HomeMy WebLinkAbout3.0 DD Staff Report 04.23.2015PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW
Place ADU
GAPA-8271
4/23/15
Administrative Review — Land Use
Change Permit for an Accessory Dwelling
Unit (ADU)
APPLICANT (OWNER) Edna Elaine Place
LOCATION The proposed use is located
approximately 2 miles north of the Town
of Silt at 2010 County Road 250, Silt,
Colorado 81652. The primary residence
on the site has the address of 2008
County Road 250.
LEGAL DESCRIPTION The site is known by Assessor's Parcel
No. 2125-311-00-044 and is located in
Section 31, T5S, R91 W. The complete
legal description reflecting quite title
decisions and boundary line adjustments
is reflected on the site plan document.
ACRES Approximately 7.83 acres
ZONING Rural (R)
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting approval for an Accessory Dwelling Unit (ADU) to replace a
previously existing mobile home located on the property that was destroyed by fire. The
unit is proposed to be approximately 1,386 sq.ft. in size and will be located in generally the
same portion of the site as the previous unit. The primary residence on the property will
remain unchanged. Access to the site is by existing driveways off of the County Road.
The units will be served by an existing well for domestic water and the ADU will be served
by a new replacement onsite waste water treatment system. The onsite waste water
treatment system serving the primary dwelling on the property will remain unchanged. All
utilities for the proposed ADU are already existing on site.
II. DESCRIPTION OF THE SITE
The site is currently improved typical of a residential use. Driveways, yards, landscaping,
gardens, personal storage, along with some small scale agricultural uses are all found on
the site. The site is generally level, sloping slightly to the south. The property is bordered
on two sides by the County road and has irrigation ditches running along portions of the
property. No additional water bodies or streams are found on the site.
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County Road 250
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VICINITY MAP
III. APPLICABLE REGULATIONS
The Use Table 3-403 of the Land Use and Development Code designates Accessory
Dwelling Units within the Rural Zone District as requiring Administrative Review. Section
4-103 sets forth the Administrative Review Procedures. The Applicant has requested
certain submittal waivers which shall be addressed in accordance with the review criteria
contained in Section 4-202.
IV. PUBLIC AND REFERRAL COMMENTS
A. The Applicant has provided documentation that all required notice mailings have
been completed in accordance with the Land Use and Development Code. No comments
from neighboring property owners have been received.
2
VIEW OF THE
APPLICANT'S SITE
B. Garfield County Consulting Engineer, Chris Hale, Mountain Cross Engineering:
• Noted that the Application includes applications for water quality testing and that
result will be needed.
• Acknowledged that the Applicant has provided pump test results from the original
well construction and that production rates may vary over time.
C. Colorado Division of Water Resources: Ivan Franco, Water Resources Engineer:
Reviewed the history of the Applicants existing well permit and uses and indicated that a
re -permitting of the well will be required pursuant to augmentation provisions.
D. Colorado River Fire and Rescue: Orrin Moon, Fire Marshall: Indicated that he had
no requirements or concerns regarding the proposed ADU.
E. Garfield County Road and Bridge: Wyatt Keesbery, District 2 Foreman: Verbally
responded that he was good with the proposal.
F. Garfield County Environmental Health: Morgan Hill, Environmental Health
Specialist:
• Discussed the water quality testing labs, and recommended if test more
comprehensive test results come back above EPA drinking water standards that a
an appropriate treatment system be installed.
• Indicated that the new onsite waste water system needs to meet all permitting
3
criteria including separation from drinking water wells.
• Recommended a radon test be conducted after installation of the new home.
G. Garfield County Vegetation Manager, Steve Anthony: Requested a noxious weed
map and inventory along with a management plan to address any inventoried weeds.
EXCERPT SHOWING EAST
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4
V. STAFF ANALYSIS
Article 7 of the Land Use and Development Code sets forth General Standards in Division
1, Resource Protection Standards in Division 2 and Site Planning and Development
Standards in Division 3. Specific standards for ADU uses are also found in Section 7-701.
Review of the applicable standards and waiver request are found in the following section.
Article 7, Division 1: General Standards
1. Section 7-101: Compliance with Zone District Use Regulations
The Application reflects that the proposed use will comply with Zone District Regulations
for the Rural Zone District including setbacks and lot coverage provisions. The Applicant
has provided a new legal description including all boundary line adjustments and court
decrees. The required setbacks shall be taken from the new property lines shown on the
site plan. The lot size appears adequate to accommodate any adjustments that may be
needed to maintain compliance.
2. Section 7-102: Compliance with Comprehensive Plan and IGAs
The site is located in the Residential Medium High (RMH) designation on the
Comprehensive Plan Future Land Use Map. The proposed density of two units on 7.83
acres conforms with the Comprehensive Plan recommended density of 2 < 6 acres per
dwelling unit.
3. Section 7-103: Compatibility
The proposal is consistent with surrounding land uses. A residential unit has been in place
previously on this site for many years.
4. Section 7-104: Source of Water
The Applicant proposes to utilize a contract with the West Divide Water Conservancy
District to allow the current well on the site to be utilized to serve the ADU in addition to the
primary residence on the property. The Applicant has initiated application procedures with
the District and has requested that obtaining the contract and an updated well permit from
the Division of Water Resources be a condition of approval.
At the time of construction of the well a three hour pump test was conducted and resulted
in a sustained yield of 2.3 gallons per minute. The Applicant has requested a waiver of
completing a new 4 hour pump test. The well has previously been in service supplying
domestic water to two units on the site for approximately 20+ years. A statement of
adequacy is also required by the Land Use and Development Code unless waived.
The Applicant has provided initial water quality test results indicating that there is no
bacteria present. Additional testing is required by the Land Use and Development Code
5
unless waived. Water treatment systems can be required if any water quality concerns are
identified.
5. Section 7-105: Adequate Central Water Distribution and Wastewater systems
The Applicant proposes installation of a new onsite waste water system in compliance with
all county permitting requirements. An approximate location for the leach field is shown on
the site plan. Code compliant setbacks from the domestic water well will be required and
are also delineated on the site plan. Setbacks from any irrigation ditches will also be
required as part of the permitting process. The Application includes Geo Hazard Mapping
from the County's GIS Department that indicates the site is outside of areas with septic
system constraints. A septic system was previously operational on the site for many years
serving the previous dwelling unit.
6. Section 7-106: Public Utilities
All other utilities to serve the proposed ADU are existing and in place on the property and
will be extended to the new unit. The proposed unit will be in close proximity where the
previous unit was located.
7. Section 7-107: Access and Roadways
Access to the property and the ADU is directly off of County Road. No change to the
access is proposed and the County Road and Bridge Department did not indicate any
concerns.
8. Section 7-108: Land Subject to Natural Hazards
No significant natural hazards are noted on the property or identified in the submittals. The
Applicant has included a copy of Geo Hazard mapping from the County's GIS Department
that indicates that the site is outside of areas with geologic hazards including slopes, soils,
surficial hazards.
9. Section 7-109: Fire Protection
The Application was referred to the Colorado River Fire Rescue District and the site is
located within the district. The site is approximately two miles north of the Town of Silt and
accessible via county maintained roadways.
Article 7, Division 2: General Resource Protection Standards
10. Section 7-201 Agricultural Lands
The Application is compatible with agricultural lands and has minimal additional site
disturbance.
6
11. Section 7-202 Wildlife Habitat Areas
The Application proposes minimal new disturbance and will maintain the long term historic
use of the property for residential and small scale agriculture. No additional impacts to
wildlife are anticipated.
12. Section 7-203 Protection of Wetlands and Waterbodies
The proposed ADU is in a location previously used for a residence and is distant from any
wetlands or water bodies. Setbacks for the onsite waste water system from any existing
irrigation ditches on the property shall be required.
13. Section 7-204 Drainage and Erosion, 7-205 Environmental Quality
Minimal additional disturbance is anticipated by the Application. Erosion protection and
drainage improvements can be addressed as typical for a residential development at the
time of building permit submittal. Compliance with the design recommendations and
permitting requirements for the onsite waste water system should be required.
14. Section 7-206 Areas Subject to Wildfire Hazards
The Application includes wildfire hazard mapping from the County's GIS Department that
indicated the site is in an area with low wildfire hazard.
15. Section 7-207 Natural and Geologic Hazards
No significant geologic hazards are noted in the Application submittals or on the Garfield
County Geologic Hazards Mapping. No soils limitations on septic systems (on site waste
water systems) were noted on the County Hazards Mapping.
16. Section 7-208 Reclamation
Reclamation is not applicable as the long term use of the site is and has been residential.
Article 7, Division 3, Site Planning and Development Standards
17. Section 7-301: Compatible Design
The proposal reflects consistency with the character of existing uses and improvements.
18. Section 7-302: Off -Street Parking
The site plan shows ample space for the required two parking spaces for the unit.
7
19. Section 7-303: Landscaping Plan
Landscaping plan requirements are not applicable for ADU's however the site will be
maintained with residential type landscaping improvements most of which are currently in
place.
s!+
•
COMBINED GEOLOGIC
HAZARDS MAPPING
zts
sea
Applicant's Site
TTil
Orange = Presence of Mapped Geologic
Hazards (slopes, debris, soils etc.)
Source: Garfield County GIS Mapping
20. Section 7-304: Lighting
Exterior lighting is required to be code compliant light.
21. Section 7-305: Snow Storage:
The Application and site plan demonstrate adequate space for snow storage.
8
22. Section 7-306: Trails and Walkways
Given the rural area of the site these standards are not applicable.
23. Section 7-701: Accessory Dwelling Unit Standards
A. Maximum Floor Area: In compliance less than the 3,000 sq.ft. maximum).
B. Ownership Restriction: The Application is in compliance.
C. Building Code: Compliance will be required.
D. Minimum Lot Size: The Application is in compliance.
E. Entrance: The Applicant proposed ADU demonstrates compliance.
VI. 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 the
opportunity to provide input prior to the Director's Decision.
3. That for the above stated and other reasons the proposed Edna Place
Administrative Review Application for an Accessory Dwelling Unit is in the best interest of
the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield
County.
4. That with the adoption of conditions, the application is in general conformance with
the 2030 Comprehensive Plan, as amended.
5. That with the adoption of conditions and granting waivers associated with Section 4-
203 submittal requirements for pump testing and water quality testing, the application has
adequately met the requirements of the Garfield County Land Use and Development Code,
as amended.
VII. RECOMMENDATION
1. All representation of the Applicant contained in the application shall be considered
conditions of approval unless specifically modified by the Director Decision.
2. The Applicant shall comply with Standards for ADU's contained in Section 7-701 of
the Land Use and Development Code.
Prior to Issuance
3. Prior to the issuance of the Land Use Change Permit the Applicant shall obtain and
keep in place a contract with the West Divide Water Conservancy District to allow the
existing well to be utilized to serve the proposed ADU. Prior to issuance of a certificate of
9
occupancy, an amended updated Well Permit based on the West Divide Contract shall be
obtained with a copy to be provided to the County.
4. The Applicant shall provide an assessment by a qualified professional that the
historic well production demonstrated in the original 3 hours pump test is adequate to serve
the proposed ADU and existing primary residence on the property.
Other Conditions
5. Prior to the issuance of a Certificate of Occupancy for the proposed ADU, the
Applicant shall provide a complete water quality test in compliance with the Land Use and
Development Code and an assessment by a qualified professional of the test results
indicating the water is acceptable for consumption and/or a recommended treatment plan if
there are any water quality issues. The Applicant shall comply with the treatment
recommendation.
6. That prior to June 15, 2015, the Applicant shall complete a weed inventory/map for
the site and provide a management plan for treatment of any inventoried weeds.
7. The Applicant shall properly permit and install a new onsite waste water treatment
system for the proposed ADU. The system shall meet all setback requirements including
from the domestic water well and any irrigation ditches on the site. If percolation test
results warrant it an engineered system may be required.
8. At the time of building permit review the Applicant shall provide drainage and
grading information for the ADU. The plans shall be subject to review and approval by the
Building Department and shall demonstrate no drainage impacts on adjoining properties.
9. The ADU shall be required to meet all Garfield County Building Code Requirements.
10. Only downcast lighting will be installed on the property to ensure compliance with
the Land Use and Development Code.
11. Completion of a radon test after construction is recommended.
10
APPROXIMATE LOCATION
OF PROPOSED ADU
DRIVEWAY ACCESS TO THE ADU
APPROXIMATE
LOCATION OF ADU
11
April 22, 2015
Mr. Glenn Hartman
Garfield County Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: Review of Place ADU: GAPA-8271
Dear Glenn:
MOUNTAIN CROSS
ENGINEERING, INC.
Civil and Environmental Consulting and Design
This office has performed a review of the documents provided for the Administrative Review
Application of the Place ADU. The submittal was found to be thorough and well organized.
The review generated the following comments:
1. The application materials only include the application for water quality testing. The
Applicant should submit the test results to the County.
2. It appears that the Applicant is going to reuse the existing well and submits pump test results
from the initial well construction. This appears to meet the requirements of the LUDC but
the Applicant should be aware that well pump rates often change over time and future use
may not match past yield..
Feel free to call if you have any questions or comments.
Sincerely,
Mountain Cross Engineering, Inc.
Chris Hale, PE
826'/. Grand Avenue, Glenwood Springs, CO 81601
P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com
Glenn Hartmann
From: Franco - DNR, Ivan [ivan.franco@state.co.us]
Sent: Wednesday, April 08, 2015 2:36 PM
To: Glenn Hartmann
Cc: Ben Krause - DNR
Subject: Place Accessory Dwelling GAPA-8271
Mr. Hartmann
This office has reviewed the proposal by the applicant to construct an accessory dwelling at 2010 County Road 250 in Silt. Also
located on the property is an existing single family dwelling.The applicant does not propose to create a new lot or change the size of
the existing lot. The applicant proposes to continue supplying water to both units through an existing water well located on the
property. The applicant makes no mention of whether outside watering will take place. Waste water from the site appears to be handle
by an on -lot septic system.
This office has record of one existing well located on the property with Permit No. 141307. The well was approved pursuant to C.R.S.
37-92-602 (3)(b)(II) as the only well on a residential site of 6 acres described as the North 6 acres of the E1/2, NE1/4, NE1/4, Section
31, Township 5 South, Range 91 West of the 6th P.M. Use of groundwater from this well is limited to ordinary household purposes
inside a single family dwelling, and shall not be used outside the house for any purpose.
The applicant will need to re -permit the existing well with a non-exempt permit that operates pursuant to a court decreed plan for
augmentation for all intended uses. As of the date of this correspondence, the applicant has not made an application to meet this
requirement and this office cannot support the proposed application. If you or the applicant have any questions please feel free to
contact me at this office.
Sincerely,
Ivan Franco, P.E.
Water Resources Engineer
P 303.866.3581 / F 303.866.2223
1313 Sherman Street, Room 818, Denver, CO 80203
ivan.franco@state.co.us / www.water.state.co.us
1
Garfield County
195 W. 14th Street
Rifle, CO 81650
(970) 625-5200
Garfield County Community Development
108 8th Street
Glenwood Springs, CO 81601
Attn: Glenn Hartmann
Public Health
2014 Blake Avenue
Glenwood Springs, CO 81601
(970) 945-6614
April 22, 2015
Hello Glenn,
My comments for the Place Accessory Dwelling Unit (ADU) are as follows:
1. Drinking Water: In her letter dated March 25th, 2015, Ms. Place indicated that she had
contacted the Mesa County Health Regional Lab about a water quality test. I would
advise that she instead contact either the Colorado Department of Public Health and
Environment, Lab Services Division at (303) 692-3490; or Grand Junction Labs at (970)
242-7618 for a more comprehensive analysis of the well water quality. Mesa County
only does analysis for bacteria. If any constituents come back above the EPA's drinking
water standards, Public Health recommends that a treatment system be installed for
water from the well that is purposed for consumptive uses.
2. OWTS: The septic system that services the ADU should be designed and installed to
meet all criteria as outlined in the new County OWTS regulations and at an adequate
distance from the drinking water well.
3. Radon: We recommend a radon test be conducted in the new property several months
after installation as 40% of homes in Garfield County test above the EPA's "action limit"
of 4 pCi/L. Free test kits can be picked up at either the Glenwood Springs or Rifle Public
Health offices.
Thank you,
�f . /h
'/ '-
Morgan Hill
Environmental Health Specialist III
Garfield County Public Health
195 W. 14th Street
Rifle, CO 81650
(970) 665-6383
fit
Garfield County Public Health Department — working to promote health and prevent disease
Colorado River Fire Rescue
Glenn Hartman
108 8th Street, Suite 201
Glenwood Springs, CO 81601
RE: Place Accessory Dwelling Unit
April 23, 2015
Glenn:
This letter is to advise you that I have reviewed File Number: GAPA 8271,
Place ADU located at 2010 CR 250. I am familiar with this location as I
responded and investigated the fire in 2013.
I have no requirements or concerns with this proposed ADU at this location.
Thank you for allowing me to review this referral and please feel free to contact
me with any questions or concerns. .
Thank You,
Orrin D. Moon, Fire Marshal
CRFR.
4E: Garfield County
April 23, 2015
Glenn Hartmann
Garfield County Community Development Department
RE: Place ADU GAPA-8271
Veeetatio,i Management
Dear Glenn,
Thank you for the opportunity to comment on this permit.
Noxious weeds map & inventory
Staff requests that the applicant provide a noxious weed map and inventory of all Garfield County listed noxious weeds.
The current fist is attached.
Weed management plan
Please provide a weed management plan that will address the treatment of any inventoried noxious weeds found on site.
Staff is available to assist with the inventory.
Please let me know if you have any questions.
Sincerely,
Steve Anthony
Garfield County Vegetation Manager
0375 County Road 352, Bldg 2060
Rifle, CO 81650 Phone: 970-945-1377 x 4305 Fax: 970-825-5939
GARFIELD COUNTY NOXIOUS WEED LIST
Common name
Leafy spurge
Russian knapweed
Yellow starthistle
Plumeless thistle
Houndstongue
Common burdock
Scotch thistle
Canada thistle
Spotted knapweed
Diffuse knapweed
Dalmation toadflax
Yellow toadflax
Hoary cress
Saltcedar
Saltcedar
Oxeye Daisy
Jointed Goatgrass
Chicory
Musk thistle
Purple loosestrife
Russian olive
Also State Listed species:
Absinth wormwood
Scientific name
Euphorbia esula
Acroptilon repens
Centaurea solstitalis
Carduus acanthoides
Cynoglossum officinale
Arctium minus
Onopordum acanthium
Cirsium arvense
Centaurea maculosa
Centaurea diffusa
Linaria dalmatica
Linaria vulgaris
Cardaria draba
Tamarix parvora
Tamarix ramosissima
Chrysanthemum leucantheum
Aegilops cylindrica
Cichorium intybus
Carduus nutans
Lythrum salicaria
Elaeagnus angustifolia
Artemsia absinthium
MESA COUNTY
HEALTH DEPARTMENT
Working Together fora 1hNffiy Cbmrmunty
Customer
Place, Edna
2010 250 Rd
Silt, CO 81652
Mesa County Health Department Regional Laboratory
510 29.5 Rd, Grand Junction, CO 81504
US Mail: PO Box 20,000, Grand Junction, CO 81502-5033
(970) 248-6999 fax (970) 683-6608
http://health.mesacounty.us/lab
Sample
Invoice # 850-15 Date Time Collected By
Collected 4/5/2015 6:15 PM EP
System Private Well Received 4/6/2015 1:52 PM
2010 250 Rd Matrix Drinking Water
Silt CO 81652 Purpose Personal Info Chlorine
Location Bathtub Faucet Comments
Test Name
Total coliforms PA
Result
ABSENT Coliform/ABSENT E. coli or Tess than one (<1), indicates a microbiologically
safe sample
4/7/2015 9:30:03 AM
Invoice for Water Sampling Services
Detach and mail this portion with payment
Date Received
Payment Type Due Date !Amount Paid
Balance f Invoice # 850-15
4/6/2015
Cash
5/6/2015
$20.00
$0.00
Customer:
(771) Place, Edna
Amount Enclosed
$n
nnP
MCHD Regional Lab
PO Box 20,000
Grand Junction, CO 81502-5033
If paying for multiple samples, write Invoice #'s below:
Chech (Payable to MCHD)
El Credit Card: Visa Mastercard
Name on Card:
Billing Address:
Credit Card #:
Expiration Date:
Security Code: