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HomeMy WebLinkAbout2.0 Staff Report PC 12.21.94PROJECT INFORMATION AND STAFF COMMENTS PC rur4t94 Preliminary PIan Wayne Rudd High Country Engineering A parcel of land located in a portion of Section l, T.7S. R89W; more practically described as a parcel located just west of the Highway 82 and C.R. 154/C.R. ll4 intersection (CMC turnoff) 5.02 acres. Central Well I.S.D.S. Private road off of C.R. 154 CIL North - CIL South - CIL East - C/G West - CIL REQUEST: APPLICANT: ENGINEER: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENT ZONTNG: I. u. RELATIONSHIP TO THE COMPREHENSIVE PLAN The tract of land is located in District C - Rural Areas, Minor Environmental Constraints and District D - Rural Areas, Moderate Environmental Constraints. A. Site Descrintion: The subject property is a relatively flat parcel with natural grasseson it presently. Theproposed double-wide modular to beused asa four- plex and one of the proposed commercial buildings are on the site. The H-Lazy- F Mobile home park is adjacent to the project on the northwest and west sides, and the D&RG railroad is on the east side. An automobile repair shop is located to the north. Description of the Pronosal: It is proposed to split the 5.02 acre tract into four parcels, 1.04, I .24, 1.34 and 1.40 acres in size (see preliminary plan map). Each ,2 r- parcel would have a single building for commercial uses, and lot 3 would also have a double wide modular unit to be used for an offrce and four (4) effrciency dwelling units. Each lot would have an individual sewage disposal system and be served by a single well. Access to the commercial center is off of a private road coming off of County Road 154 (See enclosed packet). III. MAJOR ISSTTFS AND CONCERNS A. Agency Comments l. Irivision of Water Resources: The Division has noted that the proposed well was not put to beneficial use prior to the expiration date of the permit. As a result, the applicant will need to reapply for a well permit (See leiter pg.'S. l. 2. Colorado Geological Survey : The State recommends that priorto designing a building a soils investigation be preformed and that engineered ISD systems be installed. Other concerns were expressed about a perched water table and tg[iebris flows if the railroad grade is ever modihed (See letter pgs. 3. City of Glenwood Snnngs : The City expressed concerns about the use of ISDS, the proposed road standards, fire protection, CR 154 and Hwy. 82 intersection road impacts and the need for mid-valley planned c_ommqrciaUindustrial area with the appropriate infrastructure (See letter pgs.8*? I B. Staff Comments Water: There are no calculations of the well capacity that demonstrates an adequate source of water for the projected uses, in addition to the question of a legal source due to the need for a well permit. At a minimum, the applicant's engineer should be required to provide some basic calculations of maximum water use within the development, prior to Preliminary Plan approval. Roads : The application states that"all roadways within the project, except the existing County road, will be private access drives, and as such are not subject to County standards." This statement is not corr@t, in that Section 9:35 states : All streets are dedicated to the public, but all streets will be constructed to standards consistent with these regulations, and repair and maintenance shall be the responsibility of the incorporated Homeowners Association of the subdivision. calling the "roadways" ,"a@ess easements" is a matter of semantics. The applicant recognizes the need for a homeowners owners association to maintain the common facilities, including the "roads". The application proposes a 40 ft. wide easement, with a 24 ft.wide driving surface. The driving surface will consist of two l0 ft. driving lanes, with two foot wide shoulders and consist of 8" of class 6 aggregate base course, compacted to 95%' proctor. A semi-private road is required to have a 40 ft. right-of-way, with 8 ft. driving lanes and is designed to accommodate a L 2. -7r vehicles per day count o f 2 I - I 00 v.p.d.. This standard is based on vehicles not tandem axle or larger trucks. A semi-private road is designed to handle 1-5 tandem axle or larger trucks per day. There is no analysis of the proposed uses orpotential traffrc associated with this project. Without some analysis to the contrary, it appears that the proposed the proposed road is inadequate in right-of-way width, driving surface lane width and surfacing. Staffwould suggest that the roadway needs to be designed to a rural access standard at a minimum, which requires a 50 ft. right-of-way, I I ft. driving lanes and a chip & seal surfacing. Fire Protection : The application does not propose any form of fire protection for the buildings in this subdivision. Any approval of the preliminary plan needs to have the Carbondale Fire Protection District recommendations for fire protection included a condition of approval. Sewage Disnosal : The Individual sewage disposal system regulations requires a minimum of 100 ft. ofseparation between the any well and leach flreld, with an additional 8 ft. lor each 100 gpd over 1000 gpd desigp capacity. It has to be assumed that each system in this subdivision will be designed to the maximum capacity of 2000 gpd, resulting in a need for 180 feet of separation between the well and nearest leach field. Based on the proposed design in the application, the leach field for lot 4 will not comply with this requirement. Additignally, the same leach field is on another lot and will require a permanent easement the maintenance and repair of the line and freld. This assumes that it is possible to hnd a location on a lot 180 ft. from the well and meet the setback requirements from other buildings, property lines , and leach fields. Based on the present lot and building layout, this may be difficult. Prior to any preliminary plan approval, the applicant's engineer needs to provide a design demonstrating compliance with the ISDS regulations. All additional ISD systems should be an engineered design, based on a specific building design and interior space use. Off-street Parking: There is no demonstration of parking needs because the applicant is stating that they cannot project the potential tenants. Staffwould suggest that the applicant identify the maximum number of parking places on each lot and then use that as a basis for establishing the type of tenants can occupy the buildings. Each building is proposed to have 12,000 sq. ft. of floor area, that would require 60 off-street spaces if the uses in the building required it. TV. STIGGESTED F'INDINGS That the proper publication, public notice and posting were provided as required by law for the hearing before the Planning Commission; and That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issuesweresubmitted and that all interested parties were heard at that hearing; and That the proposed subdivision of land is in general compliance with the 3. 4. A. B. 5. C. 3 recommendations set forth in the Comprehensive Plan for the unincorporated area of the County; and That the proposed subdivision of land conforms to the GarFreld County ZoningResolution; and 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. V. RECOMMENDATION The Planning Commission recommend APPROVAL, subject to the following conditions: All representations of the applicant, either within the application orstated at the public hearings before the Planning Commission shall be considered conditions of approval unless otherwise state by the Planning Commission. The applicant shall establish a Ilomeowner's Association. The Homeowner's Association shall be incorporated in accordance with the Colorado Revised Statutes. The protective covenants, articles of incorporation and other Homeowner's Association documents including by-laws will be submitted for review by the County Attorney prior to the approval of the Final Plat. Prior to the submittal of the Final Plat, the applicant shall provide adequate written verif-rcation from the Division ol Water Resources documenting approval of the commercial water supply. Theapplicant shall provide documentation from the Carbondale Rural Fire Protection District approving the interior road design and I'rre protection plan prior to the Preliminary PIan approval by the Board of County Commissioners. AII roads including the proposed cul-de-sac shall bedesigned and constructed D. E. l. 2. 3. 4. 5. in accordance with minimum Countv standards for a rural accessroad. . /-#r"#;/r#4:1 a7/idc4 a,,- Koz,J 4ol * p*r7 cr 6. The applicarfts shall demonstrate that there is enough area to provide the required physical separation between any sewage disposal system leach field and the well serving the development, any nearby property wells, and any other separations required by the ISDS regulations prior to any Preliminary Plan approval by the Board of County Commissioners. 7 . That the applicant develop a parking plan for each lot, identifying at least 60 spaces on each lot, unless it can be demonstrated that there is not a need for that many spaces based on the zoning resolution parking requirements can be met based on the criteria for use in the zoning resolution. -1' LIRTER RES. OfTtCT OTTHI STAIf, SNGINEil Dlvlrlon of Water Rctourcar Dcprrt,ncnt o, Naturel RerouTco lll t Slrcnnu trr .i, foo.n ttt Dorwcr, Colordo 8020! Itxrm (l0l) 86&l5Ct f^x (!0I8661549 TEL :303-866-3589 Dec 05 94 15 :37 No .014 P .02 foy fo.iat C.l*or.n, lnrat lnclhld trarirtrt Oltrto. Hd D.Slmp,rrt $.btlt,Oet STATEOFCOLOTUDO Deccmbr 5, 1994 Mr. Davo Mlchaplson, Plaruur Garfietd County Bulldlng and PlarurlnS 109 8th Street, Sulto 303 Glcnwood.Sprlngr, CO tl60l R,E: Bvugreen Commerclal Carter Prellmlnary Plan SBX, Sectlon l, IIS, R89W' 6h P.M. 'Watcr Divlrlon 5, Watcr Dlstrlct 38 Dcar Davo . Ttank you for thc referrat for thc Bvergreen Commcrclal Centcr Prctlmlnary Plrn locatcd- betureen tho railroad and thc H-hzy-P Trallcr Park near thc'Crlorado Mountaln Cotlcgc turnoff atong Hlghnny E2. fhe appllcant li requestlng approval for one commcrclat buildlng for cach of thc four lots plus ono moduiar resldcntlai bulldlng on onc of 0rc totr. nrc proporod uratcr rcrvlcc ls from an oristlng well corutructcd under permlt 41152-F-R. , A rcview of our records indicates thls wetl war complaed Novembor I' l99l and thc pump lnstallcd lunc t j, 1994. Slnca cvldcncc of beneficlal uBG war not rubmiued prlor b thc orpirarion date of drc pcrmlt (Octobcr l, 1994), thc pcrmlt a<pired Oc'tober I , 1994, firc rppllcant rrurt hayc a vatid weit permit'ln ordu to beneflclatly uso watcr from tho urcll. Wc rcoommrrd 0rat tho appltcant .oniact el0rer our.Glcnwood Sprlngs or Dcnvcr offlcc to dlscuss r ulay to pcrmlt 0to cxlstlng well. Should you havo any questions regardlng tha wator suppty for thle proJect, ptcaso contact tttb offico. EnBton lources Englnocr Orlyn Bell,. Dlvlslon Engineer Joc Bergqulst, Water Commlssloner sap- ,S;TAI,E-OF COLOTUDO 1 3 I 3 Sherman Street, Room 71 5 Denver, Colorado 8O2O3 Phone (l0l) tt66-261 I FAX (103) 866-24(11 November 8, 1994 Mr. Dave Michaelson Garfield County Building and Planning Department 109 8th Street Glenwood Springs, Colorado 81601 Re: Proposed Evergreen Commercial Center [Preliminary Plan] - Southwest of the Southern Pacific Railroad Alignment in the Vicinity of the Intersection of S.H. 82 and C.R. 154, Garfield County Dear Mr. Michaelson: At your request and in accordance with S.B. 35 (1972\, we have reviewed the materials submitted for and made a field inspection of the site of the proposed commercial subdivision referenced above. The following comments summarize our findings. (1) We concur with the observations expressed in the letter report by Nicholas I-ampiris that this entire parcel is immediately underlain by surficial deposits which consist of ancient terrace gravels of the Roaring Fork River which, in turn, overlie the Eagle Valley Evaporite formation. As he also indicates, the Eagle Valley is susceptible to collapse of rock-solution- caused underground voids. This might result in sinkhole formation in the overlfng gravels. A soils and foundation engineer should investigate this possibility prior to designing buiding foundations and any construction on the proposed lots. (2)lt is likely that the gravels may exhibit rapid percolation rates and that engineered septic systems will be necessary. In the long term, this subdivision and nearby commercial and residential developments should be connected to a central sewer system as continued and increasing surface water infiltration from septic systems and other sources (primarily from concentration of surface drainage) might aggravate the potential for sinkhole formation and unacceptably contaminate ground water with sewage effluent. (3) It is likely that a shallow perched water table on parts of this parcel may present prob- DEPARTMENT OFNAIURAL RESOIJRCES Roy Romer Covernor lames S. Lochhr:ad fxecutive Direclor Michael 8. Lonli Division Director Vicki Cowart State Ceologisr .rnd Dire<tor GA-95-0003 - L- Mr. Dave Michaelson November 8, 1994 Page 2 lems for structures using below grade space. If appropriate, this should also be considered by the soils and foundation engineer. (4) If, at some time in the future, the railroad tracks are removed and their grade regraded resulting in slopes into this parcel, it may again become susceptible to mud and debris flowage originating from the cliffs and steep slopes above S.H. 82. If such regrading occurs, then an evaluation of its hazard-causing potential should bve made. If the recommendations made above and those in the submitted reports are followed and made conditions of approval of this proposal, then we have no geology-related objection to it. Siqcerely, /) ,4Ary..4tt/Jhmes M. Soule hngineering Geologist rf' December 8,1994 Mr. Mark Bean, Director Garfield County Planning and Building Dept. Garfield County Courthouse 109 8th Street Glenwood Springs, CO 81601 RE: Evergreen Commercial Center Dear Mark, Thank you for providing the opportunity for the City of Glenwood Springs planning Commission to comment on development within the city's three mile perimeter. At our meeting on November 29,1994, the Community Development Department staff presented the Evergreen Commercial Center to us as forwarded by your staff. The Commission had the following comments on the proposal: l. This type of subdivision encourages the proliferation of individual sewage disposal systems.A resulting impact is potential groundwater contamination. With the wide variety of permitted uses in this commercial zone district, contaminants may be introduced into the groundwater. With drinking water wells located down gradient, preservation of water quality-is especially important. While restrictions on the introduction of contaminants into ISbS eiist, enforcement of these regulations is virtually non-existent. [f approved, uses of the buildings should be restricted to warehotlsing and/or storage uses to discourage water usage and potential contamination. 2. Roadways shotrld be developed to City standards ie. hardsurfaced with a minimum width driving surface of 24 feet. The gravel roadway will potentially inadequate to handle the loading demands of the truck traffic. 3. Is the infrastructure adequate for fire protection? 4. The application does not appear to address off-site traffic impacts. The intersection of CR 154 and I{ighway 82 is currently dangerous due to the high volumes of traffic and the lack ofsignalization. Additional commercial vehicular traffic wiLl only exacerbate the potential forconflict at this intersection. -? I]06 COOPER N VTiNT-'II CLIINWOOD SPRINGS, COI-ORAI)O 8I60I 3O3l 945-2s75 F AX: 945-2597 In summary, it appears that commercial/industrial development in this area, with its lack of supporting infrastructure, may not be appropriate at this time. The Glenwood Springs Planning and Zoning would encourage the County Planning and Zoning Commission to consider a planned commercial/industrial area in the mid-valley area. The planning process could address the utility, infrastructure, natural resource constraints and land use issues. We would be eager to assist in the development of such a plan. Thanks for your consideration of our comments. Sincerely, tfurl'hGr^^ Martha Cochran, Chairperson Glenwood Springs Planning Commission -?-