HomeMy WebLinkAbout1.06 Pre-App Conference Summary1
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
PRE-APPLICATION
CONFERENCE SUMMARY
TAX PARCEL NUMBER: 217913400016
DATE: September 15, 2017
PROJECT: Accessory Dwelling Unit
OWNERS/APPLICANT: Daniel and Connie Biggs
PRACTICAL LOCATION: 3385 County Road 311, New Castle, CO 81647
ZONING: Rural
TYPE OF APPLICATION: Land Use Change Permit – Administrative Review
I. GENERAL PROJECT DESCRIPTION
The applicant is requesting a permit for an Accessory Dwelling Unit (ADU) on a 36.3 acre parcel
located within the Rural zone district. As the property is over 4 acres, the Land Use and Development
Code (LUDC) limits the size of the ADU to 3000 square feet and requires that they meet all building
code requirements.
It is understood that the unit will be served by a shared well on the property. The applicant will need
to demonstrate adequate legal water (a well permit and augmentation plan, if applicable). A 4 -hour
pump test and water quality test are required, but may be done as a condition of approval (the
applicant should submit any supporting information available). A well permit will need to be provided
that demonstrates that each unit on the property is legally served by water.
Regarding septic, it is understood that both the primary dwelling unit and ADU will be served by
individual Onsite Wastewater Treatment System’s (OWTS). The property currently has an existing
OWTS for the existing home on the property. The application will need to include the County issued
OWTS Permit along with an explanation as to the total number of bedrooms in both the ADU and
Primary Dwelling Unit that will be or are served by the system(s).
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Demonstration of conformance to Section 7-107 and specifically Table 7-107, Roadway Design
Standards, needs to be provided. This demonstration should include all private driveways and roads
from the proposed ADU to public right of way. Please respond to each of the items in the Roadway
Design Standards Table (7-107) to show compliance with these parameters. Note: most driveways
fall into the Primitive / Driveway category, please identify which Average Daily Trip (ADT) category
this access road may fall within with each dwelling unit accessing this driveway counting as 9.57 ADT
(all homes planned and existing off the driveway). Should a Waiver be requested, please see the
attached Waiver policy.
Please respond to the Standards as identified in Article 7: Standards, Division 1, 2 and 3 and for ADUs,
Section 7-701. These are the standards by which the application will be determined to be approved,
approved with conditions or denied. A short response to these items ensures that 1) the applicant
has read and understands the standards upon which a determination will be based, and 2) allows the
applicant and staff to work through any possible issues early on in the application process.
A copy of the soils data on the property from the NRCS is also included, please include this
information with the application package.
II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS
Garfield County Comprehensive Plan 2030
Garfield County Land Use and Development Code, effective July 15, 2013
Accessory Dwelling Unit (7-701), following Administrative Review (Section 4-103)
Table 4-102, Common Review Procedures and Required Notice;
Table 4-201, Application Submittal Requirements
III. REVIEW PROCESS
The review process shall follow the steps as contained in Table 4-102 and Section 4-103,
Administrative Review.
SUBMITTAL REQUIREMENTS
Please refer directly to Table 4-201 and the list of General Application Materials in section 4-203.
These application materials are generally summarized below:
Application Form
General project description
Ownership Documentation (deed)
Statement of Authority (if property is owned by an LLC or other corporate entity) or Letter
of Authorization (if the Representative is not the owner of the property), if necessary
Fee Payment and Payment Agreement Form
Pre-Application Conference Summary
Names and addresses of all property owners within 200 feet of project site and all mineral
owners of the subject parcels (demonstrated through a search of Clerk and Recorders
database and/or Assessors database – Adjacent property owners can be conducted using
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the Garfield County Geographic Information System website at http://gis.garfield-
county.com/LandExplorer/index.html and use Buffer Tool to 200’ from subject parcel).
Vicinity Map
Improvements Agreement / Development Agreement (may be waived upon request)
Site Plan showing all structures, access driveways, well, septic, etc. (Improvement Survey)
Grading and Drainage Plan demonstrating positive drainage off the site (topo map or
engineers statement)
Impact Analysis – Please respond to the identified impacts in Section 4-203(G)
Waiver request for a Landscaping Plan (not applicable for ADU’s)
Code, Covenants, Restrictions (if applicable)
Respond to Standards fully described in Article 7, Divisions 1-3 and, for an ADU Article 7,
Section 701
o Please respond specifically to Section 7-203 Protection of Waterbodies by
describing how the ADU meets County setback requirements for a water body
Divide Creek splits the property, but it is not in a mapped FEMA floodplain. Please provide
information detailing the distance that the ADU will be located away from and above the
creek.
Traffic Study – Please respond with the amount of traffic that will be generated by the
proposed Accessory Dwelling Unit
Demonstration of Legal and Physical Water (Well permit, augmentation plan, 4-hour pump
test, and water quality test per Section 4 -203(M))
o If a pump test and water quality test have not been completed for the well it may
be included as a Condition of Approval. Please make that request in the initial
application.
Description of septic system (OWTS). Please provide soil information, a copy of the existing
septic permit, and a description of your Wastewater Management Plan. Please note that
County hazards mapping shows that the property is located in an area of high groundwater
and address this in the application.
Soils information
Statement and demonstration of conformance with Section 7-107, Access and Roadways
(Specifically conformance with Table 7-107 for driveway from County roadway to
proposed ADU). If the existing driveway does not meet these standards please submit the
attached waiver request.
Contact information for the ditch company that operates the ditch on the property
Submit three paper copies and one digital for applications. Additional copies will be requested
upon determination of completeness. See the land use code for additional information on
submittal requirements.
IV. APPLICATION REVIEW
a. Review by: Staff for completeness recommendation and referral agencies for
additional technical review
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b. Public Hearing: _X_None (Director’s Decision)
__Planning Commission
__ Board of County Commissioners
__ Board of Adjustment
c. Referral Agencies: May include Garfield County Road and Bridge Department, Fire
Protection District, Garfield County Designated Engineer, and the
Division of Water Resources.
V. APPLICATION REVIEW FEES
a. Planning Review Fees: $ 250.00
b. Referral Agency Fees: $ TBD – consulting
engineer/civil engineer fees
c. Total Deposit: $ 250.00 (additional
hours are billed at $40.50 /hour)
General Application Processing
Planner reviews case for completeness and sends to
referral agencies for comments. The case planner contacts
applicant and sets up a site visit. Staff reviews application to
determine if it meets standards of review and makes a
recommendation of approval, approval with conditions, or
denial to the Director of the Community Development
Department. The Director’s decision is subject to a 10-
day call-up period. The pre-application meeting summary
is only valid for six (6) months from the date of the
written summary.
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.
Pre-application Summary Prepared by:
September 19, 2017
___________________________________________ _____________
Patrick Waller – Senior Planner Date
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Policy 01-14
Waivers for Roads and Demonstration of Compliance
March 3, 2014
Section 7-107, Access and Roadways, of the Garfield County Land Use and Development Code (LUDC) requires all roads
to be designed to provide for “adequate and safe access” and reviewed by the designated County Engineer. The LUDC
defines “road” as “a County road, State highway, public road, street or alley, or pri vate thoroughfare which affords primary
access to abutting property, excluding a driveway accessing a single property.”
The LUDC defines “private road” as “a right-of-way constructed, established, owned, and maintained by a private party for
access exclusively to private property.” Many of the roads in Garfield County are private roads in that they are gated and
do not serve the general public and they pre-existed the design currently required by the County’s Road Standards as defined
in Table 7-107.
The LUDC allows for the waiver of specific standards provided that the following criteria have been met: 1) an alternative
design achieves the intent of the subject standard to the same or better degree and 2) the proposed alternative will impose
no greater impacts on adjacent properties than would occur through compliance with the specific standard (Section 4 -118).
In applications that include roads that do not meet current County road standards as outlined in Table 7 -107, the County
has asked that Applicants request a waiver of Section 7-107.F, Design Standards, and include in the Application submittal
sufficient information, prepared by a professional qualified in the specific discipline, to demonstrate that they meet the
criteria outlined in Section 4-118 for granting a waiver. In doing so, the application must include:
A Statement of Adequacy - The evaluation of the existing roadway and waiver will need to include a clear
statement that finds that the road will be adequate for the proposed use. This statement must be signed by a
professional engineer qualified in traffic engineering and licensed by the State of Colorado. To support this
evaluation, the following information will be required to be provided:
o Geometry of the road – A description of how the private road does/does not meet the design standards
in Table 7-107. This should include a chart that compares the private road design to those standards in
Table 7-107, as well as a map that shows the existing road design and highlights those areas that deviate
from the standards. A narrative may also be helpful in describing the characteristics of the road as they
compare to Table 7-107 design standards. Unless available, this is not intended to imply construction -
level drawings.
o Safety/Structural Issues – A description of obvious safety and/or structural issues observed and a
statement about how these issues will be addressed.
o Maintenance – A description of how the road is and/or will be maintained. This should be supported
with the submittal of any existing or proposed maintenance agreements for the road sections.
o Travel Demand – An accurate count of the existing peak travel demand as well as the Average Daily
Traffic on the road. This should also include the types of vehicles that currently use the road as well as
the additional amount and type of traffic that the proposed use will generate through all phases of its
development.
Other Evidence of Compliance. In addition, Sections 7-107.A, B, C, D, and E are required to be addressed,
which includes documentation about legal access. Sufficient evidence will be required to be submitted to
demonstrate compliance with these sections of the Code.
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