Planning commission approves building permit and subdivision; discusses ADU size, septic and easements

The Bicknell Planning and Zoning Commission on Aug. 19 approved a building permit and accompanying subdivision application for a property owner who provided Gaylenrees@gmail.com as a contact, and reviewed local rules for accessory dwelling units (ADUs) including the 800-square-foot maximum and infrastructure requirements.

Commissioners said the structure as presented met the town's minimum single‑family dwelling footprint and subdivision setbacks, and moved the approved application on to town staff to prepare materials for the Sept. 4 town council meeting.

Commissioners and staff discussed whether ADU size can be varied. A staff member explained the rationale for the 800-square-foot limit: "The idea with an ADU is it's supposed to be accessory. So the idea of the 800 was so that it looked smaller than what the house was. The plan was not to create two houses on a single lot." Commissioners also reviewed how an ADU differs from an addition: an ADU must be separate from the primary dwelling and remain accessory in scale and use.

The applicant's plans show a 1,450-square-foot main floor and a 979-square-foot second floor; commissioners concluded the overall building footprint met the town's single‑family dwelling requirement of 1,000 square feet and therefore did not trigger the ADU size limit for a separate accessory structure. A staff member summarized: "We're going on the fact that we can approve that on the footprint size."

The commission reviewed technical conditions tied to subdividing the parcel: once split into two lots the new lot will require a separate septic system and a separate water meter; commissioners also emphasized the need to document utility easements for power and water so future lot owners do not sever those services. As staff noted, "When it comes time to go to the county and actually record that, you're gonna have to make sure there's utility easement in there for your power and water."

Commissioners discussed procedural sequencing. Staff advised that the building permit approval could be advanced toward town staff (Eric) and town council but that legal issuance of a permit on a single parcel could not be completed until the subdivision process is finished. The commission agreed to approve the building permit contingent on completing subdivision paperwork and to forward materials to town staff so the item can appear before town council on Sept. 4.

On a motion to approve the building permit and subdivision application and forward the documents to staff, the commission voted unanimously to approve and send the file to town staff for processing and eventual council action.

Commissioners also noted dimensional rules discussed in the meeting: front setback about 24 feet, side setbacks as listed in the zoning table (6 feet for certain side yards), a 20-foot eave height limit tied to local fire apparatus reach, and a 25-foot separation between the two proposed buildings. Those measurements were discussed to confirm compliance with the subdivision and building ordinances.

The commission will sign the paperwork and pass it to staff to be routed to the town clerk and then to town council and county recording as required.

Less-critical details about the applicant's construction schedule and printing/submission logistics were discussed but do not affect the approval and routing of the application.