The URL can be used to link to this page

Home My WebLink About4.0 Staff Report PC 07.11.06Exhibits for Public Hearing held for the Preliminary Plan of Phase II Ironbridge PUD January 11,2006 - Planning Commission r *n5 (yrl' u r A Mail Receipts B Proof of Publication C Garfield County Zoning Resolution of 1978, as amended D Garfield County Subdivision Regulations of 1984, as amended E Garfield County Comprehensive Plan of 2000 F Staff Report dated l-11-06 G Application for Preliminary Plan H Memo dated 12-21-05 from Steve Anthony Garfield County Vegetation I Letter dated 12-27-05 from Colorado Geoloeic Survev J Letter dated 912-27-05 from Resource Engineering K Letter Dated 12-27-05 from Colorado Division of Water Resources L Letter dated 12-30-05 from Carbondale Fire Protection District M StaffPower Point Presentatior - to be shown at the hearing N l-L- aK \-t il2Miln o t- [-61 iln ,l,,t* ]4t1" La,stntk tt, P l-L 1&*tv cf &twI,,ueft lt,F-f OrltK@ryvti {(_q^Z*f ,rvl N-rn orfi,ta^., .uj"','r!;.;',tr-, '/ i: "** .,1 ': r n, lr,f\.tr.\C,$"'.i 4,-i i ,.:* lc, .,ir.,' i * . I -i. \.\ rt: \t*l' \., - ',It\rt ; , j /0.,,.,; \'r.\ li '', " i-l ;.{ilt 4 t,;.f j ,"rz- -r 5]'.ra;1jg': ,1.*"1 *;*l"X .lj , , q ^.1. '(,).) ?-. PC 1-1{-06 IRONBRIDGE PUD PRELIMINARY PLAN - PHASE II PROJECT INFORMATION AND STAFF COMMENTS TO PLANNING COMi'IISSION APPLICATION: ^ owNE+ P4y'"-t REPRESENTATIVE: ENGINEER ATTORNEY LOCATION: WATER: SEWER: SIZE: EXISTING ZONING: Preliminary Plan Phase ll LB Rose ranch Mike Wilke High Country Engineers Balcomb & Green PC 3.5 miles South of Glenwood Springs, east of GR 109, west of the Roaring Fork River Roaring Fork Water District 'a Roaring Fork Sanitation District 81.38 Acres 173 Lots PUD 1.GENERAL PROJECT INFORMATION Property Description: The Applicant is requesting to subdivide the following parcels of land previously subdivided as parcel, lots, and blocks and identified as within the Amended and Restated Final Plat - lron Bridge PUD as follows 1. Golf Course Parcel 6, Phase l:35.257 acres 2. Phase ll Future Development (Lots 62-89): 18.28 acres 3. Blocks 1,2, and 3 Phase ll: 4.98 acres 4. Block 2, Phase lll: 2.613 5. Block 4, Phase lV: 6.59 6. Open Space: 3.53 7. Right-of-way: 9.9 Coltectively, these areas shall be considered as part of this application and shall be referred to as Phase ll Preliminary PIan. The total number of proposed residential Iots is 173; the total amount of land is 81.3 acres. The underlying zoning is PUD with specific zone districts as follows: 1. Golf Course 2. River Residential 3. Medium Density Residential 4. Club Villas Phase ll Preliminary Plan property is subject to al! applicable terms, conditions, and provisions set forth within the following Resolutions (Reception Numbers): 531935,546856, 546857, 646387, 646388, and 654210. Approval of this application is sought to facilitate the development of lronbridge in accordance with its phasing plan. To allow the platting of 24 affordable housing dwelling units, this is an increase of 14 from the original plan. To subdivide for future conveyance to the Roaring Fork Water and Sanitation District the parcel previously identified for the location of the District's proposed surface treatment plant. Provide a different street and plan profile from 40 feet to 26 feet with curb and gutter, within specific areas of the plan. REFERRALS Staff has referred the application to the following State agencies and/or County departments for their review and comment. Comments received are briefly mentioned below or are more comprehensively incorporated within the appropriate section of this staff report. Garbondale Fire Protection District: Exhibit L Roaring Fork Water and Sanitation: No Comments Roaring Fork RE-1 Schoo! District: No Comments Gotorado Division of Wildlife: No Comments Colorado Division of Water Resources: Exhibit K Colorado Geologic Survey: Exhibit I Garfield County Road & Bridge Department: No Comments Garfield County Vegetation: Exhibit H Resource Engineering lnc. (outside engineering review for GarCo Building and Planning Department): Exhibit J 3.GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN: lronbridge PUD is in Study Areal in the Comprehensive Plan. The area is identified as "subdivision". Given that a PUD is a type of subdivision, the applicant's request is in conformance to the Comprehensive Plan. APPLICABLE ZONING STANDARDS AND REGULATIONS: 1. Golf Course Parcel 6, Phase I - Zoned Golf Course 2. Phase ll Future Development (Lots 62-89) - Zoned River Residential l&2 3. Blocks 2 and 3, Phase ll - Zoned Club Villas 4. Block 2, Phase lll, Block 1 Phase ll, Block4, Phase lV - Zoned Medium Density Residentia $4:50 PRELIMANRY PLAT MAP: The applicant has prepared an adequate map meeting all the applicable requirements - this map is included with the application materials $4:60 ADDTTTOANL INFORMATION: 1. Protective Covenants, as amended are submitted with the application materials. 2. A phasing plan is proposed at this time. The proposal phasing plan is as follows: o Filing 1 - Block 4 Phase IV Lots 172-2Og and 225, Block 1 Phase ll Lots 297-316, Golf Course Parcel 6 and Future Development Lots M-89 (2005-2007) o Filing 2 - Block 4 Phase !V Lots 210-224 and 226- 249, Phase ll Future Development Lots 62, 82, 83 (2006-2008)o Filing 3 - Block 2 Phase ll, Block 3 Phase ll Lots 250- 270, Block 2 Phase lll Lots 271- 296 Phase ll Future Development Lots 63-8 1 (2006-2009) 3. Each tract has access to a public right of way. Garfield County Road and Bridge Department has not submitted any comments concerning the reduction of the ROW from 40 feet to 26 feet. This proposed ROW width reduction would affect Fox Run Court only and will serve 20 dwelling units, Lots 297-316 - east of the Golf Course Parcel 6. Staff is suggesting the applicant submit a letter from the Road and Bridge Department approving of the proposed ROW layout. Carbondale Fire Protection District has reviewed the Iayout and is requesting the applicant change the turnaround at the end of Blue Heron Vista to comply with the lnternationa! Fire Code (lFC) Appendix D Section D103.4. The District is also requesting the applicant change the location of the hydrant at the end of Blue Heron Vista to allow for unobstructed access. 4. 5. 6. Several reports have been submitted concerning geologic hazards in the area. As most people are aware there major issues concerning sink holes. The applicant has prepared forthcoming studies specific to the sink hole issue, this study will be available after the staff report goes out, but should be available before the meeting. Jonathon White from the Colorado Geologic Survey has submitted the following comments: "/n earlier reviews from this office and reports from HP Geotech, the maior geologic hazards that can impact this development are debris flows, sinkhotes and other subsidence phenomena related to evaporite bedrock dissotution (evapoite karst), and collapsrble soi/s. Debris flow hazard have been mitigated by construction of detention features in the main drainage channel that the golf caft path follows into the hills to the west. We stated oiur general concurrence with the debris flow mitigation in a review letter to your office dated August 27, 2003 (CGS LUR No. GA-04' 0001). The tronbridge development is located in an area along the Roaring Fork River valley that has the highest density of sinkholes in Colorado, and recent spontaneous ground openings occuned earlier this year (January 9th1 that damaged the tronbridge golf club facilities. Cottapsibte soils are dry, lower density soil where the soil structure col/apses in on itself, /oses volume, and densifies when is becomes uref. Commonly catled hydrocompactive soil so/ collapse manifests dse/f as ground settlement;' Materials submitted by HP Geotech suggest that levels of Radon Gas may be present. The ability to test for this gas is difficult to test prior to construction of buildings. !t is suggested that once buildings are constructed that tests for Radon Gas be done. Typically buildings are vented in lower enclosed areas to mitigate this issue. . A title commitment is included with the application materials. 7. $4:70, 4:80, 4:90, SUPPLIMENTAL INFORMATION Geology and Soils: Please see previous comments concerning geologic hazards. Vegetation: The applicant has submitted a vegetation and tree inventory dated June 1997 and February 1998. Steve Anthony (GarCo Vegetation) is suggesting further discussion about the removal of dead trees as relates to riparian habitat. Staff is suggesting the applicant meet with Steve Anthony or submits additional information to clarify this issue. Wildlife: The applicant has submitted the same wildlife report that was used for the original PUD. It is staff's opinion the changes proposed in Phase ll is not extensive enough to justify a new study. However, the applicant will need to meet with Steve Anthony (GarCo Vegetation) or submit additional information concerning the removal of dead trees and snags as it relates to 4. 5. 6. riparian habitat in that area. All other wildlife measures will need to be observed as set forth in the original PUD. Drainage Plan: The proposed drainage plan differs from the original plan. The proposed plan is for gutters in place of ditches and swells. This plan has been reviewed by Resource Engineers, included are their comments'. "The proposed PUD Amendment relates to a change from roadside grassed suya/es to a storm drain collection system. The purpose of the grassed sura/es is to enhance the water quality of the storm-water runoff. The new drainage plan provides water quality enhancement prior to discharging into the Roaring Fork River. The revised drainage analysis appearc adequate and the proposed drainage plan meets the County criteria and the intent of the original plan." Staff is in concurrence. Utility Plan -General: Electric, Gas, Telephone, Cable TV and lnternet Service is available to a!! proposed tracts. Utility Plan - Water: Water will be provided for by the Roaring Fork Water District. Please see Exhibit K. Utit:ty Ptan - Sanitary Sewer: To be served by the Roaring Fork Sanitation District as approved with the original plan. Fire Protection: Carbondale Fire Protection District has submitted written comments, please see exhibit K. Road/Access Plan: Please see previous comments concerning Rights-Of- way. Easements: Alt easements and conveyances are shown on the submitted plans and application materials and are consistent with the original PUD. Assessment / lmpact Fees: All fees shal! be constant with the original PUD and shall meet all Garfield County, RE-1 School District, and Carbondale Fire Protection District requirements. 7. SUGGESTED FINDINGS: 1. That proper public notice was provided as required for the hearing before the County Planning Commissioners. 2. That the hearing before the County Planning Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed Preliminary Plan is in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the Preliminary Plan Application is in conformance to the Garfield County Subdivision Regulations of 1984 as amended. 8. STAFF RECOMMENDATTON: Staff is recommending approval of the Preliminary Plan for Phase llpf Ironbridge PUD with the following conditions: 1. Al! representations of tne[pplicant, either within the application or stated at the hearing before thd County Planning Commissioners, shall be considered conditions of approval unless otherwise modified by the commission'ltn afitftait b*/*t ,'lr rt l{ 2. *drainage, gradinlj, wet utility construction, attgffircffi +nmamc.teUeUf su bsu rface i nvestigation is'cornpletod .Z-t MFiling 1 as was done in the recent 1995f@ r.eports for other parcels OV-nF,Geotech;-,li:6-ilv;ii A 4.4ine geotechnicalttmirltan[firretained to inspect and evaluate all grading surfaces, cutslopesidiiches, and any other excavations before covered with structuralfill, topsoil, erosion blankets, foundation grading surfaces, cutslopes, COVefeO Wlm SIfUqUfalflll, tOpSOll, erOSlOn olallKets' luulluarlul, &h4 lOelements, etc, Sueh-aq-inspeetien by a l<ne@ 'Ninsure, as best as Possible, that ., visible ground and soil conditions that may indicate local ground Y^' subsidence will be discovered and appropriately addressed. tAile- ) halicve thi r tY I irement; t*hil * c*t"il' ^\fi\ fr} d s Site-specific foundation investigations aEmandadforflsitttlivitfual A.r'dr-, \tq{^ri siteq.@ Ik Mlq ahrt4( ^';7 \ t L [0 6. T+creis^aaequete disclosuB of thetuentH risks tcHlFEs * ,r, ,eH N n u concerning potential settlem'ent from collapsible soils and risk of /qial%.r'- _ $\+, ;ffiijilll;.,!ffi!i!"iiii$;+i,;i?,1i,;.J;I}ii;ili,i;il;"."-= . U 4,t, f\t.tS nsr6^'r=-r ri I E EUIEI EEFiiEgEE i5 Eii OEJfid t'\\t t 7. Prior to the Preliminary Plan going before the BOCC, tne ffiplicant shall submit to the State and County all applicable informatior{ showing that there is no material injury to existing water rights. 8. Prior to the Preliminary Plan goins before the BocC , tn" /6oti"#*f with Steve Anthony (GarCo Vegetation) or submits acceptable materials that clarify the isile of dead trees and snags as it relates to riparian habitat. OhSqn c f' {Ft Prior to, ,n"lJrl,lr,nro'r,"n no,nn before the Bocc, tne /pticant changef thelturnaround at the end of Blue Heron Vista to compp with the tnternalional Fire Code (lFC) Appendix D Section D103.4 and change the location of the hydrant at the end of Blue Heron Vista to allow for unobstructed access. 10.The applicant shall ptace the following plat notes on the final plat: a. "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." b. "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." c. "Atl 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, and 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." d. 'All exterior lighting will ,be the minimum amourft necessary and all exterior lighting will be directed inward and downward towards the f kt4 9. ,'-''i V) 1^,M;;:, t*/: \,,'t lr0 sd-l interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries." e. "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." irlt n ,Wfo"tl" ,4n, &9 N\"'^lruu i'rg r- ,) *-r'ilq;[w' ;&+t" e-^\; o.o* 8-F:J-^ry** ^ $ilNS(j$$ rally occurring sinkholes." -$ .\{.r 11 , jf.:.r, l' .,,,t, \-'+ . ti"t *,t { -.*'t,{j : ]. .. $. \Ji,. t !, 1. It.N '-,r, I rt 4 I ''/ I ilr. ' Y i, .r, r'-'' 1l t. ; )t\ 1i lr'',-t at', . .l'1"'tt "i .'w)i'J, t!, 1.n,, I , ,'. .,1 ,^ : .t", I v t t\ t lAmenament to Ironbridge PUD r Casitas r Setback Reduction r lncrease Affordable Housing Residences- 14 additional on site units r ROW Reduction r lncrease Planning Area22 Boundary fitoposed Amendment 2 PlanningArea 19 r. Reducuon of setbacks in Planning Area 19 from 20'to 10 ' for single family residences and 1 5' to 10' for multi- family residences z. lncrease the overall density from 74 to 78 for four additional affordable housing units I lPropos'ed Amendment 1 r. Casitas allowed in Planning Areas 1-19 and 21 q Max 300 Square Feet I Prcposed Amendment 3 Planning Lrca22 L lncrease the total residential density from 10 to 20 units 2. Reduce the ROW from 40'to 26' s. Expand the overall size of Planning Area to accommodate the additional units Golf Course (Phasel parcel 6) will be reduced :{ -it;:;:*.}5* ffiro ,4' FOAD $a!d RIEi gryD SAT PNYft di]. RS ELqF VSTA ssN.I 6/t\. )-lezoln"ln I"n I Ironbridge Phasing Plan r Three Filings are proposed for Phase ll