HomeMy WebLinkAbout3.0 DD Staff Report 07.06.2018Directors Determination — Staff Report Exhibits
Nelson / Brumby ADU
Administrative Review
Applicant is Brad Nelson and Ann Brumby
July 6, 201$
(File GAPA-02-18-8609)
Exhibit
Number
Exhibit Description
1
Public Hearing Notice Information Form, Dated June 15, 2018
2
Mail Receipts
3
Referral Comments from Dan Roussin of Colorado Department of
Transportation, Dated June 8, 2018
4
Referral Comments from Mike Prehm of Garfield County Road and
Bridge Department, Dated June 11, 2018
5
Referral Comments from Perry Will of Colorado Parks and Wildlife,
Dated June 11, 2018
6
Referral Comments from Justina Mickelson of Colorado Division of
Water Resources, Dated June 13, 2018
7
Referral Comments from Chris Hale of Mountain Cross Engineering,
Dated June 19, 2018
8
9
10
Nelson / Brumby ADU
GAPA-02-18-8609
July 6, 2018
DP
PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW
Administrative Review — Land Use
Change Permit for an Accessory
Dwelling Unit (ADU)
APPLICANT (OWNER) Brad Nelson and Ann Brumby
LOCATION
LEGAL DESCRIPTION
The property is located approximately 4
miles south of the City of Glenwood
Springs with access off private roadways
and Highway 82. The address is 6698
Highway 82, Glenwood Springs, CO
81601.
Section: 1 Township: 7 Range: 89 TR IN
LOT 8 known by Assessor's Parcel No.
239501100017.
ACRES Approximately 1.197 acres
ZONING Commercial Limited (CL)
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting a permit for an Accessory Dwelling Unit (ADU) on a 1.197
acre parcel located within the Commercial Limited (CL) zone district. The property is over
the 15,000 square foot minimum lot size for an ADU in the CL zone district (2x minimum
Lot Size of 7,500 sq ft). As the property is under 4 acres, however, the ADU is limited to
1500 square feet. The Garfield County Comprehensive Plan of 2030 identifies the
property as Mixed Use (2 — 12 dwelling units per acre). Access to the site is an existing
driveway and private roadways from State Highway 82. The site has adequate areas for
off-street parking and snow storage for the proposed ADU and other existing uses on the
property.
The proposed ADU is to be located above a detached garage. An existing water well,
existing shared private access drive, and a new Onsite Wastewater Treatment System
(OWTS) have been proposed to serve Accessory Dwelling Units.
II. DESCRIPTION OF THE SITE
The property is located approximately 4 miles south of the City of Glenwood Springs and
within the Mixed Use designation with the Comprehensive Plan. The property is
accessed off a private access road from State Highway 82. Uses within 1500 feet include
primarily residential and commercial. The property currently has a primary dwelling unit
built in 1973.
Vicinity Map
City of
Glenwood
Springs
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Aerial View of Subject Property and Vicinity
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Site Plan
4
III. WAIVER REQUESTS FROM STANDARDS
The Applicant has requested a Waiver from Section 7-107 related to Roadway
Standards.
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 Commercial
Limited 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 two waivers from submittal requirements.
These waiver requests are from submittal requirements included an 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 to 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. Public and referral comments received on the Application are
attached as Exhibits and summarized below:
A. Garfield County Consulting Engineer, Chris Hale, Mountain Cross Engineering
(Exhibit 7):
1. The Applicant proposes to obtain a permit for an onsite wastewater
treatment system (OWTS) after approval for the ADU is obtained. However
the lot is small (less than an acre), there is an existing well, an existing
OWTS, adjacent houses, and there are likely issues with evaporate soil.
The Applicant should obtain soils tests, determine existing OWTS locations,
and obtain a design from a qualified professional to verify that an OWTS is
feasible on the lot. The Applicant should also review section 7-105.B.2.b of
the Land Use Development Code (LUDC).
2. There is an existing drainage from the hillside above that drains adjacent
5
to the lot. The Applicant should evaluate 7-203 of the LUDC and verify that
applicable setbacks from a waterbody have been achieved.
3. Drainage and erosion may be an issue and the Applicant should
reevaluate sections 7-204.6 and 7-204.0 of the LUDC in light of this existing
drainage way. The Applicant may need to seek the recommendations of a
qualified professional.
4. By nature the steep hillside and drainage would likely cause natural and
geologic hazards. The Applicant should hire a qualified professional to verify
whether or not the hazards identified in section 7-207 of the LUDC exist.
Mitigation may be required.
B. Garfield County Road and Bridge (Exhibit 4): Road and Bridge has no concerns
with the request.
C. Colorado Department of Transportation (CDOT) (Exhibit 3): CDOT noted that they
have no comments on this application.
D. Colorado Parks and Wildlife (CPW) (Exhibit 5): CPW noted that "During
construction CPW recommends that all garbage should be kept in bear -proof containers
and disposed of on a regular basis."
E. Colorado Division of Water Resources (DWR) (Exhibit 6): DWR noted that "The
applicant's proposal indicates that the well currently serves a single family residence. The
proposed ADU would be considered, for the purposes of well permitting, to be an
additional single family dwelling. As long as the uses of the well do not exceed those
allowed under the permit, in particular no more than one single family dwelling and one
accessory dwelling unit, this office has no objection to the well also serving the proposed
ADU."
VI. STAFF ANALYSIS
Article 7, Division 1: 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 Commercial Limited zone district. All future construction must comply
with the Commercial Limited zone district standards as well. Final compliance with these
standards related to the ADU will be determined at the time of building permit.
2. Section 7-102: Conformance with Comprehensive Plan and compliance with IGAs
The County Comprehensive Plan identifies the property as Mixed Use (2-12 dwelling units
6
per acre). As the total density would be approximately 2 dwelling units per acre, it is Staff's
opinion that the ADU is in general conformance with the goals and objectives of the
Comprehensive Plan.
3. Section 7-103: Compatibility
The proposed use is located in a mixed use commercial and residential area at the
intersection of County Road 114 and State Highway 82. The ADU is not expected to
adversely impact the character of the area as the ADU is proposed to be located on the
second floor of a new garage.
4. Section 7-104: Sufficient, Adequate, Legal and Physical Source of Water
The ADU is to be served by an existing well on the property. This well, Permit Number
82152-F, states that "The use of ground water from this well is limited to ordinary
household purposes inside one (1) single family dwelling, one (1) accessory dwelling unit,
the irrigation of not more than 5,000 square feet of home gardens and lawns." As a result
of this language, it appears that the well is legally able to serve both the primary and
accessory dwelling units.
The application was referred to the Division of Water Resources who noted that "The
applicant's proposal indicates that the well currently serves a single family residence. The
proposed ADU would be considered, for the purposes of well permitting, to be an
additional single family dwelling. As long as the uses of the well do not exceed those
allowed under the permit, in particular no more than one single family dwelling and one
accessory dwelling unit, this office has no objection to the well also serving the proposed
ADU."
Water quantity testing revealed that the well averaged 14.2 gallons per minute over the 4
hour pump test. The pump test, which was conducted on January 24, 2018 by J&M Pump
Inc., provided the following statement: "The well production indicates adequate water for
three houses using 300 gallons each per day." As a result of this pump test, the water
quantity appears to be adequate to serve both the primary and Accessory Dwelling Unit.
The water quality of the well met applicable EPA standards. As a result, the well appears
to meet this LUDC standard.
5. Section 7-105: Adequate Central Water Distribution and Wastewater Systems
The Applicant is proposing to install a new Onsite Wastewater Treatment System (OWTS)
for the proposed ADU. Referral comments from the County designated engineer noted
that "the lot is small (less than an acre), there is an existing well, an existing OWTS,
adjacent houses, and there are likely issues with evaporate soil. The Applicant should
obtain soils tests, determine existing OWTS locations, and obtain a design from a
qualified professional to verify that an OWTS is feasible on the lot." A discrepancy in
property size was noted between the County Assessor's records and the applicant
7
provided a survey. Based on discussions with the County Assessor's Office and
representations from the applicant, it appears that the property is 1.197 acres, not .075
acres as identified in the Assessor's records. As a result, the property is in fact greater
than 1 acre and an OWTS is allowed. In addition, since the lot appears to have been
created prior to subdivision regulations by the County, the Code allows for consideration
of the issuance of an OWTS on this parcel regardless. Due to the other issues identified
by the County designated engineer, however, staff recommends that the OWTS that is
installed for this ADU be engineered. As a result, Staff recommends a condition that the
property owner have the OWTS designed by an engineer and obtain an OWTS permit at
the time of construction of the ADU.
6. Section 7-106: Adequate Public Utilities
Adequate public utilities currently exist at the subject parcel.
7. Section 7-107: Access and Driveways
a. The application was referred to the Garfield County Road and Bridge
Department (See Exhibit 4). Mike Prehm of Garfield County Road and Bridge
indicated Road and Bridge has no concerns with the proposed ADU.
b. The application was referred to the Colorado Department of Transportation
(CDOT) (Exhibit 3) indicating that, while the access to Highway 82 is not ideal,
CDOT has no concerns with the proposed ADU.
c. The Applicant has stated that the driveway and private access road do not meet
the design standards found in Section 7-107 for the determined traffic levels. The
applicant has provided an engineer statement and analysis of the roadway with
the conclusion that "Although the roadway does not meet the dimensional
standards outlined in Section 7-107, it is still adequate to serve the proposed use."
Based on this engineer statement, it is Staff's opinion that private access roadway
is physically adequate.
d. Legal access for the private roadway to the property is demonstrated via an
easement recorded at Reception Number 254066. While the width of the easement
is 30' and Section 7-107 requires an easement width of 50', based on the provided
engineer's statement regarding the adequacy of the roadway, it is Staff's opinion
that the roadway width is adequate and that legal access is available to the
proposed use.
8. Section 7-108: Natural Hazards
Comments from the County designated engineer indicate that "By nature the steep
hillside and drainage would likely cause natural and geologic hazards. The Applicant
should hire a qualified professional to verify whether or not the hazards identified in
section 7-207 of the LUDC exist. Mitigation may be required." As a result of these
8
comments, Staff recommends that a geo-hazards study be conducted by a qualified
professional to evaluate hazards created by the steep hillside and drainage. Any
recommended mitigation measures as a result of this study are recommended to be
installed prior to issuance of the Land Use Change Permit.
9. Section 7-109: Fire Protection
The impact area within the subject parcel has been identified as having a Very High level
of Wildfire Susceptibility in accordance with Map 7 of the Community Wildfire Protection
Plan. The parcel is located within the Carbondale Fire Protection District service area.
The application was referred to the Carbondale Fire Protection District, however, no
comments were received. As the wildfire hazard is considered Very High, Staff
recommends a condition of approval based on the requirements of the Code that the roof
materials for the ADU structure be comprised on noncombustible materials.
Article 7, Division 2: General Resource Protection Standards
10. Section 7-201 Agricultural Lands
The proposed development is above an existing garage on the subject property. It is not
anticipated that the proposed development would adversely affect neighboring
agricultural uses or agricultural uses on the subject parcel.
11. Section 7-202 Wildlife Habitat Areas
As the ADU is proposed to be located above an existing garage, wildlife impacts are
expected to be minimal and similar to those associated with a single family residence. As
a result, no significant impact to wildlife habitat is expected.
Comments from the Colorado Parks and Wildlife (Exhibit 5) noted that "During
construction CPW recommends that all garbage should be kept in bear -proof containers
and disposed of on a regular basis." Staff recommends that the applicant comply with this
recommendation.
12. Section 7-203 Protection of Waterbodies
As represented, the garage where the ADU is to be located is more than the required 35
feet from an ordinary high water mark associated with a Waterbody as defined in the
LUDC. Comments from the County designated engineer (See Exhibit 7) state that "There
is an existing drainage from the hillside above that drains adjacent to the lot. The Applicant
should evaluate 7-203 of the LUDC and verify that applicable setbacks from a waterbody
have been achieved." As a result, Staff recommends a condition of approval that prior to
issuance of the Land Use Change Permit the applicant shall have a geo-hazards study
conducted to verify that applicable setbacks from the waterbody will be satisfied.
9
13. Section 7-204 Drainage and Erosion
The Applicant has provided a topographic map of the subject property that shows general
positive drainage from the property. Comments from the County designated engineer,
however, state that (See Exhibit 7) "Drainage and erosion may be an issue and the
Applicant should reevaluate sections 7-204.B and 7-204.0 of the LUDC in Tight of this
existing drainage way. The Applicant may need to seek the recommendations of a
qualified professional." As a result of these comments, Staff recommends a condition of
approval that prior to issuance of the Land Use Change Permit the applicant shall have a
geo-hazards study conducted by a qualified professional to evaluate any drainage and/or
erosion issues related to the requirements of Section 7-204.
14. Sections 7-205 Environmental Quality
No water or air quality issues are anticipated from the proposed project. Impacts to water
and air quality are expected to be minimal and similar to those associated with a single
family residence.
15. Section 7-206 Wildfire Hazards
The impact area within the subject parcel has been identified as having a Very High level
of Wildfire Susceptibility in accordance with Map 7 of the Community Wildfire Protection
Plan. In addition, no slopes over 30% have been identified and no fire chimneys are
known to exist on the property. The parcel is located within the Carbondale Fire
Protection District service area. The application was referred to the Carbondale Fire
Protection District, however, no comments were received. As the wildfire hazard is
considered Very High, Staff recommends a condition of approval based on the
requirements of the Code that the roof materials for the ADU structure be comprised on
noncombustible materials.
16. Section 7-207 Natural and Geologic Hazards
Comments from the County designated engineer indicate that "By nature the steep
hillside and drainage would likely cause natural and geologic hazards. The Applicant
should hire a qualified professional to verify whether or not the hazards identified in
section 7-207 of the LUDC exist. Mitigation may be required." As a result of these
comments, Staff recommends that a geo-hazards study be conducted by a qualified
professional to evaluate hazards created by the steep hillside and drainage. Any
recommended mitigation measures suggested by this study are recommended to be
installed prior to issuance of the Land Use Change Permit.
17. Section 7-208 Reclamation
Minimal, if any, new disturbance is anticipated as a result of the proposed ADU. The
driveways are in place and the structure is to be constructed within an already disturbed
area.
10
Article 7, Division 3, Site Planning and Development Standards
18. Section 7-301 Compatible Design:
It is Staff's opinion based on representations in the application and since the residential
ADU is to be located above a new garage that this residential use is generally compatible
with surrounding residential and commercial land 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 LUDC 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 under 4 acres, the ADU is required to be limited to 1,500 square feet.
Staff suggests a condition of approval that the ADU be limited to 1,500 square feet or less
in size.
25. Ownership Restriction:
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.
11
26. Compliance with Building Code:
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 1.197 acres and as a result the minimum lot area requirement of at
least 15,000 square feet in the Commercial Limited 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 will comply with this standard.
VII. SUGGESTED FINDINGS AND RECOMMENDATION
Staff recommends a finding that, with acceptance of the proposed Waivers, 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 Nelson / Brumby 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 and Waivers to Section 7-107, Access and
Roadways, 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 Conditions of Approval
Conditions to be Satisfied Prior to Issuance of the Land Use Change Permit:
1. Prior to issuance of the Land Use Change Permit the applicant shall have a geo-
hazards study conducted by a qualified professional. Any recommended mitigation
measures suggested by this study shall be installed prior to issuance of the Land
Use Change Permit. Demonstration of installation of any required mitigation
measures shall be reviewed and accepted by the Community Development
12
Department and County designated engineer. This study shall, at a minimum,
address the following items:
a. That applicable setbacks from the existing drainage from the hillside above
that drains adjacent to the lot, as required by Section 7-203, will be satisfied.
b. To evaluate any drainage and/or erosion issues related to the requirements
of Section 7-204(B) and (C).
c. To evaluate the drainage and other hazards created by the steep hillside
and verify whether or not the hazards identified in Section 7-207 exist.
Conditions of Approval:
2. All representation of the Applicant contained in the application shall be considered
conditions of approval unless specifically modified by the Board of County
Commissioners.
3. At the time of construction of the ADU, the property owner shall have the Onsite
Wastewater Treatment System (OWTS) designed by a professional and obtain an
OWTS permit from Garfield County.
4. 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.
5. The Floor Area for the Accessory Dwelling Unit shall not exceed 3,000 square feet.
6. The ADU shall be subject to all Garfield County Building Code Requirements. The
property owner shall obtain any necessary Garfield County Building Permits for
establishment, modifications and/or expansions to the ADU structure.
7. All exterior lighting shall be downcast and shielded and comply with Section 7-304,
Lighting Standards, of the Land Use and Development Code of 2013, as amended.
8. 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 of 2013, as amended.
9. Due to a very high wildfire susceptibility in the area where the ADU is to be
constructed, the roof materials of the ADU structure shall be comprised of a
noncombustible material.
13
EXHIBIT
1
Garfield County
PUBLIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. In addition, please initial on the blank line next to the statements if they accurately reflect the
described action.
My application required written/mailed notice to adjacent property owners and mineral
owners.
Mailed notice was completed on the \6i day of VV\.- , 20
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 15 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 [list]
■ Please attach proof of certified, return receipt requested mailed notice.
❑ My application required Published notice.
Notice was published on the day of , 20_.
■ Please attach proof of publication in the Rifle Citizen Telegram.
❑ My application required Posting of Notice.
Notice was posted on the day of , 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:
Signature:
Date:
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See Reverse for Instructions
David Pesnichak
From: Roussin - CDOT, Daniel <daniel.roussin@state.co.us>
Sent: Friday, June 08, 2018 11:49 AM
To: David Pesnichak
Subject: Re: Nelson / Brumby ADU - ADU - Referral Request
Follow Up Flag: FollowUp
Flag Status: Flagged
EXHIBIT
Thanks David. I have no comments on this. I will say the access isn't ideal. But there isn't any clear path to
make the access better.
thanks
Dan
Dan Roussin
Permit Unit Manager
Traffic and Safety
David Pesnichak
From: Michael Prehm
Sent: Monday, June 11, 2018 8:02 AM
To: David Pesnichak
Cc: Wyatt Keesbery; Dale Stephens; Rayjean Roman
Subject: GAPA-02-18-8609 Nelson / Brumby ADU
EXHIBIT
David,
Garfield County Road & Bridge have no concerns with this application. No permits are required from Road & Bridge.
Mike Prehm
Foreman
Garfield County Road & Bridge
0298 County Road 333A
Rifle, CO 81650
(970) 625-8601 Office
1
6/11/2018
COLORADO
Parks and Wildlife
Department of Natural Resources
Glenwood Springs Area Office
0088 Wildlife Way
Glenwood Springs, CO 81601
David Pesnichak
Garfield County Community Development Department
108 8th Street
Glenwood Springs, CO 81601
RE: Nelson/Brumby ADU
Dear Mr. Pesnichak,
EXHIBIT
Colorado Parks and Wildlife (CPW) has reviewed the site plan for the garage accessory
dwelling unit located at 6698 Highway 82 in Garfield County and has the following
comments. The proposed project area falls within low quality wildlife habitat. The
areas surrounding the property are currently developed. Based on the existing impacts
in the area, impacts to wildlife from the proposed project will be minimal. CPW offers
the following best management practices to avoid conflicts with wildlife:
1. During construction CPW recommends that all garbage should be kept in bear -
proof containers and disposed of on a regular basis.
Colorado Parks and Wildlife appreciates the opportunity to submit comments for this
project. If there are any questions or needs for additional information don't hesitate
to contact District Wildlife Manager Matt Yamashita at (970) 947-2931.
Sincer
Perry Wil Area Wildlife Manager
Bob D. Brnscheid, Director, Colorado Parks and Wildlife • Paris and Wildlife Commission: Robert W. Bray, Chair
Chris Castilian, Vice Chair • Jeanne Home, Secretary • John Howard, Jr. • Bill Kane • Dale Pizel • James Pribyl • James Vigil
Dean Wingfield • Michelle Zimmerman • Alex Zipp
1816 ''
COLORADO
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 821
Denver, CO 80203
MEMORANDUM
Permit No. 82152-F, Rec. No. 950431
EXHIBIT
Date: June 13, 2018
To: David Pesnichak, Garfield County Community Development Department
From: Justina P. Mickelson, Physical Science Researcher Scientist
Re: Nelsen / Brumby Accessory Dwelling Unit; GAPA-02-18-8609
We have reviewed the proposal to construct a garage with an Accessory Dwelling Unit (ADU)
on a parcel of approximately 1.197 acres in size, located in part of Section 1, Township 7 South,
Range 89 West of the 6th P.M, at 6698 Highway 82, Glenwood Springs. The property currently
has an existing single family residence, 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 an existing well and the applicant proposes a new septic system for
the ADU. According to the applicant's submittal, well permit no. 82152-F services the existing
residence and will service the proposed ADU.
Well permit no. 82152-F was issued on June 7, 2018 for an expansion of use of an existing well
to operate in accordance with one or more of the Basalt Water Conservancy District
augmentation plans, and located in the SE% of the NE1/4 of Section 1, 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 one single family dwelling, one accessory dwelling unit, and the
irrigation of not more than 5,000 square -feet of home gardens and lawns. The annual
withdrawal of ground water shall not exceed 0.98 acre-foot and the pumping rate shall not
exceed 15 gpm. According to the Statement of Beneficial Use received May 1, 1987, the well
had been constructed and put to beneficial use. The permit is valid for those uses listed above.
The applicant's proposal indicates that the well currently serves a single family residence. The
proposed ADU would be considered, for the purposes of well permitting, to be an additional
single family dwelling. As long as the uses of the well do not exceed those allowed under the
permit, in particular no more than one single family dwelling and one accessory dwelling unit,
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.
o
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 F 303.866.3589 www.water.state.co.us 'N'
\876;
9
0
June 19, 2018
Mr. David Pesnichak
Garfield County Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
MOUNTAIN CROSS
ENGINEERING, INC.
Civil and Environmental Consulting and Design
RE: Nelson-Brumby Accessory Dwelling Unit: GAPA-02-18-8609
Dear David:
h
a
a
EXHIBIT
This office has performed a review of the documents provided for the Nelson and Brumby ADU
Application. The submittals were found to be thorough and well organized. The review generated
the following comments:
1. The Applicant proposes to obtain a permit for an onsite wastewater treatment system (OWTS)
after approval for the ADU is obtained. However the lot is small (less than an acre), there is
an existing well, an existing OWTS, adjacent houses, and there are likely issues with evaporate
soil. The Applicant should obtain soils tests, determine existing OWTS locations, and obtain
a design from a qualified professional to verify that an OWTS is feasible on the lot. The
Applicant should also review section 7-105.B.2.b of the Land Use Development Code
(LUDC).
2. There is an existing drainage from the hillside above that drains adjacent to the lot. The
Applicant should evaluate 7-203 of the LUDC and verify that applicable setbacks from a
waterbody have been achieved.
3. Drainage and erosion may be an issue and the Applicant should reevaluate sections 7-204.B
and 7-204.0 of the LUDC in light of this existing drainage way. The Applicant may need to
seek the recommendations of a qualified professional.
4. By nature the steep hillside and drainage would likely cause natural and geologic hazards. The
Applicant should hire a qualified professional to verify whether or not the hazards identified
in section 7-207 of the LUDC exist. Mitigation may be required.
Feel free to call if you have any questions or comments.
Sincerely,
Mounta Cross Engir
1
is Hale, PE
eering, Inc.
826 % Grand Avenue, Glenwood Springs, CO 81601
P: 970.945.5544 F: 970.945.5558 www.mountaincross-eng.com