HomeMy WebLinkAbout2.00 Staff Report & Exhibits DD 09.28.2018Directors Determination - Exhibits
Wood - Contractors Yard, Small - Administrative Review
Applicant is Pam and Bruce Wood
September 28,2018
(File GAPA-04-1 8-8636)
Exhibit Letter
(Numerical)
Exhibit Description
I Public Notice lnformation Form
2 Return Receipts from Mailing Notice
3 Garfield County Land Use and Development Code, as amended
4 Garfield County Comprehensive Plan of 2030
5 Application
6 Staff Report
7 Referral Comment, Garfield County Building Department, Dated
September 20,2018
8 Referral Comment, Colorado Department of Transportation, Dated
September 4,2018
I Referral Comment, Hazardous Materials and Waste Management
Division, Dated September 4,2018
10 Referral Comment, Garfield County Road & Bridge, Dated September
4,2018
11 Referral Comment, Division of Water Resources, Dated September
14,2018
12 Referral Comments, Mountain Cross Engineering, Dated September
21,2018
13 Referral Comments, Carbondale & Rural Fire Protection District,
Dated September 20, 2018
14 Referral Comments, Garfield County Vegetation Management, Dated
September 21,2018
15 Referral Comments, Xcel Energy, Dated September 27,2018
16 Applicant Response to Referral Comments, Dated September 27,
2018
17 Updated Referral Comments, Mountain Cross Engineering, Dated
September 28,2018
18 Applicant Supplied FAA License
EXHIBIT
L
PROJECT INFORMATION AND STAFF COMMENTS
Wood Small Contractor's Yard
GAPA-o4-18-8636
October 2,2018 - PW
Administrative Review Land Use
Change Permit -Small Contractor's Yard
Bruce and Pamela Wood
The proposed use is located at 16695
Highway 82, Carbondale, CO 81623
The property is located in Section: 32
Township: 75 Range: 87W on a part of
that property known byAssessor's Parcel
No. 2301-322-00-006.
2.09 Acres
Rural (R)
TYPE OF REVIEW
APPLTCANT (OWNER)
LOCATION
LEGAL DESCRIPTION
ACRES
ZONING
I. DESCRIPTION OF THE PROPOSAL
The Applicant is requesting approval of a Small Contractor's Yard, that is approximately
0.24 acres on the subject property. The applicant proposes to use the Contractor's Yard
to store and maintain equipment for their hot air balloon business. The application
indicated that 6 trailers and 4 vans/trucks will be stored onsite as well as the use of a
propane tank on the site to fill smaller tanks to be used by hot air balloon operators. No
flights will be conducted from the property, it will only be used for storing equipment.
The applicant has proposed that the use will be served by an existing well and OWTS on
the property. Access is off of a CDOT maintained, Highway 82 Frontage Road. The
Applicant is requesting a waiver to reduce the required 100 foot setback from residential
adjacent and other property lines (7-1001(B) andT-1001(D) (1)) to 25 feet. This proposal
increases the required setback from the Side lot line (the lot line closest to Residential),
but does not increase the normal required Rear and Front Yard setbacks. The applicant
is proposing the installation of a six foot fence along the Southern property line to provide
additional screening.
II. DESCRIPTION OF THE SITE
The site is currently developed with a single family residence, an Accessory Dwelling Unit,
and a detached garage with a studio space above specifically only approved for personal
use as an Art Studio with a deck. The Single Family Residence and ADU, according to
the Assessor's Records were built in 1955. Additionally, the applicant has supplied a letter
indicating that the ADU structure was in place at least as of 1972.
The property is relatively flat, with an existing berm in place along the west, and north
boundaries. The western property line has some existing deciduous trees. The property
to the south has ponds. The property was created by deed in 1964 through a reservation
from a larger property transfer (Reception No. 226033)
Location M
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Highway 82
Subject Parcel
Single Family
Residence and ADU
Approximate Location of
Proposed Contractor's Yard
Accessory
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III. APPLICABLE REGULATIONS
A. The Land Use Tables contained in Section 3-403 of the Land Use and
Development Code, designate a Small Contractor's Yard within the Rural Zone District
as requiring Administrative Review. Article 15, Definitions sets forth the method for
measuring the size of a Small Contractor's Yard Area (5 acres or less), measuring around
the perimeter of the Contractor's Yard in a box or series of boxes. The Applicant's
proposal is approximately 0.24 acres for a Small Contractor's Yard based on this
measurement methodology. The property itself is only 2.09 acres.
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. 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. ln addition, the Contractors Yard is
subject to Section 7-1001, lndustrial Use standards. The standards are addressed in the
Application submittals and in the Staff Analysis section of the Staff Report.
IV. PUBLIC AND REFERRAL COMMENTS
The Applicant has provided documentation that all required notice mailings have been
completed. No public comments were received. Referral comments received on the
Application are attached as Exhibits and summarized below:
1. Garfield County Building Department (Exhibit 7):
- OWTS will need to be within setback requirements and designed by an
engineer- Structures shall meet 2015 IBC
- Check with Carbondale & Rural Fire regarding LPG storage and transfer
2. Colorado Department of Transportation (Exhibit 8):
- CDOT has provided an access permit for the use and requests that the
applicant fulfill the terms and conditions of the permit
3. State of Colorado Hazardous Materials and Waste Management Division (Exhibit
e):- No comments on the aPPlication
4. Garfield County Road & Bridge (Exhibit 10)
- No comments on the aPPlication
5. Division of Water Resources (Exhibit 1 1):
- Indicated that the applicant needs to be in compliance with the well permit, or
alternatively, needs an augmentation plan and a new well permit
4
6. Garfield County Designated Engineer (Exhibit 12):
- The applicant should verify if the Fire Marshal has any requirements or
conditions for the propane storage and should supply a copy of the current
fArA liçs¡ss- Additional evidence should be supplied that the applicant is in compliance with
the well permit.
- The applicant should indicate if there is an existing OWTS for the residence.
- The applicant should obtain a Notice to Proceed from CDOT
- The applicant should verify that off-site drainage patterns are maintained and
that proposed improvements are adequate to convey large magnitude rainfall
events. A qualified professional may be necessary.
7. Carbondale and Rural Fire District (Exhibit 13):
- lndicated that they had no concerns with the application
- Additionally, the referral agency reviewed the State's LPG regulations and
indicated that it doesn't appear that State permitting is necessary provided that
the tank is less than 2,000 gallons and is dispensed for non-retail use.
Garfield County Vegetation Management (Exhibit 14)
- Requests that the applicant map and/or inventory the parcel for Garfield
County noxious weeds or contact staff to perform an on-site inspection.
9. Xcel Energy (Exhibit 15)
- Application is in Holy Cross Energy's Service Area
10.Other agencies that did not submit comments include: Garfield County
Environmental Health, State of Colorado Health Department - Air Pollution, State
of Colorado Division of Oil and Public Safety, Colorado Parks and Wildlife, Holy
Cross Energy
V. STAFF ANALYSIS
Article 7, Division 1: General Standards
1: Com lia District Use
The property is in general compliance with zone district regulations for the Rural Zone
District. The property is currently improved with a single-family residence, a legal, non-
conforming ADU, and space above the garage that isn't permitted for a dwelling. The
Contractor's Yard application is requesting a reduction in the lndustrial setback
requirements from 100' to 25'. This waiver request is discussed in the lndustrial Standards
section of this Staff Report. The applicant supplied a Survey that showed a patio and a
walkway on the southeast corner of the property in the Setback. Photos from the
Assessor's Office show that the patio appears to be located at grade, which is permitted
in the Setback. As such, there is no known setback violation. The proposed Contractor's
Yard is not located in this area and this application is specific to that proposed use.
B
5
lian hensive Plan
The site is identified as Residential Low which suggests a density of greater than 1
dwelling unit per 10 acres. The Residential Low district is described as follows:
Lrno Use
Deglexllton llescmmox tmnmsl¡ lgxruo
Residentiel
Low (RLl
Agriculturaland related uses ås wellas home
cccupalion uses that can b6 adequately buffered
fronr adjacent incompatible uses.
Rural{R}
Planned Unit Development
{PUD)
Dansityof residentialuses: 1 du par lt acres
Example:
The proposed use could generally be considered a home occupation as the owners of
the business use the parcel as their main residence. Existing vegetation and berms are
in place to buffer the use and the applicant is proposing an additional fence to be built in
an area where there is limited buffering. The parcel does not meet the requirement for 1
dwelling unit per 10 acres, but the proposal will not result in the creation of a new
dwelling unit.
The applicant has indicated that the subject property is located approximately 1 mile to
the east of Catherine's Store, an existing Village Center and that the property has
frontage along a Highway 82 Frontage Road.
Relevant goals and policies from the County Comprehensive Plan are outlined as
follows:
Chapter 3 - Section 4: Economics, Employment and Tourism
Policy #3: Garfietd County will encourage the development of a diversified
industriatbase recognizing physical location-to-market capabilities of the
community, and the social and environmental impacts of industrial uses.
Poticy #5: The county will direct industrial developments to the airport center
and other appropriately designated areas.
6
Strateg ies/Actions #4 : En su re th at com me rcial/i ndu strial developments are
compatible with adjacent land uses and preserue the visual quality of the
county.
Strategies/Acfions #6: Ensure that tourism development is compatible with
adjacent land uses and preserves the natural environment of the county.
It is Staff's opinion that the proposed facility meets these Policies, Strategies, and Actions
and is therefore in general compliance with the Comprehensive Plan.
Section 7-103 :Comoatibilitv
The application includes the following description of the surrounding land uses.
A smalt contractor's yard is compatible with the neighboring uses. This
property is in an area that could be considered Mixed-use; with the Waldorf
school located .5 miles west, Catherine Sfore 1 mile west, Alpine Animal
Hospitat about a mile east, Crown Mountain park about 2.3 tniles east, and
a variety of homes and properties with a wide range of outdoor storage and
b u si ness/comme rcial uses.
The nearest residence is located to the south west of the proposed use. The north and
west property lines benefit from both berms and vegetation to provide screening. There
is little screening towards the property to the southwest. The applicant has indicated that
they will construct a 6'tall privacy fence for additional screening in this direction.
The nearby area, while predominantly residential, does have some properties that are
being used for outdoor storage of vehicles and equipment, all of which are less screened
than the applicant's proposal. Additionally, the use accesses directly onto the Highway
82 Frontage Road.
The Application indicates that the storage use of the site will be limited to storing 6 trailers
and 4 vans or trucks in the storage area. There will be no clients visiting the site and no
flights from the subject area. Additionally, the applicants live on the site. There will be little
additional traffic generated from employees who are not residents, entering and leaving
the property. The small scale of this proposal is more compatible with surrounding uses
than something larger, with additional traffic.
Section 7-103 requires the following: "The nature, scale, and intensity of the proposed
use are compatible with adjacent land uses."
The LUDC further defines Compatibility as: "The characteristics of different uses or
activities or design that allow them to be located near or adjacent to each other in
harmony. Compatibility does not mean "the same as." Rather, compatibility refers to the
sensitivity of development proposals in maintaining the character of existing
development."
7
While there are residences in the area, the area also has the Waldorf School and the
newly approved Polo Fields to the west and various outdoor storage uses proximate to
the site. lt appears from the applicant's submittals (including the proposal to build a 6'
privacy fence) and the staff site visit that the outdoor storage area will be appropriately
screened from adjacent residences. Additionally the applicant will access directly onto a
Highway 82 Frontage Road. This screening and existing conditions on the site can make
the use compatible with surrounding properties.
Section 7 -1 04 Sufficient, Adequate,Leqal and Phvsical Source of Water
The applicant's propose to serve the use with an existing well on the site and have
requested that water quality testing and pump testing be required as Conditions of
Approval.
The application was referred to the Division of Water Resources who indicated
As tong as the applicant either does not exceed allowed uses under well permit
no. 266499, or, obtains a new well permit for the additionaluses, this office would
not have an objection to this Land Use Change application for the Contractor's
Yard.
The well permit allows for one single family dwelling unit. Additional State Engineer
policies allow for wells to serve auxiliary living spaces (2016-1) and commercial activities
(2011-3). The Division's letter seemed to indicate that they needed additional information
to ultimately decide whether a new well permit would be required.
Staff has included a suggested Condition of Approval that the applicant be required to
follow-up with the Division with more information on the property. Ultimately an updated
letter from the Division will be required indicating that all proposed and existing uses are
in compliance with the well permit, or the applicant shall be required to obtain an updated
well permit.
n 7-105: Ad r Distribution
A connection to central services is not required as the parcel is not located within 400'of
a Central System. The applicants propose to use an existing, permitted OWTS to serve
the future use in the proposed out-building (Permit No. 4545). The application was
reviewed by the Garfield County designated engineer who indicated that a qualified
professional should verify that the existing OWTS is adequate for the current use as well
as the proposed use (Comment 4).
Since that initial referral comment, the County designated engineer reviewed the OWTS
permit that was issued in 2009. He responded (Exhibit 17):
Thank you. That would satisfy comment #4 from my letter dated 09/21/18.
8
One potential issue identified by Staff is the proximity of the Contractor's Yard to the septic
field. lt appears, from submittals and the OWTS permit that the two will not overlap,
however, staff has included a suggested Condition of Approval that no portion of the
Contractor's Yard will extend over the OWTS.
Section 7-106: Adequate Public Utilities
The Applicant has represented that electrical service is able to serve the future building
The application was referred to Xcel Energy and Holy Cross. No issues were identified.
Section 7-107 Access and Roadwavs
a. A referral letter from CDOT (Exhibit 8) indicated that they have provided an access
permit for the use. CDOT also requests that the County require the applicant to fulfill the
terms and conditions of the permit.
As a result of these comments, Staff recommends that as a condition of approval that the
Applicant construct any CDOT required improvements prior to the issuance of the Land
Use Change Permit.
b. The Traffic Study provided by the Applicant indicates that the Contractors Yard will
have 10 trips from cars and light trucks, with 5 peak hour trips per day. 10-12 trips per
month will be made by other businesses that may be servicing the hot air balloon
business. The parcel has two accesses onto the State Highway and CDOT indicated that
the easternmost access should be maintained for residential use. The application
indicated:
Access to the Contractor's Sforage Yard will be provided by a driveway that
exceeds the requirements in Table 7-107. CDOT has dictated the driveway access
from Highway 82 to be 25 feet wide and paved for 20 feet. The remaining driveway
to the storage yard will be about 40 more feet before flowing into the storage yard;
driveway and storage yard will be gravel. There is a driveway that is already
existing to the proposed small storage yard. All driveways will be superior to the
Primitive/Driveway, Semi Primitive or RuralAccess roadway standards in table 7-
107 of the Land Use and Development Code.
c. The Applicant has indicated that the access roadway to the Highway 82 Frontage
Road will meet the dimensional requirements outlined in Section 7-107. Staff
recommends a Condition of Approval that the roads be maintained to the standards
outlined in Section 7-107.
Section 7-108. Natural Hazards
The Applicant has represented that there are no natural hazards on the property. County
Hazard Mapping does not indicate any hazards on the property.
9
Section 7-109: Adequate Fire Protection
The application was reviewed by the Carbondale & Rural Fire Protection District who
indicated that they had no issues with the proposal. Further, at Staff's request the fire
department looked into the provision of the LPG tank on site and provided the following
comment (Exhibit 13):
I have reviewed fhe Sfafe's LPG regulations and it doesn't appear to me that State
permitting rs necessary if the tank rs /ess than 2,000 gallon capacity and the
dispensing is for non-retail use. I have attached the applicable sections of NFPA
58, Liquefied Petroleum Gas Code, 2017 Edition. lt appears that the proposed
tank meets the setback requirements. The 2017 edition has some new sections
that are specific to hot air balloons which I have highlighted.
Based on the fire department review, adequate fire protection will be provided and it
appears that there is no further permitting required for the LPG tank provided that it meets
all other requirements. The applicants located the propane tatrk much farther away from
adjacent residential property lines than the rest of the Contractor's Yard.
The Garfield County designated engineer indicated that the applicant should provide
documentation that an FAA license is qualification for propane storage and a copy of a
current FAA license. The applicant has since provided a copy of the FAA license.
Article 7, Division 2: General Resource Protection Standards
Section 7-201 Aqricultural Lands
The property is not currently in agricultural production and it does not appear that there
are any agricultural properties in close proximity to the parcel. The site plan did show an
irrigation ditch on the parcel, however it is located on the opposite side of the parcel near
the existing residence (well outside the 35-foot Water Body setback) and will not be
impacted by the proposed Contractor's Yard.
Section 7-202Wil life Habitat Areas
The parcel is already improved with a single-family residence, a non-conforming ADU and
an accessory structure. The addition of a Contractor's Yard and another accessory
building is not anticipated to have any further impact on wildlife. The application was
referred to Colorado Parks and Wildlife, who did not respond with a referral comment. As
such no additional impacts to wildlife are anticipated.
Section 7-203 Protection of Wetlands and Waterbodies
The site plan indicates that there is an irrigation ditch on the property, but is located well
outside the 35-foot setback requirement. Additionally, irrigation ditches do not qualify for
10
the Waterbody Setback
There are ponds located on the parcel to the south of the subject site. The application
indicates that those ponds are more than 35-feet back from the property line. The
proposal includes a 25-foot setback along the rear property line. The application appears
to be in compliance with allWaterbody setback requirements.
Section 7-204 Drainaqe and Erosion
The application includes the following regarding grading and drainage on the property
The property already has a dry well that has been set up to drain any excess
water on the property. No further grading or drainage plans are necessary as we
wilt be keeping the existing drainage plan in force. We will add gravelto the
already flat areas where the vehicles will be stored. The storage yard area is a
high flat level area on the West side of the property, it has adequate drainage to
lower ditch lines along the properfy.
The application included the topography and soils map of the property which was
reviewed by the County designated engineer. The engineer's comments included:
The ptan shorøs a large culvert directed at the proposed site. The Applicant
proposes berms and states that the existing sife currently drains adequately.
However, part of the reason for providing a grading and drainage plan is to verify
that current drainage patterns are not impeded with the proposed plan. The
Appticant should verify that off-sight drainage patterns are maintained and that the
proposed improvements are adequate to convey large magnitude rainfall events.
A qualified professional may be necessary.
Based on this review, staff has included a suggested Condition of Approval that the
applicant supply a grading and drainage plan for the proposed use that is completed by
a qualified professional and subject to approval by the County designated engineer.
Sections 7-205 Environmental Qualitv
lmpacts to air and water quality is expected to be limited to typical impacts from motor
vehicles. Staff anticipates minimal impact to Environmental Quality requirements.
Section 7-206 ldfire Hazards
The subject property is identified as Not Rated according to, Wildland Fire Susceptibility
lndex of the Community Wildfire Protection Plan (CWPP). ln addition, no slopes over 30%
have been identified and no fire chimneys are known to exist on the property.
The application was referred to the Carbondale and Rural Fire Protection District (Exhibit
13), who indicated that they have no issues with the proposal.
11
7-207 Natu icH
See Section 7 -108, above
Section 7-208 Reclarnatiorr
This application was referred to the Garfield County Vegetation Manager who indicated
that the applicant map and/or inventory the parcel for Garfield County listed noxious
weeds or contact staff to visit for an on-site noxious weed inspection and that a
management plan is created for any inventoried noxious weeds (See Exhibit 14). This
has been included as a suggested condition of approval.
The application includes the following representation.
We witl foltow all recommendations to restore a natural appearance to all areas
that are disturbed during the building and set up of the Small Contractors Sforage
Yard and buitding. If we need to make any changes to the existing driveway we will
also insure that att disturbed areas shall he rcvegetated to a desired plant
community with composition of weed-free species and plant cover typical to the
srïe.
As no additional disturbance is anticipated beyond what is required for the long-term
functioning of the site, staff does not anticipate that reclamation will be required.
Article 7, Division 3, Site Planning and Development Standards
Section 7-301 C ompatib Desion
There is significant buffering onsite from existing berms and vegetation. Additionally, the
applicant is proposing to install a six foot tall privacy fence along the southern property
line. The applicant's proposal limits the number of vehicles that will be stored onsite to 6
trailers and 4 vans/trucks. The applicant has indicated that the hours of operation for the
use are 7:00 a.m. to 7.00 p.m. With the limitation on overall use and proposed additional
screening, it is staff's opinion that the application is generally compatible and buffered
from adjoining uses.
While noise beyond trucks is not contemplated, Staff has included a suggested condition
of approval that the applicant abide by applicable noise requirements. The applicant
indicated that the barn structure will be used as an indoor storage area to work on and
maintain equipment. Hours of operation are discussed in the lndustrial Standards section.
Section 7-302 Off-Street Parki no and Loadinq tandards
Adequate parking and circulation has been demonstrated
Sections 7 -303 Landscaoino Standa rds
t2
lndustrial uses are not subject to specific landscaping requirements of the Code.
However, the Applicant has demonstrated that existing landscaping on the property
provides sufficient screening of the use from the public vantage points.
Section 7-304 Liqhtinq
The Applicant has represented the following regarding lighting
All exterior lighting will be downcast and shielded.
Section 7-304 requires that all exterior lighting meet the following standards
A. Downcast Lighting.
Exterior tighting shall be designed so that light is directed inward, towards
the interior of the Subdivision or site.
B. Shielded Lighting.
Exterior lighting shall be fully shielded or arranged in a manner so that
concentrated rays of light will not shine directly onto other properties.
C. Hazardous Lighting.
The direct or reflected light from any light source shall not create a traffic
hazard. Cotored lights shall not be used in such a way as to be confused or
construed as traffic control devices.
D. Flashing Lights.
Btinking, flashing, or fluttering lights, or other illuminated device that has a
changing light intensity, brighfness, or color, shall be prohibited in all zone
districts.
E. Height Limitations.
Light sources which exceed 40 feet in height shall not be permitted except
for temporary holiday displays or as required by local, Sfafe or Federal
regulations.
Staff recommends that the 7-304 Standards be conditions of approval
Section 7-305 Snow Storaoe Standards
Adequate areas for snow storage is available for the proposed facility
Section 7-306 Trai I and Walkwav Standards
These standards are not applicable based on the proposed use
13
Article 7, Division 3, Section 7-1001: lndustrial Use Standards
The Application submittal addresses key industrial use standards from the Land Use and
Development Uode summarized with staff comments bêlow:
A. Residential Subdivision
The location is not within a residential subdivision.
B. Setbacks
The applicant is requesting a Waiverfrom the 100'setback requirements for industrial
facilities. The Waiver request is to allow a 25' setback from all property lines rather than
the required 100'. The property is surrounded on the east, west, and south by residential
properties. The applicant's proposal would be for the standard setbacks, except for the
Side Yard, which would increase from 10'to 25'. The residences themselves are located
further back than the property lines. This is especially true to the south and the west, as
the property line is an access driveway, associated with a residence located
approximately 450' to the south. The nearest residences are on the other side of that
property line, making the setback greater than the waiver request that has been
submitted. The applicant indicated the following with the waiver request:
The storage yard witt be 25 feet to the adjacent residential property line, fortunately
that property tine contains the corridor for the driveway of neighboring properties.
The driveway corridor runs between 30 and 20 feet wide along the west side of the
property and it runs about 45 feet wide along the south side of the property. We
are requesting a waiver of 50 feet which would allow us fo have the storage yard
on the easf srde of the properfy within 25 feet from the property line. The storage
yard witt be within 25 feet from the driveway corridor of parcel # 239132201001
tocated at 16615 Highway 82, Carbondale, CO 81623. The propane tankwill be
100 feet from any neighboring residential property.
The subject property has substantial screening in place, with both berms and vegetation.
Additionally, the applicant is proposing to build a six foot tall fence along the southern
property line. Public notice was completed and no comments have been received.
The Waiver Criteria requires that.
1. lt achieves the intents of the subject standard to the same or better degree than
the subject standard; and
2. lt imposes no greater impact on adjacent properties than would occur through
compliance with the specific requirements of this Code.
Staff's opinion is that the applicant's proposal meets this waiver criteria. The berms,
vegetation, and fencing all work to ensure that there is no greater impact on adjacent
14
property owners as the site will be effectively hidden from view. Also, while the waiver
request is from the applicant's property line, the adjacent residential property line is
associated with a residence that is a significant distance away. The nearest residential
property line with a nearby structure has the built in additional buffer of the access
driveway. Any noise and visual irrrpact is tnore effectively buffered by the berms,
vegetation, and fence, rather than simply having a 100' setback on flat ground.
C. Concealino and Screenino
The proposed Contractors Yard is to be located primarily outdoors with some storage and
minor repair work occurring inside the proposed structure. The property has significant
screening from many public vantage points as a result of the vegetation, berms, and a
proposed fence. Please see Section 7-301 and 7-101 for a further discussion of
compatibility. The Applicant has represented the following regarding screening:
There are existing berms surrounding much of the property; fhese berms will
provide screening of the Small Contractor's Sforage Yard from neighboring
properties. Berms are located along the North and West side of the area of the
proposed Small Contractor's Storage Yard. We will install a 6' fence along the
Southern properfy line thus providing screening of the Storage Yard.
Based on the representations by the Applicant and site visits by the property, it is Staff's
opinion that the applicant meets Concealing and Screening requirements.
D. Storing
The storage use will be a minimum of 25 feet from any adjacent property line should a
Waiver from the 100 foot setback be approved. The applicant has indicated that LPG will
be stored and dispensed onsite. The proposal was referred to the Carbondale and Rural
Fire Protection District who indicated (Exhibit 13):
I have reviewed fhe Sfafe's LPG regulations and it doesn't appear to me that State
permitting rs necessary if the tank rs /ess than 2,000 gallon capacity and the
dispensing is for non-retail use. I have attached the applicable sections of NFPA
58, Liquefied Petroleum Gas Code, 2017 Edition. lt appears that the proposed
tank meets the setback requirements. The 2017 edition has some new sections
that are specific to hot air balloons which I have highlighted.
The waiver request for storing is largely consistent with the request for the industrial
setback waiver. Staff is supportive of this request.
E. lndustrialWastes
No industrial wastes are proposed to be stored at this facility. lt is recommended that a
condition of approval be added requiring adherence to this Code standard.
15
F. Noise
Noise generation will need to comply with State regulations. Should future violations be
noted the Applicant shall be required to achieve compliance through mitigation or
operational changes (i.e. lrours of operation, types of contractor uses). The Applicant has
stated that no significant noise will occur on the site. The applicant has also indicated that
repair and maintenance work will occur inside the proposed structure. Staff has included
a suggested condition of approval that idling of vehicles be minimal on the property.
G. Ground Vibration
No ground vibration is expected outside that created by motor vehicles. lt is
recommended that a condition of approval be added requiring adherence to this Code
standard.
H. Hours of O
The Code requires that "Any activity that will generate noise, odors, or glare beyond the
property boundaries will be conducted between the hours of 7.00 AM and 7.00 PM
Monday through Saturday, or as approved by the decision-making authority." The
applicant has proposed the hours of 7:00 am to 7:00 pm. The nature of the business
requires operation seven days a week, however the operation is usually limited to picking
up trailers and returning them. The applicant responded to a question from staff regarding
hours of operation with the following (Exhibit 16):
I witt begin by responding to your question, we will be going to work 7 days a week
as needed. We stated in the application we conduct most of our busrness in the
Summer, it is 7 days a week but is also dependent on the weather. Our activity
consrsfs of leaving the property to drive to Snowmass Village to conduct our flight,
much like someone leaving their home to go to work, we return around 4 hours
later to refuel the balloon and put it away. There is not a lot of activity aside from
that. Sometimes, during the week days, we may have other activity such as
maintaining equipment within the yard. Our business is much like a home
busrness, but we still drive to work just like everyone else in this valley. We will
leave our home and return as a normal use like any other residential use or
average person. I hope this makes sense.
With this proposal staff has included a suggested condition of approval that is consistent
with lndustrial Standard requirements, but explicitly allows the applicant to drive trailers
off and onto the site during those hours.
L lnterference, N isance. or Hazard
Staff recommends a condition of approval requiring adherence to this standard. The
standards from the LUDC are as follows.
16
Every use shall be so operated that it does not emit heat, glare, radiation,
or fumes that substantially interfere with the existing use of adjoining
property or that constitutes a public nuisance or hazard. Flaring of gases,
aircraft warning signal, and reflective painting of storage tanks, or other
legal requirements for safety or air pollution control measures, shall be
exempted from this provision.
VI. SUPPLEMENTAL SUBMITTALS
The applicant submitted a response to Referral Comments. This has been included as
Exhibit 16 to this Staff Report.
VII. SUGGESTED FINDINGS
1. That proper public notice was provided as required for the Director's Decision.
2. That the Application does adequately meet the requirements of the Land Use and
Development Code of 2013, as amended, with approval of the following Waivers:
Section 7-1001(B) - Setbacks, and SectionT-1001(DX3) - Storing Setbacks.
3. That the application is in general conformance with the 2030 Comprehensive Plan,
as amended.
VIII. RECOMMENDATION
Staff recommends a finding that, with the recommended conditions and aforementioned
Waivers, the proposed Contractors Yard, Small is in conformance with the
Comprehensive Plan of 2030 as well as the Land Use and Development Code. Staff,
therefore, recommends approval with conditions for the Wood Contractors Yard, Small
application.
Suggested Conditions of APProval
Prior to I Land Use
1. The applicant shall address noxious weeds on the property as required by Garfield
County Vegetation Management in Exhibit 14 o'f the Staff Report. A demonstration
of compliance with this condition will be provided by the Vegetation Management
Department.
2. The applicant shall either obtain an update from the Division of Water Resources
indicating that the uses on the site are in compliance with the existing well permit
or the applicant shall obtain a new well permit that accounts for all uses of the well
on the property.
t7
3. The applicant shall supply a grading and drainage plan from a qualified
professional for the proposed use, acceptable to the Garfield County designated
engineer. Any required improvements from that plan shall be required to be
installed prior to the issuance of the Land Use Change Permit.
4. The applicant shall obtain a notice to proceed from CDOT and complete required
improvements to the access.
5. The applicant shall install a solid six foot tall fence as indicated on the site plan
6. The applicant shall submit a pump test that meets the standards in Section 4-
203(MXlXbXSXa). A statement from a qualified professional shall be submitted
to Community Development that states the well will be adequate to supply water
for the proposed uses.
7. The applicant shall supply a water quality test for all contaminants listed in
Section 4-203(MXlXbXSXc) of the Land Use and Development Code. lf any
contaminants exceed required standards, the applicant shall supply a letter from
a qualified professional detailing required improvements that need to be
completed to ensure that the water distribution system meets required water
quality standards. Any identified improvements shall be installed prior to the
issuance Land Use Change Permit.
General Conditions
L All representations of the Applicant contained in the application including the site
plan and overall dimensions of the contractor's yard shall be considered conditions
of approval unless specifically modified by the Conditions of Approval.
9. Storage of vehicles and trailers associated with the Contractor's Yard use shall be
limited to 4 vehicles and 6 trailers as indicated in the application.
10.The operation of the contractor's yard shall be done in accordance with all
applicable Federal, State, and local regulations governing the operation of this type
of facility including, but not limited to, LPG storage.
11.All activity and structures associated with the Contractors Yard, with exception to
the access road, shall be contained within the area identified on the Site Plan and
shall be at least 25 feet back from all property lines.
12.ldling of vehicles on site shall be minimal
13.The application was specifically for the Small Contractor's Yard. The application
represented that there was no residential occupancy above the barn. The approval
of the Small Contractor's Yard in no way indicates approval for any unknown Land
Use and Development Code violation on the site.
18
14.The access road from the Highway 82 Frontage Road shall be maintained to the
standards outlined in Section 7-107.
l5.Vehicular access to the Contractor's Yard shall be limited to the western access
point onto the parcel.
16. No portion of the Contractor's Yard shall extend over the septic tank or leech field
17.All lighting shall be the minimum necessary and shall comply with Section 7-304
of the Land Use and Development Code.
18. The operator acknowledges that Garfield County has standards for lndustrial Uses
as described in Section 7-1001 of the Land Use and Development Code. These
standards shall be applicable to this use except as modified by this approval.
19.Any activity that will generate noise, odors, or glare beyond the property
boundaries shall be conducted between the hours of 7:00 a.m. to 7:00 p.m.
Monday through Saturday. Vehicles and trailers are permitted to exit and enter the
site outside of those hours.
I9
EXHIBIT
L
Garfie ld Co un
PUBTIC HEARING NOTICE INFORMATION
Please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. ln addition, please initial on the blank line next to the statements if they accurately reflect the
described action.
E My appllcation required wrltten/mailed notlce to adJacent property owners and mineral
owners.
A
.U Mailed noticewascompleted onthe I /îL aay ot \ept'n-*lr' .zo-..---T-
E All owners of record within a 200 foot radius of the subject parcel were identified as
shown in the Clerk and Recorde/s office at least 15 calendar days prior to sending
notice.
Í," 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.
tr My application required Published notice.
Notice was published on the day of , 20_.
Please attach proof of publication in the Rifle Cit¡zen Telegram.
tr My application required Postlng 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 test¡fy that the above information ¡s true and accurate.
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Patrick Waller
From:
Sent:
To:
Subject:
Andy Schwaller
Tuesday, September 4, 2018 10:27 AM
Patrick Waller
RE: Garfield County Referral Request - Small Contractor's Yard - File No.
GAPA-04-18-8636
Looks pretty straight forward. The OWTS would need to be within setback requirements for OWTS and be designed by
an engineer. Any structures would need to meet the 2015 lBC. They should check with Bill Gavette regarding LPG
storage and transfer. They may need to submit a site plan/permit to the State Dept. of Labor And Employment -State
Oil tnspector if they set up a LPG dispenser. I believe a phone number is 303- 318-8484.
Andy
From: Patrick Waller
Sent: Friday, Attgttst 31,2018 9:32 AM
To: Kelly Cave <kcave@garfield-county.com>; Andy Schwaller <aschwaller@garfield-county.com>; Morgan Hill
<mhill@garfield-county.com>; Michael Prehm <mprehm@garfield-county.com>; Dan Goin <dgoin@garfield-
county.com>; Steve Anthony <santhony@garfield-county.com>; Roussin - CDOT, Daniel <daniel.roussin@state.co.us>;
Coffin - CDPHE, Richard <richard.coffin@state.co.us>; Megan Sullivan - DNR <megan.sullivan@state.co.us>; Comments -
CDPHE, HMWMD <comments.hmwmd@state.co.us>; Simmons - CDLE, Scott <scott.simmons@state.co.us>;
scott.hoyer@state.co.us; Taylor Elm - DNR <taylor.elm@state.co.us>; Rob Goodwin <rgoodwin@carbondalefire.org>;
Bill Gavette <gavette@carbondalefire.org>; Chris Hale <chris@mountaincross-eng.com>; rwinder@holycross.com;
sa ma ntha.l.wakefield @xcelenergy.com
Subject: Garfield County Referral Request - Small Contractor's Yard - File No. GAPA-04-18-8636
Good Morning,
Garfield County Community Development is requesting referral comments for an application for a Contractor's Yard
Small (File No. GAPA-04-1S-8636). The physical address is 1-6695 Highway 82, Carbondale, CO 81623 and the Garfield
County Assessor's Parcel Number is239132200006. The Contractor's Yard is proposed to be approximately 0.24 of the
2.09 acre parcel. Water and Wastewater are proposed through an existing welland OWTS. Access is off of a Highway 82
frontage road. The property is zoned Rural.
The application is available for review here
Garfield County Community Development is requesting any responses to referral comments by Friday September 2L,
2018.
Thanks for your review and please contact me with any questions,
Patrick Waller
Senior Planner
Garfield County
Community Development Department
l-08 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-1377 ext. 1580
1
EXHIBIT
'lr0ô0!n
Patrick Waller
From:
Sent:
To:
Subject:
Attachments:
x
Roussin - CDOT, Daniel <daniel.roussin@state.co.us>
Tuesday, September 4,2018 5:44 PM
Patrick Waller
Re: Garfield County Referral Request - Small Contractor's Yard - File No
GAPA-04-18-8636
ACC-3 1 8034-SH0B2 FR-M P01 6.360-R.pdf
pat - CDOT has provided an access permit for this use. Here is the access permit (318034). CDOT request that
the County requires the applicant to fulfill the terms and conditions of the permit.
Thanks
Dan
Dan Roussin
Permit Unit Manager
Traffrc and Safety
P 970.683.6284 | F 970.683.6290
222 South 6th Street, Room 100, Grand Junction, CO 81501
niet. roussin www.codot -sov /I www.cotriÞ.orq
x
On Fri, Aug 31,2018 at9:32 AM, Patrick Waller <pwaller@garfield-o wrote:
Good Morning,
Garfield County Community Development is requesting referral comments for an application for a
Contractor's Yard Small (File No. GAPA-04-18-3636). The physical address is 16695 Highway 82,
Carbondale,CO 81623 and the Garfield County Assessor's Parcel Number is239132200006. The Contractor's
yard is proposed to be approximately 0.24 of the 2.09 acre parcel. Water and Wastewater are proposed through
an existing well and OWTS. Access is off of a Highway 82 frontage road. The property is zoned Rural.
1
EXHIBITI!I¡a.
Patrick Waller
From:
Sent:
lo:
Subiect:
carenjohannes@state.co.us on behalf of Comments - CDPHE, HMWMD
< comments.h mwmd @state.co.us >
Tuesday, September 4, 2A18 9:46 AM
Patrick Waller
Garfield County Referral Request - Small Contractor's Yard - File No. GAPA-O4-18-8636
Mr. Waller -
Thank you for your email. The division has no comments as we do not have regulatory authority
Caren Johannes
Customer Technical Assistance
Hazardous Materials and Waste Division
HMWMD-82, 4300 Cherry Creek Drive South, Denver, CO 8024ó-1530
P 303.692-3320 | F303-759-5355
comments.hmwmd@state.co.us I www.colorado.eov/cdphe/hm
Patrick Waller
From:
Sent:
To:
Subiect:
TTÆf.ßYSHTLffi
forenan
lload I Brldge
t2fl8 flt 333Å
lliflz, ffi 81fr50
Fhnne; (97t) t25-8601
fax. (970) 625'8fr2/
tell: (9/0) 319'03t1
G Gar!îetd County
Harry Shiles
Tuesday, September 4, 2018 8:55 AM
Patrick Waller
Garfield County Referral Request - Small Contractor's Yard - File No. GAPA-04-18-8636
Patrick
Road and Bridge has reviewed this request and have no concerns as it will have no impact on any county road
Thanks
1
^Ml
COLORADO
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 821
Denver, CO 80203
MEMORANDUM
Date: September 14,2018
To: Patrick Waller, Senior Planner
Garfield County Community Development Department
From: Justina Mickelson, Physical Science Researcher/Scientist
Re: Wood Small Contractor Yard, Land Use Change Permit; GAPA-04-18-8636
We have reviewed the land use change request to allow a Contractor's Yard to support a hot air
balloon business, on a 0.24-acre portion of an approximately 2.O9-acre property, located in part
of the SW1/4 of Section 32, Township 7 South, Range 87 West of the 6th P.M., at 16695
Highway 82, Carbondale. The property currently has an existing single family residence, an
ADU and artist studio above a three car garage, and access road and utilities in place. The
applicant does not propose to create a new lot or change the size of the existing lot. Ïhe current
water supply to the parcel is provided by an existing well. The application also indicates an
existing individual septic serves the existing single-family dwelling and Auxiliary Living Space
(ADU and artist studio above the three car garage).
According to the application materials, the applicant intends to store and maintain equipment for
their hot air balloon ride business. The applicant's plans may include a bathroom in the office in
the building (barn) once it is built. The materials state that the applicant will not be hosting any
customers and employees will be limited to four, most of whom live on the property. The
applicant has indicated that employees may use the facilities within the existing three car
garage/loft located beside the storage yard.
Well Permit No. 266499 was issued November 9, 2005 for historical uses for an existing well,
located in the SE114 of the NW1/4 of Section 32, Township 7 South, Range 87 West of the 6th
P.M. Permitted uses are limited to ordinary household purposes inside one single family
dwelling, fire protection, the watering of domestic animals and poultry, and the irrigation of not
more than 4,356 square-feet of home gardens and lawns. This well, known as the Agua Fria No.
Uno Well, is decreed for domestic use and lawn and garden irrigation of less than one acre, with
a priority date of December 31, 1955 and a pumping rate of 15 gpm according to Division 5
Water Court case no. W2818.
It is unclear whether the Auxiliary Living Space described as an ADU and artist studio above the
three car garage is an independent living area. lf the Auxiliary Living Space meets all the
criteria in the State Engineer's Office (SEO) Guideline 2016-1 Concerning Water Supplies For
Auxiliary Living Spaces for determining what constitutes a single-family dwelling, it would be
considered by the SEO to be an extension of the main residence and a well permitted to service
only one single-family dwelling may legally supply both the main residence and the Auxiliary
Living Space. However, if the Auxiliary Living Space does not meet all of the criteria it would be
considered by the SEO an additional single-family dwelling, and a new well permit would be
required since well permit no. 266499 limits use to one single-family dwelling
!o
E
EXHI BIT
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.water.state.co.us
Patrick Waller
Wood Small Contractor Yard
Septermber 14,2018
Page 2 of 2
Well permit no. 266499 does not allow for drinking and sanitary purposes for employees other
than the party living in the single-family residence (this would also be applicable to an extension
of the main residence, i.e., auxiliary living space, barn). The applicant's well permit does not
allow additional water to be diverted or consumed as a result of a business being conducted on
the property. Please see the SEO Policy 2011-3 Concerning CommercialActivities on Property
Served By Residential Exempt and Small Capacity Wells (Amended March 1,2018) for specific
qualifications.
lf the applicant's current and proposed uses do not qualify as one single-family dwelling per
SEO Guideline 2016-1 and/or if the applicant's proposed commercial activities on a residential
site exceed limits for one single-family dwelling per SEO Policy 2011-3, a new well permit is
required. Since the property is located in the Colorado River Basin which is over-appropriated,
a new well permit would have to operate pursuant to an approved plan for augmentation. The
applicant should seek out an existing plan for augmentation operation in the area or develop a
new plan for augmentation. The applicant may contact Basalt Water Conservation District
(other augmentation water may be available in the area) to inquire about the availability of
augmentation water. After the augmentation has been arranged the applicant may submit an
application for a non-exempt well permit to this office, to re-permit the well for the proposed
additional uses.
As long as the applicant either does not exceed allowed uses under well permit no. 266499, or,
obtains a new well permit for the additional uses, this office would not have an objection to this
Land Use Change application for the Contractor's Yard.
Please let me know if you or the applicant has any questions regarding this matter.
13'13 Sherman Street, Room 821, Denver, CO 80203 P 303.8ó6.3581 F 303.866.3589 www.water.state.co.us
MOUNT¡TTN EROSS
ENCINEERING, INC.
eivil ancl Ënvironmental Consulting and Dasign
September 2 l, 2018
Mr. Pah'ick Waller
Garfi eld Courity Planning
108 8d' Street, Suite 401
Glenwood Splings, CO 81601
RE: Revicw of thc Wood Small Contractor Yard Application: GAPA-04-18-8636
Deal Patrick:
This of{ìce has performed a review of the documents provided for the \Mood Small Contractor
Yarct Application. 'Ihe subrnittal was found to be thorourgh and well olgarrized. The review
generated the following cornments:
1. The Applicant proposes that a barn would be built in the f'uture. The Applicant should be
aware that tliey will still need to submit arr application fbr a btrilding permit.
Z. The Applicant should verify if the Fire Marshal has any requirements or conditions f'or the
propalle storage. The Applicant should also provide documentation that an FAA license is
quAincation lbr propal" ttotug. ancl a copy of a culrrent FAA license.
3. The water well permit only allows for one household use ancl there are two residences on the
property. The Applicant sliould plovide evidence tlrat the existing well penr-rit would allow
1'or the current uses as well as the proposed use.
4. The Applicant should describe if the existing OWTS serves the existing resiclence as well as
the garage or if there is a seconcl separate OWTS for the t'esidence. If there is only one OWTS,
it rnay nãt be large enough for the garage, barn, and residence. A qualifìecl prolbssional should
verify that the existing OWTS is aclequate for the curtent use as well as the proposecl use.
5. The Applicant plovided CDOT permits fol the entt'ance, The Applicant should also obtain the
Notice to Proceed and complete the work as a condition of approval.
6. The plan shows a large culvert directed at the proposecl site, The Applicaut proposes berms
and itates that the existing site currently clrains adequately. I{owever, part of the reason for
providing a grading ancl drainage plan is to verify that current clrainage patterns are not
impeded with the proposecl plan. The Applicant shoulcl verify that off-sight clrainage patterns
ar.e maintained and that the proposed improvements are adequate to convey large magnitude
rainfall events. A qLralified professional rnay be necessaty,
Feel free to call if you have any questions or comments.
Sincerely
Cross Inc
'i
&;"."
EXHIBIT
3-
IrTô.oa
PE
826'/'Grand Avenue, Glenwood Springs, CO 81601
P; 970.945.55 44 F: 97 0.945.5558 www.mountaincross-eng.com
Patrick Waller
From:
Sent:
To:
Subject:
Attachments:
Bill Gavette < gavette@carbondalefire.org >
Thursday, September 20,2018 8:21 PM
Patrick Waller
RE: Wood, Small Contractor Yard, GAPA-O4-18-8636
NFPA 58, Liquid Petroleum Gas.Pdf
Patrick,
Item 9 of the supplementalapplication information makes reference to the NFPA Liquefied Petroleum Gas Code.
I have reviewed the State's LPG regulations and it doesn't appear to me that State permitting is necessary if the tank is
less than 2,000 gallon capacity and the dispensing is for non-retail use. I have attached the applicable sections of NFPA
58, Liquefied Petroleum Gas Code, 2017 Edition. lt appears that the proposed tank meets the setback
requirements. The 2017 edition has some new sections that are specific to hot air balloons which I have highlighted.
Thanks,
Bill Gavette
Deputy Chief
Carbondale & Rural Fire Protection District
www.ca rbonda lefire.o rg
970-963-2491
ÈIRS. EiIS'trESCUE
From : Patrick Waller fmailto : pwaller@ga rfield-county'com]
Sent: Thursday, September 20,20L8 4:53 PM
To: Bill Gavette
Subject: RE: Wood, Small Contractor Yard, GAPA-O4-18-8636
Thanks Bill. One question, any thoughts on the LPG dispenser on the property. lwas trying to chase down if they need a
permit from the State.
Any help is appreciated
Patrick Waller
Senior Planner
Garfield County
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 8160L
(970) 945-1377 ext. L580
1
I3bô.ot
pwa I ler(ôea rfie ld-cou ntv.com
http: //www.ga rfiè ld-co u ntv.com/co m m unitv-development/
From : Bil I Gavette Ima i lto :gavette @ ca rbo nda lefire.org]
Sent: Thursday, September 2O,2018 4:33 PM
To: Patrick Waller
Su bject: Wood, Srn a I I Contracto r Ya rcl, GAPA-04-1"8-8636
Patrick,
I have reviewed the application for the Wood, small contactor yard at 16695 Highway 82. I have no issues with the
proposal.
Thanks,
BillGavette
Deputy Chief
Carbondale & Rural Fire Protection District
www.ca rbonda lefire.org
970-963-249L
Frnf,. f,Ms. nrscuE
2
Garlield Coulnty
Vegetøtíon Mønagement
September 21,2018
Patrick Waller
Garfield County Community Development Department
RE: GAPA -04- 18 - 8636
Dear Patrick,
Staff requests that the applicant either map and/or inventory the parcel for Garfield County listed noxious weeds or
contact staff and we will visit with them on-site for a noxious weed inspection. We do request that the applicant provide a
management plan for any inventoried noxious weeds.
The county noxious weed list is attached.
Sincerely
Steve Anthony
Garfield County Vegetation Manager
195 W. 14ü Street, Bldg. D, Sulte 310
Rifle, CO 81650 Phone: 970-9¡[5-1377 x ¡1305 Mobile Phone: 970-3794456
GARFIELD COITNTY NOXIOUS WEED LIST Adopted by Board of County
Conrmissioners - February 16,2016
ep"gpggn.-l¡mg ScientifÏc Name Colorado
Designation
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
Artemsia absinthium
Hyoscyamus niger
Saponaria fficinalis
Cirsíum vulgare
Cirsium arvense
Cichoríum intybus
Clematis orientalis
Arctium minus
Tanacetum vulgare
Dipascusfullonum
Anthemis arvensis
Rumex crispus
Dipsacus lactnatus
Euphorbia cyparissias
Linaria dalmatica
Hesperis maftonalís
Centaurea dffisa
Cardaria draba
Cynoglossum fficinale
Aegilops cylíndrica
Euphorbia esula
Anthemis cotula
Centaurea pratensis
Salvia aethopsis
Carduus nutans
Euphorbia myrsinites
Leucantheum vulgøre
Lepidium latifolium
Carduus acanthoides
Conium maculatum
Lythrum salicaria
Acroptilon repens
El ae agnus angus tifo I ia
Tamarix parviflora
Tamarix ramosissima
Tripl e uro spe rnum perfor atum
Onopordum acanthium
Centaurea stoebe
Potentillø recta
Centaurea solstitalis
Linaria vulgaris
listed
B
B
B
B
B
c
B
c
B
B
B
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
EXHIBIT
lâ.coog
Patrick Waller
From:
Sent:
To:
Subject:
Wakefield, Samantha L <Samantha.l.wakefield@xcelenergy.com>
Thursday, September 27,2018 7:53 AM
Patrick Waller
RE: Garfield County Referral Reqr:est - Srnall Contractor's Yard - File No.
GAPA-04-18-8636
Holy Cross territory, thanl<s.
Samantha Wakefield
Xcel Energy I Responsible By Nature
Planner
1995 Howard Ave, Rifle CO 81650
P: 970-625-6028 F: 970.625-6030
E : Samantha. LWakefield@xcelenerqy.com
lnstallation Standards Link (Blue Book)
https://www.xcelenerqv.com/staticfiles/xe-responsive/Admin/Manaqed%20Documents%20&%20PDFs/Xcel-Enerqv-
Standard-For-Electric-l nstal lation-and-Use. pdf
My normalwork hours are 6:30am-4.30pm Tues-Fri
From : Patrick Waller fmailto : pwal ler@garfield-county'com]
Sent: Friday, August 31, 2018 9:32 AM
To: Kelly Cave; Andy Schwaller; Morgan Hill; Michael Prehm; Dan Goin; Steve Anthony; Roussin - CDOI Daniel; Coffin -
CDPHE, Richard; Megan Sullivan - DNR; Comments - CDPHE, HMWMD; Simmons - CDLE, Scott; scott.hoyer@state,co'us;
Taylor Elm - DNR; Rob Goodwin; Bill Gavette; Chris Hale; rwinder@holycross.com; Wakefield, Samantha L
Subject: Garfield County Referral Request - Small Contractor's Yard - File No. GAPA-04-18-8636
XCEI ENERGY SECURITY NOTICE: Th¡s ema¡l or¡ginated from an external sender. Exerc¡se caution before cl¡cking on anv links or
attachments and consider whether vou know the sender. For more information please visit the Phishing page on XpressNET.
Good Morning,
Garfield County Community Development is requesting referral comments for an application for a Contractor's Yard
Small (File No. GAPA-04-18-8636). The physicaladdress is 16695 Highway 82, Carbondale, CO 81623 and the Garfield
County Assessor's Parcel Number is239132200006. The Contractor's Yard is proposed to be approximately 0.24 of the
2.09 acre parcel. Water and Wastewater are proposed through an exist¡ng well and OWTS. Access is off of a Highway 82
frontage road. The property is zoned Rural.
The application is available for review here
Garfield County Community Development is requesting any responses to referral comments by Friday September 21-,
201,8.
Thanks for your review and please contact me with any questions,
1
Patrick Waller
From:
Sent:
To:
Subject:
Pam Wood < pwood.aia@gmail.com >
Tlrursday, Septernber 27,2018 B:38 PM
Patrick Waller
Re: Referral Comments - Contractor's Yard
Good afternoon Patrick,
I will begin by responding to your question, we will be going to work 7 days a week as needed. Wc statcd in
the application we conduct most of our business in the Summer, it is 7 days a week but is also dependent on the
weather. Our activity consists of leaving the property to drive to Snowmass Village to conduct our flight, much
like someone leaving their home to go to work, we retum around 4 hours later to refuel the balloon and put it
away. There is not a lot of activity aside from that. Sometimes, during the week days, we may have other
activity such as maintaining equipment within the yard. Our business is much like a home business, but we still
drive to work just like everyone else in this valley. V/e will leave our home and retum as a normal use like any
other residential use or average person. I hope this makes sense.
In regard to Andy Schwaller's concerars: The garage I artisf studio already has an OWTS system which is
separate from the house and adu. This system was installed about 10 years ago and is amply suffrcient to
handle an additional bathroom. V/e believe the existing systems are in line with the guidelines of Garfield
County.
Steve Anthony, the Garfield County Vegetation Manager expressed concern with noxious weeds. We are
willing to reach out to have them assist us in an inventory and the creation of a management plan to eradicate
any noxious weeds on the property. How do we go about doing that, is there a specific contact we can reach out
to?
Chris Hale with Mountain Cross Engineering, Inc. had several items of concern. 1. 'We understand the need to
undergo the building permit procedure when \,ve are ready to proceed with the building. 2. Thank you Patrick
for reaching out to the Fire Marshall to confirm our understanding of the propane tank use. We have already
provided information on the propane tank and I forwarded a copy of Bruce's FAA license to you yesterday. 3.
We have reviewed the water documents and requirements and provided that within the application. 4. As
mentioned previously, we have two OWTS within the property, one handles the house and adu and a second
one which was built ten years ago for the artist studio garage. 5. We understand the need to complete the
Notice to Proceed once we receive approval for the Small Contractor's Storage Yard. 6. We are not proposing
any new berms. There is a culvert that runs under old highway 82, which feeds into a drainage ditch to the west
of the pre-existing berms on the Northwest corner of the property. We are not altering the existing drainage
patterns.
Let me know if there is anything else we can do and we look forward to hearing from you soon.
Best Regards,
Pam and Bruce
Pam Wood
pwood.aia@gmail.com
970 379-3s91
EXHIBIT
&ôôg 6
Patrick Waller
From:
Sent:
To:
Subject:
Chris Halc <chris@mountaincross-eng.com>
Friday, September 28,2018 10:34 AM
Patrick Waller
RE: Garfield County Referral Request - Small Contractor's Yard - File No
GAPA-04-1 B-8636
Patrick:
Thank you. That would satisfy comment #4 from my letter dated 09/21,/18.
Sincerely,
Mountain Cross
Engineering, Inc.
Chris Hale, P.E.
826112 Grand Avenue
Glenwood Springs, CO 81601
Ph: 970.945.5544
Fx:970.945.5558
From: Patrick Wa I ler Imailto: pwa I ler@ga rfield-cou nty.com]
Sent: Thursday, September 27 ,2018 8:32 AM
To: Chris Hale <chris@mountaincross-eng.com>
Subject: RE: Garfield County Referral Request - Small Contractor's Yard - File No. GAPA-04-18-8636
HiChris,
I realized the applicant indicated that this was attached in the application, but I didn't see it in the submittal. Here is the
link to the permitted OWTS on the site. Let me know if this changes any of your referral comments.
Thanks for your review and thoughts on the application
Patrick Waller
Senior Planner
Garfield County
Community Development Department
108 8th Street, Suite 40L
Glenwood Springs, CO 81601
(970) 945-1377 ext. 1580
pwa I le r(ôga rfie ld-cou ntv.co m
http ://www.ga rfie ld-cou ntv.co m/co m m u n itv-deve lopmentl
From: Chris Hale Imailto:chris@mountaincross-eng.com]
Sent: Friday, September 2L,2O18 L:33 PM
To: Patrick Waller
Subject: RE: Garfield County Referral Request - Small Contractor's Yard - File No. GAPA-04-18-8636
I
EXHIBIT
g
oc
Patrick:
Here you are. The original is in the mail.
Sincerely,
Mountain Cross
Brrgineering, lnc.
Chris Hale, P,E.
826112 Grand Avenue
Glenwood Springs, CO 81601
Ph: 970.945.5544
Fx: 970.945.5558
From: Patrick Wa I ler Imailto: pwa ller@ea rfield-countv.com]
Sent: Friday, August 3L,20t8 9:32 AM
To: Kelly Cave <kcave@garfield-countv.com>; Andy Schwaller <aschwaller@garfield-countv.com>; Morgan Hill
<mhill@garfield-countv.com>; Michael Prehm <mprehm@garfield-countv.com>; Dan Goin <dgoin@garfield-
countv.com>; Steve Anthony <santhonv@garfield-countv.com>; Roussin - CDOT, Daniel <daniel.roussin@state.co.us>;
Coffin - CDPHE, Richard <richard.coffin@state.co.us>; Megan Sullivan - DNR <megan.sullivan@state.co.us>; Comments -
CDPHE, HMWMD <comments.hmwmd@state.co,us>; Simmons - CDLE, Scott <scott.simmons@state.co.us>;
scott.hover@state.co.us; Taylor Elm - DNR <tavlor'elm@state'co'us>; Rob Goodwin <rgoodwin@carbondalefire'org>;
Bill Gavette <gavette@carbondalefire.org>; Chris Hale <chris@mountaincross-eng.com>; rwinder@holvcross.com;
sa m a ntha. l.wa kefie ld @xcelenelgy.cem
Subject: Garfield County Referral Request - Small Contractor's Yard - File No. GAPA-04-18-8636
Good Morning,
Garfield County Community Development is requesting referral comments for an application for a Contractor's Yard
Small (File No. GAPA-04-18-8636). The physical address is 16695 Highway 82, Carbondale, CO 81623 and the Garfield
County Assessor's Parcel Number is 239L32200006. The Contractor's Yard is proposed to be approximately 0.24 of the
2.09 acre parcel. Water and Wastewater are proposed through an existing welland OWTS. Access is off of a Highway 82
frontage road. The property is zoned Rural.
The application is available for review here.
Garfield County Community Development is requesting any responses to referral comments by Friday September 21,
2018.
Thanks for your review and please contact me with any questions,
Patrick Waller
Senior Planner
Garfield County
Community Development Department
l-08 8th Street, Suite 40L
Glenwood Springs, CO 8160L
(970) 945-1-377 ext. 1-580
pwaller@ga rfield-countv.com
htt p : //www. ga rf ie I d -co u ntv. co m/co m m u n itv-d eve I o p m e nt/
2
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