HomeMy WebLinkAbout2.0 Staff Report P.C. 11.14.01PC tut4t0t
PROJECT INFORMATION AIID STAIT' COMMENTS
RF.QIIT'.ST3 24llv.{relRey SketchPlan
APPLICALES:Cinderbetts LLC
I-IOCAII0N:A tract of land located on Mel Rey
Road inWest Glenwood.
STTT', TTATA:10,608 sq. ft.
WATERs City of Glenwood Springs
SE'WT'-R:West Glenwood Sanitation District
ACCES.S:Mel Rey Road
CommerciaVlimited (C lL)
CommerciaUlimited (C lL)
M:
M:
I. Rtr'.I.ATTONSIITP TO TTIT'. COMPRE.HT'.NSwT. pI.AN
The subject property is located in District A" New Castle Urban Area of Influence as shown
on the Garfield County Cornprehensive Plan Management Districts Map.
tr. DF.SCRIPTION OF THT'. PROPOSAT.
A.Site l-lescrifrtion: The property is located in West Glenwood on a lot on the west side
of Mel Rey Road. The adjacent properties and those across the street are developed
residentially and the property to the west is an undeveloped field. The property
presently has a manufactured home on it and is developed as a residential lot.
Pmject nescription: It is proposed to build a six (6) unit apartment complex on the site
with four 2-bedroom units and two l-bedroom units The apartments will have water
supplied by the City of Glenwood Springs. The building has a foot print of
1
B.
approxirnatety 1408 sq. ft., with 10 proposed offstreet parking spaces. Sewage will
be treated by the West Glenwood Sanitation District and water will be provided by the
City of Glenwood Springs. Access will be directly offof Mel Rey Road.
m. MA.IOR TSSIIF.S ANT| C(INCF.RNS
Tnning: The property is zoned Commercial/Limited (ClL),which allows the following
uses and requires the uses to meet the following standards:
frsp.q, h)' right' Single-family, two-family and multiple-family dttelling, and
customary accessory uses including building for shelter or enclosure of animals
or property occessory to use of the lot for residential purposes and fences,
hedges, gardens, walls and similar landscape features; park; boarding and
rooming house; hotel, motel, lodge;
Church, community building, dqt nursery and school; auditorium, public building
for administration, fraternal lodge, art gallery, museum, library;
Hospital, clinic, nursing or convalescents home; group home for the elderly. (A
e7-60)
Ofice for conduct of business or profession, studio for conduct of arts and crafts,
provided all activity is conductedwithin a building;
Commercial establishments, as listed below, provided the following requirements
ore obsertted;
(1,) All fabication, seruice and repair operations are conducted within a building;
(2) All storage of materials shall be within a building or obscured by afence;
(3) All loading and unloading of vehicles ts conducted on private property;
(4) No dust, noise, glares or vibration is projected beyond the lot;
Wolesale and retail establishment including sale of food, beverages, dry goods,
furniture, appliances, automotive and vehicular equipment, hardware, clothing,
mobile homes, building materials, feed, garden supply and plant materials;
Personal service establishment, including banh barber or beauty shop;
Laundromat laundry or dry-cleaning plant serving individuals only; mtniature
golf course and
A
2
Accessory facilities, mortuary, photo studio, shoe repair, tailor shop, restaurant,
reading room, private club, theater and indoor recreation;
General *roice establishment, including repair and xruie of automotiae and
oehiculnr equipment, aehicular rental, seraice and repair of aypliana, shop [or
blacksmith cabirctry, glazing, machining mini-storage units, pinting,
publishing plumbing, sheet metal and contractor's yard. (A. 86-10; 89-058)
(lspq, conditionol' Row house; home occupation; parffing lot or garage aS
princtpal use of the lot.
llspc, .ypcinl' Automotive service station or washtng facility; camper park;
mobil e home park ; c ommunic at ion fac ility, c orr ection facility. (A. 97 -60)
Any use, by right, in this zone district used prtncipally as a drive-in establishment
where the customer receives goods or services while occupying a vehicle; water
impoundments, storage, commercial park; utility lines, utility substations;
recreational support facilities. (A. 80- I 80; 81 -l 45 ; I I -263 ; 99-025)
Minimt,m l.ot Arpo' Seven thousand five hundred (7,500) square feet and as
further pr ovi de d under Suppl ement ary Re gulations.
lV{o-imt.m Int Covprngp' Seventy-five percent Q5%o), exceptfor commercial uses
which shall be eighty-five percent (85%o),
The County Commissioners may require adequate screening of all parWng and
roadway areas in commercial uses from adjoining residential uses and public
streets. A macimum of ten percent (10%o) of the total parking and roadwoys areas
moy be required to be devoted exclusively to landscaping of trees, shrubs, and
ground cover to reduce visual impacts. (A. 8I-99)
l,iinimtrm Spthaek'
(1) Front yard: (a) arteial streets: seuenty-fiae (75) feet from street anterlinc or
fifty 60) feet from front lot line, whicheoer is greater; (b) local streets; fiftV 60)
feet from centerline or twenty-fiae (25) feet from front lot line, whicla oer is
greater;
(2) Rear yard: Twenty-five (25) feet from rear lot line for lot occupied by
residential uses; seven and one-half Q.5) feet for lots with no residential
occupancy;
3
(3) Side yard: Ten (10) feet from side lot line or one-half (1/2) the height of the
principal building, whichever is greater. (A. 79-1i2)
tVto-imt,m Hpight € k'ilding.q' Twenty-five (25) feet.
lVfaximum Floor Arpo Rotio: 0.50/1.0 and as further provided under
Suppl em e nt ary Re gul at io ns.
t litionrl Rpqt,irementq' All uses shall be subject to the provisions under Section
5 (Supplementory Regulations).
The 10,608 sq. ft. meets the minimum lot size requirement of 7,500 sq. ft.. A
multi-family dwelling is allowed as a use by right. The proposed apartment
complex is shown as being approximately 22 ft. from the front lot line, which is
technically not in compliance with the minimum front yard setback of 25 ft. It
appears that the encroachment is a covered balcony on each floor of the complex.
Section 5.05.03 (6) allows certain portions of a building to encroach into setbacks
as follows:
Projections: every part ofa requiredyard shall be unobstructedfrom ground
level to the slry except for projections of architectural features as follows:
cornices, sills and ornamental features - twelve (12) inches; roof eaves -
eighteen (18) inches; uncovered porches, slabs and patios, wallrs, steps, fences,
hedges and walls - no restriction; fire escapes and individual balconies not
used as passageways may project eighteen (18) inches into any required side
yard orfour @) feet into any requiredfront or reor yard;
The proposed balconies are allowed to encroach no more than four (4) feet into
the front yard setback. As proposed it appears that the proposed structure can
meet the setback requirements.
A CIL lot with residential use is limited to 75o/o lot coverage. Section 2.02.35
defines lot coverage as "the portion of a lot which is covered or occupied by
buildings, structures, parking and drives." Based on a rough calculation by staff
it appears that approximately 1720 sq. ft. of the not is not covered, which is only
16% of the lot. To meet the lot coverage requirement it will be necessary to
decrease the lot coverage to 75o/o.
The proposed building has approximately 4185 sq. ft. of floor area, which is less
than the 50oZ allowed in floor area ratio.for the lot. Floor Area Ratio is defined
as 'the relationship of floor area to total lot area expressed as an arithmetic
ratio."
4
B SuMivision: Even though the applicant is not proposing to sell any of the
dwellings proposed, an apartment is subject to meeting the County Subdivision
Regulations based on the definition of suMivision, which is as follows:
"The diyision of a lot, tract or parcel of land irto two (2) or more lots, tracts, pwcels
or separate interests, or tlu use of any parcel of landfor condominiums, apartments
or other multiple-dwellingwits, asfurther definedby Colorqdo state lavv."
Since these are gomg to be apartments, it will be necessary for the applicants to
complete tlre suMivision review process to build the proposed six unit apartrnent.
Snils/Tnfrcrgrafhy: HP Geotech prefornrd a subsoil study for foundation design for
the proposed apartment building. The subsrrhce conditions encountered on the site
included about | % ft. of topsoil, overlaying verry stiffsandy clay to a depth of 19 feet.
Beyond that depth were medium dense clayey sand and gravel for another seven feet,
with dense shghtly silty sandy gravel alluvium with cobbles at a depth of 26 feet. HP
Geotech recommended that the building be fourded with spread footings bearing on
the natural clrry sfu, with sonre specific bearing pressure ard dead load
recommendations. The preliminary plan needs to assess the overall site soils and
geology constraints, in addition to the building location Given the amount of
proposed grading, it needs to be establistred that there will not be any on site or o$site
impacts due to changes in the natural drainage.
Road/Aecess: Access to the site is directly offof Mel Rey Roa4 wtrich is a 30 ft.
wide right-ofway. The road drainage was iuproved a few years ago as a resuft of a
City/County project. The right-oflway is only 30' and will always be a limitation to
development of all of the property along this stretch of road that is zoned comrnercial.
A new driveway perrnit will need to be acquired from the Garfield County Road and
Bridge Department prior to the issuarrce of a building permit.
Fire. ProtecJion: No comment has been received from the Glenwood Springs and Rural
Fire Protection District. At the tinre of Preliminary PlarU the applicant needs to
provide enough ffirmation regarding the construction type, to allow the Fire Dshict
to determine whether or not sprinklers will be required. The distance to nearest foe
hydrant will also be an iszue that the District will need to address.
I ot T ayorr: The proposed layout of the building and pmking areas, does not include
any parking adjacent to the right-oiway. If the project goes tlrough the next step of
the subdivision process, the proposed layout is preferred, with no parking proposed
directly adjacent to the road. Staff would be concemed about potential traffic
rrcvement conflicts if parked vehicles were to back directly out onto the driving
surfrce.
C.
D.
E.
F
5
G 'Water and Sewer: Water is proposed to be available from the City of Glenwood
Springs, but there is no commitment from thern The same is true of the sewer
service from the West Glenwood Sanitation District. It will be necessary to have a
"can and wrlll serrre" letter from both of tlrese entities for the Preliminary Plan
applicationto be deemed conplete.
The Sketch Plan process is purely infomational Completion of the Sketch PIan
process does not constitute appnoval ofthe proposed plan.
The Sketch Plan comments shall be valid for a period not to exceed one (1) year
fom the date of the Planning Commission reviery. If a Preliminary PIan for the
prcposed subdivision is not presented to the Garfield County Planning
Commission within this period, the applicant shall submit an updated Sketch
PIan application to the Planning Division for review and comparison with the
original application.
/Ulil t"a*Jpb b"4
6
zIc,€Kr4702
25.O'75.00'N
s 0151'55' W
!on
@
codI
=
UI(!o(,5-
(/
m
5
5F
F)
!z
,
+
i,@
,
@
a
F
o
T
-
o
6
@
{
\-on,o>o5-
-O,-o
o
-
ouoo
u
o
v
F
o
!
EC-
#
I
3z
im
_--
t-o
--{
O)
!or
o
=t,_)
X?
o
=
.d
zor
@c
I
c
A
uo
o
N
A
D
b
6Ino
25.O'
2€r
g
s
F
E,s
r
r
$I
i
t.f.
i
i
b
#
IALK
_l
\
--
PPI EC rc
1bo'
(DIu+t
llt
I
I
i
I
i
oa!o
r!t
tD
m
I
I
i
tt !
!
L
iltw
bylc
l-t-l-
kEL PEY
]:
lllE
I
ii IE
I I
ImF
F
I
IF
F
I
nq
3 I
Im
I
iEF
le
I
I
T
iBIE
o
il iliE
F
F
F I