HomeMy WebLinkAbout2.0 Staff Report DD 02.14.18Directors Determination - Staff Report Exhibits
Holmes ADU
Administrative Review
Applicant is Holmes, Dianne Dwyer Trust
February 14,2018
( Fi le GAPA-O 9-17 -857 8)
Exhibit
Number
Exhibit Description
1 Public Hearing Notice lnformation Form
2 Mail Receipts
3 Garfield County's Land Use and Development Code of 2013, as
Amended
4 Garfield County Compre hensive Plan of 2030
5 Referral Comments, Mountain Cross Engineering, Chris Hale, Dated
January 29,2018
6 Referral Comments, Division of Water Resources, Justina Mickelson,
Dated January 12,2018
7 Referral Comments, Garfield County Vegetation Manager, Steve
Anthony, Dated February 5,2018
I Referral Comments, Garfield County Road and Bridge, Mike Prehm,
Dated January 11,2018
I Referral Comments, Glenwood Springs Fire Department,Ron Biggers,
Dated Ja 31 2018
10 Referral Comments, Colorado Parks and Wildlife, Perry Will, Dated
January 26,2018
11 Staff Report
12 Referral Comments, Environmental Health, Morgan Hill, Dated
February 8,2018
PROJECT INFORMATION AND STAFF COMMENTS
Holmes ADU
GAPA-og-17-8578
February 9,2018
PW
Administrative Review Land Use
Change Permit for an Accessory
Dwelling Unit (ADU)
Holmes, Dianne Dwyer Trust
The property is located approximately 6
miles south of the City of Glenwood
Springs. The physical address is 8984
County Road 117, Glenwood Springs,
co.
Approximately 54.7 17 acres
Rural
TYPE OF REVIEW
APPLTCANT (OWNER)
LOCATION
ACRES
ZONING
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting a permit for an Accessory Dwelling Unit (ADU) on an
approximately 54.72 acre parcel located within the ruralzone district. The property is over
4 acres, which means that the ADU is limited to 3,000 square feet. The Garfield County
Comprehensive Plan identifies the property as Residential Low, which recommends a
density of 10 or more acres per dwelling unit. Access to the site is via an existing driveway
from County Road 117. The ADU will be located in an existing, permitted accessory
building.
The applicant has indicated that the facility will be served by an onsite well and that there
is an Onsite Wastewater Treatment System (OWTS) already in place to serve the ADU.
II. DESCRIPTION OF THE SITE
The site is currently developed with one single-family residence. Topography on the
approximately 54 acre site varies significantly, but the applicant has indicated that the
location of the ADU and the access driveway is relatively flat. The property is bi-sected
by 4-Mile Creek. There is significant native vegetation throughout the property.
Neighboring uses near the parcel are primarily residential.
County
Road 117
Subject
Parcel
Aerial View of the B Area
Existing
Dwelling Unit
Access
Road
Existing Accessory
Structure
2
Site Plan Excerpt
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III. WAIVER REQUESTS FROM STANDARDS
The Applicant has requested a waiver from the Landscaping Plan, Development
Agreement, and lmprovement Agreements Submittal Requirements. Staff is supportive
of these waiver requests.
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 waivers from submittal requirements. These
waiver requests are from submittal requirements and include landscaping plans,
improvements agreement and development agreement. Submittal waivers have been
accepted as part of the completeness review.
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 io 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 5): Mr. Hale noted that water quality testing as a condition of approval may require
water treatment depending on results and had concerns that needed to be addressed
regarding the pump test.
B. Division of Water Resources, Justina Mickelson (Exhibit 6): As long as the water
usage did not exceed those allowed under the permit, there is no objection to the well
serving the proposed ADU.
C. Garfield County Vegetation Manager, Steve Anthony (Exhibit 7): Asked that the
applicant provide a noxious weed map and inventory. Also requested that the applicant
provide a weed management plan to address the treatment of any inventoried noxious
4
weeds found on the site. Mr. Anthony offered to complete a site visit.
D. Garfield County Road and Bridge, Mike Prehm (Exhibit 8): lndicated that the
driveway access meets current Road and Bridge standards. No permits are required from
Garfield County Road and Bridge and they have no concerns with the application.
E. Glenwood Springs Fire Department, Ron Biggers (Exhibit g): Requested a Knox
key on the driveway gate, a review of the existing pond on site, and an analysis of the site
from Glenwood Springs Fire Department Staff to determine if mitigation of wildfire hazard
fuels is needed to improve defensible space around the structures.
F. Colorado Parks and Wildlife, PerryWill (Exhibit 10): Offered recommendations that
will address bear/human conflict and human/moose conflict.
G. Garfield County Environmental Health, Morgan Hill (Exhibit 11): Supported the
recommendations from HP Geotech regarding the design, operation, and maintenance
of the septic system, required a water quality test that is equivalent to CDPHE Deluxe
Colorado Package, and recommended that a radon test be performed.
VI. STAFF ANALYSIS
Article 7, Division l: 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 dwelling unit on the
property. The proposed ADU will be the second permitted dwelling unit on the property,
which is permitted with Administrative Approval.
Based on the submitted site plan documents and engineering reports, it appears that all
structures meet required setbacks.
2. Section 7-102: Conformance with Comprehensive Plan and compliance with lGAs
The County Comprehensive Plan identifies the property as Residential Low which
provides a suggested density of one unit per l0 acres. As the property is 54.717 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. The ADU will be located in an already existing structure.
5
4. Section 7-104: Sufficient, Adequate, Legal and Physical Source of Water
The ADU is to be served by the existing well on the property. The applicant has indicated
that the parcel will be served by well number 296853. However, state records show that
this permit no. is for a monitoring well. Well 81 176-F is shown by Division of Water
Resource records as a permitted well on the property, in conjunction with well14224-A'
81176-F allows for a single fami$ dwelling and well permit 14224-A allows for up to 3
single-family dwelling units. lt is staffs understanding that the ADU will be served by well
81176-F.
The application and well permits were reviewed by the Division of Water Resources. Their
response stated (Exhibit 6):
As tong as the uses of fhe well do not exceed those allowed under the permit, this
office has no objection to the well also seruing the proposed ADU.
As part of the application, the applicant requested that the required water quality test be
a condition of approval. Since no water quality information has been provided, staff has
included a suggested condition of approval that the applicant provide a water quality test
and if needed complete treatment. Garfield County Environmental Health and the County
designated engineer both supplied referral comments recommending a water quality test.
The applicant did submit a 4-hour pump test that was completed in 2015.|t was reviewed
by the County Designated Engineer who stated:
The pump results show that the wellwas drawn down to 130' of its 140' estimated
depth. The Mancos formation is a notoriously poor formation for water conductivity.
No information was given on the water level recovery in the well. The Applicant
shoutd determine how tong it takes for the aquifer to recover to the static water
Ievel in the wett and to verify the pump rate is compatible with the aquifer
production.
Staff has included a suggested condition of approval that the applicant provide
information on the adequacy of the pump test that is reviewed and accepted by the County
designated engineer.
S. Section 7-105: Adequate CentralWater Distribution and Wastewater Systems
The Applicant has installed an Onsite Wastewater Treatment System that does not have
a completed permit with Community Development. The application included an
engineering report for the system as well as photos of the installation. No comments were
geñerated from the designated County Engineer's Review. Staff has included as a
ıuggested condition of approval that the applicant obtain an OWTS permit for the system.
6
6. Section 7-106: Adequate Public Utilities
The applicant has represented that adequate public utilities exist to the structure.
7. Section 7-107: Access and Driveways
a. The application was referred to the Garfield County Road and Bridge
Department (See Exhibit 8). Mike Prehm of Garfield County Road and Bridge
indìcated Road and Bridge has no concerns with the proposed ADU. He indicated
that the driveway access onto the County Road meets all current requirements and
that no permits are required from Garfield County Road and Bridge'
b. The property is served directly off of County Road 1 17.
c. The Applicant has stated that the existing driveway meets the design
standards found in Table 7-107. The application was reviewed by the Garfield
County designated engineer, who did not indicate any issues with the access.
8. Section 7-108: Natural Hazards
Slopes are identified as a natural hazard on the property, however the slopes are located
on ihe other side of the creek from the location of the already established building. The
lot is not located in a FEMA mapped floodplain, however floodplain mapping was required
as part of the submittal for the single-family house on site. As indicated on the site plan,
the existing garage and OWTS is located close to 4-Mile Creek.
As part of the ADU application process, the applicant submitted a floodplain analysis from
a certified engineer, it stated:
Based on the ftow depth calculations, the building appears to be protected from
the 117-year ftood ftow. The suruey of the OWTS seepage field indicates that it is
more than two feet above the adjacent 1)}-year flood plain. Also, based on the
suruey, the two buitding corners adjacent to the creek complies with the minimum
35 foot distance from the creeks normal high water mark.
This application was referred to the County designated engineer. His review of the
mate¡als generated no comments. lt is staff's opinion that the applicant's engineer has
demonstrated that the structure is located outside of the floodplain and at least 35-feet
away from the Typical and Ordinary High Water Mark of 4-Mile Creek. Staff has included
a
"ondition
of apþroval that at the time of building permit, the applicant shall provide a site
plan that shows all development will be located outside of the 35-foot setback.
The parcel is located in an area identified as having septic system constraints by Garfield
County Hazard Mapping. This usually triggers a requirement for an engineered OWTS.
The aþplicant has already installed an engineered system, but still needs to obtain a
permit from the CountY.
9. Section 7-109: Fire Protection
7
The application was referred to the Glenwood Springs Fire Department. Their referral
comments indicated possible issues with access to the property via the existing gate, a
determination of if the pond will be usable for firefighting, and a needed assessment of
the site for possible wildfire hazard fuels. Staff has included a suggested condition of
approval that the applicant meet with the Glenwood Springs Fire Department and provide
a demonstration that they have met their requirements.
Article 7, Division 2: General Resource Protection Standards
10. Section 7-20l Agricultural Lands
The proposed development is not anticipated to impact any agricultural activity on or
adjacent to the site. Ditches were located on the property, however contact information
for both the Moda and the Buck Enlargement appeared to not be current. The applicant
provided research indicating that the contact information for the ditches may no longer be
accurate. Staff called a phone number that was used as contact information by the
Division of Water Resources and the number was no longer in service. Discussions with
the Division of Water Resources indicated that the records for who currently owned the
ditch may not be up-to-date. As such, the application was not sent out to the ditch
companies for referral.
Additionally, the ADU will be located in an already permitted structure with an already
established access. Staff does not anticipate any impact on any ditches on the property
from the ADU.
11. Section 7-202 Wildlife Habitat Areas
The application was submitted to Colorado Parks and Wildlife for referral comments. They
responded with recommendations to reduce bear/human conflict and human/moose
conflict. Those concerns are specifically listed in Exhibit 10. Staff has included a
suggested condition of approval that the applicant abide by the recommendations in the
Parks and Wildlife letter.
12. Section 7-203 Protection of Waterbodies
The building where the ADU would be located is in close proximity to 4-Mile Creek. The
applicant supplied an assessment from an engineer stating that: "Also, based on the
survey, the two building corners adjacent to the creek complies with the minimum 35 foot
distance from the creeks normal high water mark."
The engineer's report was reviewed by the County designated engineer and no
comments were generated. lt is staffs opinion that based on the engineering report the
existing building meets the 35 foot water body setback. Staff has included a suggested
condition of approval that at the time of building permit the applicant supply a site plan
showing all proposed improvements are located outside the 35 foot waterbody setback.
8
A site visit showed that there may have been some potential grading within the 35 foot
setback when the structure was built. Grading or removal of vegetation is not permitted
within the 35 foot waterbody setback. Staff has included a suggested condition of
approval that requires the applicant to revegetate this area with a seed mix acceptable to
Garfield County Vegetation Management.
13. Section 7-204 Drainage and Erosion
The Applicant has provided a topographic map of the subject property that shows general
positive drainage around the proposed ADU. The application was reviewed by the
Garfield County engineer and no comment was received. At the time of Final Inspection,
the structure will be checked for positive drainage by Building Inspectors.
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 Wildland Fire Susceptibility Index of the Community Wildfire Protection Plan
designates the property as mostly Very High, with a small area of high wildfire
suscêptibility. There are significant slopes on the site, however these are mostly limited
to the area on the other side of 4-Mile Creek from the ADU structure. The application was
reviewed by the localfire district, who indicated (Exhibit 9):
The site wilt need to be assessed by Glenwood Springs Fire Department staff to
determine if some mitigation of wildfire hazard fuels r's need to improve the
defensible space around the structure or structures.
Staff has included a suggested condition of approval that the applicant fulfill Glenwood
Springs Fire Department comments.
16. Section 7-207 Natural and Geologic Hazards
See analysis of 7-108 for a discussion of natural hazards on the property
17. Section 7-208 Reclamation
Minimal disturbance is anticipated as a result of the proposed ADU, as it will be located
inside an existing building. Garfield County Vegetation Management provided a referral
comment that requested the applicant provide a weed management plan for the site. After
referral comments, Steve Anthony of the Vegetation Management Department,
completed a site visit with Community Development Staff. During that visit he noted some
weeds on the property located to the south of the structure. Mr. Anthony indicated that a
condition of approval would be appropriate that the applicant monitor that area and
9
manage weeds on the site. This has been included as a suggested condition of approval.
Article 7, Division 3, Site Planning and Development Standards
18. Section 7-301 Compatible Design:
The ADU use is generally compatible with surrounding residential uses.
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 Land Use and Development Code 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.
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. OwnershipRestriction:
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:
10
Staff recommends a Condition of Approval requiring the Applicant to obtain all necessary
building permits from Garfield County.
27. Minimum Lot Area:
The Applicant has 54.7 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 Chapman 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.
Suggested Gonditions of APProval
Gonditions Prior to lssuance of the Land Use Ghange Permit:
1. Prior to the issuance of the Land Use Change Permit (LUDC), the applicant shall
supply a water quality test for all contaminants listed in Section 4-
203(MXlXbXsXc) of the Land Use and Development Code. lf any contaminants
exceed Colorado Primary Drinking Water Standards, the applicant shall supply a
letter from a qualified professional detailing required improvements that need to be
completed to ensure that the water distribution system meets County water quality
standards. Any identified improvements shall be installed prior to the issuance
Land Use Change Permit.
2. Prior to the issuance of the Land Use Change Permit, the applicant shall address
the County designated engineer's referral comments regarding the well pump test
11
as identified in Exhibit 5 of this staff report. Compliance with this condition shall be
provided by the Garfield County designated engineer.
3. Prior to the issuance of the Land Use Change Permit, the applicant shall address
Glenwood Springs Fire Department concerns as identified in referral comments
(Exhibit 9) or as updated by the Glenwood Springs Fire Department. Compliance
with this condition shall be provided to Community Development by the Glenwood
Springs Fire Department.
4. Prior to the issuance of the Land Use Change Permit, the applicant shall obtain
and close out an OWTS permit for the installed septic system.
Other Conditions
5. All representations of the Applicant contained in the application shall be considered
conditions of approval unless specifically modified by the Board of County
Commissioners or the Community Development Director.
6. 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.
7 . The Floor Area for the Accessory Dwelling Unit shall not exceed 3,000 square feet.
8. The ADU shall be subject to all Garfield County Building Code Requirements. The
property owner shall obtain all necessary Garfield County Building Permits.
9. 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 of2013, as amended.
10.The applicant shall revegetate any disturbed areas within the 35 foot Waterbody
Setback with a seed mix or vegetation approved by Garfield County Vegetation
Management. No activity or development as described in Section 7-203 of the
Land Use and Development Code is permitted in the Water Body Setback.
11.All exterior lighting shall be downcast and shielded and comply with SectionT-304,
Lighting Standards, of the Land Use and Development Code of 2013, as amended.
12.The applicant shall comply with Colorado Parks and Wildlife recommendations to
reduce potential for human/wildlife conflicts including:
a. Homeowners have and use an approved bear-proof container for storing all
trash/garbage.
b. Pets should be fed indoors, and pet food or food containers should not be
left outside.
c. BBQs should be securely housed in the garage or cleaned with a bleach
t2
solution when not in use due to the fact that leftover food and grease are an
ovenryhelming bear attractant.
d. Dogs should be kenneled and not allowed to run free without immediate
supervision.
13. The applicant shall manage noxious weeds on site, in particular thistles in the area
directly to the south of the ADU should be monitored for removal.
t3
EXHIBIT
tô.toDa 1
Gaffie ld Co un
X
PUBTIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. ln addition, please ¡nit¡al on the blank line next to the statements if they accurately reflect the
described action-
My application required written/mailed notice to adiacent propefi owners and mineral
owners.
Mailed notice was complet ed onthe I O day of ,inuorun-r 20L8
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 L5 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 ilistl t
/n^n¡¡ti'MÊt "l-ila ^,>¡- lJ /,.4.¡.r-ò Ttî7,1 /rsT
Please attach proof of certified, return receipt requested mailed notice
n My apptication required Published notice.
Notice was published on the daY of
n My application required Posting of Notice.
Notice was posted on the daY of
20_.
Please attach proof of publication ín the Rifle Citizen Telegram.
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 accurate.
Name:b J.'J
S¡gnature:
Date:tLulu,
EXHIBIT
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MOUNTäIN EROSS
ENGTNEERING, INC.
C¡vil ãnd Environmental Consulting and Derign
January 29,2018
Mr. Patrick Waller
Garfield County Planning
108 8tl'Süeet, Suite 401
Glenwood Springs, CO 81601
RE: Review of the Holmes ADU Application: GAPA-09-17-8578
Dear Patrick:
This office has performed a review of the documents provided for the Holmes ADU Application'
The submittal was found to be thornugh and well organized. The review generated the following
comments:
1. Water quality testing as a condition of approval may rrequire water treatment depending on
results.
2. The pump results show that the well was drawn down to 130' of its 140' estimated depth.
The Ma¡cos fonnation is a notoriously poor formation for water conductivity. No
infonnation was given on the water level ïecovery in the well. The Applicant should
determine how toig it takes for the aquifer to recover to the static water level in the well
and to verify the pump rate is compatible with the aquifer prnduction'
Feel fiee to call if you have any questions or comments.
Sincerely,
Cross Inc
iJ
Hale, PE
8261/zGrand Avenue, Glenwood Springs, CO 81601
P: 970,945, 5 544 F : 97 0.945. 5558 www. mountaincross-en9'com
Æt COLORADO
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 821
Denver, CO 80203
MEMOR ANDUM
Date:
To:
From:
Re:
January 12,2018
Patrick Waller, Garfield County, Community Development Department
Justina P. Mickelson, Physical Science Researcher Scientist
Holmes Accessory Dwelling Unit; GAPA-09-1 7-8578
We have reviewed the proposal to construct an Accessory Dwelling Unit (ADU) within a
previously permitted garage structure on a parcel of approximately 55 acres in size, described
as lot I Meason Exemption, located in part of the NE1/4 of Section 34, Township 7 South,
Range 89 West of the 6th P.M., at 8984 County Road 1 17 (Four Mile Road), Glenwood Springs.
The property currently has an existing single family residence with a detached garage, 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 parcel is provided by two wells and the
applicant proposes to utilize the onsite wastewater treatment system for the ADU. According to
the applicant's submittal, well permit no. 142224-A services the existing residence and well
permit no. 81 176-F will service the garage and proposed ADU.
According to our records, Well PermltNo. 142224-Awas issued on September 19, 2007 as the
only well on a tract of land of 55 acres described as lot 1 Meason Exemption, located in the
NE% of Section 34, Township 7 South, Range 89 West of the 6th P.M. The use of groundwater
from the well is limited to ordinary household purposes inside up to 3 single family dwellings, the
watering of poultry, domestic animals and livestock on a farm or ranch, and the irrigation of 1
acre of home gardens and lawns. The pumping rate of this well shall not exceed 15 gpm. The
well was constructed on October 8,2007 and the current permit is valid.
Well permit no. 81 176-F was issued on August 3,2017 to for an existing well located in the
NE% of Section 34, Township 7 South, Range 89 West of the 6th P.M. The use of groundwater
from the well is limited to ordinary household purposes inside 1 single family dwelling, the
irrigation of not more than 5,000 square feet of lawn and gardens, and the watering of 2 head
domestic animals. The annual withdrawal of ground water from this well shall not exceed 0.70
acre-foot and the pumping rate shall not exceed 15 gpm. The well was constructed on August
17,2015 and the pump installed on October 1,2015. The permit is valid for those uses listed
above.
As long as the uses of the well do not exceed those allowed under the permit, 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.
EXHIBIT
L
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 F 303.86ó.3589 www.water.state.co.us
GørIieId Cor,lnty
Yegelølion Munøgement
February 5, 2018
PatrickWaller
Garfield County Community Development Department
RE: Holmes ADU GAPA-09-17-8578
Dear. Patrick
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.
Plumeless thistle may be found in the area.
The current list is attached.
Weed management plan
Please provide a weed management plan that will address the treatment of any inventoried noxious weeds found on site.
lf the applicant prefers, I can visit w¡th them on-site.
Please let me know if you have any questions.
Sincerely
Steve Anthony
Garfield County Vegetation Manager
195 W. l4h Street Bldg. D, Suite 310
Rifle, GO 81650 Phone: 970-945-1377 x 4305 Moblle Phone: 970-379{456
EXHIBIT
¡ooc ?
Sent:
To:
Cc:
Patrick Waller
From:Michael Prehm
Thursday, January 11,2018 10:22 AM
Patrick Waller
Dan Goin; Dale Stephens; Rayjean Roman
Holmes ADU
Patrick,
Referral request for a land use change at the address of 8984 County Road 117 (Holmes ADU File# GAPA-09-17-
8578). Driveway access at this address current meets Road and Bridge standards. No permits are required from Garfield
County Road & Bridge, We have no concerns with this application.
Mike Prehm
GarfieldCountyR&B
Foreman
(970) 625-8601 Office
(970) 625-8627 Fax
Subject:
1
Subject:
Patrick Waller
From:
Sent:
To:
Patrick,
Here are my comments on file No. GAPA-09-178578
a
a
o
Ron Biggers <ron.biggers@cogs.us>
Wednesday, January 31, 2018 4:50 PM
Patrick Waller
RE:Garfield County Referral Request - Holmes ADU - File No. GAPA-O9-17-8578
lwas not involved in the review of the main house when it was built so I do not know if the gate on the driveway
has a Knox key switch on it. lf it does not one shall be installed. This is for emergency access when the gate is
closed.
Application Article 7 pond; This pond would have to be evaluated by us to determine if it is usable for
firefighting.
Accessibility is a concern. Does it have adequate water in it year round? Does it have an acceptable dry hydrant
we can connect to draft out of ¡t?
Wildfire: The site will need to be accessed by Glenwood Springs Fire Department staff to determine if some
mitigation of wildfire hazard fuels is need to improve the defensible space around the structure or structures
These are my main comments at this time, more may follow after a site visit. Please contact me if you or the applicant
has questions.
Ron Biggers
Deputy Fire Marshal
Glenwood Springs Fire Department
Fire Sprinklers Save Lives!!!
970-384-6433
Disclaimer: This email message and all attachments are for the sole use of the intended rec¡pient(s) and may
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e-mail transmission. lf verification is required, please request a hard-copy version.
From: Patrick Wa ller [mailto:pwaller@ga rfield-county.com]
Sent: Wednesday, January 3t,2OI8 2:38 PM
To: Ron Biggers <ron.biggers@cogs.us>
Subject: FW: Garfield County Referral Request - Holmes ADU - File No. GAPA-09-17-8578
Hi Ron,
Just shooting you a reminder referral comments on this application are due today
1
EXHIBIT
!ôog
Thanks very much,
AffiI COLORADO
Parks and Wildlife
Department of Natural Resources
Gtenwood Springs Area Office
0088 Witdtife Way
Gtenwood Springs, CO 81ó01
P 970.947.2920 | F 974,947.2936
January 76,2018
Patrick Watler
Senior Planner
Garfietd County Development
108 8th St. Suire 401
Gtenwood Springs, CO 81601
RE: Holmes ADU - File No. GAPA-09-17-8578
Dear Patrick,
Colorado Parks and Witdtife (CPW) has reviewed the apptication materiats for the
Hotmes ADU permit. The Holmes property is located within etk winter range, btack
bear fatl concentration area, and moose concentration area. Overall CPW has few
concerns related to the addition of an ADU within the existing garage due to the
existing disturbance. However as this area is known to have black bear confticts and
the moose population within the area is growing, CPW offers the following
reiommendations to reduce potentiaI for human/witdtife conflicts:
1. Bear/human conflicts have the potential to be a reoccurring probtem in this area
and it is important that certain measures be taken to minimize these confticts:
. Homeowners have and use an approved bear-proof container for storing atl
trash/garbage.. Pets shoutd be fed indoors, and pet food or food containers shoutd not be
left outside.. BBQs shoutd atso bå securety housed in the garage or cleaned with a'bteach
sotution when not in use due to the fact that leftover food and grease are
an overwhetming bear attractant.
2. Human/moose confticts atso have the potential to increase as the existing moose
poputation grows. Residents shoutd be aware of the potential for conftict and
take precautions to avoid them. Dogs running toose are a major catalyst for
conftict with moose becoming very aggressive towards dogs which they view as a
threat. Dogs shoutd be kenneted and not altowed to run free without immediate
supervision.
Bob D. B¡ccheid, Dìßcbr, Cohñdo Pa¡|a ild WiHliÈ . k*s Ând WiHliË Co¡rvnissio¡: Robst W. Bray o Mric Haskc[ r C¡¡þ !¿56¡6 ¡¡,*t
Jol¡n How¡¡d, Cl¡¡ir ¡ Maryin McDanbl ¡ Dale Pizcl ¡ Jim Spclur o Jaræs Vþ[ Seæ5¡y o Dean Wingfie ld r Michlle Zlrwn¡g¡r Vice{tnir o AIex Zlp
l0b
Io3
Gaffield County
Public Heulth
195 w. l4th street
Rifle, CO 81650
(970) 625-5200
Garfield County Community Development
108 8th Street
Glenwood Springs, CO 81601
Attn: Patrick Waller
2014 Blake Avenue
Glenwood Springs, CO 81601
(970) 945-6614
February 8, 2018
Hello Patrick,
l've reviewed the application for the Holmes Accessory Dwelling Unit and have only a few
comments:- Onsite wastewater treatment svstems: We support the recommendations made in the
HP Geotech report for the design, operation, and maintenance of the septic system.
- Drinkinq water: A water quality test as a condition of approval is acceptable as requested
by the October 3'd letter from Jordan Architecture. This test should be done using
parameters equivalent to those of the Colorado Department of Public Health and
Environment, Lab Services Division's Deluxe Colorado Package.
- Radon testinq:While not required according to the land use code, a radon test is
recommended for all homes in Garfield County. Free radon test kits are available at
Garfield County Public Health offices.
Thank you,
i/4- f-/¿'f
Morgan Hill
Environmental Health Specialist lll
Garfield County Public Health
2014 Blake Ave.
Glenwood Springs, CO 81601
(970) 665-6383
Garfield County Public Health Department - working to promote health and prevent disease