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Home My WebLink About2.0 PC Staff Report 07.11.1991PC 7/11/91 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Eastbank Commercial Center Sketch Plan OWNER: Wayne Rudd and John Stanford LOCATION: A parcel of land located in Government Lots 9 and 18, Section 1, T7S, R89W of the 6th P.M.; located off C.R. 154 just west of the intersection with Highway 82 opposite the CMC turnoff. SITE DATA: The site consists of 3.9 acres. WATER: Individual well. SEWER: Individual Sewage Disposal System. ACCESS: Existing and proposed driveway. EXISTING AND ADJACENT ZONING: C/L (Commercial Limited). I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in District D - Rural Areas with Moderate Environmental Constraints as designated on the Garfield County Comprehensive Plan Management Districts Map. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The subject property consists of an excavated and graded building site located west of and below the Highway 82 and C.R. 154 intersection. The site is currently developed with two (2) buildings separated by a vacant building pad. The remainder of the property is occupied by landscaping, driveways and parking areas. B. Project Description: The applicants are proposing to split the subject property into three (3) lots of 1.06, 1.1 and 1.7 acres in sizes (see enclosed text and plat). C. Background: In 1990, the applicants obtained a Special Use Permit to allow for the construction of two (2) buildings intended for storage. The first building was constructed last year at the north end of the subject property and operated as "File Finders", an office records storage facility. The second "storage" building has not been constructed to date. A second generic commercial lease building was constructed at the south end of the property in early 1991. This building is currently leased to service commercial and contracting business. In May, staff became aware that the applicants had split the subject property into three (3) separate parcels in violation of the Subdivision Regulations. In response to staff's concerns, the applicants have filed a sketch plan application towards the goal of legally subdividing the property. •uoTgnTosag buTuoZ aug u3TM sgoTT3uoo pesodoad et 'ezTs TaOaEd o3 eAT3ETea TEsodsTp aagEMagsEM ;o uraTgoad exp. ;o esnEoegub TuoZ •S •8OUET1EA ensand o3 sT uoTquTnbaa slug ulna; 3eTTea eios s,gueoTTddE auy •143TEag 3o guemgaPdeQ opPaoTo3 Aq pequubTsep sseTun eoanos TEa3uao peAoaddP up peaepTsuoo Sou sT TTaM TEnpTATpuT uv •eoanos TEaqueo peAoaddE UP uroa3 pepTAoad ST aequm oTgsaurop ;T pe oTTE eap seaoE Z o3 T 3O sTaOaPd •s[Tem TEnpTATpuT puE •S'Q'S'I 143TM sTeDasd a0; seaoE (z) OM3 ;0 umurTuTul E seaTnbea uoT3nTosej buTuoZ aug 300 £0't0'S uoT3oaS 'uoT1Tppu uI •3Eaab sT s;seaequT dTusaeuIo buTaa;;Tp 14 M sgoTTTuoo ao3 TET3uegod auy •pebEanoosTp sT megsAs aa3EMe;sEM peaPris E ;o gdeouoo auy •3;Egs 03 SUIOOUOo sguesead guemebuea1E sTuy 'Z pup T s;oT uo pa3EooT •S•Q•S•I buT3sTxe up UIOa3 s3oT (E) aaaug egg eoTAaes o3 buTsodoad 82E SguEOTTddE arty :aegemegsEM •Q •peaTnbea eq pTnoM 3Turaed AEMaATap pup 3ueur8sEe UV buTuTE;QO •AEMaATap peAoaddP A3uno0 ao guemesEe pa3EOTpep E Sou ST sTuy •3ueurasEe sseooE e;EATad 3ueoECpE UE ETA pEoi A3uno0 au3 S89S9OOE AEMeATap uaaugaou auy • tST •H 3 oquo ATgoaITp S883800E 'ebpTag pup poi A3ufO0 AC( peggTUraed 'AEMeATap 9110 •uoTsTATpgns aug o3 s;uTod sse ou (g) oig AT3ueaana eap eaauy :spPoN .0 •eTqugdaaaE sT ueTd STu3 3Eug pa;EOTpUT SEu •N•M•Q eta •sgoT (E) 001u4 TTE eoTAaas ATTETgua3od pTnoM TTaM STuy •A3aedoad au3 uo TTaM pa33Turaed E AT3ueaana sT eaauy :aeguN •g •3ubnougaa3;E up sum A3aedoad 0143 buTpTATpgns 3O uoTgou au3 quip equoTpuT pTnoM aOMOS pup aa3EM peaEus au3 pup gnoAET eta •dTusaeuIo OIbuTs aUO aepun eq o3 peubTsep ueeq 0AE1 o3 saPeddu A3aedoad 3oe qns auy :.uubTseQ •, SJNHHWMOO 33KJS 'AI •Su290UO0 a3TTPTTM ON :a3TTPTTM ;o uOTSTATQ opeaoTo3 •0 •U0T3EUTUIE3u00 aa3EMpunoab ao3 TET3ua3od 3nogE peuaeouo0 •sasn TEToaaunuoo snoTaPA UIoa3 'S'Q'S'I 3o u0T3EUTUIE3u00 ao3 TETguegod aug 3nogE peuaeouo0 :143TEag ;0 3uauI3audeu opEaoTo3 •g • pesodwT eq pTnous SUISTUEi1O9UI buTaPI1S TTaM paepuE;S •sasn pesodoad ao3 pa33Turaed ATe;ETadoadde sT TTaM buT;STX2 :sa3anoseH aa3EM 3o uOTSTATQ opPaoTo3 •y smakimOO AONS9VI MIAMI 'III • III. REVIEW AGENCY COMMENTS A. Colorado Division of Water Resources: Existing well is appropriately permitted for proposed uses. Standard well sharing mechanisms should be imposed. B. Colorado Department of Health: Concerned about the potential for contamination of I.S.D.S. from various commercial uses. Concerned about potential for groundwater contamination. C. Colorado Division of Wildlife: No wildlife concerns. IV. STAFF COMMENTS A. Design: The subject property appears to have been designed to be under one single ownership. The layout and the shared water and sewer would indicate that the notion of subdividing the property was an afterthought. B. Water: There is currently a permitted well on the property. This well would potentially service all three (3) lots. The D.W.R. has indicated that this plan is acceptable. C. Roads: There are currently two (2) access points to the subdivision. One driveway, permitted by County Road and Bridge, accesses directly onto C.R. 154. The northern driveway accesses the County road via an adjacent private access easement. This is not a dedicated easement or County approved driveway. Obtaining an easement and driveway permit would be required. D. Wastewater: The applicants are proposing to service the three (3) lots from an existing I.S.D.S. located on lots 1 and 2. This arrangement presents concerns to staff. The concept of a shared wastewater system is discouraged. The potential for conflicts with differing ownership interests is great. In addition, Section 5.04.03 of the Zoning Resolution requires a minimum of two (2) acres for parcels with I.S.D.S. and individual wells. Parcels of 1 to 2 acres are allowed if domestic water is provided from an approved central source. An individual well is not considered an approved central source unless designated by Colorado Department of Health. The applicant's sole relief from this regulation is to pursue a Variance. E. Zoning: Because of the problem of wastewater disposal relative to parcel size, the proposed conflicts with the Zoning Resolution. III. REVIEW AGENCY COMMENTS A. Colorado Division of Water Resources: Existing well is appropriately permitted for proposed uses. Standard well sharing mechanisms should be imposed. B. Colorado Department of Health: Concerned about the potential for contamination of I.S.D.S. from various commercial uses. Concerned about potential for groundwater contamination. C. Colorado Division of Wildlife: No wildlife concerns. IV. STAFF COMMENTS A. Design': The subject property appears to have been designed to be under one single ownership. The layout and the shared water and sewer would indicate that the notion of subdividing the property was an afterthought. B. Water: There is currently a permitted well on the property. This well would potentially service all three (3) lots. The D.W.R. has indicated that this plan is acceptable. C. Roads: There are currently two (2) access points to the subdivision. One driveway, permitted by County Road and Bridge, accesses directly onto C.R. 154. The northern driveway accesses the County road via an adjacent private access easement. This is not a dedicated easement or County approved driveway. Obtaining an easement and driveway permit would be required. D. Wastewater: The applicants are proposing to service the three (3) lots from an existing I.S.D.S. located on lots 1 and 2. This arrangement presents concerns to staff. The concept of a shared wastewater system is discouraged. The potential for conflicts with differing ownership interests is great. In addition, Section 5.04.03 of the Zoning Resolution requires a minimum of two (2) acres for parcels with I.S.D.S. and individual wells. Parcels of 1 to 2 acres are allowed if domestic water is provided from an approved central source. An individual well is not considered an approved central source unless designated by Colorado Department of Health. The applicant's sole relief from this regulation is to pursue a Variance. E. Zoning: Because of the problem of wastewater disposal relative to parcel size, the proposed conflicts with the Zoning Resolution. •