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Home My WebLink About3.0 PC Staff Report 10.09.1991REQUEST: PC 10/9/91 PROJECT INFORMATION AND STAFF COMMENTS Eastbank Commercial Center Preliminary 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. 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According to the drainage report, additional retention capacity will be required. An engineered design and improvement plans will be required prior to the approval of a final plat. F. Fire Protection: No specific fire protection improvements are being proposed. The Carbondale Rural Fire District has not commented on the subdivision proposal. They have consulted with the Building Department on the design for both of the existing buildings. G. Zoning: Because of the lack of a central water system and the parcel size of less than two (2) acres, the subdivision proposal conflicts with the Zoning Resolution. Options include obtaining a Variance or a designation of the water system as a "community system" by the Colorado Department of Health. V. SUGGESTED FINDINGS A. That proper publication, public notice and posting were provided as required by law for the hearing before the Planning Commission; and B. That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at the hearing; C. That the proposed subdivision of land is in general compliance with the recommendations set forth in the Comprehensive Plan for the unincorporated area of the County; D. That the proposed subdivision of land conforms to the Garfield County Zoning Resolution; and E. That all data, surveys, analyses, studies, plans and designs as are required by the State of Colorado and Garfield County have been submitted and, in addition, have been found to meet all requirements of the Garfield County Subdivision Regulations. VI. RECOMMENDATION Due to the conflict with the Zoning Resolution, staff cannot recommend approval of this request. However, if the Planning Commission is inclined to recommend approval then staff recommends that approval be subject to the following conditions: 1. All representations of the applicant, either within the application or stated at the public hearing before the Planning Commission shall be considered conditions of approval unless otherwise stated by the Planning Commission. 2. The applicant shall resolve the conflict between lot size and wastewater disposal method by obtaining a Variance or a designation as a community water system by C.D. of H. prior to the approval of a Final Plat. 3. The applicant shall establish a Property owner's association. The property owner's association shall be incorporated in accordance with Colorado Revised Statutes. The property owner's association shall be responsible for ownership and maintenance of all common facilities to include, but not limited to; water, sewer, utility drainage and road facilities. Protective covenants shall be prepared and reviewed prior to the approval of the Final Plat. • • 4. The applicants shall prepare and submit a subdivision improvements agreement, addressing all on and off-site improvements, prior to the approval of a Final Plat. 5. The applicants shall submit improvements plans for all road, drainage and utility improvements prior to the approval of a Final Plat. kid iikk 6. All tilities hall be placed underground. 7. The applicants shall revegetate and/or landscape all disturbed areas of the property where said activity is not precluded by other encumbrances. 8. The applicant shall submit plans and specifications for additional stormwater retention facilities as required by the drainage report. 9. All required permits from the Road and Bridge Department shall be obtained prior to the approval of the Final Plat. 10. All roadways shall be designed and constructed in conformance with design standards set forth in the County Subdivision Regulations and in place at the time of submittal of the Final Plat. 11. The protective covenants shall address the prohibition of introducing contaminants into the wastewater system. This shall also be included as a plat note. 12. The following plat notes shall be included on the Final Plat: a) Facilities common to each lot include water, sewerldrainage and utility improvements. Use and maintenance are regulated by restrictive covenants. b) A blanket utility easement encumbers the entire subdivision. c) Contaminants may not be introduced into the wastewater system. ROY ROMER Governor OFFICE OF THE STATE ENGINEER DIVISION OF WATER RESOURCES 1313 Sherman Street -Room 818 Denver, Colorado 80203 (303) 866-3581 FAX [303] 866=3589 July 10, 1991 Mr. Andrew McGregor Garfield County Regulatory Office and Personnel 109 8th Street, Suite 303 Glenwood Springs, CO 81601 RE: Eastbank Commercial Center NE 1/4, SE 1/4, Section 1, T7S, R89W, 611 PM Division 5, District 38 JERIS A. DANIELSON State Engineer 0 ?._,,,vg N JUL 18 1991 1 GARFIELU uuuNTY Dear Andrew, We have reviewed the above referenced proposal for comments on a sketch plan submittal for the commercial center. Currently there are two existing buildings and one proposed building. The proposed water supply for the three buildings is an existing well, Permit Number 37778-F. This well is pennitted for fire protection, commercial purposes and irrigation of not more than 0.08 acres (3,200 square feet) of lawns. If the applicant proposes these uses of the well for the complex, we can recommend approval of this plan. Should you have further questions regarding this submittal, please contact this office. (yldy T. Ki<appington Water Resource Engineer JTS(f)/clf:eastbank cc: Orlyn Bell, Division 5 Engineer Joe Bergquist, Water Commissioner, District 38 Bruce DeBrine ROY R. ROMER GOVERNOR riejoall (l1((Dalt 0 D,tt01 of ot-�.lAtf(J w T 110 COLORADO GEOLOGICAL SURVEY DEPARTMENT OF NATURAL RESOURCES 715 STATE CENTENNIAL BUILDING.- 1313 SHERMAN STREET DENVER, COLORADO 80203 PHONE (303) 866-2611 i''1. !\ J G 27 1991 ,l L. August 22, 1991 GA -92-0001 Andrew McGregor Garfield County Planning Department 109 8th Street, Suite 303 Glenwood Springs, CO 81601 RE: Eastbank Commercial Center Dear Sir: lar,t�r L.`i) JOHN W. ROLD DIRECTOR We have reviewed the preliminary plan, drainage report and geologic investigation for this subdivision. Minor geologic conditions affecting the site include: swelling soils, slope stability, flooding, and the potential for radon gas. Site geology consists of thin alluvial fans overlying a thicker gravel terrace. The gravel sequence is of an undetermined depth, but should be thick and compacted enough for commercial building structures. Site specific soils testing for foundations should include swelling soils tests if any clayey material is discovered. Slope stability problems on site are minimal. Off site there is a moderate rockfall hazard in the red cliffs across Hwy 82 north of the site. The highway and railroad should intercept any rock features that project toward this site. South and west of the site, shallow bluffs over the Roaring Fork River should have setback determinations for buildings. Erosion from the slope to the river does not endanger this site as it is too far away. Flood drainage from both the Roaring Fork River and the red cliffs area seem to be covered in the Drainage Study by Tini Beck. The moderate slope onsite should help drainage toward the river. Flood information from the Roaring Fork River may be obtained from the Colorado Water Conservation Board. No radiation survey was conducted for this site. We recommend testing for radon for all proposed structures. Radon -reduction building techniques should be implemented if any radon accumulation is observed. go 01, G E O L v u Y STORY OF THE PAST... KEY TO THE FUTURE Garfield County Planning Department August 22, 1991 Page 2 If the recommendations outlined above and those of the consultant geologist are followed, then we have no objection to the approval of this subdivision. Sincerely, l . r1 &Rai Christopher J. Carroll Engineering Geologist