HomeMy WebLinkAbout2.0 Staff Report DD 04.19.19Stryker Secondary Dwelling Unit - Exhibits
Land Use Change Permit Application
Administrative Review (File GAPA-02-19-87 12)
Applicants are Rod and Gina Stryker
April 19,2019
Exhibit Letter
(Numerical)
Exhibit Description
1 Public Hearino Notice Information
2 Receiots from Mailino Notice
3 Garfield Countv Land Use and Development Code, as amended
4 Garfield Countv Comorehensive Plan of 2030
5 Aoplication
6 Staff Report
7 Referral Comments from Mountain Cross Engineering (dated
4t7t2019\
8 Referral Comments from Garfield County Building Department (dated
3t20t2019\
I Referral Comments from Division of Water Resources (dated
4t5t2019\
10 Referral Comments from Basalt Water Conservancy District (dated
3t19t2019\
11 Referral Comments from Garfield County Vegetation Management
(dated 312012019\
12 Referral Comments from Environmental Health (dated 41312019)
13 Referral Comments from Garfield County Road & Bridge (dated
3/1 9201 9)
14 Referral Comments from Carbondale and Rural Fire Protection District
(dated 41412019\
15
16
17
18
19
20
21
22
Exhibit 5
TYPE OF REVIEW
APPLTCANT (OWNER)
REPRESENTATIVE
LOCATION
LEGAL DESCRIPTION
LOT SIZE
ZONING
COMPREHENSIVE PLAN
RECOMMENDATION
PROJECT INFORMATION AND STAFF COMMENTS
Stryker SDU
GAPA-02-19-87L2
4lt7l2O79 - CD
Administrative Review - Land Use Change
Permit for a Secondary Dwelling Unit (SDU)
Rod and Gina Stryker
Kerry Kleisner
72Ll County Road 100 Carbondale, CO
approximately 4 miles northeast of the Town
of Carbondale
A parcel of land located in Lots 4 and 7 of
Section 18, Township 75, Range 87W of the
6tn p.m. and known by Assessor Parcel No.
2391-L83-00-038.
i.7.5 acres
Rural (R)
Residential Medium (6 to <10 aclDu)
Approval with Conditions
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting a permit for a Secondary Dwelling Unit (SDU) on a 17.5-acre parcel
located within the Rural zone district. As the property is over 4 acres, the SDU is limited to 3,000
square feet. The improvements on the property are a single-family dwelling unit and a
studio/office space. The Applicant has indicated that the SDU will be built within this existing
studio/office space and will be approximately 2,800 square feet in size. Access to the SDU will be
via an existing driveway accessing off County Road 100. Water will be provided from an existing
well and an existing OWTS will serve the new dwelling unit.
The Applicant is requesting waivers from the submittal requirements for an lmprovements
Agreement and a Development Agreement. These requests are deemed appropriate for the
Application as the development will not be phased and no new public improvements are
proposed or required as a result of the application.
II. DESCRIPTION OF THE SITE
The site is currently developed with a single-family residence and a barn structure acting as a
studio/office space that will be developed into the secondary dwelling unit. The barn sits
approximately 160 feet north of the existing house and is accessible via the same driveway as the
main house accessing off County Road 100. This particular branch-off of the main County Road
L00 is considered a private road and is not maintained by Garfield County Road and Bridge. The
site has minimal vegetation and is relatively sloped downward to the north.
Figure 1: Vicinity Mop
Iti, thaf*"..s'l'.rlj
Figure 2: AeriolView of Subject Property
#",t
Figure 3: View of property looking South
Figure 4: Existing born structure where SDU is proposed
H.AUTHORITY - APPTICABLE REGUTATIONS
The Land Use Tables contained in Section 3-403 of the Land Use and Development Code
designates a Secondary Dwelling Unit within the Rural zone district as requiring
Administrative Review.
B. Section 4-LO3 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 as per
Section 4-2OZ of the Land Use and Development Code. These waiver requests are from
submittal requirements included in 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. Secondary Dwelling Units are also subject to Section
7-7OL. 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): Applicant
should address various issues concerning water, OWTS, access, traffic and fire.
B. Garfield County Chief Building Official (Exhibit 8): Any new remodel work will require a
new building permit; the existing septic tank has capacity for the two bedrooms however
additional infiltrators will need to be added to the leach field.
C. Division of Water Resources (Exhibit 9): As long as the Applicant does not exceed the uses
allowed underthe permit, there are no concerns or objections with the request.
D. Basalt Water Conservancy District (Exhibit 10): The existing contract and schedule of
augmentation supplies are based on the use for two single family dwelling units.
E. Garfield County Vegetation Management (Exhibit 11): The applicant should provide a
noxious week map and inventory of all Garfield County listed noxious weeds.
F. Garfield County Environmental Health (Exhibit t2): Requested clarification on
wastewater management plan (clarified by Garfield County Building Official).
A.
G. Garfield County Road and Bridge (Exhibit 13): No concerns or objections with the
request.
H. Carbondale and Rural Fire Protection District (Exhibit L4): No concerns or objections with
the request.
V. STAFT ANAIYSIS AND CRITERIA
Article 7, Division 1: General Standards
Section 7-LOL: Compliance with Zone District Use Regulations
The property is in general compliance with Zone District Regulations for the Rural Zone District.
The proposal meets minimum lot area, maximum lot coverages and property setbacks.
Section 7-t02z Conformance with Comprehensive Plan and compliance with tGAs
The County Comprehensive Plan identifies the property as Residential Medium which provides a
suggested density of 6 to less than 10 acres per dwelling unit. As the property is 1-7.5 acres, the
residential density identified within the Comprehensive Plan would be satisfied with the addition
ofthe SDU.
Section 7 -LO3: Compatibil ity
The proposed SDU is located in a rural area and is unlikely to significantly alter or impact the
character of the area. As the use is proposed within an existing building on the property, little to
no construction will occur as a result of the proposal. The parcel is adjacent to similar dispersed
residential development to the north, south and east and vacant land to the west. Two approved
accessory dwelling units exist on adjacent parcels to the south.
Section 7-LO4: Sufficient, Adequate, Legal and Physical Source of Water
The addition of the secondary dwelling unit is allowed under the uses of the existing well permit
and water district contract. The SDU is to be served by an existing well on the property, Permit
Number 677L4-F. The use of groundwater for the well is limited to ordinary household purposes
inside two single-family dwellings and three accessory dwelling units. The Applicant's approved
water allotment contract with the Basalt Water Conservancy District allows for two single-family
dwelling units.
The Applicant will be required to conduct both a pump test and water quality test on this well
prior to issuance of the Land Use Change Permit. These requirements are reflected in Condition
of Approval #1.
Section 7-105: Adequate CentralWater Distribution and Wastewater
The Applicant has represented that the SDU is currently served by a 1,000-gallon septic tank
which is adequate to serve two bedrooms. However, because the entire system was designed for
two bathrooms with a lavatory and water closet only, additional infiltrators will need to be added
to the existing leach field in order to add the two bedroom dwelling unit. Prior to issuance of the
5
Land Use Change Permit, the Applicant will be required to obtain a new OWTS permit through
Garfield County's Building Department in order to demonstrate the addition of these infiltrators
to the leach field (COA #2)
Section 7-tOGz Adequate Public Utilities
The applicant has represented that adequate public utilities exist at the property.
Section 7-tO7: Access and Driveways
The Application was referred to the County designated engineer who recommended the
Applicant verify the existing driveway geometry is consistent with required roadway
standards for its road classification. The roadway that accesses off County Road L00
serves the Applicant's property as well as six other parcels. The number of trips generated
by the dwelling units on these parcels with the addition of the proposed SDU (a total of
nine dwelling units) establishes the roadway as a semi-primitive road. The Applicant made
representations that the roadway width meets County Roadway standards for a semi-
primitive road however more information is needed on the remaining roadway standards
from Table 7-7O7 either confirming conformance to roadway standards or requiring a
roadway waiver as per County Policy OL-L4 (COA # 3).
Figure 5: Access Rood to Property
Legal access for the private roadway to the property from County Road 100 is
demonstrated via an easement recorded at Reception Number 375004.
The Application was referred to Carbondale and Rural Fire Protection District who
indicated they had no issues or concerns with the application.
d. The Application was referred to Garfield County Road and Bridge who indicated that they
had no issues with the application as it does not directly access County Road 100.
Section 7-108: Natural Hazards
No significant natural hazards are noted for the property.
Section 7-LO9: Fire Protection
The subject property is within a very high wildfire hazard area according to the Wildland Fire
Susceptibility lndex of the Community Wildfire Protection Plan. No slopes over 3Oo/o exist on the
site and there is no significant vegetation besides grasses on the majority of the parcel. The roof
materials of the existing barn structure are comprised of noncombustible materials. The
application was referred to the local fire district, who indicated that they had no concerns with
or objections to the proposal. As a result, it is Staffs opinion that the wildfire hazard in this area
is within manageable levels.
f lo* l.lg4.7}OAcres
ETI l,,loderate 246.396 Ases
ffi nign l4s.a38Acres
l-_-l v"w High 65,790/cres
Figure 6: Fire Susceptibility
Article 7, Division 2: General Resource Protection Standards
Section 7-2OL Agricultural Lands
The proposed SDU is adjacent to existing residential uses and is not expected to adversely impact
agricultural uses. Based on the location of the development along with representations by the
Applicant, it is not anticipated that the proposed development would adversely affect any
neighboring agricultural uses on surrounding parcels.
Section 7-202 Wildlife Habitat Areas
The SDU is expected to have impacts on wildlife similar to a single-family dwelling unit. The SDU
is proposed within an existing structure on the property. As a result, no significant impact to
wildlife is expected.
Section 7-2Ol Protection of Waterbodies
As no waterbodies exist on the property, no impacts to wetlands or waterbodies are anticipated.
Section 7-204 Drainage and Erosion
The Applicant has provided soils information and a topographic map of the subject property that
shows gbneral positive drainage around the proposed SDU. Grading and drainage issues were
also addressed at time of building permit in 2005. No comment on drainage was received from
the Garfield County designated engineer.
Sections 7 -2OS Environmental Quality
No water or air quality issues are anticipated from the proposed project.
Section 7-2OG Wildfire Hazards
See discussion in Section 7-709.
Section 7-2O7 Naturaland Geologic Hazards
No significant natural or geologic hazards are noted for the property.
Section 7 -2O8 Reclamation
Minimalto no disturbance is anticipated as a result of the proposed SDU.
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 surrounding residential land uses.
Section 7-3O2 Off- Street Parking and Loading Standards:
The Applicant has demonstrated through the site plan that adequate off-street parking exists for
the SDU and primary dwelling unit.
8
Sections 7 -3O3 Landscaping Standards:
The LUDC specifically exempts SDUs from Landscaping Standards.
Section 7 -304 Lighting:
Staff has recommended a condition of approval that any exterior lighting comply with the
standards outlined in Section 7-304.
Section 7-305 Snow Storage Standards:
There are adequate snow storage areas currently existing within the lot to meet minimum snow
storage standards.
Section 7-}OG Trail and Walkway Standards:
No recreational or community facility access areas are proposed.
Article 7, Division 7OL.B Secondary Dwelling Unit
Section 7-7Ot.B.t Maximum Floor Area:
The proposed SDU will not exceed the maximum of 3,000 square feet in size permitted in this
zone district.
Section 7 -7OL.8.2. Ownership Restriction:
The Applicant understands that the SDU is restricted to leasehold interests and may be used for
residential purposes only,
Section 7-701..8.3. Compliance with Building Code:
The Applicant has represented that the SDU will comply with all building codes.
Section 7-7OL.8.4. Minimum Lot Area:
The Applicant has L7.5 acres and as a result satisfies the 2 acres minimum lot size requirement
in the Rural zone district.
Section 7-7OL.8.5. One per Lot
The SDU will comply with this standard.
VI. RECOMMENDED FINDINGS AND CONDITIONS
Staff recommends a finding that proposed Secondary Dwelling Unit is in general conformance
with the Comprehensive Plan of 2030 as well as the Land Use and Development Code as amended
and is recommended for Administrative Approval by the Director of the Community
Development Department subject to the following conditions of approval:
Suggested Findings
t. That proper public notice was provided as required for the Director's Decision.
9
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.
That for the above stated and other reasons, the proposed amended Land Use Change is
in the best interest of the health, safety, convenience, order, prosperity and welfare of
the citizens of Garfield County.
That the application is in general conformance with the 2030 Comprehensive Plan, as
amended.
5. That with the adoption of conditions 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 Conditions of Approval
Conditions to be Satisfied Prior to lssuance of the Land Use Change Permit:
L. Prior to issuance of the Land Use Change Permit, the Applicant shall submit to the County
the following for the well serving the SDU:
a. A pump test that meets the standards in Section 4-203(MXIXbXSXa). The pump
test shall include representation by a qualified professional that the pump rate is
adequate for the proposed use.
b. A water quality test that meets the standards in Section 4-203(MXf XbXSXc). The
water quality test shall include representation by a qualified professional that the
water quality meets the County's primary drinking standards.
2. Prior to issuance of the Land Use Change Permit, the Applicant shall obtain a new Garfield
County Onsite Wastewater Treatment System (OWTS) permit for the augmentation of the
existing leach field for the new residential use.
3. Prior to issuance of the Land Use Change Permit, the Applicant shall provide the County
with an addendum to the submitted explanation for Access and Roadway Standards
(Table 7-7O7) confirming that the roadway meets all design standards for a Semi-Primitive
Road or representation from a qualified professional stating that the road is adequate for
the proposed use as per County Policy OL-t4, Waiver for Roads and Demonstration of
Compliance.
4. Prior to issuance of the Land Use Change Permit, the Applicant shall work with Garfield
County Vegetation Management to address issues from Steve Anthony's March 20,2AL9
referral comments (Exhibit 11). A demonstration of compliance with this condition shall
be provided by Garfield County Vegetation Management.
l0
4.
Operational Conditions:
5. All representations of the Applicant contained in the Application submittals shal! be
conditions of approval unless specifically amended or modified by the conditions
contained herein.
6. The SDU shall be subject to all Garfield County Building Code Requirements. The property
owner shall obtain all necessary Garfield County Building Permits for modifications and/or
expansions to the 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. The Applicant shall comply with Additional Standards for Residential Uses contained in
Section 7-7OL.B, Secondary Dwelling Units, of the Land Use and Development Code of
2OL3, as amended.
l1
Exh ibit
Garfield Couln$
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 adiacent property owners and mineral
owners.
t/ Maited notice was completed on ,n" I I dav of /14 aron :zolcl
,./ 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.
' receipt reqirested mailed notice'r Please attach proof of certified, return
My application required Published notice'
Notice was Published on the daY of 20_.
, Please attach proof of publication in I I
My application required Posting of Notice'
Notice was Posted on the daY of
Noticewaspostedsothatatleastonesignfacedeachadjacentroadrightofway
generallY used bY the Public'
ltestifythattheaboveinformationistrueandaccurate.
V-lr,rs ^t/
Signature:
All owners of mineral interest in the subject propertv were identif ill'ifl'ffit'dfthe Clerk and Recorder or Ass-essor, or through other means [listl -
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Sheryl Bower
RE: Public Notice
Io Claire Ddby
$ You replied to this message on l/I9/t019 9:18 AM.
Gaire, Given that the applicant sent all the other notices certified, it would appear that the Post Office gave them the orly option on
the international address. I don't have an lssue $rath this.
sherul L. Eower, AlcP(J
CrarfieldCounty
Community Development Director
108 86 Street, Suite 401
Glenwood Springs, CO
81601
leTole4s-1377
Frorn: Claire Dalby
Sed: Friday, March 29, 2019 9:21 AM
To: Sheryl Bower <sbower@garfleld-county.caff>
srlbject FW: Public Notice
Hi Sheryl,
(elly is needing you to rnake a determination on a public notice issue {see below}. The po$ offtce told my applkant that onty priority
mail {not certified mail as required by code} would get the notic€ to an international addrEss so thafs trour she sent it. Let me know if
you think this is ok.
Thanks,
0aire
Exhibit 7
MOUNTAIN EROSS
ENGINEERING. INE.
Civil and Environmental Consulting and Design
April7,2019
Ms. Claire Dalby
Garfi eld County Planning
108 Sth Street, Suite 401
Glenwood Springs, CO 81601
RE: Review of the Stryker SDU Application: GAPA-02-19-8712
Dear Claire:
This office has performed a review of the documents provided for the Stryker SDU Application.
The submittals were found to be thorough and well organized. The review generated the following
comments:
1. The Applicant proposes to have the existing septic system remain in use. The Applicant only
mentions that the septic tank is adequate for the proposed remodel however there is no mention
on if the size of the existing leach field is adequate for the use proposed. The Applicant should
verifr that the leaching area is sized appropriately and that the system is in good operating
condition. The Applicant may need to obtain the opinion of a qualified professional.
2. The Applicant will need to provide a 4 hour pump test and water quality test results of the well.
3. The Applicant underestimates the traffic that will be generated. The number of trips is typically
calculated as 9.57 trips per dwelling unit being served by the driveway. The Applicant should
revisit the number of trips based on the existing and proposed dwelling units and determine
the impact that the increase will have on the adjacent County Road.
4. The Applicant only evaluates the width of the driveway. The Applicant should revisit the
number of trips (per the above comment) to get the appropriate roadway classification. Then
the Applicant should compare all of the roadway parameters in Table 7-107 to the existing
driveway geometry.
5. The Applicant should verify with the local Fire Marshal that there is adequate access for
emergency vehicles. The Fire Marshal may have recommendations on building materials,
defensible space, and fire flow based on this.
6. In section 4.a.ii of the existing Declaration of Protective and Restrictive Covenants, it appears
to limit the size of an accessory dwelling unit to 400 square feet of ground floor area. The
Applicant should address this.
Feel free to call if you have any questions or comments.
Sincerely,
Mountain Cross Engineering, Inc.
Chris Hale, PE
826'/z Grand Avenue, Glenwood Springs, CO 81601
P: 970.945. 5544 F : 97 0.945. 5558 www. mountaincross-eng. com
From: Andvschwarer EXhibit I
To: Claire Dalbv
Subject: RE: Garfield County Referral Request - Stryker Secondary Dwelling Unit File No. GAPA-02-19-8712
Date: Wednesday, March 20, 2019 2:05:19 PM
Attachments: imaoe001.ono
It appears the structure presently meets the building code. Any new remodel work will require a
new building permit. The septic system was designed for two bathrooms with a lavatory and a water
closet only. Addltional infiltrators will need to be added to the to the existing leach field and the
existrng 1-000ga septic tank in order to add the two bedroom dwelllng unit.
Tha n ks,
Andy
From: Claire Dalby
Sent: Monday, March 18,20!9 4:54 PM
To: Kelly Cave <kcave@garfield-county.com>; Andy Schwaller <aschwaller@garfield-county.com>;
Morgan Hill<mhlll@garfield-county.com>; Anna Cochran <atriebel@garfield-county.com>; Michael
Prehm <mprehm@garfield-county.com>; Dan Goin <dgoin@garfield-county.com>; Harry Shiles
<hshiles@garfield-county.com>; Steve Anthony <santhony@garfield-county.com>;
megan.sul livan @state.co.us; Chris Hale <chris@mountaincross-eng.com>;
rgoodwin@carbondalefire.org; Bill Gavette <gavette@carbondalefire.org>; Michael Erion
<merion @ resou rce-eng.com>
Subject: Garfield County Referral Request - Stryker Secondary Dwelling Unit File No. GAPA-02-19-
8712
Good Morning,
Garfield County Community Development is requesting referral comments for an application
submitted by Kerry Kleisner, representative of Rod and Gina Stryker, for an Administrative Review
fora Secondary Dwelling Unit Land Use Change Permit. The parcel is located al721,l County Road
100, approximately 4 miles northeast of the Town of Carbondale. The request would allow for the
addition of a secondary dwelling unit (SDU)within an existing barn on the property. The property is
zoned Rural.
The link to the application ls available here.
Garfield County Community Development is requesting any referral comments by Monday, AprilS,
20L9.
Thanks for your review and please contact me with any questions.
Sincerely,
Claire Dalby
AP I ;:l:'ir:':,1i.::.fu'""'
Date:
To:
Exhibit 9
MEMORANDUM
April 5, 2019
Claire Dalby, Planner
Garfield County Community Development Department
From: Justina Mickelson, Physical Science Researcher/Scientist
Re: Stryker Secondary Dwelling Unit
Land Use Change SDU; GAPA-02-19-8712
We have reviewed the proposalfor a Secondary Dwelling Unit (SDU) on a parcel of
approximately 17.5 acres in size, located in part of the SE % of the NW % and a portion of
the SW ln of the NE % of Section 18, Township 7 South, Range 87 West of the 6th P.M., at
7211 County Road 100, Carbondale. The owner proposes to convert an art studioloffice
space inside the existing barn into an SDU. Access road and utilities are in place. The
applicant does not propose to create a new lot or change the size of the existing lot.
According to the applicant's submittal, the barn space has its own septic system and the
existing well, permilno.67714-F, will also serve the proposed SDU.
According to our records, Well Permit No.67714-F, was issued on November 20,2008 for an
existing well located in the SW % of the NE % of Section 18, Township 7 South, Range 87
West of the 6th P.M. The use of groundwater from the well is limited to 3.283 acre-feet per
year for ordinary household purposes inside two (2) single family dwellings, three (3)
accessory dwelling units, the irrigation of not more than 20,000 square feet of home gardens
and lawns, and for a maximum of twenty (20) head of livestock. The pumping rate of this
well shall not exceed 20 gpm. The well permit is valid and operates in accordance with
amended Water Allotment Contract No. 395d dated May 14,2015, and entered into
between the Basalt Water Conservancy District and Rod Stryker.
The applicant's proposal indicates that the well currently serves a single family residence.
The proposed SDU 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 two single family dwellings and three
accessory dwelling units, this office has no objection to the well also serving the proposed
SDU.
Please feel free to contact me at 303-866-3581 if you or the applicant has any questions.
'13'13 Sherman Street, Room 82'l , Denver, CO 80203 P 303.866.3581 www.cotorado.gov/water
Jared S. Pot'is, Governor I Dan Gibbs, Executive Director I Kevin G. Rein, State Engineer/Director
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From:
To:
Subject:
Date:
Attachments:
MichaerErion Exhibit 10
Claire Dalbv
BWCD Referral Comments- Stryker Secondary Dwelling Unit File No. GAPA-02-19-8712
Tuesday, March 19, 2019 8:51:50 AM
imaoe001.ono
Claire:
Thank you for the agency referral. The Applicants have Basalt Water Conservancy District Contract
No. 395(d) for 1.0 acre feet of contract water. The contract amount and schedule of augmentation
supplies are based on use for two single family dwelling units, lrrigation of up to 10,000 square feet
of lawn and garden , and watering of up to 10 horses.
Regards,
Michael
Michael Erion, P.E.
Water Resources Engineer
(970) 945-6777 Voice
(97O) 945-1137 Facslmile
,,8,
The information contained in this e-mail is PRIVILEGED AND CONFIDENTIAL information intended only for the use of the individual
or entity named above. lf the reader of this message is not the intended recipient, or the employee or agent responsible to deliver it
to the intended recipient, you are hereby notified that dissemination, distribution, or copying of this communication is strictly
prohibited. lf you have received this communication in error, please immediately notify us bytelephone and delete the original
message from your system. Thank You.
From: Clal re Da I by <cda I by@garfleld-cou nty.com>
Sent: Monday, March 18,2019 4:54 PM
To: Kelly Cave <kcave@garfield-county.com>; Andy Schwaller <aschwaller@garfield-county.com>;
Morgan Hill <mhill@garfield-county.com>; Anna Cochran <atriebel@garfield-county.com>; Michael
Prehm <mprehm@garfield-county.com>; Dan Goin <dgoin@garfield-county.com>; Harry Shiles
<hshiles@garfield-county.com>; Steve Anthony <santhony@garfield-county.com>;
mega n.sullivan @state.co.us; Chris Hale <chris@ mountaincross-eng.com>;
rgoodwin@carbondalefire.org; Bill Gavette <gavette@carbondalefire.org>; Michael Erion
<merion @ resou rce-eng.com>
Subject: Garfield County Referral Request - Stryker Secondary Dwelling Unit File No. GAPA-02-19-
871,2
Good Morning,
Garfield County Community Development is requesting referral comments for an application
submitted by Kerry Kleisner, representative of Rod and Gina Stryker, for an Administrative Review
for a Secondary Dwelling Unit Land Use Change Permit. The parcel is located aL721,1, County Road
100, approximately 4 miles northeast of the Town of Carbondale. The request would allow for the
addition of a secondary dwelling unit (SDU)within an existing barn on the property. The property is
zoned Rural.
GurJield Couln$
Vegetation Managemenl
Exhibit 11
March 20,2019
Claire Dalby
Garfield County Community Development Department
RE: Stryker SDU GAPA -02-19-8712
Dear Claire,
Thank you for the opportunity to comment on this permit.
Noxioue weeds map & lnventory
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 Conservation Districtrs offer free noxious weed mapping services, the
contiact there is Jon Rose at 970.404-3438 or Jonathan.Rose@co.nacdnet.net.
The current list is attached.
Weed managemont 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 with them on-site.
Please let me know if you have any questions.
Garfield County Vegetation Manager
195 W. l4th Str€et, Bldg. D, Suite 310
Rifle, CO 81650 Phone: 970-945-1377 x13OS Mobile Phone: 970€79-1456
GARFIELD COUNTY NOXIOUS WEED LIST Adopted by Board of County
Commissioners - February 1612016
Common name
Absinth wormwood
Black henbane
Bouncing bet
Bull thistle
Canada thistle
Chicory
Chinese clematis
Common burdock
Common tansy
Common teasel
Corn chamomile
Curly dock
Cutleaf teasel
Cypress spurge
Dalmatian toadflax
Dame's rocket
Diffuse knapweed
Hoary cress
Houndstongue
Jointed goatgrass
Leafy spurge
Mayweed chamomile
Meadow knapweed
Mediterranean sage
Musk thistle
Myrtle spurge
Oxeye daisy
Perennial pepperweed
Plumeless thistle
Poison hemlock
Purple loosestrife
Russian knapweed
Russian-olive
Saltcedar
Saltcedar
Scentless chamomile
Scotch thistle
Spotted knapweed
Sulfur cinquefoil
Yellow starthistle
Yellow toadflax
Colorado
Desienation
B
B
B
B
B
C
B
C
B
B
B
Scientific Name
Artemsia absinthium
Hyoscyamus niger
Saponaria fficinalis
Cirsium vulgare
Cirsium arvense
Cichorium intybus
Clematis orientalis
Arctium minus
Tanacetum vulgare
Dipascus fullonum
Anthemis arvensis
Rumex crispus
Dipsacus lacinatus
Euphorbia cyparissias
Linaria dalmatica
Hesperis matronalis
Centaurea dffisa
Cardaria draba
Cynoglossum fficinale
Aegilops cylindrica
Euphorbia esula
Anthemis cotula
Centaurea pratensis
Salvia aethopsis
Carduus nutans
Euphorbia myrsinites
Leucantheum vulgare
Lepidium latifolium
Carduus acanthoides
Conium maculatum
Lythrum salicaria
Acroptilon repens
El ae agnus angus tifo I i a
Tamarix parviflora
Tamarix ramosissima
Tr i p I e ur o s p e r num p e rfor atum
Onopordum acanthium
Centaurea stoebe
Potentilla recta
Centaurea solstitalis
Linaria vulgaris
Not
B
B
B
B
B
B
B
B
B
B
A
A
B
A
B
B
B
C
A
B
B
B
B
B
B
B
B
A
B
listed
Fromi Anna Cochran
To: Claire Dalbv
Cc: Andv Schwaller
Subject: RE: Garfield County Referral Request - Stryker Secondary Dwelling Unit File No. GAPA-02-19-8712
Date: Wednesday, April 3, 2019 2:55:01 PM
Attachments: imaoeoo1.pno
Hi Claire,
lreviewed the attached application and wanted to ask a clarification aboutthe-wastewater
management plan. The County On-site Wastewater Treatment System Regulations specify that the
minimum tank capacity ls 1,000 gallons for 2 bedrooms (Table 9-1 under 43.9 B). Were there
additional discussions pertaining to the septic tank size for this application and the existing 750
gallon capacity tank?
Best,
Anna Cochran, M.A.Ed
Environmental Health Specialist Ilt
Garfield County Public Health
201"4 Blake Avenue
Glenwood Springs, CO 81601
Phone: (970) 625-5200 ext.8123
Email : acoch ra n @ga rfield-cou nty.com
www.ga rf ield-cou nty.com/environmenta l-hea lth
From: Claire Dalby
Sent: Monday, March 18, 2019 4:54 PM
To: Kelly Cave; Andy Schwaller; Morgan Hill; Anna Cochran; Michael Prehm; Dan Goin; Harry Shiles;
Steve Anthony; megan.sullivan@state.co.us; Chris Hale; rgoodwin@carbondalefire.org; Bill Gavette;
Michael Erion
Subject: Garfield County Referral Request - Stryker Secondary Dwelling Unit File No. GAPA-02-19-
8712
Good Morning,
Garfleld County Community Development is requesting referral comments for an application
submitted by Kerry Kleisner, representative of Rod and Gina Stryker, for an Administrative Review
for a Secondary Dwelling Unit Land Use Change Permit. The parcel is located at721,1, County Road
100, approximately 4 miles northeast of the Town of Carbondale. The request would allow for the
addition of a secondary dwelling unit (SDU) within an existing barn on the property. The property is
zoned Rural.
The link to the application is available here.
Garfield County Community Development is requesting any referral comments by Monday, April 8,
Exhibit 12
Exhibit 13From: Harry Shiles
To: Claire Dalbv
Subject: RE: Garfield County Referral Reguest - Stryker Secondary Dwelling Unit File No. GAPA-02-19-8712
Date: Tuesday, March 19, 2019 7:18:05 AM
Attachments: imaoe003.pno
Road and Bridge has no concerns as it doesn't directly access CR 100
Thanks
G Garfield Counry
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From: Claire Dalby
Sent: Monday, March 18,2019 4:54 PM
To: Kelly Cave; Andy Schwaller; Morgan Hill; Anna Cochran; Michael Prehm; Dan Goin; Harry Shiles;
Steve Anthony; megan.sullivan@state.co.us; Chris Hale; rgoodwin@carbondalefire.org; Bill Gavette;
Michael Erion
Subject: Garfield County Referral Request - Stryker Secondary Dwelling Unit File No. GAPA-02-19-
8712
Good Morning,
Garfield County Community Development is requesting referral comments for an application
submitted by Kerry Kleisner, representative of Rod and Gina Stryker, for an Administrative Review
fora Secondary Dwelling Unit Land Use Change Permit. The parcel is located aL7211, County Road
100, approximately 4 miles northeast of the Town of Carbondale. The request would allow for the
additlon of a secondary dwelling unlt (SDU) within an existing barn on the property. The property is
zoned Rural.
The link to the application is available here.
Garfield County Community Development is requesting any referral comments by Monday, April 8,
20L9.
Thanks for your review and please contact me with any questions.
Sincerely,
From:
To:
Subject:
Date:
Bill Gavette
Claire Dalbv
Stryker Secondary Dwelling Unit, GAPA-02-19-8712
Thursday, April 4, 2019 9:12:04 PM
Exhibit 14
Claire,
I have reviewed the application for the Stryker secondary dwelling unit. I have no issues with the
proposal.
Best Regards,
Bill Gavette
Deputy Chief
Carbondale & Rural Fire Protection District
www.ca rbondalefi re.org
970-963-2491.
flnE, EMS. f,fscut