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HomeMy WebLinkAbout8.0 Reference from Code Bookfe4/41 P ,mr D. Garfield County road standards and policies; E. Garfield County municipal comprehensive plans and municipal regulations, as applicable; F. Compatibility to existing land uses in the surrounding area; and G. Other applicable local, state and federal regulations, resolutions plans and policies. 4:34 Preliminary Plan approval shall be valid for a period not to exceed one (1) year from the date of Board approval, or conditional approval, unless an extension of not more than one (1) year is granted by the Board prior to the expiration of the period of approval. A development of one hundred (100) lots or less may be phased such that all lots are final platted within five (5) years. Developments of over one hundred (100) lots may be phased over a period of time not to exceed fifteen (15) years. Any phasing must be approved by the Board at Preliminary Plan. 4:40 SUBMITTAL REQUIREMENTS 4:41 The Preliminary Plan submittal shall contain an application form, map(s), and required additional and supplemental information. All documentation shall be of sufficient detail and clarity to answer basic engineering questions and to permit evaluation of the application. Detailed construction, engineering and design plans will be developed at the time of Final Plat submittal. 4:42 Unless otherwise specified, maps and plans shall be to scale as follows: Subdivision Lot Area Less than 10,000 sq. ft. 10,001 sq. ft. - 2 acres 2.01 acres or more Scale 1"=50' or less 1 "=100' or less 1"=200' or less 4:50 PRELIMINARY PLAN MAP The Preliminary Plan map shall show the entire area proposed for subdivision on one (1) sheet, if practical, at a size of 24" x 36". The map shall include the following _information: i/ A. Name of the proposed subdivision, which shall be different from that of any subdivision previously recorded in Garfield County. Date of preparation of the map, graphic scale, basis of bearing and symbol designating North, certified by a Colorado registered professional surveyor; Boundary lines with bearings and distances, survey ties and legal description of the proposed subdivision; Names, addresses and phone numbers of the owner(s), applicant(s), planner(s) and engineer(s) for the proposed subdivision; names and addresses of mineral owners and lessees of mineral owners of record of the proposed subdivision, and of the tenants of any structure proposed for conversion; E. Vicinity map from U.S.G.S. quadrangle at a scale of 1 "=2000' depicting the /F. G. location of streets, highways and adjacent utility systems within a minimum one-half (1/2) mile of the proposed subdivision and showing the natural drainage courses for streams flowing through the proposed subdivision with the limits of tributary areas shown where reasonable; Departing property lines, names and addresses of owners of record of all parcels adjoining and within two hundred (200) feet of the proposed subdivision, including those separated by a public right-of-way Street, block and lot layout within the proposed subdivision, including the approximate area of each lot; Proposed easements for drainage, irrigation, access and Standard lot setbacks, which may be indicated by map note; Land use breakdown showing: 1. Existing zoning and proposed zoning change, if applicable; 2. Total development area; 3. Total number of lots proposed; 4. Total number of dwelling units proposed; 5. Total area of non-residential floor space; 6. Total number of individual dwelling units proposed for each structure; 7. Total number of proposed off-street parking spaces; 8. Total gross density proposed, number of dwelling units as a ratio to the total development area. K. Existing contours with the following minimum contour intervals: V 1. Two foot (2') contour interval for subdivision with any lot less than two (2) acres in size; 2. Five foot (5') contour interval for subdivisions with all lots being at least two (2) acres in size; v/7 (A note shall be included noting the origin and datum of topography). Common open space not reserved or dedicated to the public; M. Sites to be preserved or dedicated for public parks, schools and other public Zbuildings, facilities or use; and, or Greenbelt space (2003-18) N. Approximate street grades and road centerline radii of curvature data; and �O. Any existing easements, along with the name(s) and address(es) of the entity having an easement and legal description of those easements. 4:60 ADDITIONAL INFORMATION following information shall accompany the Preliminary Plan: /he � Proposed of t dedication t ropose terms reservations or ofsites for public and/or common facilities or use, if any; greenbelt (2003-18) //B. Description of any proposed phasing plan, if any; C. Evidence that all lots and parcels created will have access to a public right- of-way, as required by Colorado state law; D. Total number of proposed off-street parking spaces, excluding those provided for single-family residential use; E. Evidence that all areas of the proposed subdivision, which may involve soil or topographical conditions presenting hazards or requiring special precautions, have been identified, and the proposed uses of these areas are compatible with such conditions; F. Radiation evaluation for areas of potential radiation hazard to future land use; A title commitment for property to be developed; and H. If there is a subdivision of a section required, a copy of the final work sheet shall be provided for approval by the County Surveyor. 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 conditions, and shall include: A. Geology - Description and/or illustration by a registered professional engineer licensed by the State of Colorado of bedrock Iithology and the stratigraphy of overlaying unconsolidated materials in sufficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in road excavations and ills, expansive soils, drainage patterns, structural bearing strength, or the Iike; B. Soils l-Map]and description of soil types and their boundaries based on the National Cooperative Soil Survey, U.S.D.A. Soil Conservation Service, and including a table of interpretations; C. 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; and Wildlife - Description of wildlife habitation, including big game ranges based on the mapping practices of the Colorado Division of Wildlife. 4:80 PPLEMENTAL INFORMATION: DRAINAGE PLAN ZAdrainage 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 and/or written form: 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 storm waters in excess of historic run- off from entering, damaging or being carried by existing drainage facilities, and to prevent major damage or flooding of residences in a one hundred (100) year storm, showing: 1. Area subject to inundation; and 2. Location and size of proposed culverts, bridges, ditches and channels. 4:90 SUPPLEMENTAL INFORMATION: UTILITY PLAN 4:91 A water supply plan, at the same scale as the Preliminary Plan, shall provide the following information in graphic and/or written form: A. In all instances, evidence that a water supply, sufficient in terms of quality, quantity and dependability, shall be available to ensure an adequate supply of water for the proposed subdivision. Such evidence may include, but shall not be limited to: 1. Evidence of ownership or right of acquisition or sue of existing and proposed water rights; 2. Historic use and estimated yield of claimed water rights; 3. Amenability of existing right to change in use; 4. Evidence 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. B. If a central supply and distribution system is to be provided, a general description of the system, as designed by a Colorado registered engineer. In addition: 1. Nature of the legal entity which will own and operate the water system; and 2. Proposed method of financing the water system. C. If connection is to be made to an existing water system, a letter from an authorized representative of said system staging that the proposed development will be served, and evidence from either the Colorado State Engineer's Office or Water Court, Water Division No. 5, that the existing water system presently possesses an adequate legal water supply to serve the proposed development; D. If individual water systems shall be provided by lot owners, a report indicating the availability of ample potable ground water at reasonable depths throughout the subdivision and the expected quality and long-term yield of such wells, with the written report by a registered professional engineer licensed by the State of Colorado, qualified to perform such work; and E. If applicable, a Plan of Augmentation and a plan for subdivision water supplies, as required by law, with the supporting engineering work signed by a Colorado registered engineer, shall be submitted by the applicant, even if the applicant is not the actual supplier of water. 4:92 A sanitary sewage disposal plan, at the same scale as the Preliminary Plan, shall /x7 Ovide the following information in graphic and/or written form: A. If a public sewage disposal system is proposed evidence that provision has been made for an adequate sewage treatment works for the subdivision and, if other methods of sewage disposal are proposed, evidence that such systems will comply with state and local laws and regulations; B. If a sewage treatment works is proposed, a general description of the collection system and treatment facilities, as designed by a registered professional engineer licensed by the State of Colorado. In addition: 1. Copy of a completed, but unapproved, Colorado Department of Health Waste Water Treatment Plant Site Location Approval Application; 2. Nature of the legal entity which shall own and operate the sewage treatment works; and 3. Proposed method of financing the sewage treatment works; 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 treatment facility or system can and will provide adequate sewage treatment for the proposed subdivision. In addition: 1. Letter 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 works; and 3. Proposed method of financing the sewage treatment works; D. If no central sewage treatment works is proposed and individual sewage disposal systems will be utilized, a description of sewage, the disposal means, as well as evidence as the result of soil percolation tests and produce excavations to determine maximum seasonal ground water level and depth to bedrock shall be provided. In addition: 1. Indicated by location on the plat; 2. Performed and signed by a registered professional engineer licensed by the State of Colorado; 3. Adequate in number and location to meet requirements of the Garfield County Individual Sewage Disposal Requirements and the Colorado Department of Public Health, Water Quality Control Commission; and E. If individual sewage disposal systems are to be utilized, a proposed management plan for the operation and maintenance of on-site systems shall be provided. :93 All utility and road plans shall be marked "Not for Construction". 4:94 Off-site road impacts shall be evaluated for subdivisions through completion of a traffic study identifying the volume of traffic generated from the development, based on Trip Generation Rate calculations utilizing the most current Institute of Traffic Engineers, Trip Generation Manual, to establish an Average Daily Traffic (ADT). The road impact fee shall be established as a result of entering the applicable data identified in the Road Impact Fee calculation Work Sheet located in Appendix A. Fifty percent (50%) of the road impact fees shall be collected at the Final Plat for a subdivision, if the affected County road project is scheduled to start within five years in a Capital Improvements Plan adopted by the Board of County Commissioners. All other road impact fees will be collected at the issuance of a building permit. Any road impact fees collected will be put into a separate interest bearing account in the County Treasurer's office, for each road that impact fees are collected. All fees collected and interest accrued must be spent on capital improvements to the specific road for which the fees were collected within twenty (20) years of the date that the fee is established. All capital expenditures must be consistent with the capital improvements plan used as a basis for establishing the fee. If after twenty (20) years, the fees collected have not been spent in accordance with the capital improvements plan used to establish the fee, all fees will be returned to the land owner of the property assessed an impact fee, with interest accrued. To the extend the County has expended funds consistent with a capital improvements plan for a particular road and a property owner has not paid a road impact fee as required for a building permit which establishes additional ADT, the impact fee shall be collect at the time a building permit is issued to recoup the expenditure. Any fees collected after the completion of an identified orad project, will be credited to the appropriate project and will be used to reimburse the County for the funds advanced to complete the project. The County may use road impact fees for a specific road improvement identified as a critical facility with a high priority for health and safety reasons in a Capital Improvements Plan adopted by the Board of County Commissioners, in advance of the completion of the entire road improvement project. any such use of funds must be consistent with the basis for the impact fee. If, after the use of road impact fees for a critical facility road improvement, the County fails to complete the entire project identified in the capital improvements plan within the twenty (20) year period of collection, the proportionate share, with interest, will be returned to the owner of the property subject to the impact fee based on the actual amount of the expenditures made on a particular road system. As a part of the Capital Improvements Plan, the Board may determine that certain portions of the road improvements to a road are critical to complete, before there are any additional traffic generating uses added to the road. If a development is proposed before the County has scheduled to make the necessary improvements identified in the Capital Improvements Plan, the developer may be allowed to pay the total cost of the needed improvements prior to the County's schedule. The County will reimburse the portion of the cost that exceeds the amount that would be applicable for road impact fees, plus interest, by the time that the project had originally been scheduled to be completed. If the Board of County Commissioners have not established a base road cost per ADT for the area in question, the applicant will not be obligated to provide an analysis of the off-site road impacts.