HomeMy WebLinkAbout2.0 PC Staff Report 03.13.2002PROJECT INTORMA'TION AND STAFF COMMENTS
PC03lt3l02
KKS
A request for review sf a p1g[iminary Plan for a six
(6) unit aparhrent complex.
Cinderbetts LLC
High Country Engineering
241 Mel Ray Road
City of Glenwood Springs
West Glenwood Sanitation District
Mel Ray Road
CommerciaV Limited (C/I.)
CommerciaU Limited (C/L)
REOUEST:
APPLICANT:
ENGINEER:
LOCATION:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
I.RELATIONSHIP TO TTIE COMPREHENSryE PLAI'{
The subject property is located in the City of Glenwood Springs Urban Area of Influence
as shown on the GarIield County Comprehensive Plan Management Districts Map.
Within this designation, the property is located in an existing subdivision. There is no
suggested density.
tr. PROJECT INFORMATION
A. Site Description: The property is located in West Glenwood on a lot onthe west side of
Mel Ray Road. The adjacent properties are residentially developed and the properly to
the west is an undeveloped field. The property presently has a manufactured home on it
and is developed as a residential lot-
B. Development Proposal: The applicant is proposing to build a six (6) unit aparbnent
complex on the site with forn (a) 2-bedroom units and two (2) l-bedroom units. The
aparhnents will have water supplied by the City of Glenwood Springs and sewer supplied
b.y the West Glenwood SanitationDistrict. The building has a footprint of approximately
7,575 sqrure feet, with ten (10) proposed off-steet parking spaces. Access to the
I
u.
A.
B,
C.
D.
E.
F.
development site is directly offof Mel Ray Road.
REVIEW AGENCY COLzIITzTENT S :
Referrals of the site plan were sent to the following:
Mt. Sopris Conservation District: No comments received
CiR of Glenwood Springs: Jill Peterson, Planner, and Robin Millyard, Public Works
Director, responded to this application. Both individuals pointed out that this application
is subject to water improvement fees due to the increase ntap size. The applicant will
also be required to enter into a Pre-Annexation agreement with the City. Please see
ExhibitA and B.
RE-l School Diqtrict: No comments received.
West Glenwood Sanitation District: No comments received.
Garfield Countv Road & Bridee: No comments received
Glenwood Springs Fire Protection District: Bill Harding, Battalion Chief, responded to
the application stating that the proposed project is in compliance for firefighting in terms
of water supply. Additionally, the fire hydrants are conveniently located for fuefighting
operations, and both of the hydrants conform to the distance requirements of the Unifomr
Fire Code. See Exhibit C.
Garfield Countv Housing Authoritv: No comments received.
Garfield County.Sheriff: No comments received.
Cglorado Geological Survev: Jonathon White, Engineering Geologist, stated thatthe CGS
has no concenx with the development as intended as long as the developer adheres to the
development plans as submitted. See Exhibit D.
STAFF COMMENTS
Plan:The Garfield County Comprehensive Plan of 2000 identifies this
property as an existing subdivision. As there is no suggested density, this application is
not in conflictwiththe Comprehensive Plan.
Zoning: The property is zoned CommerciaV Limited (ClL),which allows for the use of
multi-farnily dwellings. The following regulations apply to this project, which the
applicant has complied with.
3.07.04 Minimum Lot Area: Seven thousand five hundred (7,500) square feet and as furtherWovAeAffi ersurylementary Re gulitions
3.07.A5 4aqjlum Lp_ t C-ov_ erage: Seventy-/ive percent (75%o), except for commercial uses which
shall be eighty-five percent (85%o).
i.07.06 Minimum Setback:
(^l) Frontyard:-(a)arterialstreets:seventy-fiue(75)feetfromstreetcenterlineorfifiy(50)
feet from front lot line, whichever is greoter; (b) local strbets ; fifiy (5 0) feet from cbhierliie
or twenty-five (25) feetfrom jlont lot line, whichever is grealerj
(2) Rearyard:TwenQt-fwe(25)feetfromrearlotlineforlotoccupiedbyresidentialuses;
seven and one-half (7.5) feet for lots with no residential occupancy;
G.
H.
I,
ry
A.
B
2
C.
(j) Side yard: Ten (10) feetfrom side lot line or one-half (1/2) the height of the principal
building, whichever is greater. (A. 79-132)
j.07.07 Maximum Height of Buildings: Twenty-five (25) feet.
3.07.08 Maximum Floor Area Ratio: 0.50/1.0 and as further provided under Supplementary
Regulations.
The approximate lot size ofthis parcel is 10,149 square feet. The applicant has demonstrated
that 166s than 7, 611 square feet, (7l%morimumiot coverage) ofthe lot has been covered.
The appropriatl setbaiks have'blen complied with; The ffilicant has provided fifty feet
(50') h'om the centerline of the road, ten^feet (10') ior side ietbacks, arid twenty-fiv-r: feet
(25') from the rear lot line. The buildine heisht is at the maximum allowable limit of
trverity-five feet (25'). The applicant has c"ompfied with the requirements of 3.07.08 as the
total square footage of the entire building is 4,681 square feet.
Subdivision: Even though the applicant is not proposing to sell any of the dwellings
proposed, an aparfinent is subject to meeting the County Subdivision Regulations based
on the definition of subdivision, which is as follows:
"The division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or
separate interests, or the use of ony porcel of landfor condominiums, apartments or
other multiple-dtvelling units, as further defined by Colorado state low."
Given this definitioru Planning Staffhas become aware that Section 9:18 of the
Subdivision Regulations applies to this application which states, "Nofurther subdiviston
of a recorded subdivision is allowed, except where it is providedfor in an approved
Preliminary Plan." The Board of County Commissioners currently have an application
to modifr the text of this regulation to allow further divisions of platted subdivisions if
the land is located in a higher density zone districtthanwhat has been platted. If this
regulation is arnended, this application will be in compliance with this regulation.
Soils/Topography: IIP Geotech performed a subsoil study on this property on August 10,
2001. Due to the nature of the soils for.rnd on the site, it is recommended that the building
be founded on spread footings placed on the natural subsoils and designed for an
allowable bearing pressure of 2,500 psf. The footings should also be designed for a
minimum dead load of 800 psf to limit the potential for heave if the bearing soils become
wetted. FIP Geotech has also noted that it is important for them to provide consultation
dwing design, and freld services during construction to review and monitor the
implementation of the geotechnical recommendations.
Michael Erion, the consulting engineer from Resource Engineering, also had a comment
relating to soils. The following comment, included within the overall engineering review,
states, "The SCS soils map indicates that the soils are from the Atencio-Azeltine group.
These soils are classified as hydrologic group B. The curve numbers for the dirt road and
landscape areas should be reduced accordingly." See exhibit E for entire leffer.
,Lb
s{#ie?
D
J
E.
G
F
Road/Access/ Parking: Access to the site is directly offof Mel Ray Road, which is a
thirty-foot (30') right-of-way. A new driveway permit will need to be acquired from the
Garfield County Road and Bridge Departnent prior to the issuance of a building permit.
The following parking regulations apply to this application
2.02.40 Qf-Street Porking: An area maintained on the lot in an accessible and
unobstructed conditionfor parking of outomobiles by the residents, visitors, employees
and customers of uses occupying the lot and shall be a minimum of two hundred (200)
square feet.
The latest application design Statrhas received complies with this regulation. The
parking lot sizes the applicant has provided is eight (8) 9' x 22.3' (200.7 square feet)
spaces and nrro oversized handicapped spaces.
5.01.02 Minimum Af-Street Parking: Parking spoces shall be providedfor each use in
thefollowing amounts:
(1) Residential (except group quarters)-one (1) space per six hundred (600)
square feet oftloor qrea or one (1) space per dwelling unit, whichever is gFeater;
each separately rentable room or group ofrooms shall be considered a dwelling
unit;
Under the regulation listed above, the applicant is required to provide six (6) parking
stalls as all of the proposed units are under 600 square feet when the definition of floor
arear as listed in Section 2.02.26 of the lsning Regulations is applied. The applicant has
demonstrated sufficient parking pursuant to the regulations.
Fire Protection: The Glenwood Springs and Rural Fire Departrnent has responded to this
application stating that there is a suffrcient water supply to accommodate the needs of the
subdivision, and the fire hydrants ars conveniently located for firefighting operations.
See attached letter.
Water: Water service to this development will be provided by the City of Glenwood
Springs. The applicant has provided a letter from the City of Glernvood Public Works
Deparhent that they can and will serve the units.
According to Sections 080.040.030 and 080.040.030.C.1 of the City of Glenwood
Springs code, however, the applicant will be required to enter into a pre-annexation
agreement with the City. Additionally, the applicant will be subject to City of Glenwood
Springs water improvement fees, a total of $9,234.10, atthe time of building permit. See
attached letters from Jill Peterson, Planner, and Robin Millyard, Public Works Director.
Sewer: Sewer service to this development willbe provided by the West Glenwood
Sanitation District. The applicant has provided a letter from the District stating that they
4
H.
I.
can and will serve the units.
Drainase: The applicant is proposing to divert drainage created by the development to an
on-site dry well located immediately adjacent to the southern property line. Michael
Erion, of Resource Engineering, has reviewed the project in reference to drainage issues
and has provided the following comments (See Exhibit E):
1. The proposed project will change the drainage pattem to the adjacent property
from a widely dispersed flow to a single point source discharge. The Applicant
must demonstrate that the concentated single point source of runoffdoes not
. adversely affect the adjacent property.
2. The erosion and sediment control measwes for construction should be shown on
the grading plan with appropriate details.
3. The adjacent uphill properly contributes offsite drainage flow onto the subject
property. Since the drainage plan concentates flow to one are4 the offsite
drainage should be included in the overall drainage analysis.
4. Based on the geotechnical investigation, the dry well will likely need to be 20 to
25 feetin depth. The proposed location of the dry well is immediately adjacent to
the property line. Construction of the dry well at this location does not appear
feasible without impacting the adjacent property.
Asses$ment / Fees: This property is not located in a Traffic Study Area, and thus is not
subject to Road Improvement Fees. School Impact Fees, as to be determined, will need
to be paid at the time of Final Plat.
Utilities: The applicant has stated that Glenwood Electric will provide electricity, KN
Energy will provide natural gas, Qwest will provide telephone services, and AT&T
Broadband will provide cable service. Glenwood Electric has responded to this
application stating that a 'Customer Load Request Form' will need to be filed with the
Glenwood Springs Electric Deparhnent to determine if the existing transformer is large
enough to serve the new development. The request for service will need to be applied for
at the City Hall Electric Desk for temporary construction power and permanent power.
L. RECOMMENDED FINDINGS
That proper posting and public notice was provided, as required, for the hearing
before the Planning Commission;
That the meeting before the Planning Commission was extensive and complete,that
a1l pertinent facts, matters and issues were submitted and that all interested parties
were heard at that hearing;
J
K.
I
2.
5
That for the above stated and other reasons, the proposed subdivision is in the best
interest of the health, safety, morals, convenience, order, prosperity and welfare of
the citizens of Garfield County;
That the application is in conformance with the 1978 Garfield County Zoning
Resolution, as amended;
5 That the application is in confonnance wilh the Garfield County Subdivision
Regulations of 1984.
M. STAFF RECOMMENDATION
Staff recommends that the Planning Commi ssion recommend APPROVAL of the 247 MelRay Road
Subdivisioll plsliminary Plan to the Board of County Commissioners, due to the following
conditions:
1. That all representations made by the applicant in the application, and at the public
hearing before the Planning Commission, shall be conditions of approval, unless
specifically altered by the Planning Commission.
Z. Amendment of Section 9:18 of the Garfield County Subdivision Regulations is
approved by the Board of County Commissioners.
3. A pre-annexation agreement with the City of Glenwood Springs and the applicant is
established between the City of Glenwood Springs and the applicant by the time of
Final Plat.
4. Water improvement fees, as defined by the City of Glenwood Springs, are paid to the
City at the time of building permit.
5. A new driveway pennit from the Garfreld County Road and Bridge Deparbnent is
obtained by the time of Final Plat.
6. HP Geotech shall be included to provide consultation during building construction to
review and monitor the implementation of the geotechnical recommendations.
7. The following drainage and soils issues are addressed within the Final Plat submittal:
The proposed project will change the drainage pattern to the adjacent
property from a widely dispersed flow to 4 single point source discharge.
The Applicant must demonstrate that the concentrated single point source of
3
4.
1
6
runoffdoes not adversely affect the adjacent property.
2 The erosion and sediment contol measures for construction should be
shown on the grading plan with appropriate details.
The adjacent uphill property contributes offsite drainage flow onto the
subject property. Since the drainage plan concentrates flow to one area, the
offsite drainage should be included in the overall drainage analysis.
Based on the geotechnical investigation, the dry well will likely need to be
20 to 25 feet in depth. The proposed location of the dry well is immediately
adjacent to the property line. Construction of the dry well at this location
does not appear feasible without impacting the adjacent property.
The SCS soils map indicates that the soils are from the Atencio-Azeltine
group. These soils are classified as hydrologic group B. The curve numbers
for the dirt road and landscape areas should be reduced accordingly.
8. The following Plat Notes shall be included on the Final Plat:
1. A11 exterior lighting will be the minimum amount necessary and all exterior
lighting will be directed inward, towards the interior of the subdivision,
except that provisions may be made to allow for safety lighting that goes
beyond the property boundaries.
2. No open hearth solid-fuel fireplaces will be allowed anywhere within the
subdivision. One (1) new solid-fuel burning stove as defied by C.RS. 25-7401,
et. sew., and the regulations promulgated thereunder, will be allowed in any
dwelling unit. All dwelling units will be allowed an unrestricted number of
natural gas burning stoves and appliances.
3- One (1) dog shall be allowed for each residential unit wilhin a subdivision; and
the dog shall be required to be confined within the owner's properly boundaries.
The requirement shall be included in the lease agreement for the subdivision,
with enforcement provisions allowing for the removal of a dog from the
subdivision as a final remedy inworst cz$es.
)
4
5
7
6nip* h RECEIVEDOEC2 72001
December 26,2001
Ms. Kim Schlagel
Garfield County Building and Planning
109 Sth Street, Suite 301
Glenwbod Springs, Colorado
RE: 241Mel Ray Road
Dear Ms. Schlagel:
Thank you for the referral for the above referenced item. Attrached please find comments from
Robin Millyard, the City's Public Works Director.
I have also enclosed a copy of Sec. 080.040.030, regarding the City's policy on water line
extension as addressed in the Glenwood Springs Municipal Code."We understand that the
subject properfy is currently being served with City water vta a3/4 in. water tap. The application
indicates this service is to be enlarged to a 4 in. tap. The change in use will require the payment
of water improvement fees as outlined in Mr. Millyard's memo.
In addition to system improvement fees, Section 080.040.030.C.1 . of the Code requires an
applicant to obtain the approval of City Council to enlarge water lines or any appurtenances.
Sec. 080.040.030.C.2. provides details on the information that is required from the applicant.
Additionally, please be aware that the applicant will need to enter into a pre-annexation
agreement with the City of Glenwood Springs. For more information on the pre-annexation
agreement, please contact the City Attorney's office. For more details on the application
requirements, please contact Robin Millyard.
If you have any additional questions, please feel free to contact our office at 945-257 5 .
Yours truly,
Planner
cc: City Attomey's office
Robin Millyard, Public Works Director
806 CooPFR AVF.NIIF. GLF.N$7OOD SPRINGS. COLORADO 81601 9701945-2575 FAX:945-2597
Dx{ui+ b )
1
2
MEMORANDAM
TO: GARFIELD PLANNING DEPARTMENT
FROM: ROBIN MILLYARD, PIIBLIC WORKS DIRECTOR
DATE: DECEMBER 26, 2001
SLTBJECT: COMMENTS ON TIIE PROPOSED 6-PLEX AT 241MEL RAY ROAD
It was not clear to me if these were to be rental units, or individually sold. If they are to be
separately owned, now or in the future, provisions should be incorporated for individual services
and meters, for water and electric, unless a homeowners association would be responsible for the
utility bills.
The existing water service originates from a 314" tap. The plans call for this line to be up sized
to 4". Section 080.060.020.A of the Municipal Code provides a schedule for calculating
residential EQR's for multi-unit structures. A 6-plex equates to 3.5 EQR. The existing use will
be credited for one (1) EQR, for a single family structure, therefore a Water System
Improvement Fee equivalent to 2.5 EQR would be assessed. Extending the per EQR fee for
2002 of $3,693 .64, a total of $9,234.10 would be due to the City of Glenwood Springs at the
issuance of the building permit.
The existing 3/4" water service will need to be abandoned, at the main. The new 4" service will
need to be installed as a "hot tap," that is, while the main is energized. The new service shall be
placed over the old tap, and the City will shut the main down long enough to allow the contractor
to remove the 314" saddle and install the new 4" tapping saddle. The contractor shall install a 4"
gate valve at the tapping tee, secured with megalug connections. The discharge side of the new
4" gate valve will become the point of private responsibility for maintenance and ownership of
the new 4" service.
Coordinate the new service installation with the Water Departrnent prior to commencing any
work. The contact person is Buddy Bums, at945-7685, between the hours of 7:00 a.m. and 3:30
p.m.
XC: Buddy Burns
3
4.
)D*Mc RECETVED JAti 1120|J2
0U10t02
Kim Schlagel
109 8ft Street, Suite 301
Glenwood Springs, CO 81601
Dear Kim,
I offer the following cornrrents towards the Cinderbetts Subdivision project located at 241Mel
Rey road here in Glenwood Springs. After the site plan dated 12-05-01, and our
discussion it is my understanding the will be a two story structure having a
basement level and consisting
Access is East offof
fromthe pavement edge o
Fire Code.
Water supply
results of the
hydrants, one at
Both ofthese
conveniently lo cated for
Ifyou need any
S
:,
would be in compliance
test by the
the
square feet
84 feet
c'ortrpiiance with the Uffirm
the Uniforrn Fiie Code and are
Chief Piper.
,li
Bill Harding, Battalion
i
CC: Mike Piper, Fire Chief '.,:.;:
806 COOPER AVENI,IE GLENWOOD SPRINGS, COLORADO 81601 970/945-4942 FAX 9701945-6040
Dxhiui+ D
STATE OF COLOI(ADO
COTORADO CEOTOC ICAL SURVEY
Division of Minerals and Ceology
Department of Natural Resources
1313 Sherman Street, Room 715
Denver', Colorado 80203
Phone: (303) 866-2611
FAX: (303) 866-2461
Ianuary 9,2
GA-02-0005
DEPARTMENT O
NATURAI
RESOIJRCEi
Bill Owens
Governor
Creg E. Walcher
Executive Director
Michael B. Long
Division Director
Vicki Cowart
State CeoloBist
and Director
Kjm Schlagel
Garfield Coun
109 8th Sfteet,
Dear Ms.
Thank
Senate Bill 35
the plans
complied
Building and Planning
uite 301
review of the development. Included in the submittal from your office
was a subsoils investigation by HP Geotech and Drainage Study by High Country
Engineering.three-story apartment building is proposed for the location.
The C has reviewed the application documents and reports, and concurs with
their site asses specifically the geologic and soils conditions, and foundation
design We reiterate that surface drainage is very important and the
on Page 5 of the HP Geotech Subsoil Study should not be dismissed as
unimportant.etting and saturation of the subsoils may result in adverse settlement in
the future.the developer, and his builder and landscape consultant, adheres to
Glenwood S co 81601
RE: 247 Ray Road Geologic Hazard Review
for the land-use submittal. At your request and in accordance to
1972) the colorado Geological Survey has completed a geologic hazard
tted, and the recommendations of the geotechnical consultant are
the cGS has no concerns with the development as intended. If you have
any questrons,please contact this office at (303) 866-3551 or e-mail:
Sincerely,
onathan L.
Engineering
te
grst
'-bvfuib*E
i!!::FrETTIIIIIIIIE N G I
Consulting Engineens
9OS Colonado Avenue
UFICE RECEIVEDJAl\l 17Nrlz
NEEFIING ING
Ms. Kim Schl January 16, 2OO2
Garfield Coun Building and Planning Dept
ite 303
gs CO 81601
RE: 241 Mel Rey Road, Preliminary Plan Review
Dear Kim:
At the reque of Garfield County, Resource Engineering, lnc. (RESOURCE) has
reviewed the p iminary plan submittal for the proposed six-plex building at 241 Mel
Rey Road near
a!so reviern:red
we offer the f
lenwood Springs. Our review focused on drainage issues, however we
er technical issues presented in the submittal. Based on our review
owing comments.
1. The pro sed project will change the drainage pattern to the adjacent property
109 8th Street,
Glenwood Spri
from a
must d
adverse
2. The er ion and sediment control measures for construction should be shown
tn g p a n with ap pro pn ate d etai c
dely dispersed flow to a single point source discharge. The Applicant
onstrate that the concentrated single point source of runoff does not
affect the adjacent property.
ent uphill property contributes offsite drainage flow onto the subject
$ince the drainbge plan concentrates flow to one area, the offsite
3. The adj
prop
The
These
road.a
5. Based
to 25
adjac
not app
Please call if
Sincerely,
RESOURCE EN
Michael J. Er
Water Rdsou
MJE/mmm
885-8.O ks met
4
drai should be included in the overa{l drainage analysis..t
soils map indicates that the soils are from the Atencio-Azeltine group.
ils are classif ied as hydrologic group B. Thre curve numbers for the dirt
landscape areas should be reduced accordingly.
the geotechnical investigation, the dry well will likely need to be 20
in depth. The proposed location of the dry well is immediately
to tl're property line. Consti'uetion of the dry well at this location does
ar feasible without impacting the adjacent property.
u have any questions or need additional information
NG, INC.
P.E.
Engineer'
road.885.wpd
Hydnologists
Glenwood Spnings, CC] 816C]1 I (S7Ol 945-6777 I Fax t97O)945-1137