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HomeMy WebLinkAbout2.0 Staff Report PC 05.11.2015, PROJECT INFORMATION AND STAFF COMMENTS PC 05/11/05 FJ Glenwood Canyon CommercialREOUEST APPLICANT / OWNER LOCATION PROPERTY SIZE WATER SEWER ACCESS EXISTING ZONING Sketch Plan Subdivision Glenwood Commercial, LLC, David Hicks 2520 South Grand, #210, South Glenwood Springs at the municipal limits on the east side of State Highway 82 4.19 acres City of Glenwood Springs City of Glenwood Springs State Highway 82 Commercial General (CG) I. GENERAL PROJECT INFORMATION Presently, the Applicant is in the process of constructing two commercial structures to contain warehouse and office uses just at the entrance to Glenwood Springs in South Glenwood on the east side of State highw ay 82. The proposal appears to be a two-phase project where Phase 1 includes the development of the western portion of the site nearest SH82 with two structures which are proposed to be 2 story buildings surrounded by 82 parking spaces. Phase 2, not part of this sketch plan, proposes to develop the upper portion (east side) of the lot with two more like designed structures. Water and sewer are to be provided by the City of Glenwood Springs. The property contains significant slopes that slope downward from the east to SH82 at varying degrees. The eastern portion of the property (to be developed in Phase 2) contains the most significant slopes which appear to be in excess of 4OVo with sparse vegetation including low lying scrub oak, sage, and pinion-juniper understory. The adjacent property to the north is developed as commercial and located in Glenwood Springs. The property to the north is vacant BLM property in Garfield County. The property to the south is zoned Commercial General in Garfield County and the property to the west is State Highway 82. 1 rl tr. GENERAL RELATIONSHP TO THE COMPRETDNSME PLAN The property is located within Study Area I which has been designated as *Commercial General" on the proposed land use designation map in the Comprehensive Plan which supports commercial development in this area. Itr. APPLICABLE ZONING REGULATIONS The following is an analysis of the proposed development with the required zoning regulations of the CG zone district pursuant to Section 3.08 of the Zoning Resolution of tgZg, as amended. A. Uses By-Right including building for shelter or enclosure of animals or property accessory to use of the Iot for residential purposes and fences, hedges, gardens, walls and similar landscape features; park; boarding and rooming house; hotel, motel, lodge; administration, fraternal lodge, art gallery, museum, tibrary; provided all activity is conducted within a building; observed; (1) All fabrication, service and repair operations are conducted within a building; (2) All storage of materials shall be within a building or obscured by a fence; (3) AII loading and unloading of vehicles is conducted on private property; (4) No dust, noise, glares or vibration is projected beyond the lot; furniture, appliances, automotive and vehicular equipment, hardware, clothing, mobile homes, building materials, feed, garden supply and plant materials; laundry or dry-cleaning plant serving individuals only; miniature golf couise; room, private club, theater and indoor recreation; equipment, vehicular rental, service and repair of appliance, shop for blacksmith, 2 cabinetry, glazing, machining, mini-storage units, printing, publishing, plumbing, sheet metal and contractor's yard; and B. Conditional Uses C. Special Uses communication facility, correction facility; the customer receives goods or services while occupying a vehicle; water impoundments, storage, corrmercial park; utility lines, utility substations; recreational support facilities; beverages; communication facility, correction facility; recreation support facilities; and D. Common Dimensional Requirements All permitted development shall be required to adhere to the following coflrmon dimensional requirements. provided under Supplementary Regulations. shall be eighty-five percent (85Vo). The County Commissioners may require adequate screening of all parking and roadway areas in commercial uses from adjoining residential uses and public streets. A maximum of ten percent (IOVo) of the total parking and roadways areas may be required to be devoted exclusively to landscaping of trees, shrubs, and ground cover to reduce visual impacts. (1) Front yard: (a) arterial streets: sevent),-five (75) feet from street centerline or fifty (50) feet from front lot lone. whichever is sreater; (b) local streets: fifty (50) feet from street centerline or twenty-frve (25) feet from front lot line, whichever is greater; J (2) Rear yard: Twenty-five (25) feet from rear lot line for lots occupied by residential uses; seven and one-halt (7 .5) feet for lots with no residential occupancy; (3) Side yard: Ten (10) feet from side lot line or one-half (lt2) the height of the principal building, whichever is greater. Regulations. (Supplementary Regulations). An example of what wilt apply to all development on the lot includes the following provisions regarding slopes: 5.04.01 Lot Slooe Determinations: In determining lot slopes for use in establishing minimum lot area requirements and build able area, existing and proposed lots of less than two (2) acres shall be calculated on an individual lot basis. Contour intervals of five (5) feet or less shall be used to make this determination. For lots of two (2) or more acres in size and tracts of land proposed for other methods of development wherein creation of individual lots within said tract is not anticipated, the determination of lot slope shall be made utilizing available topographic maps. 5.04.02 Development Limitations Based on Lot Slope: (1)Lot Size Less Than 1 Acre: Land with original and undisturbed slope in excess of forty percent (40Eo) shall not be credited toward lot area in determining whether a lot meets the minimum lot area requirements set forth in the zone district regulations; however, a smaller building envelope may be approved by the Board, as a Special Use permit, after review. (2)Lot Size 1 Acre or Greater: Such lots shall have a minimum building envelope of 1 acre in an area that has less than forty.percent(4ovo) slopes; however, a smaller building envelope may be approved by the Board after review of the following which shall be submitted by the appricant: (A) A soil land foundation investigation prepared by a registered, professional engineer.. (B) A topographic survey with contour intervals of not more than two (2) feet. (C) A site grading and drainage plan prepared by a register, professional engineer. (D) A detailed plan of retaining walls or cuts, and fills in excess of five (5) feet. (E) A detailed revegetation plan. 4 All of the above shall show the minimum building envelope size for each lot and shall provide evidence that all structures and facilities can be built within such building envelope area so as not to disturb any forty percent (40Vo) slope area. The following shall be conditions of any approval: (A) Foundations shall be designed by and bear the seal of a registered, professional engineer. (B) All final plans required to be submitted by a professional engineer shall be approved in their final form and shall bear the seal of such registered, professional engineer. (3) For all lots: Driveways, access ways and access easements within the development and on the property of developer shall have a maximum grade of fourteen percent (I4Vo). 5.01.02 Minimum Off-Street Parking: Parking spaces shall be provided for each use in the following amounts: (1) Residential (except group quarters) - one (1) space per six hundred (600) square feet of floor area or one (1) space per dwelling unit, whichever is greater; each separately rentable room or group of rooms shall be considered a dwelling unit; (2) Residential - group quarters - one (1) space perbed; (3)Retail and service commercial - one (1) space per two hundred (200) square feet of floor area (g>rpspl_stor€g_glea); Staff Comments It appears that upon initial review, the site plan does not delineate a building envelope of I acre or greater that does not contain slopes of 40Vo or greater. This will need to be addressed as part ofthe Preliminary Plan pursuant to Section 5.04.02(2) of the Znning Resolution listed above. Staff notes that this presents a significant issue for the development of Phase 2 on the upper portions of the property which shall be precluded due to the excessive slopes well in excess of 40Vo which is prohibited. The present site plan configuration appears to comply with these dimensional requirements. The applicant proposes 23,280 sq. ft. of FAR for the property which is less than the maximum of 91,258 sq. ft. allowed on the property. The proposed height of the two structures is 29.1 feet which does not exceed the maximum of 35 feet. 5 IV. APPLICABLESUBDTVISIONREGULATIONS The following section addresses common subdivision components that will need to be addressed as part of any Preliminary Plan submittal to the County. A. Domestic & Irrigation Water The project states that domestic water service shall be provided by the City of Glenwood Springs central water system. So that the Applicant remains awa.re of what is required in terms of the submittal information for the Preliminary Plan, the requirements are included here for reference and can also be found in Sections 4;91 and 9:00 of the Subdivision Regulations. Section 4:91 of the Subdivision Regulations requires that a water supply plan, at the same scale as the Preliminary Plan, shall provide the following information in graphic and/or writtenform: A. In all instances, evidence that a water supply, sfficient in terms of quality, quantity and depend,ability, shall be available to ensure an adequate supply of water for the proposed subdivision. Such evidence may include, but shall not be limited to: l. Evidence of ownership or right of acquisition or sue of existtng and proposed water rights; 2. Historic use and estimatedyield of claimed water rights; 3. Amenability of existing right to change in use; 4. Eviderce that public or private water owners can and will supply water to the proposed subdivision, including the amount of water available for use within the subdivision by such providers, the feasibility of extending service to the area, proof of the legal dependability of the proposed water supply and the representation that all necessary water rights have been obtained or will be obtained or adjudicated, prior to submission of the final plat; and 5. Evidence concerning the potability of the proposed water supply for the subdivision. C. If connection is to be made to an existing water system, a letter from an authorized representative of said system staging that the prOpOVCfulevelopmcnt will be sented. and evidence from either the Colorado State Engineer's Office or Water Court, Water Division No. 5, that the existing water system presently possesses adequate legal water supply to serve the proposed development; Section 9:51 requires an adequate potable and iruigation water supply shall be available to all lots within a subdivision, taking into consideration peak demands to service total development population, irrigation uses, and adequate fire protection requirements in accordance with recognized and customary engineering stan"dards. 9:55 All water mains shall be a minimum diameter of four inches (4"), provided storage facilities adequate forfire protection are available. 6 A. Waste Disposal The project states that sewer service shall be provided by the City of Glenwood Springs central sewer system. Section 4:92 of the Subdivision Regulations of 1984 requires the following be submitted: 4:92 A Sanitary Sewage Disposal Plan, at the same scale as the Preliminary Plan, shall provide the following information in graphic and/or writtenform: 4:92(C). If public or private sewage treatment facilities are to be provided by an existing district or through connection to an existing sewer system, evidence that the tTeatment facility or system can and will provide adequate sewage treatment for the proposed subdivision. In addition: 1. l*uer from an authorized representative of the facility or system stating that the proposed development can and will be served; 2. Nature of the legal entity which will own and operate the sewage treatment worlcs; and 3. Proposed method of financing the sewage treatment works; B. Roads /Access The only apparent public access into and out of the property is directly from State Highway 82. The application contained a Highway Access Permit from the Colorado Department of Transportation (CDOT) which states that Access is granted to provide service to the following uses with their associated maximum allowable trips: Staff is aware that the Applicant proposed to install a traflrc signal on HY82 at the entrance to the subject property but was denied by CDOT. The Permit discussed above did not include the additional pages that contain terms and conditions of the permit. Staff is unable to determine if there were improvements required of the Applicant to HY82 as a result of the projected trafftc. Note, the County Traffic Impact Fee does not apply to commercial development. Any improvements to HY82 would be required by CDOT. Internal Circulation The main entrance to the property is located on the northwest corner. The intemal circulation consists of an asphalt driving surface which allows for two way traffic in front of and behind of both buildings. There appears to only be one entrance and exit onto SH82 with no alternate emergency access provided; however, the site plan includes a emergency turnaround area in the upper parking area behind the upper building which shall be reviewed by the Glenwood Springs Fire Protection District for compliance with their standards. On-site Parkine The project proposes the construction of 82 parking spaces shown on the site plan. The minimum off-street parking requirements for "Service Commercial" requires one (1) space per twohundred(200)Squarefeetoffloorarea@.Ifappliedtojusttheoffice 7 USe -. . I i*, 'r +: rii t i i. '. t,o i+gx,D".HV;;i Warehousing (20,7 O0 sq. ft.)t7 177o General Office Building (32,100 sq. ft.)58 58Vo Apartment (22 units)25 25Vo xCombined access not to exceed 100 passenger car equivalent peak hour volume spaces, it appears the parking requirement is about 116 spaces. The Applicant shall demonstrate their calculation of 82 parking spaces that meets or exceeds the provision so the Tannng Resolution. C. Fire Protection The property is located within the Glenwood Springs Fire Protection District. It appears that water service for fire protection to the buildings has been accommodated by the inclusion of intemal hose connections and strobes at the ends of both buildings that ari served from the central water supply from the City of Glenwood Springs. The Applicant shall be required to demonstrate compliance with the following standards as part of the Preliminary plan review: 9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire protection district to ensure that all lots have primary and secondary access points to escape fireentraPment. 9:72 Were a central water system has fire hydrants, alt fire hydrants shall meet the specffications for the appropriate fire protection agency, particularly with regard to thread size on the fire hydrants. D. Drainage/Floodplain Issues The Applicant will be required to address the following: 4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PLAN A drainage plan, at the same scale as the Preliminary Plan and prepared by an engineer registered in the State of Colorado, shall depict the following information in graphic ird/o, writtenform: A. Existing water courses and lakes; B. Limits of tributary areas, where practical; C. Computations of expected tributary flows; and ' D. Design of drainage facilities to prevent stonn waters in excess of historic run-off from entering, damaging or being carried by existing drainage facilities, aA ib prevent major damage or Jlooding of residences in a one hundred (100) year storm, showing: l. Area subject to inundation; and 2. Location and size ofproposed culverts, bridges, ditches and channels. 9:41 Drainoge easements, channels, culverts and required bridges shall be designed by an engineer registered in the State of Colorado. 9:42 All drainage facilities shall be designed based on a twenty-five (25) year frequencystorm. 9:43 Were new developments create run-off in excess of historic site levels, the use of detention dttches and ponds may be required to retain up to a one hundred (100) yeir storm. 9:44 All culverts shall be designed such that the exposed ends are protected by encasement in concrete or extended a minimum of three feet (j') beyond the driving surface on each 8 side. Culverts, drainage pipes and bridges shall be designed and constructed in accordance with AASHO recommendations for an H-20 live load. E. Wildlife The Applicant provided a Division of Wildlife (DOW) WRIS check list prepared by the County IT Department which identified the area as being entirely located within the Bald Eag)e Winter Range, Black Bear Overall Range, Brazilian Free-Tailed Bat Overall Range, Mule Deer Overall Range, Mule Deer Highway Crossing, and the Osprey Foraging Area. The Preliminary Plan application shall be submitted to DOW for their comments regarding any impacts to wildlife. 4:70(D) Wildlife - Description of wildlife h.abitation, including big game ranges based on the mapping practices of the Colorado Division of Wildlife. F. Soils / Geoloey The Applicant submitted a NRCS soils classification map which indicates that the soils generally found on the property are Atencio-Azeltine Complex, 1 to 3 percent slopes. However, a closer examination of the map also shows the property primarily contains slopes much steeper are are possible located within a separate classification. This shall need to be addressed at Preliminary Plan in addition to the following: 4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND WILDLIFE Information on the following characteristics of the area proposed for subdivision shall be shown graphically and./or by reports, whatever is appropriate, for a complete description of existing con"ditions, and shall include: A. Geology - Description and"/or illustration by a registered professional engineer licensed by the State of Colorado of bedrock lithology and the stratigraphy of overlaying unconsolidated materials in sfficient detail to in"dicate any potential development problems resulting from groundwater, subsidence, instability in road excavations an^d ills, expansive soils, drainage patterns, structural bearing strength, or the like; G. Vesetation The Applicant shall be required to provide a weed management plan to be approved by the County Vegetation Manager as well as provide a revegetation security prior to final plat to ensure that any required revegetation is established for improvements made in the subdivision. The Applicant shall also address the following section in the Subdivision Regulations: 4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND WLDLIFE B. Vegetation - Map and description of plant associations following practices of the Soil Conservation Service and including a description of adapted materials and the location of major tree masses. H. Easements Staff was unable to determine if any recorded easements of record are in place on the property. If this is the case, these easements shall be shown on the Preliminary Plan and Final Plat. 9 I. Condominiumization It is clear, the only reason the Applicant is going through the subdivision process is to condomiumize the offices and storage spaces to sell to other parties as separate interests. As such, the Applicant shall comply with Section 5:25, 5:32, and 7:00 of the Subdivision Regulations of 1984 which require the following: 5:25 If the subdivision includes condomtnium units, in addition to the Final Plat requirements above, a separate condominium Final Plat, certified by a surveyor registered an^d licensed by the State of Colorado and depicting the following information, shall be provided afier new construction or as a part of the Final Plat if it is a conversion: A. Vertical an"d horizontal location of each air space unit with dimensions and area included; B. Relation of individual air space units to limited and general common elements; C. Designation of any limited common elements reserved for the exclusive use of any in^dividual air space unit; D. Identification of each condominium unit by number or symbol, including both the individual air space unit and any reserved limited common elements; E. Location of all exterior and interior loa.d bearing walls of common ownership; F. Elevation of each air space unit in relation to an established United States Gove rnment benchmark; and G. Statement of proposed density, including number of buildings and number of air space units. 5:32 If the subdivision includes condominium units, the subdivider shall provide a copy of the proposed declaration which, at a minimum, shall include: A. Statement defining the character, duration, rights, obligations and limitations of condominium ownership, including any restrictive covenants affecting individual units; B. Statement of proposed method by which the proportionate valuation of common elements shall be assessed on individual condominium units; and C. Provisions for creating and procedure, conditions, restrictions and limitations on time - sharing ownership, if applicable. 7:00 RESUBDIVISION 7:10 The redivision into separate interest of any lot, block, parcel or multiple-dwelling unit, or the major relocation of or addition to any roads within a subdivision, shall be considered a resubdivision and shall be governed by the Subdivision Regulations. 7:20 The redivision into separate interests of large tracts or blocks of land, designed with the intention of resubdivision and so indicated on a recorded plat, may not be required to comply with those provisions of the Subdivision regulations, which the Board determines are satisfied by reference to Preliminary Plan or Final Plat approval for the original subdivision. 10 7:30 The redivision, through conversion into condominiums, apartments or other multiple-dwelling units may not be required to comply with those provisions of the Subdivision Regulations which the Board determines are satisfied by reference to Preliminary Plan and/or Final Plat approval for the original subdivision, provided the proposed conversion will not substantially increase land use density. J. Assessment / Fees The development is in the School District. As such the developer is required to either dedicate a portion or pay the appropriate School Site Acquisition Fee to be paid at final plat included as a component of the Subdivision Improvement lv Agreement (SIA). This the parent generally calculated from the assessed unimproved market value K. Mineral Estate It is unclear if the property's mineral estate has been severed and is owned or leased to another party. If so, the Applicant shall include a plat note on the final plat stating the following: "The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s)." L. Recommended Plat Notes/ Covenants Please be aware, the County requires the Applicant place the following plat notes be included on the final plat and in protective covenants: 1. "Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect of living in a County with a strong rural character and a healthy ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may naturally occur as a part of a legal and non-negligent agricultural operations." 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.R.S. 25-7-401, 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. "All owners of land, whether ranch or residence, have obligations under State law and County regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, an6 other aspects of using and maintaining property. Residents and landowners are encouraged to learn about these rights and responsibilities and act as good neighbors and citizens of the County. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State University Extension Office in Garfield County." 11 4. "All exterior lighting will be the minimum amount necessary and all exterior lightingwill be directed inward and downward towards the interior of the subdivision, Jxcep-t that provisions may be made to allow for safety lighting that goes beyond the property boundaries." 5. "one (1) dog will be allowed for each residential unit and the dog shall be required to be confined within the owner's property boundaries.', 6. "The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s)." V. SKETCH PLAN COMMENTS The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the dateof the Planning Commission review. If a Preliminary Plan for the proposed-subdivision is notpresented to the Garfield County Planning Commission by that Aate, thi Applicant will have tosubmit an updated Sketch Plan application to the Planning Oepartment for review and comparison with the original application. 5tw ^4 f\* -a --\2 {tl*l +*rbh O \L o Ep (*^-;) olt- a/ l/ - 5*u/*; I it,b LLu .-.%4-*--.. -'D {v fioluth- fi*"rf , L" )4 / "-2 (" J f*ute nltit nc')- D J 7h'z 5 J )44/h,a, ----> a''''b'"'1 -/ /+"/) C ey u-rl-t L L' ' J'w Pou' .L /.7tr/ 't- Z") -" P ,/, C6*' t2 ry *7 ?