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Home My WebLink AboutCorrespondence Regarding ADU OptionsDave Argo From: Sent: To: Cc: Subject: Attachments: Dave Argo Monday, January 6,2020 2:49 PM Jody Daniels Lindsay Krol; Patrick Waller RE:Jody Daniels ADU Options Secondary DU Size Reqts.pdf Jody: After taking a closer look at this issue with regard to final plans submitted with your building permit application, I have come to the conclusion that the building size exceeding 1,500 SF is really a "non-issue" and I will explain why that's the case. A little over a year ago, Garfield County revised our Accessory Dwelling Unit requirements to make it a easier for folks to build smaller sized ADUs (less than L,000 S.F.) As a result of these new regulations, many more properties within Garfield County now qualify for ADUs as a "use by right" thereby requiring only a building permit application. During this land use code revision process we also revised our definitions and size requirements for "Secondary Dwelling Units" (accessory residences between 1,000 - 3,000 S.F. in size). See the attached PDF for the updated regulations and standards for Secondary Dwelling Units. ln your case, since this property exceeds 4 acres in size, you are allowed a Secondary Dwelling of up to 3,000 S.F. which effectively negates the 1,500 S.F. cap assumption that you were previously working to maintain. ln your case, since you are going to build the Secondary Dwelling first, we will effectively consider it to be the primary dwelling unit on this property untilwhich time you submit another building permit. At that time, in addition to the new building permit, you will also be required to submit a Secondary Dwelling Unit Application for conversion of the existing dwelling to become the "secondary Dwelling Unit". There is a nominal fee of S1OO and a simple one-page application that you will need to complete at that time. However, as was the case prior to these recent changes to the Land Use Code, you will still be required to obtain a Land Use Change Permit from our Planning Department for the Secondary Dwelling Unit prior to the Building Department's issuance of your next dwelling's building permit. I would recommend that you contact one of our Planners to schedule a time to review the Land Use Change Permit requirements at your earliest convenience, even if you don't intend to build the second home at the present time. At least that meeting will provide you with a better understanding of what the planning approval process for the Secondary Dwelling Unit will look like including proposed scheduling t¡melines. Hopefully all of that makes sense and doesn't create any additional concerns from your standpoint. Dave Argo Plans Examiner Gurfield Count¡, Community Development Department 708 gth Street, Suite 401 Glenwood Springs, CO 87607 Tel: 970-945-8272 Ext. 7670 Ema il : d a rg o @ ga rfi e Id-cou nty.com Web : go rfiel d-county.com From: Jody Daniels <ghdgrowit@aol.com> Sent: Monday, January 6,2O2O 8:L6 AM 1 DIVISION 7. ADDI TIONAL STANDA RDS FOR R ESIDENTIAL USES -7A,1 A lot may be permitted to have either an Accessory Dwelling unit or a secondary Dwelling unitin addition to a Single-Unit Dwelling, but not both. A. Accessory Dwelling Unit Standards 1l Maximum Floor Area. The Floor Area of an ADU shail not exceed r,000 square feet. 2! Ownership Restricüon. An ADU is restricted to leasehold interest in the dwelling unit and is for residential orHome Office/Business use only. 3) Comptiance with Building Code. constructÍon shall comply w¡th the standards set forth in this code and with BuildingCode requirements. 4l Minimum Lot Area. The minÍmum Lot Size for an ADU is: a. the minimum lot size in that zone district. 5) One per Lot. one Accessory Dwelling unit which is subordinate to a single-unit (primary) dwetting unitis allowed per legal lot. 1l Maximum FloorArea. The Floor Area of a.secondary Dwelling unit shall not exceed 1,500 square feet for a lotless than 4 acres. The Floor Ârea of isecondary o*ãiiinlunir shal i.tot à*iÀåo s,000square feet for any lot 4 acres or greater. 2) Ownership Restriction. A secondary Dwelling unit is restricted to leasehold inlerest in the dwelling unit and isfor residential or Home Office/Business use only. _ 3) Comptiance with Buitding Code. construction shall comply with Ûle standards set forth in this code and with BuitdingCode requirements. 4) Minimum Lot Area. The minlmum Lot size for a secondary Dweiling unit is either:a. 2 âcres, orb' For lots in zone districts with a minimum Lot size of less than 2 acres, theminimum Lot size is rwice the minimum required t-otêize. 5) One per Lot. one secondary Dwelling unit which is subordinate to a single-unit (primary) dwellingunit is allowed per legal lot. B. Secondary Dwelling Unit Standards *Excepted from Gorfietd County Lond tJse & Development Code _ 20j.g Dave Argo From: Sent: To: Cc: Subiect: Dave Argo Wednesday, February 26,2020 10:57 AM Jody Daniels; Patrick Waller Andy Schwaller (aschwaller@garfield-county.com); Lindsay Krol; Brooke Winschell Permit #BLRE-09-19-5946 Floor Area Calculation Jody: After speaking with Patrick Waller yesterday I have to apologize for not getting back to you sooner to follow-up about floor area calculations of your current building permit #BLRE-09-19-5946 for a single-family residence. As we have discussed previously, this new residence may eventually become the Accessory Dwelling Unit should you choose to build a second larger home on this property at some future date. As you will recall, the Building Department's original square footage calculations included a total area of 1,520 square feet which would exceed the maximum allowable size of L,500 SF for an ADU within this subdivision as stipulated on the final plat (as per Plat Note #15). Although we stand by the accuracy of our square footage measurements which comply with our Building Code standards, there is somewhat of a disconnect or gray area between the Building Code and Garfield County's Land Use Code on this issue. Because the Land Use Code provides for exemption of "utility rooms" from floor area calculations, I am comfortable with lowering the overall size of this building by 30 square feet - or the size of the laundry room - which results in a revised total square footage of 1,490 SF. This email correspondence serves as official documentation of this change in total area for the current building permit, and a copy of this correspondence will be placed in our database records for future reference. lf you should have any additional questions about this matter, please feel free to contact me directly. Døve Argo Plans Examiner Garfield Coungt Community Development Department 708 8th Street, Suite 407 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 7670 Emo i I : d o rg o @ ga rfield-co unty.com Web : ga rfield-cou nty. co m I Dave Argo From: Sent: To: Subject: Dave Argo Monday, January 6,2020 B:1 1 AM Jody Daniels FW: RE: jody Daniels ADU OPtions Jody: Thanks for bringing this to my attention . . . I will look into it and get back to you later today. We don,t always perfectly remember or track early conversations with Applicants, so I appreciate you asking early on about square footages and for sending over PDFs of the original redlined square footages I performed some time ago. This also explains why I had a vague recollection of Eric Kraii's plans when I first reviewed them for building permit a few months back. Dove Argo Plans Examiner {ìurfiald {lrlrn{t' Commun¡ty Development Department 708 9th Street, Suite 401. Glenwood Springs, CO 81601 Tel: 970-945-82L2 Ext. 1610 Emo il : d o rg o @ go rfield-cou ntY.com Web : ga rfí el d-co unty.com From: Jody Daniels <ghdgrowit@aol.com> Sent: Friday, January 3,2O2O 2:14 PM To: Dave Argo <dargo @ga rfield-county.com> Subject: [External] FW: RE:Jody Daniels ADU Opt¡ons Hello Dave, I just picked up approved plans and your review staff reported 1560sf . That can't be right when you approved 1485sf. I didnt chânge anything from my initial plans I sent you (attached) so my architect could finish these plans as an ADU. I have another home to build that will be over 1500sf so I was working on your early envolment to be sure this home would meet the ADU sf requirement once I build my primary home of 1800- 2000sf. Please let me know how we can change this building permit docÜmentation now, instead of later . Thanks Happy New Year !! Sent from my Verizon, Samsung Galaxy smartphone 3 -d'l3-,a' côv€*[ûPÀlto rJ-û ê-sv2 á-il v-o' 4.6 3-1', t^5¡Ei { -t o 3t @ @ 3-A112'é -d u 9'3 b fl r^üt I Wc ! Òá-d olor ¡oxt Io uvÜ{ct t4-1" t¡ Þ e L8.l lth \ Mfctr \t rirgß*o f-6vz d-0o 2¿; -O', ¡3- C'r¡'. t0 l,/il 4,4-él12' T. tfJtt? i) 3 -0'to - 3 ì/z'6t 4-A 6l lz't0 - 3 t/2' DECK ¡¡D lt! AI4 tw\,t ø4 I4¿. usú,''or' ¡"rt¡ira{A< ) flow dur6l. 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O' UPPER LEVEL FTOOR PLAN MAIN LEVET FINISHÊD AREA:1,077 sQ. FI UPPER LEVEL F¡NISHED ,AREA:,133 SQ. FI GARAGE FLOOR AREA:ó7ó SO. Fr lla" = 'l'-0' hFzhb l/¡"" l'-S' t¡nnr¡yfß thtu ? x b.g 2 4>ç Al. RAAI D t ARCHITE( 4I 7 MONIJMENI RC GRAr{D luNCllOr{ li 97O712 5 U LUo-(t) (t) LUz â âo REVISION: ROJECI NO: 00 sHEãNÂME: MAIN LEVEL P DATE: 07 /16 SHËET NO: