change the proposed
ADU site location. Minor shifts from the proposed ADU location may be
acceptable; however shifts of substantial distance may require that the ADU
be re -permitted for a new location.
3. The water quality analysis showed poor results for water chemistry. The
Applicant will likely need to hire a consultant to design treatment of the well
water.
4. Septic design will need to be revised since the number of bedrooms in
the architectural plans does not match those in the septic calculations.
5
B. Colorado Division of Water Resources (DWR) (Exhibit 5):
The applicant's proposal indicates that the well currently serves a single
family residence. The proposed ADU would be considered, for the
purposes of well permitting, to be an additional single family dwelling. As
long as the uses of the well do not exceed those allowed under the permit,
in particular no more than three single family dwellings, this office has no
objection to the well also serving the proposed ADU.
C. Garfield County Road and Bridge (Exhibit 3): Road and Bridge has no concerns
with the request.
D. Colorado Parks and Wildlife (Exhibit 6):
Due to the existing residence on this parcel and its proximity to Highway 82,
wildlife impacts resulting from the addition of an ADU should be minimal.
CPW does recommend that the occupants of the new residence follow bear -
aware practices including, but not limited to: feeding pets indoors and
storing pet -food indoors, using bear -proof trash containers and only placing
trash outside during day of pick-up, avoiding fruit, berry, and nut producing
plant species for landscaping, and routinely cleaning BBQ grills.
E. Carbondale and Rural Fire Protection District (Exhibit 7):
• Access. Access to the site for fire apparatus appears to be adequate off Hwy 82
via the existing driveway.
• Water supplies for fire protection. There is limited water available in the vicinity for
fire protection. Water supplies to the site would be provided by hauling water to
the site via fire department apparatus.
• Wildfire Hazard. The area surrounding the building site is a mix of sage brush, and
pinyon and juniper trees which present a moderate wildfire hazard. I would
recommend that a defensible space be maintain around the new dwelling following
the standards of the Colorado State Forest Service.
VI. STAFF ANALYSIS
Article 7, Division 1: General Standards
1. Section 7-101: Compliance with Zone District Use Regulations
The development on the property is in general conformance with the dimensional
standards for the Rural zone district.
The property currently has one primary dwelling unit on the property.
6
2. Section 7-102: Conformance with Comprehensive Plan and compliance with IGAs
The County Comprehensive Plan identifies the property as Residential Medium High
Density (2-6 acres per dwelling unit). As the property is 5.63 acres, the residential density
identified within the Comprehensive Plan would be satisfied including the ADU.
3. Section 7-103: Compatibility
The proposed use is located in a rural area and is unlikely to significantly alter or impact
the character of the area. The areas surrounding the subject property are predominantly
residential and open space / public lands.
4. Section 7-104: Sufficient, Adequate, Legal and Physical Source of Water
The ADU is to be served by an existing well on the property. This well, Permit Number
80422, states that "The use of groundwater from the well is limited to ordinary household
purposes inside three (3) single family dwellings, the irrigation of not more than 3,600
square feet of home gardens and lawns."
Referral comments received from the Division of Water Resources (See Exhibit 5)
indicate that "The applicant's proposal indicates that the well currently serves a single
family residence. The proposed ADU would be considered, for the purposes of well
permitting, to be an additional single family dwelling. As long as the uses of the well do
not exceed those allowed under the permit, in particular no more than three single family
dwellings, this office has no objection to the well also serving the proposed ADU. "
Water quantity testing revealed that the well averaged 15 gallons per minute over the 4
hour pump test. Comments from the Garfield County designated engineer, noted that
"The water quality analysis showed poor results for water chemistry." While it was noted
that some of the readings were high, all measurements still appear to meet applicable
EPA standards. As a result, while it is recommended that the property owner consult with
a water quality professional to moderate the chemistry of the water, the well appears to
meet the standards outlined in the Land Use and Development Code.
5. Section 7-105: Adequate Central Water Distribution and Wastewater Systems
The Applicant is proposing to install a new Onsite Wastewater Treatment System (OWTS)
for the proposed ADU. Staff recommends a condition of approval that the applicant obtain
a permit from Garfield County for the OWTS when it is to be installed.
6. Section 7-106: Adequate Public Utilities
Adequate public utilities currently exist at the subject parcel.
7
7. Section 7-107: Access and Driveways
a. The application was referred to the Garfield County Road and Bridge
Department (see attached). It was noted that since the roadway and access are
off Highway 82 and through land managed by the BLM, that Road and Bridge has
no concerns with this application.
b. The Applicant has stated that the driveway and private access roads meet
the design standards found in Section 7-107. Staff suggests a condition of approval
that the access driveway built to the new ADU be constructed to the dimensional
standards outlined in Section 7-107.
c. The access road from Highway 82 to the property crosses land managed
by the Bureau of Land Management (BLM). The Application includes a Right of
Way Grant from the BLM that appears to provide legal access to the property. The
application was referred to the BLM, however no comments were received.
d. Access to the driveway from Highway 82 is managed by the Colorado
Department of Transportation (CDOT). An access permit from CDOT for the
property access was provided. This access permit appears to allow legal access
for up to 2 dwelling units. The application was referred to CDOT, however no
comments were received.
8. Section 7-108: Natural Hazards
The Applicant notes that no natural hazards are known on the property. A geotechnical
study submitted with the application notes that geological hazards could be present,
however, the study did not specifically address these hazards or possible mitigation
measures. Further, comments from the Garfield County designated engineer state that:
The geotechnical report for the residence states that rockfall and debris flow
are likely hazards and would need mitigation. Due to the proximity of the
ADU, it is likely that geologic hazards can be anticipated. The Applicant
should obtain a site specific geotechnical study with a geohazard analysis.
Mitigation measures may be required and often require walls, fencing,
berms or other construction. The Applicant should determine if mitigation
may change the proposed ADU site location. Minor shifts from the proposed
ADU location may be acceptable; however shifts of substantial distance
may require that the ADU be re -permitted for a new location.
In order to ensure that any rockfall and slope issues are appropriately mitigated, Staff
recommends a condition that the property owner conduct a geotechnical study with a
geohazards analysis to address possible rockfall and other hazards at this location. In
addition, this study is recommended to include an analysis as to how the slope hazards,
which have been identified at 20% - 30% will be mitigated to meet the requirements of
Section 7-207(F)(1) of the Land Use and Development Code. This study is recommended
to be conducted by a professional engineer licensed in the State of Colorado and that all
8
mitigation measures recommended as a part of this study be executed at the time of
construction of the ADU.
9. Section 7-109: Fire Protection
The subject parcel has been identified as having a High level of Wildfire Susceptibility in
accordance with Map 7 of the Community Wildfire Protection Plan. The parcel is located
within the Carbondale and Rural Fire Protection District. The application was referred to
the Carbondale and Rural Fire Protection District, however no comments were received.
As the area is not designated as having a Very High wildfire danger, the wildfire danger
is considered to be within manageable levels.
The application was referred to the Carbondale and Rural Fire Protection District, who
had the following comments regarding fire hazards.
The area surrounding the building site is a mix of sage brush, and pinyon
and juniper trees which present a moderate wildfire hazard. I would
recommend that a defensible space be maintain around the new dwelling
following the standards of the Colorado State Forest Service.
As a result, Staff recommends a Condition of Approval that the applicant maintain a
defensible space around the new dwelling following the standards of the Colorado State
Forest Service.
Article 7, Division 2: General Resource Protection Standards
10. Section 7-201 Agricultural Lands
The property is not currently in agricultural production. Further, it is not anticipated that
the proposed development would adversely affect neighboring agricultural uses.
11. Section 7-202 Wildlife Habitat Areas
The ADU is expected to have impacts on wildlife similar to a single family dwelling unit.
The application was referred to Colorado Parks and Wildlife (CPW), who had the following
comments.
Due to the existing residence on this parcel and its proximity to Highway 82,
wildlife impacts resulting from the addition of an ADU should be minimal.
CPW does recommend that the occupants of the new residence follow bear -
aware practices including, but not limited to: feeding pets indoors and
storing pet -food indoors, using bear -proof trash containers and only placing
trash outside during day of pick-up, avoiding fruit, berry, and nut producing
plant species for landscaping, and routinely cleaning BBQ grills.
As a result of these comments, Staff recommends a condition of approval that the
9
applicant follow bear aware practices as recommended by CPW.
12. Section 7-203 Protection of Waterbodies
There are no known water bodies on the subject parcel.
13. Section 7-204 Drainage and Erosion
The Applicant has provided a topographic map of the subject property that shows general
positive drainage from the property. Comments from the Garfield County designated
engineer state the following.
The proposed grading and drainage plan that was submitted was
conceptual rather than a detailed plan. Additionally grading, drainage, and
retaining structures will be necessary than what was shown. Similarly to the
above, the Applicant should determine if these may change the proposed
ADU site location. Minor shifts from the proposed ADU location may be
acceptable; however shifts of substantial distance may require that the ADU
be re -permitted for a new location.
As a result of this comment from the County designated engineer, Staff recommends
that as a part of the geotechnical and geohazards study, that drainage and grading
around the proposed ADU be analyzed as well. This analysis should include the impacts
of any retaining walls or other necessary mitigation measures on grading and drainage.
The recommendations of this study should be implemented at the time of construction of
the ADU.
14. Sections 7-205 Environmental Quality
No water or air quality issues are anticipated from the proposed project.
15. Section 7-206 Wildfire Hazards
The impact area of the subject property is identified as High according to Map 7, Wildland
Fire Susceptibility Index of the Community Wildfire Protection Plan (CWPP). In addition,
no slopes over 30% in building area have been identified and no fire chimneys are known
to exist on the property. As a result, since the property is not identified as Very High within
the CWPP, it is Staffs opinion that the wildfire hazard in this area is within manageable
levels.
16. Section 7-207 Natural and Geologic Hazards
Please see Section 8 of this Staff Report.
10
17. Section 7-208 Reclamation
While the development of the ADU on its own may not require a reclamation plan,
depending on the extent of any necessary hazard mitigation, a reclamation plan may be
necessary. Staff recommends that at the time of building permit, the full extent of the ADU
development and hazard mitigation measures be referred to County Vegetation
Management for review and determination of any necessary revegetation / reclamation
plans as well as any necessary security.
Article 7, Division 3, Site Planning and Development Standards
18. Section 7-301 Compatible Design:
The ADU use is generally compatible with surrounding residential land uses. Adjacent
land uses include residential, Highway 82, and public open space (BLM).
19. Section 7-302 Off- Street Parking and Loading Standards:
The Applicant has demonstrated through site plans that adequate off-street parking exists
for the ADU and primary dwelling unit.
20. Sections 7-303 Landscaping Standards:
The LUDC specifically exempts ADUs from Section 7-303.
21. Section 7-304 Lighting:
Staff recommends a condition of approval that any exterior lighting comply with the
Standards outlined in Section 7-304.
22. Section 7-305 Snow Storage Standards:
The property has adequate snow storage areas that are in compliance with County
standards.
23. Section 7-306 Trail and Walkway Standards:
No recreational or community facility access areas are proposed.
11
Article 7, Division 7, Accessory Dwelling Unit
24. Maximum Floor Area:
As the property is over 4 acres, the ADU is required to be limited to 3,000 square feet.
Staff suggests a condition of approval that the ADU be limited to 3,000 square feet or less
in size.
25. Ownership Restriction:
The Applicant and Owner understand that the ADU is restricted to leasehold interests and
may be used for residential or Home Office / Business use only.
26. Compliance with Building Code:
Staff recommends a Condition of Approval requiring the Applicant to obtain all necessary
building permits from Garfield County for future development.
27. Minimum Lot Area:
The Applicant has 5.63 acres and as a result the minimum lot area requirement of at least
2 acres in the Rural zone district is satisfied.
28. Entrance to Dwelling Unit:
The Applicant is proposing the ADU to be a separate building from the primary dwelling
unit. As a result, the ADU as it exists will comply with this standard.
VII. SUGGESTED FINDINGS AND RECOMMENDATION
Staff recommends a finding that the proposed Accessory Dwelling Unit is in conformance
with the Comprehensive Plan of 2030 as well as the Land Use and Development Code.
Staff, therefore, recommends approval with conditions of the Mushroom Rock ADU
application.
Suggested Findings
1. That proper public notice was provided as required for the Administrative Review
Land Use Change Permit.
2. That with the adoption of conditions, the application is in general conformance with
the 2030 Comprehensive Plan, as amended.
3. That with the adoption of conditions, the application has adequately met the
requirements of the Garfield County Land Use and Development Code of 2013, as
amended.
12
Suggested Conditions of Approval
Conditions of Approval:
1. All representation of the Applicant contained in the application shall be considered
conditions of approval unless specifically modified by the Board of County
Commissioners.
2. The Applicant shall comply with Additional Standards for Residential Uses
contained in Section 7-701, Accessory Dwelling Units, of the Land Use and
Development Code of 2013, as amended.
3. The Floor Area for the Accessory Dwelling Unit shall not exceed 3,000 square feet.
4. The ADU shall be subject to all Garfield County Building Code Requirements. The
property owner shall obtain all necessary Garfield County Building Permits prior to
construction of the ADU structure.
5. All exterior lighting shall be downcast and shielded and comply with Section 7-304,
Lighting Standards, of the Land Use and Development Code of 2013, as amended.
6. An ADU is restricted to leasehold interest in the dwelling unit and is for residential
or Home Office/Business use only, as described in the Land Use and Development
Code of 2013, as amended.
7. The Applicant shall obtain an Onsite Wastewater Treatment System (OWTS)
permit prior to installation of the wastewater system.
8. The driveway to the ADU shall be constructed to comply with standards outlined
in Section 7-107, Access and Roadways, of the Land Use and Development Code
of 2013. Specifically, the driveway shall comply with the dimensional standards in
Table 7-107, Roadway Standards, for the Primitive / Driveway category.
9. The property owner shall maintain a defensible space around the ADU following
the standards of the Colorado State Forest Service.
10. In order to reduce possible bear conflicts, it is recommended that the property
owner follow bear -aware practices as prescribed by Colorado Parks and Wildlife
including, but not limited to: feeding pets indoors and storing pet -food indoors,
using bear -proof trash containers and only placing trash outside during day of pick-
up, avoiding fruit, berry, and nut producing plant species for landscaping, and
routinely cleaning BBQ grills.
13
11. In order to ensure that any rockfall, slope issues, grading and drainage, and/or
other natural hazards are appropriately mitigated, the property owner shall conduct
the following analyses, and shall be submitted with the Building Permit for the ADU.
These studies shall to be conducted by a professional engineer licensed in the
State of Colorado. All mitigation measures recommended as a part of these studies
shall be identified in the Building Permit application and shall be executed at the
time of construction of the ADU. In addition, the analysis conducted for reclamation
and revegetation shall be reviewed by the Garfield County Vegetation Manager
who shall make a recommendation regarding any necessary revegetation security.
a. Conduct a geotechnical study with a geohazards analysis to address
possible rockfall and other hazards at the identified ADU location; and,
b. Conduct an analysis as to how the slope hazards, which have been
identified at 20% - 30% will be mitigated to meet the requirements of Section
7-207(F)(1) of the Land Use and Development Code of 2013; and,
c. Conduct a detailed analysis of how the grading and drainage on the site will
be impacted by the ADU and other hazard mitigation structures. This
analysis shall also include any necessary erosion control measures to be
taken; and,
d. Conduct an analysis of the overall disturbance area (location and amount
of disturbance) around the ADU, driveway, as well as from the construction
area and placement location of any necessary hazard/drainage mitigation
structures. This analysis shall include reclamation and revegetation
measures that will be taken to secure the slopes both during and following
disturbance of these areas.
14
EXHIBIT
1
PUBLIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. In addition, please initial on the blank line next to the statements if they accurately reflect the
described action.
EaMy application required written; mailed notice to adjacent property owners and mineral
owners.
Mailed notice was completed on the /:4-7-
y , 20
day of �;�� � ,�
All owners of record within a 200 foot radius of the subject parcel were identified as
shown in the Clerk and Recorder's office at least 15 calendar days prior to sending
notice.
All owners of mineral interest in the subject property were identified through records in
the Clerk and Recorder or Assessor, or through other means [list]
■ Please attach proof of certified, return receipt requested mailed notice.
O My application required Published notice.
Notice was published on the day of , 20_.
■ Please attach proof of publication in the Rifle Citizen Telegram.
0 My application required Posting of Notice.
Notice was posted on the day of , 20_.
Notice was posted so that at least one sign faced each adjacent road right of way
generally used by the public.
I testify that the above information is true and ac/
curate..
(,✓�eh f .
r-N;o„ Ai11'l 9 f A'64rrc, / c41
LLQ
Name:
Signature:
Date: 0 6 —
LOTT LSEE 000U UTL2 9T3L
EXHIBIT
3 �J
Garfield County
Re: Mushroom Rock ADU
David,
Road & Bridge
June 1, 2017
Garfield County Road and Bridge have no concerns with this application. Access to this accessory
dwelling unit will not be using any county road or county road right of way.
Thanks for the opportunity to comment.
Mike Prehm
Garfield County Road & Bridge
(970) 625-8601 Office
(970) 625-8627 Fax
(970) 618-7109 Cell
June 12, 2017
Mr. David Pesnichak
Garfield County Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
MOUNTAIN CROSS
ENGINEERING, INC.
Civil and Environmental Consulting and Design
RE: Review of the Mushroom Rock ADU: GAPA-04-17-8529
Dear David:
a
9
EXHIBIT
v
This office has performed a review of the documents provided for the Mushroom Rock ADU
Application. The submittal was found to be thorough and well organized. The review generated
the following comments:
1. The geotechnical report for the residence states that rockfall and debris flow are likely hazards
and would need mitigation. Due to the proximity of the ADU, it is likely that geologic hazards
can be anticipated. The Applicant should obtain a site specific geotechnical study with a geo-
hazard analysis. Mitigation measures may be required and often require walls, fencing, berms
or other construction. The Applicant should determine if mitigation may change the proposed
ADU site location. Minor shifts from the proposed ADU location may be acceptable; however
shifts of substantial distance may require that the ADU be re -permitted for a new location.
2. The proposed grading and drainage plan that was submitted was conceptual rather than a
detailed plan. Additionally grading, drainage, and retaining structures will be necessary than
what was shown. Similarly to the above, the Applicant should determine if these may change
the proposed ADU site location. Minor shifts from the proposed ADU location may be
acceptable; however shifts of substantial distance may require that the ADU be re -permitted
for a new location.
3. The water quality analysis showed poor results for water chemistry. The Applicant will likely
need to hire a consultant to design treatment of the well water.
4. Septic design will need to be revised since the number of bedrooms in the architectural plans
does not match those in the septic calculations.
Feel free to call if you have any questions or comments.
Sincerely,
Mo Mair, Cross En!'n:-rin•4nc.
Chris Hale, PE
8261/2 Grand Avenue, Glenwood Springs, CO 81601
P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com
COLORADO
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 821
Denver, CO 80203
MEMORANDUM
Permit No. 80422-F Rec No. 9504122
.o
EXHIBIT
Date: June 2, 2017
To: David Pesnichak, Garfield County, Community Development Department
From: Justina Mickelson , Physical Science Researcher/Scientist
Re: Mushroom Rock Partnership, LLC Accessory Dwelling Unit; GAPA — 04-17-8529
We have reviewed the proposal to construct an Accessory Dwelling Unit (ADU) on a parcel of
approximately 5.63 acres in size, described as that portion of the NE1/4 of the NE1/4, Sec. 29,
Twp. 7 South, Rng. 88 West, 6th P.M. and located at 10211 Hwy 82, Carbondale, CO 81623.
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 change the size of the existing lot. The
current water supply to the lot is provided by a well, currently permitted under Permit No. 80422-
F, which the applicant has indicated would be shared between the single family dwelling and the
ADU. An existing septic system currently serves the existing single family dwelling. The
applicant has indicated that a new septic system will handle wastewater needs of the proposed
ADU.
According to our records, Well Permit No. 80422-F was issued on November 16, 2016. The use
of groundwater from the well is limited to ordinary household purposes in up to three single
family dwelling and the irrigation of not over 3,600 square -feet of home gardens and lawns. The
pumping rate of this well shall not exceed 20 gpm. The well was constructed on May 15, 2014
and the permit is valid.
The applicant's proposal indicates that the well currently serves a single family residence. The
proposed ADU would be considered, for the purposes of well permitting, to be an additional
single family dwelling. As long as the uses of the well do not exceed those allowed under the
permit, in particular no more than three single family dwellings, this office has no objection to the
well also serving the proposed ADU.
Please feel free to contact me at 303-866-3581 if you or the applicant has any questions.
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 F 303.866.3589 www.water.state.co.us
6/8/2017
COLORADO
Parks and Wildlife
Department of Natural Resources
Glenwood Springs Area Office
0088 Wildlife Way
Glenwood Springs, CO 81601
P 970.947.2920 I F 970.947.2936
David Pesnichak
Senior Planner
Garfield County Development
108 8th St. Suite 401
Glenwood Springs, CO 81601
RE: Mushroom Rock Partnership, LLC - ADU Referral - CPW Comments
Dear Mr. Pesnichak,
a
EXHIBIT
Colorado Parks and Wildlife (CPW) has reviewed the land use proposal from Mushroom
Rock Partnership, LLC to permit an ADU on a 5.63 acre lot with an existing residence. The
subject parcel contains the following wildlife habitats according to CPW's Species Activity
Maps (SAM): Elk winter range and severe winter range; mule deer winter range, severe
winter range, and winter concentration area; and black bear fall concentration area.
Due to the existing residence on this parcel and its proximity to Highway 82, wildlife
impacts resulting from the addition of an ADU should be minimal. CPW does recommend
that the occupants of the new residence follow bear -aware practices including, but not
limited to: feeding pets indoors and storing pet -food indoors, using bear -proof trash
containers and only placing trash outside during day of pick-up, avoiding fruit, berry, and
nut producing plant species for landscaping, and routinely cleaning BBQ grills.
Colorado Parks and Wildlife appreciates the opportunity to review and submit comments
for this project. If there are any questions or needs for additional information don't
hesitate to contact Land Use Specialist, Taylor Elm, at (970) 947-2971 or District Wildlife
Manager, Matt Yamashita, at (970) 947-2931.
Sincerely,
Perry W. , Area Wildlife Manager
Cc. Matt Yamashita, District Wildlife Manager
Taylor Elm, Land Use Specialist
Fite
Bob D. Broscheid, Director, Colorado Parks and Wildlife • Parka and Wildlife Commission: Robert W. &ay • Jeanne Home
John Howard, Vice -Chair • Dale Pizel • James Pribyl, Chair • James Vigil • Dean Wingfield • Michelle Zimmerman, Secretary • Alex Zip)
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David Pesnichak
From: Bill Gavette <gavette@carbondalefire.org>
Sent: Thursday, June 22, 2017 9:39 AM
To: David Pesnichak
Cc: Ron Leach
Subject: Mushroom Rock ADU - GAPA-04-17-8529
Dave,
I have reviewed the application for the Mushroom Rock ADU. I would offer the following comments:
1. Access. Access to the site for fire apparatus appears to be adequate off Hwy 82 via the existing driveway.
2. Water supplies for fire protection. There is limited water available in the vicinity for fire protection. Water
supplies to the site would be provided by hauling water to the site via fire department apparatus.
3. Wildfire Hazard. The area surrounding the building site is a mix of sage brush, and pinyon and juniper trees
which present a moderate wildfire hazard. I would recommend that a defensible space be maintain around the
new dwelling following the standards of the Colorado State Forest Service.
Sincerely,
Bill Gavette
Deputy Chief
Carbondale & Rural Fire Protection District
www.carbondalefire.org
970-963-2491
FIRE • E%IS • RESCUE
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