HomeMy WebLinkAbout2.0 Staff Report DD 04.14.2016PROJECT INFORMATION AND STAFF COMMENTS
Oddo ADU
GAPA-03-16-8430
4t14/16
Administrative Review Land Use
Change Permit for an Accessory Dwelling
Unit (ADU)
Bob and Hillery Oddo
The proposed use is located
approximately 2% miles nofth of the
Canyon Creek l-70 lnterchange off of
County Road 137 a|2425 County Road
137, Glenwood Springs, CO 81601 .
A parcel of land situated in the Ey2NWy4
and the NE/¿ of Section 24, Township 5
South, Range 90 West of the Sixth
Principle Meridian, County of Garfield,
State of Colorado; said parcel of land
being more particularly described in the
Warranty Deed recorded at Reception
No. 564443 with the Garfield County
Clerk and Recorder, also known by
Assessor's Parcel No. 22 1 3-242-00-176.
The site is 35.001 acres in síze.
Rural (R)
TYPE OF REVIEW
APPLTCANT (OWNER)
LOCATION
LEGAL DESCRIPTION
ACRES
ZONING
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting approval for an Accessory Dwelling Unit (ADU) on the property.
The ADU is proposed to be 825 sq.ft. in size and located on the second floor of an existing
barn/accessory building. A single family residence also exists on the property. The ADU
willshare a wellwith the primary residence and will be served by an existing shared onsite
waste water treatment system (OWTS). The waste water system has been upgraded in
anticipation of seruing the additionalADU. Electric service exists to the property. Access
will be an existing paved private driveway off of County Road 137. Parking areas for the
ADU are existing. The structure also has drainage improvement and an engineered
foundation constructed and in place.
The Applicant has requested waivers from a number of submittal requirements most of
which are related to the small scale of the proposal, no additional area of disturbance,
existing improvements already constructed as pad of the barn construction, or previously
permitted by the County as part of building permit and septic permit reviews.
II. DESCRIPTION OF THE SITE
The site has moderate to steep slopes at the perimeter of the site. The developed portion
of the lot has moderate to gentle slopes and sits on a bench above the valley floor. The
site is fully developed and includes pasture areas, ponds, and landscaping. Outside of the
developed portion of the lot vegetation is native and generally undisturbed pinion and
juniper woodlands and native shrubs. No live streams exist on the property and Canyon
Creek and its tributaries are located below the site across the County Road.
III. PUBLIC AND REFERRAL COMMENTS
A. The Applicant has provided documentation that the required notice mailings have
been completed in accordance with the Land Use and Development Code. No comments
from adjacent propefty owners have been received. Referral comments from various
agencies are attached to the Staff Report, summarized below, and fufther addressed under
the appropriate Staff Analysis sections.
Garfield County Consulting Engineer, Chris Hale, Mountain Cross Engineering. Commented on water supply and onsite waste water treatment system topics.
B
2
Vicinity Map
: .:
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Applicant's Site
County Road 137
' ..: t-
Canyon Creek
I-70 Interchanee
c
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Colorado Division of Water Resources, Megan Sullivan, P.E. Water Resource
Engineer:
The Division had no objections to the well seruing the proposed ADU.
Glenwood Springs Rural Fire Protection District: Ron Biggers,
Comments are still being prepared.
Garfield County Vegetation Manager, Steve Anthony:
Responded with no comments on this file.
Xcel Energy, Tillmon McSchooler:
lndicated no objections to the project.
CDPHE, Kent Kuster:
lndicated no comments on the project, noting standard reference to State and
Federal Regulations.
Garfield County Road and Bridge Depaftment, Mike Prehm, District 1 Superuisor:. lndicated that the driveway met County Standardso Noted very little or no impacts and no concerns with the Application.
G
H
aJ
o
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Colorado Parks & Wildlife, Brian Gray:
Indicated no comments on this application.
V. STAFF ANALYSIS
Article 7 of the Land Use and Development Code sets fofth General Standards in Division
1, Resource Protection Standards in Division 2 and Site Planning and Development
Standards in Division 3. Specifíc standards forADU uses are also found in Section 7-701.
Review of the applicable standards and waiver request are found in the following section.
Article 7, Division 1: General Standards
1. Section 7-101: Compliance with Zone District Use Regulations
Review of the Application submittals indicates that the proposed use will comply with the
Zone District Regulations for the Rural Zone District including setbacks and lot coverage
provisions. The Applicant has provided a site plan with details on the existing
improvements including ADU location. A paved area with room forthe two parking spaces
exists at the front of the barn structure,
2. Section 7-102: Compliance with Comprehensive Plan and lGAs
The site is located in the Residential Medium High (RMH) designation on the
Comprehensive Plan Future Land Use Map. The proposed density of two units on 35
acres is consistent with and well below the recommended density of 2 - 6 acres per
dwelling unit.
3. Section 7-103: Compatibility
The proposal is consistent with surrounding land uses that include rural residential,
agricultural, and ranching activities. The ADU addition will not resuft in any additional site
dísturbance.
4. Section 7-104: Source of Water
A. The legal supply of water for the proposed use has been documented as the
existing well permitted by the State Division of Water Resources (Well Permit #300'164). lt
is approved to serve up to three single family dwelling units. Referralcomments from the
Division of Water Resources indicated no objection to the well seruing the ADU.
B. The County Consulting Engineer noted the lack of a pump test demonstrating
adequate well production. The Applicant has provided an assessment of the existing
system by Aqua Tec Systems Inc., Tom Platzer (Division of Water Resources License
#1 106) that indicates that the "existing system will be more than adequate to supply water
to the ADU ...." The system includes two 300 gallon water storage tanks and an existing 1"
water line seruing the barn and the future ADU.
4
C. The County Consulting Engineer also noted that lack of water quality testing and the
use of the reverse osmosis (RO) system to take care of water quality concerns. The
Applicant's water system includes water softening systems, mechanical filters, and the
reverse osmosis water treatment system for drinking water. This type of system is typically
what would be required to correct any water quality issues determined as part of a water
quality test.
5. Section 7-105: Adequate Central Water Distribution and Wastewater systems
The Applicant proposes connection of the ADU to the existing OWTS on the property. The
Applicant has provided a detailed engineering assessment of the system including
expansions. The report completed by Sopris Engineering provides documentation that the
existing onsite wastewater system absorption field has adequate capacity for additional
usage associated with the proposed accessory dwelling unit' The report indicates that
system is designed to serue the equivalent of 5 bedrooms. The existing system was
approved by the County in 2010 by Septic Permit #SEPT-S-10-1567. The engineering
assessment should be supplemented with a clarification that the system design can handle
additional volumes assocíated with the use of an RO water treatment system.
5
SITE PLAN
EXCERPT
,4 ----14
PS0P0$Ë0 Aou
EXISTING POIE
30'x 56'
OITG{
INV OUT
ABOW
ËNCLOSED 8" PlC
EXISÏING IRÊIGATION
ËXISTNG
CAÏE
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NOTE: ËDßE
ÏOP OF BÅNK
ROAT} IS
EXISTING LEACH FIEI.D ARHA
AND CONNECTIONS
6. Section 7-106: Public Utilities
All other utilities to serve the proposed ADU are existing and in place on the propefty,
including propane storage for heating.
7. Section 7-1O7: Access and Roadways
A. The Application represents that the existing driveway is 12 ft. wide with a maximum
grade of 12% in compliance with the Roadway Standards contaíned in Section 7-107. lt
also indicates that a 10 ft. wide asphalt surface is also in place. The Applicant should
provide a statement from a licensed professional engineering confirming the maximum
grade and minimum width. The statement should also confirm compliance with other
standards including minimum turn radius and ditches if determined necessary for drainage.
lf necessary, as a condition of approval, the applicant can provide the required information
for a roadway waiver (see attached roadway waiver policy). Confirmation with the Fire
Protection District that the driveway is adequate to serue the site should also be required.
C, The Applicant also requested a waiver from the submittal requirement for a traffic
study based on the minimal amount of new traffic generated. The County's 2014 Traffic
Count for County Road 137 was 300 daily trips at the beginning of the road. The Oddo
6
propefty and the proposed ADU are on the upper stretches of roadway and would
represent a very minor increase in the overalltraffic. The County Road and Bridge did not
indicate any concerns with traffic volume and indicated the proposal would have little or no
impact.
8. Section 7-108: Land Subject to Natural Hazards
No significant natural hazards are noted for the property. The Application included a
geotechnical evaluation prepared for surrounding properties and.a review by a licensed
professional engineer. The building footprint for the proposed ADU and existing barn is
located on a portion of the site that has been leveled and graded. lt has drainage
improvements in place along rock retaining walls and a foundation designed by a licensed
professional engineer.
9. Section 7-109: Fire Protection
The Application was referred to the Glenwood Springs and Rural Fire Protection District.
Comments from the District are still being prepared for submittal to the County. The site
has an existing pond with a fire connection/hydrant in place.
Article 7, Division 2: General Resource Protection Standards
10. Section 7-201 Agricultural Lands
The Application is compatible with agriculturallands and has no additionalsite disturbance.
11. Section 7-202 Wildlife Habitat Areas
The proposed ADU will have no additionalsite disturbance and the Application represents
that trash will be stored within the structure. CPW did not provide comments on the
Application.
12. Section 7-203 Protection of Wetlands and Waterbodies
The proposed ADU is located in area approximately 900 ft. north of the nearest live stream.
No additional site disturbance is anticipated and drainage improvement for the structure
are in place. No impacts on wetlands or waterbodies are anticipated.
13. Section 7-204 Drainage and Erosion,T-205 Environmental Quality
No additional site disturbance is anticipated by the Application. Drainage improvements
are in place for the existing barn structure. Areas adjacent to the structure have been
improved with rock retaining walls, revegetated, or left in a natural state with native
vegetation. The OWTS has been properly designed and permitted with the County.
7
14. Section 7-206 Areas Subject to Wildfíre Hazards
The County Wildland Fire Hazard Maps indicate a lower wild fire hazard designations on
the Applicant's site. The ADU structure has been constructed with a metal roof material.
Any future site improvements/landscaping associated with the ADU should utilize the
Colorado State Forest Service Firewise construction guidelines.
15. Section 7-207 Natural and Geologic Hazards
No significant geologic hazards are noted in the Application submittals. See ltem #8 above
for more detail.
16. Section 7-208 Reclamation
The site will be utilized for residential purposes with no new areas of disturbance for
roadways or the ADU footprint. No reclamation or revegetatíon is necessary.
Article 7, Division 3, Site Planning and Development Standards
17. Section 7-301: Compatible Design
The proposal reflects consistency with the character of existing uses and improvements.
8
V/ILDLAND FIRE HAZARD
MAPPING Approximate Location of
ADU
Source: Garfield County CIS
Dept. Mapping
Green & Light Green = Lower Hazards
Yellow = Moderale Hazards
Orange = High Hazards
18. Section 7-302: Off-Street Parking
The site has two parking spaces for the ADU located adjacent to the existing driveway at
the front of the ADU/barn structure.
19. Section 7-303: Landscaping Plan
ADU applications are exempt from Landscaping Plan submittals, however, the site reflects
typical rural residential and ranch landscaping.
20. Section 7-304: Lighting
The Application should be required to utilize code compliant lighting.
21. Section 7-305: Snow Storage:
The Application and site plan demonstrate adequate room for snow storage
22. Section 7-306: Trails and Walkways
Given the rural area of the site these standards are not applicable.
23. Section 7-701: Accessory Dwelling Unit Standards
Maximum Floor Area: The Application is in compliance (< 3,000 sq.ft.)
Ownership Restriction: The Application is in compliance.
Building Code: Compliance will be required.
Minimum Lot Size: The Application is in compliance (35 acres).
Entrance: The ADU has a separate entrance.
SUGGESTED FINDINGS
That proper public notice was provided as required for the Director's Decision.
2. Consideration of the Application was extensive and complete, that all pertinent facts,
matters and issues were submitted and that all interested parties were given the
opportunity to provide input prior to the Director's Decision.
3. That for the above stated and other reasons the proposed Oddo Administrative
Review Application for an Accessory Dwelling Unit is in the best interest of the health,
safety, convenience, order, prosperity and welfare of the citizens of Garfield County,
4. That with the adoption of conditions, the application is in generalconformance with
the 2030 Comprehensive Plan, as amended.
A.
B.
c.
D.
E.
V
1
9
5. That with the adoption of conditions and if determined necessary waivers from
Section 7-107 Roadway Standards, the application has adequately met the requirements of
the Gadield County Land Use and Development Code, as amended.
VI. RECOMMENDATION
Approval of the Oddo Administrative Land Use Change Permit for an Accessory Dwelling
Unit, subject to the following conditions.
1. All representation of the Applicant contained in the applicatíon shall be considered
conditions of approval unless specifically modifíed by the Director Decision.
2. The Applicant shall comply with Standards for ADU's contained in Section 7-701 of
the Land Use and Development Code.
Prior to lssuance of the Land Use Change Permit
3. Prior to the issuance of the Land Use Change Permit, the Applicant shall provide an
update to the engineering analysis on the OWTS, to confirm that the system is adequate to
serve the ADU including any additional volumes associated with the use of a reverse
osmosis water treatment system.
4. Priorto issuance of the Land Use Change Permit, the Applicant shallprovide a letter
from a licensed professional engineer confirming that the access driveway meets the
Roadway Standards of Section 7-107 including maximum grade, width, minimum curve
radius and drainage ditches if determined necessary. lf a waiver from the roadway
standards is determined to be necessary by the engineering analysis, the Applicant shall
provide the additional information required by the County Roadway Waiver Policy #01-14.
5. Prior to issuance of the Land Use Change Permit, the Applicant shall demonstrate
general compliance with recommendations from the Glenwood Springs Rural Fire
Protection District including confirmation that the driveway access is adequate for
emergency vehicles. The Applicant should consult the Colorado State Forest Service
Firewise construction guidelines for future improvements or landscaping associated with
the ADU.
Other Conditions
6. The Applicant shall continue to maintain and operate the reverse osmosis water
treatment system or a comparable treatment system serving the ADU, The Applicant is
encouraged to periodically test the water quality for compliance with State Standards.
7. The Applicant shall comply with all conditions and limitations on Well Permit No.
3001 64.
The ADU shall be required to meet allGarfield County Building Code Requirements.
10
8
9. The Applicant shall comply with the lighting standards contained in Section 7-304.
10. The Applicant shall utilize bear proof trash containers or store all trash within a
secure portion of the structure such as a garage. Fencing on the site shall be wildlife
compatible pursuant to CPW guidelines.
1l
l2
t3
MOUNTåIN CROSS
ENGINEERING. INC.
Civil and Ënv¡ronmentål Consult¡ng and Deslgn
ApÅ17,2016
Mr. Glenn Hartman
Garfield County Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: Oddo Accessory Dwelling Unit: GAPA-03-16-8430
Dear Glenn
This office has performed a review of the documents provided for the proposed Oddo Accessory
Dwelling Unit. The submittal was found to be thorough and well organized. The review generated
the following comments:
1. The Applicant asks for a waiver for providing water supply and water quality information. It
appears that a reverse osmosis system is proposed that would potentially take care of any water
quality concerns so waiver would be warranted for water quality. However, evidence of a
reliable supply to the RO system was not provided. It is typical to have evidence of the
adequacy of the well verified with a pump test.
2. Septic system design information was not provided. Evidence that a septic system was
installed as part of building construction was provided but that installation might not have been
sized for household waste volumes and waste from an RO system.
Feel free to call if you have any questions or comments
Sincerely,
Mountain Cross Engineering, Inc.
Chris Hale, PE
826l"Grand Avenue, Glenwood Springs, CO 81601
P: 970.945. 5544 F: 970.945.5558 www.mountaincross-eng.com
avt COLORADO
Ðivision of ï1Íater Resources
Department of Natural Resources
1313 Sherman Street, Room 821
Denver, CO 80203
MEMORANDUM
Date: April 12,2016
To: Glenn Hartmann, Garfield County, Community Development Department
From: Megan Sullivan, P.E., Water Resource Engineer
Re: Oddo Accessory Dwelling Unit; GAPA-03-16-8430
We have reviewed the proposalto construct an Accessory Dwelling Unit (ADU) on a parcel of
35.01 acres, described as a portion of the E1l2 of the NW1/4 and the NE1/4 of Section 24,Twp.
5 South, Rng. 90 West and located at2425 County Road 137, 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 lot is provided by a well, currently permitted under Permit No.
300164, which the applicant has indicated would be shared between the single family dwelling
and the ADU. The applicant also proposes to utilize an existing onsite wastewater treatment
system that is currently serving the existing single family dwelling.
According to our records, Well Permit No. 300164 was issued on February '17,2016 as the only
well on a 35 acre parcel described a portion of the E1l2 o'Íthe NW1/4 and the NE1/4 of Section
24, Twp.5 South, Rng. 90 West. The use of groundwater from the well is limited to fire
protection, ordinary household purposes in up to three single family dwellings, the watering of
poultry, domestic animals, and livestock on farms and ranches and the irrigation of not more
than one acre of home lawn and gardens. The pumping rate of this well shall not exceed 't5
gpm. The well was constructed on September 5, 1991 (under a previous permit) and the
current permit is valid.
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 three single family dwellings, 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.
1313 Shermar Street, Room 821, Denver, CO 80203 P 303.8ó6.3581 F 303.8ó6.3589 www.water.state.co.us
Glenn Hartmann
From:
Sent:
To:
Subject:
Glenn
I have no comments on this one.
Steve
Steve Anthony
Vegelation Monager
Garfield County Public Works
0375 County Rood 352,Bldg.?06O
Rif le, CO 81ó50
Phone: (970) 945-1377 Ext. 4305
Emoi l: santhony@ gorfield-county.com
Steve Anthony
Monday, April LL, 20L6 2:L3 PM
Glenn Hartmann
Oddo GAPA-03-1-6-8430
1
Gaffield County
Road & Bridge
March 24,2016
Re: Oddo Accessory Dwelling Unit
Glenn,
ln reviewin! application and doing a site visit, the driveway meets standards and County Road 1-37 will
have very little or no impact. Garfield County Road & Bridge have no concerns with this application.
Thank you for giving us the opportunity to review this application
Mike Prehm
District R & B Foreman/Glenwood
(97O) 94s-L223 Office
(970) 945-13L8 Fax
Glenn Hartmann
From:
Sent:
To:
Subject:
McSchooler, Tillmon B <tillmon.mcschooler@xcelenergy.com >
Wednesday, March 30,2016 2:59 PM
Glenn Haftmann
RE: Referralfor Oddo Accessory Dwelling Unit
Glenn,
I have reviewed this project and have no objections at this time
Completion of this City/County review approval process does not constitute an application with Xcel Energy for utility
installation. Applicant will need to contact Xcel Energy's Builder's Call Line/Engineering Department to request a formal
design forthe project. Afullset of plans, contractor, and legalowner information is required priorto starting any part of
the construction. Failure to provide required information priorto construction start will result in delays providing utility
services to your project. Acceptable meter and/or equipment locations will be determined by Xcel Energy as a part of
the design process. Additional easements may be required depending on final utility design and layout. Engineering and
Construction lead times will vary depending on workloads and material availability. Relocation and/or removal of
existing facilities will be made at the applicant's expense and are also subject to lead times referred to above.
Thanks,
Tillmon
Tillmon McSchooler
Xcel Energy I Responsible By Nature
0esigner-€ngineering
2538 Blichmann Ave. Grand Junction, CCI 81505
Y : 97 0.244.2695 G : 97 O.27 0.1 953 F: 97 0.244.2661
E: tillmon.mcschooler@xcelenerqy.com
From : Glen n Hartmann fmailto: ghartmann@ga rfield-county.com]
Sent: Wednesday, March 23, 20L6 3:14 PM
To: Michael Prehm; Kelly Cave; Steve Anthony; Morgan Hill; megan.sullivan@state,co.us; bret.icenogle@state.co,us;
Hoyer - DNR, Scott; clhuey@fs.fed.us; 'Chris Hale'; Orrin Moon; McSchooler, Tillmon B
Subject: Referral for Oddo Accessory Dwelling Unit
XCEL ENERGY SECURITY NOTICE: This email originated from an external sender. Exercise caution
before clicking on any links or attachments and consider whether you know the sender. For more information
please visit the Phishing page on XpressNET.
Referral Agencies
Attached is a referral form and information on links to review the Oddo Application for an Accessory Dwelling Unit at
2425 County Road l-37. Your review of the Application and submittal of any comments are most appreciated.
Please contact me if you have any questions or difficulty in accessing the Application materials. Thanks again for your
assistance with this review.
1
Glenn Hartmann
From:
Sent:
To:
Subject:
Kuster - CDPHE, Kent <kent.kuster@state.co.us>
Tuesday, March 29,20L6 8:LB AM
Glenn Hartmann
GAPA-03-1_6-8430
March 29,2016
Glenn Hartmann, Senior Planner
Garfietd County Community Devetopment Department
108 8th Street, Suite 401
Gtenwood Springs, CO 81601
Re: Fite No. GAPA-03'16-8430
Dear Mr. Hartmann,
The Colorado Department of Public Health and Environment has no comment on the Oddo
Accessory Dwetting Unit project. We do suggest that the appticant compty with a[[ state and federal
environmental rutes and regutations. This may require the applicant or its contractor to obtain a
permit for certain regulated activities before you can emit or discharge a potlutant into the air or
water, dispose of hazardous waste or engage in certain regulated activities.
Ptease contact Kent Kuster at 303'692-3662 with any questions.
Sincerety,
Kent Kuster
1
EnvironmentaI Speciatist
Cotorado Department of Pubtic Heatth and Environment
Kent Kuster
Environmental Protection Specialist
Colorado Department of Public Health and Environment
4300 Cherry Creek Drive South
Denver, CO 80246-1-530
303-692-3 662 I kent.kuster@state.co.ust-
2
Glenn Hartmann
From:
Sent:
To:
Subject:
Gray - DNR, Brian <brian.gray@state.co.us>
Tuesday, April 05, 201-6 LL:39 AM
Glenn Hartmann
Referralfor Oddo Accessory Dwelling Unit
Glenn, I received the rcfelra| for this dwelling unit but I wonrt be providing
comments.
Thanks
Brian Gray
District Wildlife Manager / Rifle North
Northwest Region
P 970.255.6157 | C970.366.1e08
711 lndependent Ave., Grand Junction, CO., 81505
brian.qray@state.co.us I www.cpw.state.co.us
1
Guffield Couln$
PUBTIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. ln addition, please ¡nitial on the blank line next to the statements if they accurately reflect the
described action.
d My application required written/mailed notke to adjacent property owners and mineral
owners.
I
J Mailed notice was completed on ,n" 22\rv or $6rrcr[^- , zoro.
J 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.
J All owners of mÍneral interest in the subject property were identified through records in
the Clerk and Recorder or Assessor, or through other means [list]ø
Please attach proof of certified, return receipt requested mailed not¡ce.
tr My application required Published notice.
Notice was published on the day of
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Please attach proof of publication in the Rifle Citizen Telegram
tr My application required Posting of Notice.
Notice was posted on the day of 20L6
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.
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