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Home My WebLink About1.17 Response to Article 7 Division 1-3DIVISION 1 - GENERAL APPROVAL STANDARDS 7-101. ZONE DISTRICT USE REGULATIONS - The applicants are requesting a permit for an Accessory Dwelling Unit (ADU) on a 3 acre parcel located southeast of the City of Glenwood Springs. The applicants purchased the property in 2003 with an existing ADU above a barn which had not been permitted. This ADU had been constructed in 1996 by the previous owner under a Garfield County Building permit There apparently was some confusion between the parties inasmuch as the ADU zoning at that time required 4 acres and the previous owner only had 2.84 acres with the result that the ADU was not permitted even though it had been built with a Building permit. In 2013 the Garfield County zoning was changed to require 2 acres for an ADU rather than 4 acres, hence this application,. 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL 'ERNMENTAL AGREEMENT - This application is in compliance. 7-103_ COMPATIBILITY - This land use is in compliance with adjacent zoning and land use, 7-104. SOURCE OF WATER - This property is supplied drinking water via a well. The appropriate well permit and statements as to sufficiency and quality of water are enclosed, 7-105. CENTRAL WATER DISTR IBUTION AND WASTEWATER SYSTEMS- No central water system is available, hence the use of the well referenced above. The adequacy of the septic tank and leach field specifically built in 1996 to service this ADU is enclosed, 7-109-_ PUBLIC UTILITIES- Holy Cross Energy (electricity) and CenturyLink (phone) are provided to the property underground from Fled Canyon Road. No natural gas is available to the property , hence the use of a propane tank. 7-107, ACCESS AND ROADWAYS - The only road to the ADU property is a primitive / driveway on a 20 ft. deeded Road & Utility easement from County Road 115 that maintains a Minimum 12 ft width to the property line. Our property does share this roadway/easement with an adjacent property owner whose property precedes our property from County Road 115. This adjacent property owner also has a secondary access to their property directly oft of County Fload 115. The shared access has been in existence since at least 1992, if not before, and we have never experienced any real difficulties or traffic problems in our 13 years here with the exception of a brief annual loading of Nieslanik cattle in large trucks. Snow Removal of this roadway is shared by the neighbors on an informal basis, From time to time potholes are also filled, but it is not a big deal for most of us to simply slow down and go through them. A research paper titled " Phantom Trips" presented at the 2013 Transportation Research Board Annual Meeting concluded that household surveys suggest that "Trip Generation" overestimates trips by % We find it difficult to believe that we and our neighboring property average over 20 trips/day. We request a waiver from a traffic study as that appears unneeded in this significantly rural, low traffic location. 7-108, USE OF LAND SUBJECT TO NATURAL HAZARDS i The Barn in which the ADU is located has existed since at least 1922 with no evidence of any natural or geologic hazards, 7.1_ FIRE PROTECTION - This property is located where the Carbondale or Glenwood Fire Department would respond. Additionally there is located a Wildfire Protection Station approximately 800 ft. from the property on our access road that is maintained by the Landis Creek Fire District.. DIVISION 2 - GENERAL AL RESOURCE PROTECTION N STA I ARD 7-201. AGRICULTURAL LANDS - This ADU will have no impact of the agricultural uses for this or adjacent properties. 7-202.. WILDLIFE HABITAT AREAS - This ADU will not Impact the wildlife habitat in this area. They all make themselves quite at home. 7-203. PROTECTION OF WATERBODIES - There are no waterbodies or streams upon, entering, or leaving the property upon which the ADU is situated. 7-204. DRAINAGE AND EROSION - The enclosed topographical detail show there is mild positive natural drainage and storm run -oft No water treatment is needed for any rainlsnow run-off. 7-205. ENVIRONMENTAL QUALITY - This ADU has no negative affect on the air or water quality of the property. 7-206. WILDFIRE HAZARDS -This ADU unit is not located in an area that is designated as a severe wildfire Hazard Area and the building in which the ADU is situated does rot increase the likelihood of a wildfire_ The lower level of the barn structure is masonry and the roof is made of non-combustible asphalt shingles. 7-207. NATURAL AND GEOLOGIC HAZARDS - This previously built ADU has no impact on geologic conditions or natural hazards. 7-206. RECLAMATION - There are no construction or installation activites that necessitate reclamation inasmuch as all necessary construction has previously been completed DIVISION 3 -. SITE PLANNING DEVELOPMENT STANDARDS - 7-301. COMPATIBLE DESIGN - This previously completed ADU is completely enclosed within the pre-existing barn structure with the exception of the separate outside entrance, which was also previously constructed. The 550 sq. ftspace of the unit itself is quite simple yet esthetically pleasing. 7-302. OFF-STREET PARKING AND LOADING STANDARDS - there is more than adequate parking and turn -around space. 7-303. LANDSCAPING STANDARDS - the ADU permit is exempt from this section of the standard 7-304. LIGHTING STANDARDS - An outside shielded down Tight is provided on the separate entrance tether with a motion activated outside light for loading and loading_ 7-305 SNOW STORAGE STANDARDS - This ADU permit is for residential usage so these standards do not apply. There is more than ample snow storage space on the property 7-300_ TRAIL AND WA' .KAY STANDARDS - This standard does not apply to this ADUapplication