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HomeMy WebLinkAbout1.23 RESPONSE - ARTICLE 7 STANDARDS DIVISIONS 1-3-2RESPONSE​ ​-​ ​ARTICLE​ ​7:​ ​STANDARDS​ ​DIVISIONS​ ​1-3 DIVISION​ ​1.​ ​General​ ​Approval​ ​Standards 7-101​ ​ZONE​ ​DISTRICT​ ​USE​ ​REGULATIONS:​ ​The​ ​requested​ ​land​ ​use​ ​change​ ​complies​ ​with​ ​article​ ​3,​ ​zoning​ ​in​ ​all respects 7-102​ ​COMPREHENSIVE​ ​PLAN​ ​AND​ ​INTERGOVERNMENTAL​ ​AGREEMENTS:​ ​This​ ​proposed​ ​addition​ ​of​ ​an​ ​ADU conforms​ ​in​ ​all​ ​respects​ ​with​ ​the​ ​Garfield​ ​County​ ​Comprehensive​ ​Plan​ ​and​ ​complies​ ​with​ ​all​ ​applicable intergovernmental​ ​agreements 7-103​ ​COMPATIBILITY:​ ​The​ ​proposed​ ​addition​ ​of​ ​an​ ​ADU​ ​is​ ​compatible​ ​in​ ​nature,​ ​scale​ ​and​ ​intensity​ ​relative​ ​to adjacent​ ​land​ ​uses 7-104​ ​SOURCE​ ​OF​ ​WATER:​ ​We​ ​have​ ​an​ ​existing​ ​well,​ ​permitted​ ​for​ ​supplying​ ​water​ ​to​ ​3​ ​single​ ​family​ ​residences. Currently​ ​it​ ​serves​ ​1​ ​single​ ​family​ ​residence.​ ​​ ​The​ ​well​ ​was​ ​pump​ ​tested​ ​for​ ​2​ ​hours​ ​when​ ​initially​ ​established​ ​and​ ​has never​ ​shown​ ​signs​ ​of​ ​slowing​ ​even​ ​as​ ​we’ve​ ​used​ ​this​ ​well​ ​for​ ​hours​ ​at​ ​a​ ​time​ ​during​ ​it’s​ ​normal​ ​use.​ ​We​ ​request​ ​a waiver​ ​of​ ​the​ ​4​ ​hour​ ​test​ ​in​ ​that​ ​we​ ​have​ ​used​ ​this​ ​well​ ​for​ ​more​ ​than​ ​1​ ​year​ ​and​ ​it​ ​is​ ​permitted​ ​appropriately.​ ​​ ​Should the​ ​waiver​ ​not​ ​be​ ​granted​ ​we​ ​ask​ ​that​ ​we​ ​delay​ ​this​ ​requirement​ ​pending​ ​approval​ ​of​ ​our​ ​application. 7-105​ ​CENTRAL​ ​WATER​ ​DISTRIBUTION​ ​AND​ ​WASTEWATER​ ​SYSTEMS:​ ​The​ ​property​ ​currently​ ​has​ ​an​ ​OWTS​ ​for the​ ​single​ ​family​ ​residence.​ ​​ ​We​ ​will​ ​seek​ ​a​ ​permit​ ​for​ ​a​ ​new​ ​OWTS​ ​for​ ​the​ ​addition​ ​of​ ​the​ ​ADU.​ ​​ ​The​ ​current​ ​and​ ​new OWTS​ ​will​ ​be​ ​separated​ ​by​ ​more​ ​than​ ​200​ ​feet​ ​to​ ​avoid​ ​concentration​ ​of​ ​wastewater. 7-106​ ​PUBLIC​ ​UTILITIES:​ ​The​ ​property​ ​is​ ​served​ ​by​ ​Holy​ ​Cross​ ​Electric​ ​and​ ​Centurylink​ ​for​ ​landline​ ​phone​ ​service. These​ ​lines​ ​run​ ​along​ ​the​ ​far​ ​east​ ​boundary​ ​of​ ​the​ ​property.​ ​​ ​Otherwise​ ​there​ ​are​ ​no​ ​public​ ​utilities​ ​or​ ​easements​ ​near this​ ​rural​ ​property. 7-107​ ​ACCESS​ ​AND​ ​ROADWAYS:​ ​​ ​We​ ​request​ ​a​ ​waiver​ ​of​ ​any​ ​additional​ ​submission​ ​for​ ​this​ ​standard​ ​beyond demonstration​ ​that​ ​we​ ​have​ ​a​ ​permitted​ ​drive​ ​and​ ​concrete​ ​slab​ ​adjacent​ ​to​ ​the​ ​county​ ​road.​ ​​ ​The​ ​grades​ ​do​ ​not come​ ​near​ ​to​ ​or​ ​exceed​ ​12%​ ​and​ ​the​ ​proposed​ ​ADU​ ​will​ ​be​ ​served​ ​by​ ​the​ ​existing​ ​driveway.​ ​​ ​The​ ​amount​ ​of​ ​traffic​ ​is not​ ​anticipated​ ​to​ ​increase​ ​from​ ​the​ ​current​ ​level​ ​of​ ​traffic​ ​already​ ​accessing​ ​the​ ​property. 7-108​ ​USE​ ​OF​ ​LAND​ ​SUBJECT​ ​TO​ ​NATURAL​ ​HAZARDS:​ ​While​ ​the​ ​property​ ​has​ ​areas​ ​that​ ​may​ ​be​ ​subject​ ​to Natural​ ​Hazards,​ ​it​ ​is​ ​a​ ​large​ ​property​ ​and​ ​the​ ​portion​ ​being​ ​developed​ ​is​ ​far​ ​outside​ ​of​ ​those​ ​areas.​ ​We​ ​submit​ ​the floodplain​ ​certificate​ ​as​ ​evidence​ ​that​ ​the​ ​developed​ ​portion​ ​of​ ​the​ ​property​ ​is​ ​outside​ ​of​ ​those​ ​hazards.​ ​We​ ​intend​ ​to leave​ ​the​ ​remaining​ ​property​ ​available​ ​for​ ​agricultural​ ​use​ ​and​ ​wildlife​ ​grazing. 7-109​ ​FIRE​ ​PROTECTION:​ ​In​ ​1994​ ​a​ ​fire​ ​burned​ ​across​ ​the​ ​far​ ​west​ ​portion​ ​of​ ​the​ ​property.​ ​​ ​There​ ​remains evidence​ ​of​ ​this​ ​burn​ ​to​ ​this​ ​day.​ ​​ ​The​ ​large​ ​adjacent​ ​tree​ ​stands​ ​that​ ​existed​ ​then​ ​are​ ​gone,​ ​leaving​ ​several​ ​isolated stands​ ​of​ ​juniper​ ​and​ ​pin’on.​ ​​ ​There​ ​are​ ​stands​ ​of​ ​cottonwood​ ​near​ ​Divide​ ​Creek​ ​on​ ​flat​ ​ground​ ​and​ ​grass​ ​but​ ​where the​ ​property​ ​is​ ​developed,​ ​the​ ​land​ ​is​ ​generally​ ​flat​ ​to​ ​gently​ ​sloped​ ​with​ ​little​ ​grass​ ​that​ ​will​ ​be​ ​maintained​ ​as​ ​part​ ​of landscaping. DIVISION​ ​2.​ ​GENERAL​ ​RESOURCE​ ​PROTECTION​ ​STANDARDS 7-201​ ​AGRICULTURAL​ ​LANDS:​ ​The​ ​proposed​ ​addition​ ​of​ ​an​ ​ADU​ ​will​ ​not​ ​cause​ ​an​ ​adverse​ ​effect​ ​to​ ​any​ ​agricultural operations,​ ​or​ ​access​ ​to​ ​the​ ​Minneota​ ​Ditch​ ​that​ ​crosses​ ​the​ ​property​ ​south​ ​to​ ​north.​ ​​ ​The​ ​developed​ ​area​ ​of​ ​the property​ ​is​ ​not​ ​near​ ​the​ ​existing​ ​ditch. 7-202​ ​WILDLIFE​ ​HABITAT​ ​AREAS:​ ​While​ ​the​ ​property​ ​is​ ​frequented​ ​by​ ​crossing​ ​deer​ ​and​ ​elk​ ​and​ ​other​ ​wildlife, there​ ​are​ ​no​ ​designated​ ​refuges​ ​or​ ​preserved​ ​wildlife​ ​areas​ ​on​ ​the​ ​property.​ ​However,​ ​it​ ​is​ ​our​ ​intent​ ​to​ ​maintain​ ​the property​ ​in​ ​its​ ​most​ ​natural​ ​state​ ​to​ ​best​ ​preserve​ ​the​ ​great​ ​benefit​ ​of​ ​having​ ​wildlife​ ​frequent​ ​the​ ​property. 7-203​ ​PROTECTION​ ​OF​ ​WATER​ ​BODIES A.Minimum​ ​Setback 1.The​ ​ADU​ ​will​ ​be​ ​measured​ ​from​ ​two​ ​directions​ ​to​ ​the​ ​TOHWM.​ ​​ ​From​ ​the​ ​west​ ​and​ ​from​ ​the​ ​south,​ ​the proposed​ ​ADU​ ​will​ ​exceed​ ​35​ ​feet​ ​(likely​ ​closer​ ​to​ ​100​ ​feet​ ​distance​ ​from​ ​the​ ​west​ ​and​ ​will​ ​exceed​ ​35​ ​feet (likely​ ​more​ ​than​ ​50+feet)​ ​from​ ​the​ ​south. 2.N/A 3.The​ ​new​ ​septic​ ​system​ ​for​ ​the​ ​ADU​ ​will​ ​exceed​ ​100​ ​feet​ ​distance​ ​from​ ​the​ ​west​ ​and​ ​100​ ​feet​ ​from​ ​the​ ​south. No​ ​other​ ​hazardous​ ​material​ ​storage​ ​will​ ​occur​ ​within​ ​these​ ​distances​ ​from​ ​the​ ​creek.​ ​​ ​Further,​ ​the​ ​septic system​ ​will​ ​exceed​ ​100​ ​feet​ ​distance​ ​from​ ​the​ ​existing​ ​well. B.Structures​ ​Permitted​ ​in​ ​the​ ​Setback:​ ​none​ ​are​ ​anticipated​ ​at​ ​this​ ​time. C.Structures​ ​and​ ​Activity​ ​Prohibited​ ​in​ ​Setback:​ ​none​ ​are​ ​anticipated 7-204​ ​DRAINAGE​ ​AND​ ​EROSION:​ ​The​ ​developed​ ​area​ ​of​ ​the​ ​property​ ​is​ ​gently​ ​sloped​ ​to​ ​allow​ ​stormwater​ ​to​ ​flow naturally​ ​away​ ​from​ ​the​ ​home​ ​and​ ​ADU.​ ​​ ​There​ ​is​ ​a​ ​culvert​ ​that​ ​concentrates​ ​water​ ​running​ ​off​ ​from​ ​an​ ​adjacent property​ ​to​ ​the​ ​east,​ ​under​ ​County​ ​Road​ ​311​ ​to​ ​the​ ​property​ ​and​ ​again​ ​culverted​ ​under​ ​the​ ​driveway.​ ​​ ​This​ ​flow pattern​ ​existed​ ​prior​ ​to​ ​any​ ​structural​ ​development​ ​on​ ​the​ ​property​ ​and​ ​will​ ​not​ ​be​ ​changed​ ​by​ ​virtue​ ​of​ ​adding​ ​an ADU.​ ​​ ​The​ ​ADU​ ​will​ ​actually​ ​be​ ​further​ ​away​ ​from​ ​the​ ​culvert​ ​than​ ​the​ ​existing​ ​single​ ​family​ ​home. 7-205​ ​ENVIRONMENTAL​ ​QUALITY:​ ​​ ​The​ ​proposed​ ​addition​ ​of​ ​an​ ​ADU​ ​will​ ​not​ ​adversely​ ​affect​ ​Air​ ​Quality​ ​or​ ​Water Quality 7-206​ ​WILDFIRE​ ​HAZARDS:​ ​The​ ​proposed​ ​ADU​ ​does​ ​appear​ ​to​ ​be​ ​in​ ​a​ ​High​ ​Wildfire​ ​Susceptibility​ ​area​ ​(see attached),​ ​however​ ​the​ ​existing​ ​home​ ​and​ ​proposed​ ​ADU​ ​are​ ​surrounded​ ​by​ ​flat​ ​to​ ​very​ ​gently​ ​sloped​ ​terrain​ ​with​ ​few if​ ​any​ ​trees​ ​other​ ​than​ ​those​ ​small​ ​trees​ ​added​ ​recently​ ​for​ ​landscaping.​ ​​ ​The​ ​Wildfire​ ​Susceptibility​ ​map​ ​shows​ ​the high​ ​area​ ​of​ ​concern​ ​as​ ​approaching​ ​from​ ​the​ ​east​ ​of​ ​the​ ​property.​ ​​ ​While​ ​certainly​ ​possible,​ ​the​ ​approaching​ ​fire would​ ​have​ ​to​ ​come​ ​down​ ​steep​ ​grade​ ​toward​ ​the​ ​property,​ ​cross​ ​County​ ​Road​ ​311​ ​and​ ​then​ ​cross​ ​over​ ​nearly​ ​100 feet​ ​of​ ​gentle​ ​to​ ​flat​ ​grade​ ​of​ ​little​ ​if​ ​any​ ​grass​ ​toward​ ​the​ ​homes.​ ​We​ ​believe​ ​we​ ​have​ ​mitigated​ ​this​ ​concern​ ​as​ ​much as​ ​reasonably​ ​possible. 7-207​ ​NATURAL​ ​AND​ ​GEOLOGIC​ ​HAZARDS:​ ​The​ ​proposed​ ​ADU​ ​does​ ​not​ ​appear​ ​to​ ​be​ ​in​ ​an​ ​area​ ​of​ ​natural​ ​or geologic​ ​hazards 7-208​ ​RECLAMATION:​ ​The​ ​home​ ​will​ ​be​ ​built​ ​on​ ​a​ ​site​ ​with​ ​existing​ ​drives​ ​and​ ​any​ ​disruption​ ​to​ ​surface​ ​areas​ ​will​ ​be restored​ ​to​ ​their​ ​natural​ ​or​ ​landscaped​ ​state.​ ​​ ​The​ ​home​ ​is​ ​modular​ ​built​ ​which​ ​means​ ​the​ ​onsite​ ​waste​ ​seen​ ​in​ ​other construction​ ​methods​ ​will​ ​not​ ​be​ ​present.​ ​​ ​To​ ​the​ ​degree​ ​however​ ​that​ ​it​ ​exists​ ​at​ ​all,​ ​it​ ​will​ ​be​ ​removed​ ​expeditiously. DIVISION​ ​3​ ​SITE​ ​PLANNING​ ​AND​ ​DEVELOPMENT​ ​STANDARDS While​ ​it​ ​appears​ ​that​ ​our​ ​project​ ​is​ ​specifically​ ​exempted​ ​from​ ​this​ ​division,​ ​there​ ​are​ ​several​ ​areas​ ​I​ ​would​ ​like​ ​to note. 7-303​ ​LANDSCAPING:​ ​While​ ​the​ ​addition​ ​of​ ​an​ ​ADU​ ​is​ ​exempted​ ​from​ ​this​ ​standard,​ ​We​ ​intend​ ​to​ ​take​ ​full advantage​ ​of​ ​the​ ​natural​ ​land,​ ​rocks,​ ​shrubs,​ ​trees,​ ​creek​ ​as​ ​much​ ​as​ ​possible.​ ​​ ​We​ ​want​ ​to​ ​preserve​ ​the​ ​property​ ​as much​ ​as​ ​possible​ ​in​ ​it’s​ ​primitive​ ​and​ ​natural​ ​state​ ​which​ ​will​ ​include​ ​mitigation​ ​of​ ​noxious​ ​weeds​ ​and​ ​reduced vulnerability​ ​to​ ​fire. 7-305​ ​SNOW​ ​STORAGE:​ ​There​ ​is​ ​more​ ​than​ ​adequate​ ​space​ ​for​ ​snow​ ​removal​ ​and​ ​storage.