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Home My WebLink About1.03 Project Narrative Jordan Architecture Inc. PO Box 1031 Glenwood Springs, CO 81602 Phone: 970.618.6690 Email: bradjordanarchitect@gmail.com Web: www.jordanarchitecture.com 10 April 2020/Amended 1 July 2020 Abigail Jones -Secondary Dwelling Unit Administrative Review Parcel #218104200223; 6809 Peach Valley Road, Garfield County, Colorado NARRATIVE: The proposed project seeks to add a secondary dwelling unit to the existing 29.184 acre parcel. There is a single family residence that currently exists on the site with existing access to Peach Valley Road. The intent of the proposed secondary dwelling unit (SDU) is to provide additional housing for rent, use by other family members, and/or use by the property owner as their primary residence. The proposed SDU is 1270 square feet of livable space with a 1 car garage, which is under the 3000 square foot maximum as allowed by the Land Use Code. This property applied and received a permit for the construction of an ‘out building’ that included a pavilion, ½ bath, storage, and garage. The footings and foundation have been poured in conjunction with the previous permit (2017). The current foundation is intended to be used for the proposed ADU with garage. There is an irrigation ditch that goes through the property and is known as the Roseman Ditch Co., PO Box 11, Silt, Colorado 81652. The current contact person for the ditch company is Don Chaplin. No known mineral interests occur on this property based on inspection of the Warranty Deed (included) per the Garfield County Memorandum, dated June 24, 2018. 4-203a: Professionally qualified individuals have provided the information in the submission (Surveyor, Geotechnical Engineer, Septic Engineer, and Architect). A Civil Engineer, Wildlife Expert, Water Supply Expert, and Vegetation Management Professional were not retained and deemed unnecessary due to the extent of this submission, which is all within the existing developed portion of a 29+ acre parcel. 4-203b: Application materials, proof of ownership, adjacent property owners (within 200’), fees, project description, and general requirements for maps and plans have all be submitted (Table of Contents, #1-16). 4-203c: A vicinity map has been provided (Table of Contents, #10). 4-203d: A site plan has been provided (Table of Contents, #10). 4-203e: The foundation for the building already exists as was permitted by Garfield County Building Dept.. There will not be any site disturbance through this application submission, and therefore no grading and drainage will be altered from the existing conditions. 4-203f: The site has several mature trees and shrubs that exist, and there is no intent to add to the existing vegetation. The parcel was originally developed in the 70’s with a SFR along with landscaping and some minor out-buildings for agricultural use. 4-203g: The adjacent properties in the area are primarily agricultural in nature. Several properties farm and maintain livestock. This property backs up to a hillside with the rear or North property line abutting BLM/public lands. The properties surrounding this property from the East around to the West are all mildly sloping lots to the Colorado River, and are part of the Colorado River Valley. Several properties in the area accommodate additional dwelling units which in some cases house local ranch hands, etc. This property consists of 29+ acres of which approximately 2 acres are being used. The acres being used are adjacent to County Road 214/Peach Valley Road and the parcel slopes mildly from the North retaining walls (<4’ in height) to the County Road. This portion of the lot is landscaped with trees, shrubs, and lawn with irrigation from the Roseman Ditch of which the property owner has water rights to use. The soils on the site are typical with adjacent properties that require spread footings for the foundation and support of any structures. A Geotechnical observation and report were done with the recent permit that allows for the foundation that exists (Table of Contents, #14). The subject parcel is not in the groundwater or aquifer recharge areas, which will occur on lesser sloped lots and closer to the Colorado River, and not along a hillside lot. The existing parcel is already developed and this proposal is to expand the use of a previously approved structure which replaced a previous structure that did not have a foundation. Therefore, any environmental impacts would considered minimalistic if at all. Any ‘nuisance’ or ‘hours of operation’ are not applicable to this submission. 4-203h-k: These are not applicable to this submission. 4-203l: The proposed SDU will be a one bedroom unit with a maximum of 2 additional vehicles, which would be 2-3 trips per day, totaling 6-9 trips onto the rural road. 4-203m-o: These are not applicable to this submission. 7-101: The proposed SDU addition meets the applicable zone district use restrictions and regulations. 7-102: The proposed SDU addition is in general conformance with the Garfield County Comprehensive Plan and complies with any applicable intergovernmental agreements. 7-103: The nature, scale and intensity of the proposed use are compatible with adjacent land uses. 7-104: The parcel has an existing well that is currently used for the existing single family residence (SFR), and has adequate capacity to serve the proposed SDU. The owner would like to provide the water supply data and quality report as a condition of approval. The current well is located on the easterly neighbor’s property. Documentation regarding the well and easement are included with this submission (15a-g). 7-105: The water distribution is by a personal well, so no central water system is being used. The wastewater system is an Individual Sewage and Wastewater System, as have recently been designed by Carla Ostberg with All Service Septic (Project No. C1419), and installed which will accommodate the proposed SDU addition. 7-106: Public utilities consist of electric which exists on the parcel and will be tied to the proposed SDU addition. Any and all easements are indicated on the Improvement Location Certificate/Site Plan. 7-107: The current residence is adequately served by a 12’+ wide drive and access to Peach Valley Road. The proposed SDU will use the existing drive and access, as the current drive is a circular type drive that accesses around the entire existing SFR. 7-108: There are no natural and geologic hazards on the site where the existing SFR is and the proposed SDU will be. 7-109: There are no fire hazards in the immediate area of the proposed SDU addition. There is an existing ditch (Roseland Ditch) that separates the area for the proposed development with the majority of the parcel to the North, which is undisturbed native shrubs. 7-201: There is no adverse effect on any adjacent agricultural lands. In fact, this property has designated water rights for use through the ditch company. 7-202: There will be minimal land disturbance, which was previously permitted, and will not affect any potential wildlife habitat. 7-203: There are no water bodies on this parcel. 7-204: There has not been any alteration of the site drainage. In fact, there was a previous out building in the location of the current foundation. Therefore, there will not be any additional erosion or stormwater run-off. 7-205: There will not be any change to the environmental quality with the proposed SDU addition. 7-206: The proposed development is not within any wildfire hazard area. 7-207: The proposed development is in a relatively flat topographic area on the parcel, and therefore, not within and natural or geologic hazards. 7-208: The installation of the ISDS was previously approved/permitted (approved April 23, 2020 by Ted White), as well as the drive access when the original SFR was built in the 70’s. Therefore, this section is not applicable. A revised letter from All Service Septic has been inserted in this submission to specifically address the addition of the SDU. 7-301: The design is compatible with the existing SFR as well as the surrounding properties. The proposed SDU is behind the existing SFR, which is set back away from Peach Valley Road and is the most desirable location. 7-302: There are many available parking spaces on the parcel, which includes an existing 2 car garage with 2 additional spaces behind the garage. The proposed SDU will have its own garage and parking behind the garage. Therefore, adequate parking is provided on the parcel and all parking is off-street. 7-303: The parcel is currently landscaped with mature trees, shrubs and lawn area. Therefore, this section is not applicable. 7-304: All new lighting will meet intent of this section of the land use code in the terms of downcast and shielded. 7-305: Snow storage is generally pushed off the sides of the existing drive and will remain as is. Therefore, this section is not applicable. 7-306: Trail and walkway standards are not applicable to this project. Divisions 4-6: Not applicable 7-701: The SDU is allowed to be up to 3000 square feet on parcels larger than 4 acres. This parcel is 29.184 acres and the proposed SDU is 1270 square feet. 7-702: The SDU is intended for residential purposes, therefore this section is not applicable. 7-703 - 707: These sections are not applicable. Divisions 8-12: Not applicable Brad Jordan Principal Architect