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HomeMy WebLinkAbout3.0 Staff Report BOCC 02.21.06BOCC 2-21-06 IRONBRIDGE PUD PRELIMINARY PLAN - PHASE II PROJECT INFORMATION AND STAFF COMMENTS TO BOCC APPLICATION: OWNER\APPLICANT: 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 CR 109, west of the Roaring Fork River Roaring Fork Water District 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. BIocks 1,2, and 3 Phase ll: 4.98 acres 4. BIock 2, Phase lll: 2.613 5. Block 4, Phase lV: 6.59 6. Open Space: 3.53 7. Right-of-way:9.9 2. Collectively, these areas shall be considered as part of this application and shall be referred to as Phase l! Preliminary Plan. The total number of proposed residential lots 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 all applicable terms, conditions, and provisions set fofth within the following Resolutions (Reception Numbers): 531935, 546856, 546857, 646387, 646388, and 65421 0. Approval of this application is sought to facilitate the development of lronbridge in accordance with its phasing plan. To allow the platting of 24 on site affordable housing dwelling units, this is an increase of 14 on site units 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 Eutter, 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. Carbondale Fire Protection District: Exhibits L, S Roaring Fork Water and Sanitation: No Comments Roaring Fork RE-l School District: No Comments Colorado Division of Witdlife: Exhibit P Colorado Division of Water Resources: Exhibit K Colorado Geologic Survey: Exhibit I Garfield County Road & Bridge Department: Exhibit T Garfield County Vegetation: Exhibit H Resource Engineering lnc. (outside engineering review for GaOo Building and Planning Department): Exhibit J 3. 4. 5. 6. GENERAL RELATIONSH!P TO THE COMPREHENSIVE PLAN: Ironbridge PUD is in Study Area 1 in the Comprehensive PIan. 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 Residential $4:50 PRELIMANARY PLAT MAP: The applicant has prepared an adequate map meeting all the applicable requirements - this map is included with the application materials $4:60 ADDITIOANL 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 lV Lots 172-2Og and 225, Block 1 Phase ll Lots 297-316, Golf Course Parcel 6 and Future Development Lots 84-89 (2005-2007\. Filing 2 - Block 4 Phase lV 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 Ill Lots 271- 296 Phase ll Future Development Lots 63-81 (2006-2009) Each tract has access to a public right of way. The 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. GaOo Road and Bridge Depaftment has reviewed the plan and has no issue with the reduction. Carbondale Fire Protection District has reviewed the layout and has met with applicant concerning the turnaround at the end of Blue Heron Vista. The District has also met with the Applicant regarding the location of the hydrant at the end of Blue Heron Vista. The fire district is satisfied with the turnaround and new location of the hydrant. Several reports have been submitted conceming geologic hazards in the area. As most people are aware there major issues conceming sink holes. The applicant has prepared forthcoming studies specific to the 3. 4. 7. sink hole issue and are part of the application materials. Additionally the Applicant has submitted additional comments in response to the review by CGC. Jonathon White from the Colorado Geologic Survey has submitted the following comments: "/n earlier reviews from this office and reports from HP Geotech, the major geologic hazards that can impact this development are debris flows, sinkholes and other subsidence phenomena related to evaporite bedrock dissolution (evaporite karst), and collapsible soils. Debris flow hazard have been mitigated by construction of detention features in the main drainage channel that the golf cart path follows into the hills to the west. We stated our 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 lronbridge 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 occurred earlier this year (January 9) that damaged the lronbridge golf club facilities. Collapsible soils are dry, lower density soil where the soil structure collapses in on itself, loses volume, and densifies when ,b becomes wet. Commonly called hydrocompactive soil, soil collapse manifests itself as ground settlement." 5. 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. It 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. . 6. A title commitment is included with the application materials. $4:70, 4:80, 4:90, SUPPLEMENTAL 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. Letter dated 1-6-06 from the Roaring Fork Conseruancy outlines the issues that have come up with clearing of vegetation at lronbridge. The Applicant has agreed to mitigate the problems relevant to critical vegetation that was removed from the riparian area. The Applicant will re-vegetate the area in the spring of 2006 according the Conservancies letter. Wildtife: The applicant has submitted the same wildlife report that was used for the original PUD. lt is staff's opinion the changes proposed in Phase ll is not extensive enough to justify a new study. The Department of Wildlife has submitted a letter 1-6-06 agreeing to the mitigation plan of the riparian area. Allwildlife 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 swales to a storm drain collection system. The purpose of the grassed swales 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 appears 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 lntemet Service is available to all proposed tracts. Utility Plan - Water: Water will be provided for by the Roaring Fork Water District. Please see Exhibit K. Utility Plan - 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: All easements and conveyances are shown on the submitted plans and application materials and are consistent with the original PUD. Assessment / lmpact Fees: AII fees shall be constant with the original PUD and shall meet all Garfield County, RE-1 School District, and Carbondale Fire Protection District requ irements. 8. SUGGESTED FINDTNGS: 1. That proper public notice was provided as required for the hearing before the Board of County Commissioners. 2. That the hearing before the Board of County Commissioners was extensive and complete, that al! 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, 5 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. 9. PLANNING COMMISSION RECOMMENDATION: Planning Commission recommended approval of the Preliminary Plan for Phase ll of lronbridge PUD with the following conditions: 1. AI! representations of the Applicant, either within the application or stated at the hearing before the Board of County Commissioners, shall be considered conditions of approval unless otherwise modified by the Commission. 2. The Applicant shall comply with all drainage, grading, wet construction and geotechnical subsurface investigation for Phase ll, as presented by HP Geotech. 3. A geotechnica! engineer shall be retained to inspect and evaluate all raw grading surfaces, cut slopes, ditches, and any other excavations before covered with structuralfil!, topsoil, erosion blankets, foundation elements, etc, in order to insure, as best as possible, that visible ground and soil conditions that may indicate local ground subsidence will be discovered and addressed. 4. Site-specific foundation investigations shall be conducted for the individual sites. 5. The Applicant shall disclose the potential risks to allfuture purchasers concerning potential settlement from collapsible soils and risk of spontaneous ground openings related to evaporite karst phenomena. 6. Prior to the Preliminary Plan going before the BOCC, the Applicant shall submit to the State and County all applicable information showing that there is no material injury to existing water rights. 7. Prior to the Preliminary Plan going before the BOCC, the Applicant sha!! meet with Steve Anthony (GaOo Vegetation) or submits acceptable materials that clarify the issue of dead trees and snags as it relates to riparian habitat. 8. Prior to the Preliminary Plan going before the BOCC, the Applicant shat! change the design of the turnaround at the end of Blue Heron Vista to comply with the lnternational 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. 9. The Applicant shall consult with the Colorado Department of Wildlife (if fences will be used) as to posting the propefty on the open space lot abutting lots 63-83, so it is clear that there is no trespassing onto the private property east of lronbridge. 10. The applicant shall place the following plat notes on the final plat: "Colorado is a 'lRight-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. A!! 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 othenruise 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." "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, €t. 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." "All 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 contro!, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and Iandowners 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." "All exterior lighting will be the minimum amount necessary and all exterior lighting will be directed inward and downward towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries." "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." b. c. d. e. f. "There are potential risks concerning settlement from collapsible soils and risk of spontaneous ground openings related to evaporite karst phenomena " 10. STAFF COMMENTS AND RECOMMENDATION: Staff is supportive of Planning Commissions recommendations. lssues that needed to be resolved prior to this Preliminary Plan going before the board are listed below. 1. Prior to the Preliminary Plan going before the BOCC, the Applicant shall submit to the State and County all applicable information showing that there is no materia! injury to existing water rights. Staff Comment: Staff has not received any information from the Applicant concerning material injury to existing water rights 2. Prior to the Preliminary Plan going before the BOCC, the Applicant shall meet with Steve Anthony (GarCo Vegetation) or submits acceptable materials that clarify the issue of dead trees and snags as it relates to riparian habitat. Staff Comment: The Applicant has submitted to staff a letter from the Roaring Fork Conservancy concerning the mitigation plan for re-vegetation of the riparian area. 3. Prior to the Preliminary Plan going before the BOCC, the Applicant shal! change the design of the turnaround at the end of Blue Heron Vista to comply with the lnternational 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. Staff Comment: The Fire District has met with the Applicant to discuss the turnaround and placement of the fire hydrant. 4. The Applicant shall consult with the Colorado Department of Wildlife (if fences will be used) as to posting the property on the open space lot abutting lots 63-83, so it is clear that there is no trespassing onto the private property east of lronbridge. Staff Comment: The Applicant has met with the surrounding property owners and has agreed to post the property. No fences are being proposed so the Applicant did not meet with DOW