HomeMy WebLinkAbout2.0 Staff Report AA 06.07.18Director's Determination - Staff Report Exhibits
Rippy Multifamily
Administrative Review
Applicant is David RIPPY
June 7 ,2018
(File GAPA-O2-1 8-861 6)
Exhibit Letter
(Numerical)
Exhibit Description
1 Public Hearinq Notice lnformation
2 Receipts from Mailing Notice
3 Garfield County Land Use and Development Code,as amended
4 Garfield County Comprehensive Plan of 2030
5 Application
6 Staff Report
7 Referral Comments from Mountain Cross Engineering (dated
5t29t2018)
I Referral Comments from Garfield County Building Official (dated
5t9t2018)
I Referral Comments from of Glenwood dated 51291201
Referral Comments from Garfield County Road & Bridge (dated
5t10t2018
10
11
12
13
14
15
16
17
18
19
20
21
Exh ¡b¡t 1
PUBTIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice thât was conducted for your public
hearing. ln addition, please initial on the blank line next to the statements if they accurately reflect the
described action.
E My applicalion required wrlttenlmalled nstice to adJacent property ourners and mineral
owners.IilI ¿--Þ/ò dayofMailed notice \À,as completed on the
All owners of record within a 200 foot radius of the su 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 subiect property were identified records in
the Clerk and Fecorder , or through other means flistl
of return receipt requested mailed notice
E My application required Published notice,
Notice was published on the --.- day of 20-.. Please attach proof of publication in [ ]
El My appllcation required Postlng of Notice.
Notice was posted on the
-.
day of 20_,
Notíce was posted so that at least one sign faced each adjacent road right of way
generally used by the public.
I testlfy that the abovr.information ls true and accurate.
2a/å_f-"
*
-+
I Please attach
Name:
Signat
Oate:
ure:
Gurfield County
U.S. Postal Service
CERTIFIED MAIL@ BECEIPT
Domestic Mail Anly 2
Y i ,þryçrrtp' '! '¡fo$¡u
,i{,tL Posunoft;'¡,ìi I durej::1...¡E r¡,U
g
rr-!rr
ÊO
rurn
E¡E
rlE
Cf
EI
E¡rl
f!
IU
,¡
tr¡rr
TT
EI
Ê¡IT
ru¡flE
EI
rl
EI
EI
E¡
tr¡
Flrrru
-¡rl
E¡
f!
ìi
-¡E.IT
EO
rurfla
E¡
rt
E¡
trt
E¡
EI
r\ru
-D
T3
fL
tr9
r
coro
ru,r¡
EItrl
r¡l
Êt
EfE
trtr{rrru
-Tr.:l
trt
f!
r{
Èo
r\.
Êfl
,rul¡t
E¡
tr¡
rt
trt
trtrf
EIrlr\
ru
-¡
Fì
tr¡I\
Õ
O
rut\r
Eo
rutfl
EI
tr¡
rjl
EItrl
Tf
Ëtr:lr\ru
.¡rìErr
r{
r$,4i i f; ;'r$
tr5/1"ì/2018
il.4
Postmalk
H6rå
J'rrn,*n^ -Hd,â i!.Jí!f
{J1 Õ
Poshark
Hsrg
É.ü{'r ; :r li;ît
5/?trl s
U.S. Postal Service'"
CERTIFIED MAIL@ R ECEIPT
Dontestíc Mail Qnly
t3.4S
E Roturn RÊ06¡pl ftrdcopy)
flRetum Êædpt (elæt onlc)
Iconmed uon nwttot€d Dottvory 6
EAdultslgneturonoqukÞd S
SlgnÊturo BæVlct€d O6llvôry $
¡lJ,-5.f
¡&r"-
t0---
¡0*-
*ü.5û
93.95 \Lr.r¡
For dolivery information, visit our wetrs¡te al wwLy.ilsps,coín
PS Form 3800, AfJr¡l 20,l6 psu ¡6:v).r.r2.il0il.{t¡ì7 Sm Êeverse lor lrÊlrilcllÕns
13.41
Rertrlctod D€lfuøry t
flRolqnFoc€lpt{hsrdropy) I
EFoturnRæotpl(el.ctronlc) i
EC€rtlÍed Msll Rwtrlctod D€¡lv€ry 0
EAdultslgdEtuß R€qutrd ¡
$0,5ü
13.95
U.S. Postal Service'"
CERT
Domest¡c
IFIED MAIL@ RECEIPT
Mail Only
13.4.?
E Adlll StgnatuÞ R€tr¡otod
I
s
Dêituery
$tt.5¡
,95
See Reverse loÌ lnstrucl¡ons7530 02-000-904?PS Form 38oo,Apr¡l 201 5 psN
our website at !¡/!vwForinlormatiotì.
U,S. Postal Service'"
CERTIFIED MAIL@ RECEIPT
Dornestic Mail Ortly
,'GrEtr{þop
t3.45
ERoturnRôcêipt{hardcopy} 3
I Rotú.n Roælpt (€lst@n¡e) t
nc€ñmsdMEltRshlotodD€ilÞry $
EAdultslgnåtureBoqulred $
fl Adutt slg¡atuÞ Rstrlctôd Dollvsy $
tf .5(t
PS FoflÌ 3û00, Âprll 201 5 psN 753Ð 02,000 s047 See Reverse lor lnstruclions
For del our welrsitc al www.Lrsps.com'"
U.S. Postal Service'"
CERTIFIED MAIL@ RECEIPT
Domestic Mail Only
U,S. Postal Service'.,
CERTIFIED |if AIL@ RECEIPTDoìnestic Mail
t3.45
$
$
$
$
Regtr,ct€d Oollv4y ô
tlelut¡
$tt.56 \
J{,,. Fostma¡k
'?*ì¡" ;, li"r": -') ,)r:,.,,,
".¡¡ í¡!
o
t,
PS Fo¡¡ñ 3aOO, Aptit
uct¡ons
2015 PSN 2530 02 ó00-9047 See fleverse for Instr
For dellvory information vis¡t or¡¡website WWW.at ttsps.conl'tc8t90e t:r-'CS
t3.45
t Rôturn Ræ€lpt ftardcopy)
E Rèturn Rocêlpt (olootrcntc)
l] Cedfiiêd M€tt Rôsuct€d Dsllvåry
nAdu¡l SlgnaluE BôqulÞd
f] Adlll Slgnatuß R€d.lctod
s
w¿r0-
rü-"
tt.5tr I
2015 FSN ¡¡;i,0 0?.rrÐ'Ðr¡.t7 Sao Rovor6e fot hìatruotlo,raPS Foín
lnlornratlon, v¡slt ouf u,/obsils 3tFor
Itcp69r
13.{f
Relurn Føtpl (herdæpy) ¡
! Retim næotpt lotoamlo¡
! cotmed Malt Rotrtctod D€tkry
E Adllt Slgnstuo Roquked
t
t
$
10.50
.95 t
Y
For informati on, visit our webs¡te at
PS Form 2015 psN 7s30.02.000-9047 Sæ Reverse for lrìsltuol¡ons
U.S, Postal Service'-,
CERTIFIED MAIL@ RECEIPT
QrrlyDotnestic Mail
13.4F
trl.Stl
13. gs
U.S. Postal Service""
CERTIFIED MAII-g RECEIPT
Domesl¡c Ma¡l Onty
ln
J¡fr
EO
rurnE
tr¡
F1cltrlE
trtrl
fLru
-Jtl
tr¡
fi
r{
r
Êo
rut4
tr¡
tr¡
r:ltrt
trt
trr
Ertfi
ru
-!r{Err
fmIr
EO
ru¡¡ltf
tr¡
rlÊl
E¡
EI
EIrl
n-
ru
-¡
Efi
EO
rnrro
rulfl
Åf.4y '*fft*¡s c
n
8 ,"/
tr¡
trt
trt
tr¡
tr¡
EI
Fì
rL
ru
JIrì
tr¡F
('
(
Poslmafi
Hsrâ
¡4l&i j ii ?¡]T8
5/?ûl I
Postmad(
f\.
ru
¡t-
EO
ru
¡.¡l
trtc¡
rltrl
trttrl
tr¡rlf\ru
.¡
trtr\
$diP'i t ;,1t8
I
trtrlrÐ
rurnEE
trt
EIE
tr¡
rjl
rLru
-¡rjl
Ë¡r\
U.S. Postal Service"'
CERTIFIED MAIL@ RECEIPT
Dot¡testic Mail Only
iLi óCI1$cl
t3.15
E Retun RæeÍpt (otæhoh¡c) $
EcotUtodMeilRætrlctodDellv€ry g
Fôstict€d Dsllwy S
flnaurn R€c€lpt(hErdcop9 S
n Adult Slgnaturo Boqulrod
tCI.80
95
vlsit our website âtFor
PS Fornì 3800,201 5 PSN 7530.02,000-9047 See Reverse for inslruct¡ons
U.S. Postal Service""
CERTIFIED MAIL@ RECEIPT
Domesl¡c Mail
6tEtftfgop.t!\)
$3.48
$
$
t
E Retum RæÞlpt (hsrd@p,
D Rsturn Fæ€lpt (slætonlo)
I CerttltaO MaÍ Aæftaed Oettvery
E Adult Slgnaturs Rsqutred
Û Ad! lt Slonaturo ReEtr.lctsd Doïvory
tÊ,5t¡
t3.95
Postmârk
tErS
I
ìi
irìformation. vts¡l oúr webs¡te at www.
PS Form 3BOO, April 201S psN 7s30 02-000 ¡047 See Reverse for lnstJuctions
For dollvo conl,'
U.S. Postal Service""
CERTIFIED MAIL@ R ECEIPT
Duiltëstiu lvlail OttlY
,r
E Rôturn Bædpr (haldñÞY) I
E Retlm Rwlpt (€botoñlD) ¡
D Cqtlffod Mell Bshloto{ Dollvqy I
EAdult slgniluß Rôqükêd S
Adlt slonqtuô Restrlcted Oollvory 0
9'1.5ü
PS Form 3800, AÞr¡l 201 5 PSN /5:]0{)2 00(, 9r)47 Sce Revelsc for lnstlt¡ctions
informatiorr. v¡s¡t our website atFor
U.S. Postal Service"
CERTIFIED MAIL.q RECEIPT
Domest¡c Mail Only
13,45
Rædpt (hErd@py) I
E¡ R€tlm Ræ€tpt (.tæt@nþ)
ECortlÍed MsI Fostioted Doïvery ô
ñAdultstgnatur€ Roqutôd t
Slgnaruþ Rostrlated Deilvqy g
flRetun
lü,st
D/-'
See Reverse for Inslruct¡onsPS Form 3BOO,Apr¡l 201 5 psN /5J0 02 0oo_9047
tr¡T'fräl,?*¡¡n
,:;
.f¡ -
r,el
¡
LPostnìôrkr Hole ".. r ¿#itt,c
U.S. Postal Service'^'
CERTIFIED MAIL@ RECEIPT
Domest¡c Mail
t3.45
t Fotum Ræstpt (steclronlc)
E C6dflÞd Mel Fastrtcted Dollv€ry
El Adult Slg¡qÌure Requhðd
$Fclurn F¡celpt (hsrdcopy)
Slonatur€ BsgHctod
ffi,B_
6*-
sü.50
r,
Only
RECEIPTDomestic Mail
PS Form 3BOO,2015 PsN 7s3o 02.ooo.sodZ See Reverse for lnstructions
lillorn¡Bllo¡ì, vlslt our wobs ul wtytv,usl)s.cotù:'
U.S. Postal Service'"
CERTIFIED MAIL@
GLEtütooP sPrrllcs w
t3.45
Roqulrsd
Rêglrbt€d Dol¡vory
$
s
I
$
6Rølu¡ô Rooølpt (haÌdeopt
IRm-Ræ6lpl {€l6d¡oñ¡o)
MallICerUReo Rr0tr'ctod Dollv6ry
Slgn6tursEAdût
ttt.59
t3,95
rl
PS Form April 201 S p6N 75\0,o2.aoo 904 /See Heverse for lnalrucl¡ons
vlsll our nlwobs¡t€vJll^1r',
(:l
ü
5/2('l
rrII-€
EO
ruul
E¡
EI
r{rfE
EI
EIrlrr
ru
.¡
r-l
EIr\
Postmark
ÅT'.4y ."11"..' ' 'r /¡lJ,{
mr\
EO
Eo
rutrl.E¡
'Et
F1
EI
E¡E
EIr:|rr
ru
.¡
Ëtctr\
2L
TTr¡l
Êo
EO
ruIrlEff
r{[fEE
trl
r-1f!
ru
J¡
r-'l
E
rL
ilf
{lü
! postmo*t t .F-"'.rrr,.
, ¿.,iaï
.,ål::
ril38
Poslmark
Hsre
5/2018
U.S. Postal Service'"
CERTIFIED MAIL@ RECEIPT
Domest¡c Mail
! Return
¡Rotum Roc6lpt
I CorrllteO l',tatt
EAdult slgnst!rô
flAdult stgnslu¡o
$
$
$
s
{
inlÕrnrûtlon, visit our websile al wøry.
2015 psN 7s30-02.000.9047 See Reverse lor hÌsttuctionsPS Form 3800,
For
09
(!. ¡ Lt:J
Po€lmark
Hsrå
Þ' " ,...d ¡ .'l '],,1,,.."" aLjry
{ì
ctl/ti/1tttg.
09
g
m
trrfr
ÊO
ru
14
trlÍf
ËrE
Êt
Er{rrru
-!rlE
fi
Ê¡
ÊO
cO
Ëo
ru
rJl
EIE
rq
EI
trtE
Er:lrrru
.¡rì
ÊtÍr
g
J¡J¡
Ëo
rO
ruttc
¡f
rå
trttrltf
Erlrr
ru
-!r{
EIrr
¡dÅY ó,ihj{t}jr]
U.S. Postal Service'"
CERTIFIED MAILO RECEIPT
Domestic Mail Only
U.S. Postal Service"
CERTIFIED MAIL@ RECEIPT
Ðomestic Mail Orrly
6LENUp0.p.: sFKr llCF i¡,
$3.1.:
E Roturn Recelpt (hardcopy)
f] Retum Rselpt {olsolEnlc}
I Corrmeø Mott Rætrlaed Oeltvory
DAdultSìOnatuß Requked
Adult Slgnatu€ Restrlotsd Dsllvery
$r1.50
PS Form 3AOO, Apr¡l 20 1 5 psN 7530-02,000-9047 See Reverse lor lnslruct ¡ons
¡nfornìat¡on, visit our website at wt'lv/For c0tnt'
U.S. Postal Service'^'
CERTIFIED MAIL@ RECEIPT
Domestic Mail OttlY
sPm
r3..+F.
$
¡
$
ff Adulr
lJ,vun
slgnåture F€qulþd.
619nstuÞ Fsk¡otod
noodmed M6llRsldsl€d
Ú Return Ræ6¡Pt (hârdcopY)
El Return 8.c€lpl (61æl¡qnlc)
m-.rü-*:-
$tl.5l:l 3/
-rl ¡ ¡ r
" r.t¡"T
t3.95
J /ylsonl lÒ
^::: :¡ _,':7
^1i
'?l4+1{r"-"'Ð;
PS Form 3aOO, Âpril 201 5 PsN 7530'02'000's047 See Revetse for lnstruct¡ons
For irìforrnalion, visit our websitê at wrvtt,usPs,çonf'
til{el,:}l
t3.1ã
D Fôtum Feælpt (€lårtrøtc) $
loerrmeuUAtn*motodDoilvory g
EAdu¡t s,gnslure Roqulred S
n Adult SlgnatuÞ R€sùictod DêÍvory g
Dñeturn nælpt {hardcopyl iltËf€&-;0t*
f û.stt I
.95
't-
f
é.
f{'€-\
r (o btt¡r6
201 5 psN 2530.02.0o0,0u¿7 See Revefse lor lnsìruct¡onsPS Form 3800,
For del inforlnalion visit our website at wryw,uslrs.contn!
U.S. Postal Service''
CERTIFIED MAILO RECEIPT
Dotnestíc Maìl ru
EO
EO
rurnEE
EtEcf
É
rqf!ru
-.0rl
EIf\
lJ¡
rn
EO€
rutfl
E¡
Ët
rjltrltrt
trt
trtrìrrru
-!r:|
trt
f!
CO
ru
EO
Eq
ru
1'lE
EI
rjl
trtE
EI
EI
r\-ru
-¡
F1
EIr\
oö
F1
EO
¡tt
ru¡nEff,
rC
T3E
EI
E¡rl
f!
ru
-¡
trlrr
f
tr]
EO
Êo
rul¡l
E¡E
Fq
E¡[ftrl
c¡r{
rLru
.¡r{trl
f!
lor
tL
EO
rutfl
trt
EI
rq
trtr:lE
tr¡
rq
ru
-¡FlErr
, .1{ore:i llll'3
3t2þïl
t.,rl
Poslmark
û538
üa$'rì oþ
$3.15
EF€tumRoc6tpt(oledronlc) $
Ecoñítod Mal Reetþted Doilvôry g
! Ádult S'gnqture Fôqùlcd
$Folurn Rsolpt 0ardæpy)
Foshlolad Dellvery t
iû.5fi
33.95
$rt,,f $, Pqdn4ß. ,,,l,trìf 'lhrCUfS
I
,a .t
2015 psN 75Jo 02-000,r¡047 See Feverse for lnstruct¡onsPS Form
infornlalion, vis¡t our webs¡tè at wrvw.usps-conrt
U.S. Postal Service'
CERTIFIED MAIL@ RECEIPT
Do¡nestic Mail
k
,{itl
t3.4ã
E Rôrurn Rmlpt (hsdcop9 $
E Rsìun a@lPl (61€otonlc)
E CûilÍêd Mtll RsÌdqtod DolþEry 3
úAdllt slgnatqß Boquir€d S
Slgnalùrê Fostrlctod D¿lþory $
tt.5tr
95
I
PS Form 3800, April 201 5 PsN 7s3o 02 o0o-e047 See Reverse lor lnstruclions
For dsl vis¡t our weþs¡te at www.usps.conl'''
U.S. Postal Service'
CERTIFIED MAIL@ RECEIPT
Domestic Mail Otrly
ri liItop ¡r
NGS r
Rscolpt
E Boturn ngcslpt (sloctrcnlc)
fl Certíled Mâ¡l F6trf cted
EAdult SlgnåtuÌo RuqulrÞd
9lgnÉtuþ Rôstrlcted
$rl . Í0
r bfhl
Â;J: .J
¡J
HEre
For dellvery ¡nformation, visit our webs¡te at
PS Form 38oo, April 2015 PsN 7s3042-000-s047 See Reverse lor lnstruciions
U.S. Postal Service'"'
CERTIFIED MAIL@ RECEIPT
Domcstic Mail Only
For dellvory infonnation, v¡s¡l our rvebsite ât www.
PS Form 3BOO, April 2015 psN 75:ì0.02.000.!()d7 See F¡everse for lnstruct¡ons
I
U.S. Postal Servíce"'
CERTIFI EE MAIL@ RECEIPT
Dontestic Mail Only
$3,45
D netm Ræe¡pt (t¡rydcopy)
E Rotum 8ffi lpt (e'ætrcnlo)
D Corllllsd Mall RêeHct6d Dellvery
EAdult Slgnôturc RoqulBd
¡0, tLl
95
i{t
{r
¡nformal visít orlr website af www.For
I 201 5 PSN 753(,{;1.ú00.0047 Sec Reversc for lnstruct¡onsPS Form
U.S. Postal Service'
CERTIFIED MAIL@ RECEIPT
DÐrnesttc nlail OnlY
13.45
ERôturn Ræô'pl (slôotpnlo) $
ficenmed Malt Rætrlcted D€llv3ry $
nAdult slgneturó B€qul6d
Recdpt (håd@rty)
t
D€llv€ry C
$ü.5tr
13.95
09 ('!
o
!ÍÅi "üiÀ'þil'll
D
t3s8
Postmaft
Herâ
t'5/15/2ff18
21
RECEIPTServPostal.s.U
ERTIFI
rvlail
ice "
AIL@DMCEOnlv
o¡rsY ô
Dsll!sY
nod!íod
úaoum
\r
ûoJ'¡o',
Fot
al tvlv
lnl vlelt ottrotlnalloll'
.!
Él
tr¡f
rurn
c¡Él
r¡l
?t
Posmaft
Hore
$ã/1ã/ztt8
âddßs8dlfie€nt
dsl¡vory áddrÉs bolovû
:,".;
É
tr¡trl
Ét
re
fLru
..n
l.åÊ
f!
r Comdete ltems 1, 2, and 3.r P¡,lnt your name ãnd addr€ss on th6 rsvêr8o
so that wo can return the catd to you.
r Aüaah thls cardìo tfle back of the mallplecE,
ã-
1. ArücleAddrossedto:¿*îåHllïl
Gú*u Sp.È Co8tool
illlillr [ililililil [ lil llilllllIllllr lil
or on the fiont lf
9590 9402 29706249 0581 38 C€rüÍod Mall ñacHst€d Ddlv6ry tr
Croll€ûtôî Dellvory
r Ooltved, Båstlctcd DellverV f;
l*iii T
Snlco
Aû¡A
3.
E
0
tr
Rrüülotld f,3fvrrl,
Pddtty Msll E¡rpr€8so
Bogdstsrd Mdlil
Bffi""'ttuo't*
Rotum Rúcohrttor
Máíc¡sndlso'
E
trnAÁ,¡É
2, Artlcle Numbðr ffransfer fma on-¿'' '005e 581,b
Sl gnåtur€ ConllrnatlonrM
Slgnatuß conf,rmotlon
Roeülctid D€llv.ry
D.
COMPLETE THIS SECTION ON DELIVERYSENDER: CAMPLETE THJS SEC]./OA/
?ulb e?1,0 ullBl,
1, July 2ol5 PsN zsso-oz-ooo-goss
ãêslrlolod Dellvsry
Domosllo Relufn F€oolpl
i
:
a
;
J
PROJECT INFORMATION AND STAFF COMMENTS
Rippy Multifamily
GAPA-oz-L8-8616
June 7, 2018 - CD
Administrative Review - Land Use Change
Permit for Multi-Unit Dwelling (Triplex)
David Rippy
803 County Road 130 Glenwood Springs, CO
81601
Lot 2 of Block 7 of the Western Hills
Subdivision, Reception No. 203826
Parcel No. 2119344O7OOL
0.340 acres
Residential Urban (RU)
Urban Growth Area - City of Glenwood
Springs
Approval with Conditions
TYPE OF REVIEW
APPUCANT (OWNERI
LOCATION
tEGAt DESCRIPTION
toT stzE
ZONING
COMPREHENSIVE PIAN
RECOMMENDATION
jrjìl:rì.:ii jiìl rr lllrliil r:ì:l ''ì Ì11 !,, ['lii:).i¡{ij,:;i¡:,1:
The Applicant is requesting a permit for a Multi-Family Dwelling Unit (Tri-Plex) on a 0.340-acre
parcel located within the Residential-Urban (RU) zone district in West Glenwood Springs. The
parcel is on Lot 2 of Block 7 of the Western Hills Subdivision and is currently developed with a
single-family dwelling unit. Applicant proposes to develop the existing single-family home into
two units and construct a new unit on the northwestern side of this existing building. The Garfield
County Comprehensive Plan identifies the property as within the Urban Growth Area for the City
of Glenwood Springs. Domestic water is proposed to be served by the City of Glenwood Springs
and wastewater services by the West Glenwood Springs Sanitation D¡strict. The parcel is currently
accessed by County Road 130 (Donegan Road)with additional access proposed on Pinon Drive.
The Applicant is requestíng waivers from the submittal requirements for a Grading and Drainage
Plan, an lmprovements Agreement and a Development Agreement. These requests are deemed
appropriate for the Application as the proposed development w¡ll not slgn¡ficantly impact
drainage, will not be phased and no new public improvements are proposed or required as a
result of the application. The Applicant is also requesting a Waiver of Standards from 7-302(M),
Off-Street Parking and Loading Standards (Backing Onto Public Streets Prohibited). This request
is deemed appropriate as the three units will not be backing out onto the same street (see further
discussion in Staff Analysis and Criteria).
JII. DESCRIPTION OF THE SITE
The property is a corner lot located on the northwestern boundary line of the City of Glenwood
Springs and is accessed from County Road 1-30 (Donegan Road) with Pinon Drive to the west'
Surrounding uses are primarily higher density single-family and multi-family residential. The
parcel is currently developed with a single-family residence. The site is mainly flat with a minimal
slope and drainage from east to west.
Figure 7: Vicinity MaP
:
È
t
ì
t
2
Subject Parcel
Donegan Road
t-70
City of
Glenwood
Springs
Figure 2: Aerial View of Subiect Property
Roaò
Figure 3: View of Lot from Southwestern Corner
DolegPn
.:Ê'î¡ .,;i. . ,-
J
Figure 4: View of Lot Area to be Developed
4-!
lt U
1
WLY Line
L{]T ?
pcr plai
lll(f
-^
!
LJ.-
L'
lt)
'ûrLY Line
LÛT 2
per ler¡ol
Ër r' il
5S/ Cc;r
LÛT 2
- tr.U
- 7.9'
¿
LI
.:
at)
r¡J
{vrl
2e - 9.ç.3
b(:)
CIcû
a
5)
r)
tf,
z
33
94
*11.1'
s 89'50'C" W 11 1.[)0'
DCI\EGAN ROAD
Figure 5: Site Plan
4
-¡
-.1 .'.)
Upper Level
fì
:t
Flr.=(rL/.,,12.
()wer vel
1
s9'5t'0" !'l ',.
z
a û,,,
Lots 1& Dil..l-:...J-.'.'i 1 4,81Q :; l'' 4S.3'
Voir: i*evel Fil,:. ilr.
Lr:wer Level Fin. f:lr
<a'piJ
{üûj
!.) t2 \
?n a'
-
i1 Etr t.J
-/()b' 94
P G
-734
\orlb
\\jr:st
Soutl-r
5
Figure 6: Elevations
Flast
:III. AUTHORITY.APPLICABI,EREGUTATIONS
A. The Land Use Tables contained in Section 3-403 of the Land Use and Development Code
designates a Multi-Unit Dwelling within the Residential-Urban zone district as requiring
an 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. Section 4-LI8 of the Land Use and Development Code sets forth the requirements for
Waiver of Standards Requests. The Application submittal requests one waiver from
Section 7-3O2(Ml, Off-Street Parking and Loading Standards (Backing Onto Public Streets
prohibited. This waiver of standards has been accepted as part of the completeness
review.
D. Section 4-202 of the Land Use and Development Code sets forth the requirements for
Waiver of Submission Requirements. The Application submittal requests the following
waivers from Section 4-203: (E) Grading and Drainage Plan, (J) Development Agreement
and (K) lmprovements Agreement.
E. 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. The standards are addressed in the Application
submittals and in the Staff Analysis section of this Staff Report'
IV. 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 in response to the
Application. Referral Comments received on the Application are attached as Exhibits and
summarized below:
A. Garfield County Consulting Engineer, Mountain Cross Engineering (Exhibit 7): More info
on traffic study (impacts to adjacent streets and intersections), site distances based on
traffic speed, contours for southeast corner of site to verify positive drainage, explanation
of low point in front of parking on Pinon and a utility plan from city were requested.
B. Garfield County Building Official (Exhibit 8): Applicant will need to meet architectural
requirements of the Building Code at time of building permit.
C. City of Glenwood Springs (Exhibit 9): The proposal meets development and housing goals
within the Glenwood Springs Comprehensive Plan. Applicant should contact the
department for a calculation of water service fees prior to building.
6
D. Garfield County Road and Bridge (Exhibit L0): Applicant will need to obtain two separate
driveway permits in order to verify that site rlistances are maintainpd nn Donegan ancl
Pinon and to bring the driveway (Donegan access) up to current code.
E. Garfield County Ass¡stant Attorney: No concerns or objections with the request
No response was received from Environmental Health, Parks and Wildlife, Glenwood Springs
Rural Fire Protection District, West Glenwood Sanitation District or Black Hills Energy.
.V. STAFF ANAIYSIS AND CRITERIA
Article 7, Division 1: Generalstandards
Section 7-LOL: Compliance with Zone District Use Regulations
The property is in general compliance with Zone District Regulations for the Residential Urban
Zone District. The proposal meets minimum lot area, maximum lot coverages and property
setbacks.
Section 7-LO2= Conformance with Comprehensive Plan and compliance with lGAs
The County Comprehensive Plan identifies the property as within the Urban Growth Area for the
City of Glenwood Springs. Consistent with the lntergovernmental Agreement (lGA) for
Development Review with the City of Glenwood Springs as signed on May 7Th,2OOL, County staff
referred the application to the City. City staff indicated that they have no issues or concerns with
the proposed Multi-Family Dwelling Unit (aside from those expressed in the can and will serve
letter for connections to City water) and expressed that the project will match with the character
of the neighborhood (See Exhibit 9). The City's Comprehensive Plan identifies the subject parcel
as within a Single Family Residential area but also immediately adjacent to R/3 Multifamily and
R/2 Limited Multifamily zone districts. The proposal meets the following goals within their
Comprehensive Plan:
Goal: Direct Development to locations ond building forms thot are cost-effective to serve
Strotegy:
o Direct development into a compoct form; infill ond redevelopment.
o Direct growth to oreos where util¡t¡es and services can be provided efficiently.
Goal: Provide housing opportunities for the entire community
Strotegy:
o Encouroge greater variety in housing types ond price.
o Encouroge housing variety ond affordability throughout the community.
ln accordance with the Garfield County Comprehensive Plan policies, "Within defined UGAs, the
County Comprehensive Plan, land use code revisions and individual projects will be consistent
with local municipal land use plans and policies." lt is Staff's opinion that the project meets this
7
broad goaland is in conformance with the Comprehensive Plan.
Section 7 -tO}: ComPatibi litY
The proposed use is located in a residentially developed area in west Glenwood Springs and is
surrounded by densities higher than single-family. The Applicant has represented the
neighboring uses as follows:
"To the immediote North of the Project, and also located in Western hills Subdivision, is
a duplex. To the West ond also in the Western Hills Subdivision is a house ond addition
that is/has been used as o multifamily unit. Located immediately to the East of the
project are the West Glenwood Estotes which is multifomily development located within
the City of Glenwood and zoned PIJD. tmmediotely to the South oÍ the proiect is o mixed
use area zoned com mercial limited."
The Applicant's description of surrounding land uses, the City's support of the project (see
Section 7-LO2) and an overall analysis of the project and its neighborhood context help form an
opinion from Staff that the proposed triplex development is compatible with the surrounding
neighborhood uses.
Section 7-LO4: Sufficient, Adequate, Legal and Physical Source of Water
The Applicant has furnished a can-and-will-serve letter for water services from the City of
Glenwood Springs.
Section 7-105: Adequate CentralWater Distribution and Wastewater
The Applicant has furnished a can-and-will-serve letter for sewer services from West Glenwood
Sanitation District.
Section 7-LO6=Adequate Public Utilities
Applicant provided no explanation for gas or electric
Section 7-LO7z Access and Driveways
The subject parcel is within the ex¡sting Western Hills Subdivision approved by the County in 1958
and lane widths on Donegan and Pinon satisfy roadway standards within the Code. Donegan Road
is rated as having an average daily traffic count of 34L. The average daily trips generated by the
addition of two dwelling units in this corridor has the propensity to increase traffic counts by 5%
which is considered low-impact. ln addition, the application was referred to the Garfield County
Road and Bridge Department who had no concerns with the proposal but requested that the
Applicant obtain two separate driveway permits in order to verify that site distances are
maintained on Donegan and Pinon and to bring the driveway on Donegan up to current code.
Section 7-LO8; Natural Hazards
Although GIS data indicate that the parcel is within a 500-year floodplain, these floodplains are
not regulated by any floodplain management requirements. ln addition, the subject property is
part of a County-approved subdivision with little impact from natural hazards expected to occur
8
and thc consulting engineer¡ng firm expressed no concern with floodplain issues.
Section 7-109: Fire Protection
The subject property is identified as predominantly "Not Rated" according to the Fire
Susceptibility lndex of the Garfield County Community Wildfire Protection Plan (CWPP). The
Application was referred to the Glenwood Springs Rural Fire Protection District who did not
respond with any comments. Fire-resistant roofing materials are recommended at time of
construct¡on.
Article 7, Division 2: General Resource Protectlon Standards
Section 7-20L Agricultural Lands
The property is not currently being used for agricultural purposes therefore no agricultural land
will be taken out of production as a result of the development. ln addition, the surrounding
parcels are used primarily for residential uses, so no impacts on any adjacent agricultural uses
are expected.
Section 7-2O2 Wildlife Hab¡tat Areas
The proposed development is situated within an area that is already heavily developed therefore
no impacts to wildlife habitat are expected.
Section 7-2O3 Protection of Waterbodies
There are no waterbodies on or near the site therefore no impact to waterbodies is anticipated
Section 7-204 Drainage and Erosion
Applicant has represented that the site is relatively flat with minimal slope and that it exhibits
positive drainage from east to west. Drawings and descriptions indicate that the increased storm
water flow from this proposed development will be routed through the existing swale running
along the northern boundary of the property, facilitating drainage out of the backyard to Pinon
Drive (see Figure 5). ln addition, the neighbor to the north has constructed a 2 to 3-foot high
retaining wall along the northern edge of their property which effectively prevents drainage from
the subject site from impacting them. These conditions and conclusions lead Staff to deem the
Waiver of Submission Requirements request from a Grading and Drainage Plan appropriate.
Sections 7 -2O5 Environmental Quality
No water or air quality issues are anticipated from the proposed project.
Section 7-206 Wildfire Hazards
The subject property is identified as predominantly "Not Rated" according to the Fire
Susceptibility lndex of the Garfield County Community Wildfire Protection Plan (CWPP). The
Application was referred to the Glenwood Springs Rural Fire Protection District who did not
respond with any comments. Fire-resistant roofing materials are recommended at time of
construction.
9
Section 7-2O7 Natural and Geologic Hazards
Although GIS data indicate that the parcel is within a 500-year floodplain, these floodplains are
not regulated by any floodplain management requirements. ln addition, the subject property is
part of a County-approved subdivision w¡th little impact from natural hazards expected to occur
and the consulting engineering firm expressed no concern with floodplain issues.
Section 7 -2O8 Reclamation
Minimal disturbance is anticipated as a result of the development. Applicant has indicated that
the areas disturbed during the development shall be restored as natural-appearing landforms
that blend in with adjacent undisturbed topography.
Article 7, Division 3, Site Planning and Development Standards
Section 7-3OL Compatible Design
The design of development associated with the land use change shall be compatible with the
existing character of adjacent uses. Applicant has indicated that the development will be
designed with respect to compatible site organization, buffering and materials.
Section 7-302 Off- Street Parking and Loading Standards:
The Applicant has demonstrated through the site plan that adequate off-street parking exists to
serve the proposed triplex. The Land Use and Development Code Table 7-302(A) requires 2.5
spaces per dwelling for multi-unit residential use. The development will have 10 parking spaces,
2.5 parking spaces above the requirement (see Figure 5).
The Applicant is requesting a Waiver of Standards from provision 7-302(M): "Backing Onto Public
Streets Prohibited" which prohibits vehicles from backing onto a public road for developments
larger than a duplex. Although the proposed development is considered a triplex, the Applicant
has provided the following explanation as to why this standard should be waived:
"As shown on the site plon attoched to the opplicotion, all three unit[s] back out of their
respective units. However, not oll three units back onto the sqme street. ln essence, you
have o duptex (two units) backing onto Pinon Drive, which allowed by code and one unit
backing onto County Rd l31/Donegon Rd."
Although the development is a triplex, the intent of the vehicle backing standard is achieved
in that the subject parcel is a corner lot and all involved vehicles will not have to back onto
one public road. ln addition, the proposed triplex will be one dwelling unit larger than the
minimum standard of a duplex and therefore will not have as high an impact as a larger
multifamily development. Road and Bridge have also indicated they have no issue with this
off-street parking design. Staff finds that the request achieves the intent of this standard to
the same degree and imposes no greater impact on adjacent properties than would occur
through compliance with the Code.
l0
Sections 7-303 Landscaping Standards:
The Applicant has demonstrated through the submitted landscape plan (Figure 7) that areas
disturbed during the construction process will be revegetated and that the lot will be landscaped
in areas not covered by impervious material.
1'-l
4"I
ffi
PA¡ç
.Rç!O$rt
16rDtÞ¡tñfniiTin-
Y,ånsi
ß1?_qi3¿_!
a3'nú
L¡J
rïa)
zo
4
fì.
ll
DONIGAN
'IOADFigure 7: Landscope Plon
Section 7-3O4 Lighting:
All exterior lighting will need to be downcast and comply with county standards.
l1
Section 7-305 Snow Storage Standards:
Applicant has indicated that snow will be stored alongside the driveways for each unit.
Section 7-306 Trail and Walkway Standards:
No recreational or community facility access areâs are proposed.
Staff recommends a finding that, with the recommended conditions and Waivers, the proposed
Multi-Family Dwelling is in conformance with the Land Use and Development Code as amended
as well as the Comprehensive Plan of 2030. Staff recommends administrative approval with
conditions by the Director of the Community Development Department.
Suggested 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 an
opportunity to provide input prior to the Director's decision.
3. That for the above stated and other reasons, the proposed land use change is in the best
interest of the health, safety, convenience, order, prosperity and welfare of the citizens
of Garfield County.
4. That the application is in general conformance with the 2030 Comprehensive Plan, as
amended.
5. That with the adoption of conditions, waivers from the described submittal requirements
and standards and for the above stated and other reasons the application has adequately
met the requirements of the Garfield County Land Use and Development Code, as
amended.
Recommended Cond itions of Approval
1. All representations of the Applicant contained in the Application submittals shall be
conditions of approval unless specifically amended or modified by the conditions
contained herein.
2. The development shall be subject to all Garfield County Building Code Requirements. The
property owner shall obtain all necessary Garfield County Building Permits for
construction of the proposed structure,
3. The Applicant will obtain two separate driveway permits from Road and Bridge prior to
issuance of building permit.
12
\i',J, lilì lliiì'id1'lf'rl:ìr,.r1 :,i,,lir": frtl:ri'lit{';¡...'']l\llir;(ilir;lil; r:i l(.ljiil.l
4. The Applicant will take any necessary measures as dictated by Garfield County Road and
Bridge and/or Garfield County Building Department to ensure grading and drainage on
the site is appropriate and functional at time of building permit.
5. All exterior lighting shall be downcast and shielded and comply with Section 7-3O4,
Lighting Standards, of the Land Use and Development Code of 2013, as amended.
6. The development shall be served by City of Glenwood Springs water. The property owner
will comply with all requirements of the City of Glenwood Springs for connection to the
municipalwater system including payment of tap fees priorto issuance of building permit.
7. The development shall be served by the West Glenwood Sanitation District for
wastewater. The property owner will comply with all requirements of the West Glenwood
Sanitation District for connection to the District's wastewater system including payment
of tap fees prior to issuance of building permit.
13
Exh¡bit 7
trl4ay 29,2018
Ms. Claire Dalby
Garfi eld County Planning
108 81h SÍeet, Suite 401
Glenwood Springs, CO 81601
RE: Rippy MultiFamily Application: GAPA-02-18-8612
Dear Claire:
This office has perf'ormed a review of the documents provided for the Rippy Multifamily
Application. The submittals were founcl to be thorough and well organized. The leview generated
the following comments:
1, The traffic study should provide more information, A study would normally evaluate any
impacts to adjacent streets and intersections. Also, site distances based on traffic speed should
be evalnatecl for all traffic movements since backing out into traffrc is proposed.
2. On the site plan that was provided, the Applicant should include contours for the south east
corîelof the site to veri$r positive drainage is achieved.
3. There appeaß to be a low point in frnnt of the parking/driveways on Pinion Drive. The
Applicant should discuss how this area will drain.
4. The City of Glenwood Spr:ings requires a Utility plan be submitted in their Will Serve letter
The Applicant shoulcl provicle a copy to Garfielcl County for review.
Feel fi'ee to call if you have any questions or comments.
Sincerely,
Cross
IITOUNTäTN CROSS
ENCTNEERING, INE.
Civil and Environmentaf Consulting and Deeign
Inc.
I
Hale, PE
8261/zGrand Avenue, Glenwood Springs, CO 81601
P: 970.945. 5544 F: 97 4.945, 5558 www.mountaincross-eng.com
Frcml
To:
Subject:
Date:
Attachments!
Andv Schwaller
Claire Dalby
RE: Garfield County Referral Request - Rippy Multifamily File No. GAPA 02-18-8612
Wednesday, May 9, 2018 10:00:15 AM
imaoe001.ono
Exh¡bit B
Hi Claire,
Applicant will need to design the structures to meet either the 2015 lnternational Residential
Code(lRC) or the 201-5 lnternational Building Code (lBC). Fire rated separations between the
individual units and possibly a fire sprinkler system will be required. Applicant should review this
with his own design professional to determine which code applies.
Andy
From: Claire Dalby
Sent: Tuesday, May 08, 2018 1"1":44 AM
To: Kelly Cave <kcave@garfield-county.com>; Andy Schwaller <aschwaller@garfield-county.com>;
Morgan Uill <mhill@garfield-county.com>; Michael Prehm <mprehm@garfield-county.com>; Dan
Goin <dgoin@garfield-county.com>; scott.hoyer@state.co.us; taylor.elm@state.co.us;
gretchen.ricehill@cogs.us; chris@mountaincross-eng.com; rbiggers@ci.glenwood-springs.co.us;
jvwgsd @outlook.com; matt. raper@ blackh illscorp.com
Subject: Garfield County Referral Request - Rippy Multifamily File No. GAPA 02-18-8612
Good Afternoon,
Garfield County Community Development is requesting referral comments for an application
submitted by David Rippy for an Administrative Review for a Land Use Change Permit. The property
is located at 803 County Road l-30, Glenwood Springs, CO 81601. The applicant wishes to obtain a
Land Use Change Permit to construct a multi-unit dwelling (tri-plex) on the property. The property is
currentlv developed with a single family residence and is zoned Residential Urban.
The link to the application is available here.
Garfield County Community Development is requesting any referral comments by Tuesday, May 29,
2018.
Thanks for your review and please contact me with any questions
Sincerely,
Claire Dalby
Claire Dalby, Planner
RE
Exh ib¡t 9
CrrvoF GrnNwooD
SpnrxGS
Department of Community Development
Il;4.ay 29,2018
Attn: Clair Dalby
Garfield County Community Development
GAPA-O2-18-8612
Rippy Multifamily
This is a response letter to a development referral for GAPA-02-18-8612 Rippy Multifamily project.
The subject property, while in an area identified as Single Family Residential in the comprehensive plan, is
located immediately adjacent to R/3 Multifamily andR/2 Limited Multifamily zone districts currently. The
proposal for the property is maintaining a lower density residential appearance and staff believes will match
with the character of the neighborhood. The project meets the following Comprehensive Plan goals:
Goal: Direct Development to locations and building forms that are cost-effective to serve
Strategy:
r Direct development into a compact form: infill and redevelopment.
o Direct growth to areas where utilities and services can be provided efficiently.
Goal: Provide housing opportunities for the entire community
Strategy:
. Encourage greater variety in housing types and price.
o Encourage housing variety and affordability throughout the community
Additional system improvement fees will be required for the project for the increased density served by the City
of Glenwood Springs Watero as indicated in Robin Milyard, Public Works Director's, will serve letter. The
applicant should contact the Community Development Department for a calculation of fees prior to the start of
work.
Sincerely
Hannah Klausman
Planner II
970.384.6407
hannah.klausm an@co gs. us
(970)384-6411 Fax(970)945-8s82
www.ci. glenwood-springs.co.us
101 V/.8th Street, Glenwood Springs, CO 81601
Frcm:Michael Prehm
Cl¿he D¿lby
Raviean Roman; Wyatt Keesbery: Dale Stephens
GAPA-02-18-8612 Rippy Multifamily
Thursday, May 10, 2018 3:29:34 PM
Exh¡b¡t L0 -
To:
Gc:
Subject:
Date:
Claire,
Dale Stephens (Assistant R & B Director) and I did a site visit. CR 1-33A Pinion Drive is a narrow road
with low traffic volumes. Site distances on CR 1334 Pinion Drive and CR 130 Donegan will need to be
maintained. Two separate driveway perm¡ts are required from Road and Bridge to address the site
distances and to bring the driveway (Donegan access) up to current code. No other permits are
required from Road & Bridge. Thanks for the opportunity to review.
Mike Prehm
Foreman
Garfield County Road & Bridge
Rifle, CO
(970)62s-8601- Office