HomeMy WebLinkAbout3.0 PC Staff Report 07.14.1999PC 7/14/99
PROJECT INFORMATION AND STAFF COMMENTS
REOUEST: Sk4h Plan
APPLICANT: Western Slope Development
LOCATION: A tract of land located in Section 9 & 4, T6S
R92W of the 6th P.M.; 32597 Hwy 6, Rifle
SITE DATA: 30+- Acres
WATER: Well
SEWER: ISDS
ACCESS: Hwy 6
LOT BREAKDOWN: 10 Lots, 27.71 Ac., 2.2 ac Lot 6 7.8 Ac.
EXISTING/ADJACENT ZONING: East: A/R/RD & C/G
West: C/G & Mobile Home Park
North: A/R/RD
South: A/I
I. DESCRIPTION OF THE PROPOSAL
A. Site Description: The property fronts Hwy. 6 immediately adjacent to Spanglers
Auto Salvage (See location map Pg l'Actect) The site consists of pasture land with
existing buildings on the north end and is surrounded on three sides by commercial
and intense residential uses. The request for a subdivision would allow for 10 lots on
26.88 acres..
B. Project Description: The applicant is proposing to create 10 lots averaging 2.2 acres
with the northernmost lot Lot 6, at 7.80 acres. All development will be required to
meet the zone district regulations of the Commercial General Zone District which
requires:
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Maximum Lot Coverage: Seventy-five percent (75%), except for commercial
uses which shall be eighty-five percent (85%).
The County Commissioners may require adequate screening of all parking and
roadway areas in commercial uses from adjoining residential uses and public
streets. A maximum of ten percent (10%) of the total parking and roadways
areas may be required to be devoted exclusively to landscaping of trees,
shrubs, and ground cover to reduce visual impacts.
Minimum Setback:
(1) Front yard: (a) arterial streets: seventy-five (75) feet from street centerline
or fifty (50) feet from front lot lone, whichever is greater; (b) local streets:
fifty (50)feet from street centerline or twenty-five (25) feet from front lot line,
whichever is greater;
(2) Rear yard: Twenty-five (25) feet from rear lot line for lots occupied by
residential uses; seven and one-half (7.5) feet for lots with no residential
occupancy;
(3) Side yard: Ten (10) feet from side lot line or one-half (1/2) the height of
the principal building, whichever is greater.
Maximum Height of Building: Thirty-five (35) feet.
Maximum Floor Area Ratio: 0.50/1.0 and as further provided under
Supplementary Regulations.
Additional Requirements: All uses shall be subject to the provisions under
Section 5 (Supplementary Regulations).
II. COMPLIANCE WITH COMPREHENSIVE PLAN
A. As noted previously the Garfield County Comprehensive Plan of 1984 shows the
property in question as within the area of influence for the town of Rifle on the
Proposed Land Use Districts map. The Rifle Comprehensive Plan referred to by the
Garfield County Comprehensive Plan of 1984 is not the Comprehensive Plan that is
in effect today. The plan in effect today identifies this area as being within District 8.
The plan encourages agricultural operations for the site and identifies the need to not
encourage the growth of"...roadside rural industrial and commercial development.."
in an effort to contain "..separated, non -urban developments, such as Cottonwood
Springs Village..". The plan further identifies the need to "work with Garfield County
to create a fringe area plan", to date, no such plan has been created.
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POWERLINE PROFESSIONAL PARK SKETCH PLAN
VICINITY MAP
LAND USE SUMMARY
ZONING -
COMMEKCIAL GENERAL IC / G)
01111 [(INC I1EIGIIT 35'
F A.R .5/1.0
101 COVERAGE 85'6,
SEI6ACK5-
0 0111 YARD -ARTERIA). 75' -(EN URI INF
50'- 101 I INF ':14
LOCAL 50'-C011ERL04F
25'- 101 IINE ><
REAR YARD 7.5'- COOKIE KCIAI
SIDE YARD 10 - 1/2 ><
BREAKDOWN -
1015 10
DWELLING UNITS 0
COMMERCIAL S.F. 995,259
0 85% Tc
D.U. / STRUCTURE 0
PARKING 1/1005.F. F.A
DENSITY 2.3 UNI)/ACRE
1111-I(1NW1Y1lI SI'RINUti
11(11111 1 1111101 PARK
l 1 N 1 I Ulna 125' vow' 1111N1 I A511I1441
8(R 1K 3551.m.1 568
I R12I1,741 ION 1111(11
112 1111 111
NW 1/4 SW 1/4
SEC7-ION 11
2
4
5
7
14
111
II
12
111•MIM.
1115'511'51"11
N 27' Ill' 1(4"
N 111' 51' 56" E
N ITR" 22' 24" E
N III!' 17' 17" E
11 21" 11( 59' E
1419'117'55"E
11 61'19111" E
4451'111'56"E
N 69' 16' 15" L
N NI 59' 19(' F:
1.149 47' 19" 15
111, 121111 I
1'(4l5 •
41122'
211157 '
46 49 '
247191'
12 65'
1215'
11150'
25(44'
1111 211'
527'
159 11 '
0' 25' 50' 100'
SCALE
1075
•- 99,410
r-226 ACK1.5
1011
57, SIU
r- 210 A('KIS
1111 1
•-90,500
•-206 ACIDS C
1012
r- 66.475
• 210 A(1IS
w . 1111 1
57,5(0
4- 210 ACR15
:11477'
1117 10
47,5(0 •
•- 2111 ACRES
1OT6
r- 110,100
.760 ACRES
1077
r 103,250
4-2.17 ACRES
1076
4- 97,675
r- 2 IS ACRES
1117 9
r- 92,110
4- 1 12 ACRES
11117 011'111- 19J
2111141'
CENTER) INE 125' IY)IVERI.INE EASEMENT
BOOK 3551.A1.1: 568
T�T
60' EASEMENT
EXI II8IT "6"
M- . 80047 927 PAGE 709
L:.
NE 1/4 SW 1/4
SECTION 11
10T SUMMARY
101-1
4- 67,500
r 200 ACRES
LOT
4- 66,675
4- 200 ACRES
1072
4 66.675
241ACRE5
1074
4- 67,500
4-200 ACRES
1075
r 99,400
221 ACRES
LOT
4. 310,000
4-760 ACRES
1 OT
4 103,250
4-237 ACRES
LOTS
4 97,675
4- 2.23 ACRES
LOT 9
4- 93,400
4.112 ACRES
LOT 10
4- 92,400
4- 112 ACRES
TOTAL ACRES:
27.73
DEVELOPMENT CORPORATION:
WESTERN SLOPE DEVELOPMENT Lin.
A DIVISION OF A. R. 1. LTD.
I.11:AI. DESCRIP1 ION: TOWNS111P 6 SO11111, RANCE 93 WEST OF THE 6711 P.M.
SE.( 110N I I:NW 1/4 sw 1/4 AND FIIAT PORTION OF TIDE NE 1/4 sw 1/4 SECTION AS
INDICA IED BY T11E MEETS AND BOUNDS DESCRIPTION AS INDICATED ON THIS PLAN
Noll. TINS PLAN IS NOT DERIVED FROM A MONUMENTED BOUNDRY SURVEY. THIS
PLAN IS INIENDED FOR INFORMATIONAL PURPOSES ONLY.
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III. REVIEW AGENCY AND OTHER COMMENTS:
A. Garco Weed & Pest: Steve Anthony has not been able to comment due to the season,
however his input should be included at preliminary plan.
B. Garco Sheriff: The Sheriff had not commented.
C. Public Service of Colorado: They would like to review the preliminary plat for utility
easements.
D. CDOT: The Region 3 Access manager has verbally noted that a 15 % increase in
traffic at the access will require a State Highway Access Permit. Additional traffic
mitigation may be required at the owners expense.
E. Rifle Fire Department: Fireman Morgan includes five recommendations for the
proposal, summarized as follows:
1. Roadways, including individual driveways are to be constructed to provide an
"all weather" driving surface and to accommodate the weights of emergency
equipment.
2. Corner and/or cul-de-sacs are to accommodate a 50' turning radius, including
individual private drives from the main access road.
3 Addresses are to be posted in a readily identifiable location for all lots. As it
appears this will be a private access road with the access to the lots from a
private roadway, this may require the posting of addresses in more than one
location.
4. The minimum amount of fire suppression water available at the location is
180,000 gallons. This quantity may increase depending on the types of
occupancies constructed within the subdivision.
5. Distances between fire hydrants are to be a maximum of 500 feet. Hydrants
are to be capable of providing 1500 gpm. Consideration may be given to
reducing this requirement for fully sprinkled buildings.
City of Rifle: A copy of the application and verbal queries to the City of Rifle
indicates that they choose not to comment on the application. A copy of the staff
report and attachment will be forwarded to Rifle prior to the hearing. The Planning
Commission also wanted the City of Rifle to have the opportunity to review the
project.
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G. The RE -2 School District, GARCO Road & Bridge Department, DOW, Rocky
Mountain Natural Gas have not commented to date.
IV. STAFF COMMENTS
A. Zoning: This zone district allows for a variety of commercial uses, as follows:
Uses, by right: Single-family, two-family and multiple -family dwelling, and customary
accessory uses including building for shelter or enclosure of animals or property
accessory to use of the lot for residential purposes and fences, hedges, gardens, walls
and similar landscape features; park; boarding and rooming house; hotel, motel, lodge;
Church, community building, day nursery and school; auditorium, public building for
administration, fraternal lodge, art gallery, museum, library;
Hospital, clinic, nursing or convalescent home; group home for the elderly. (A. 97-60)
Office for conduct of business or profession, studio for conduct of arts and crafts,
provided all activity is conducted within a building;
The Conditional and Special Uses as well as the commercial establishment listed
below are allowed within the zone district provided they meet the following
performance standards:
(1) All fabrication, service and repair operations are conducted within a building;
(2) All storage of materials shall be within a building or obscured by a fence;
(3) All loading and unloading of vehicles is conducted on private property;
(4) No dust, noise, glare or vibration is projected beyond the lot;
Wholesale and retail establishment including sale of food, beverages, dry goods,
furniture, appliances, automotive and vehicular equipment, hardware, clothing, mobile
homes, building materials, feed, garden supply and plant materials;
Personal service establishment, including bank, barber or beauty shop; Laundromat
laundry or dry-cleaning plant serving individuals only; miniature golf course and
accessory facilities, mortuary, photo studio, shoe repair, tailor shop, restaurant,
reading room, private club, theater and indoor recreation;
General service establishment, including repair and service of automotive and
vehicular equipment, vehicular rental, service and repair of appliance, shop for
blacksmith, cabinetry, glazing, machining, mini -storage units, printing, publishing,
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plumbing, sheet metal and contractor's yard.
General service establishment including lumber yard, motor freight depot and storage.
Conditional Uses: Plant for fabrication of goods from processed natural resources
Row house; home occupation; parking lot or garage as principal use of the lot.
Special Uses: Plant for processing natural resources and agricultural materials into
food and beverages; communication facility, corrections facility.
Salvage yard, water impoundments, automobile race track and material handling;
recreation support facilities. Automotive service station or washing facility; camper
park; mobile home park; communication facility, corrections facility.
Any use, by right, in this zone district used principally as a drive-in establishment
where the customer receives goods or services while occupying a vehicle; water
impoundments, storage, commercial park; utility lines; recreational support facilities.
B. Subdivision Design: The lot design meets the requirements of the Zoning Resolution
and appear to meet the requirements of the Subdivision Resolution.
C. Soils/Topography: The site is gently sloping to the south with no major drainages or
other surface features which may warrant special consideration. The soil is generally
a Loam type which is characterized as having being a deep well drained soil with low
shrink/swell potential.
There are no known radiation hazards in this area but, the Cottonwood Springs trailer
park's water system is required to be treated for radiation.
D. Road/Access: The proposal calls for a single access point at an existing access on
Hwy 6 & 24. The access for all lots is via a central lane terminating in a cul-de-sac,
600 feet in length. The roadway is located within two power line easements which are
under the jurisdiction of Western Area Power Administration (WAPA), a branch of
the Department of Energy. Any development in the easement will require WAPA
approval.
E. Fire Protection: The proposal is located in the Rifle Fire Protection District. Please
see the District's comments on page 3.
F. Water: The proposal indicates that individual wells will be utilized for each lot. The
applicant will be required to provide a more detailed water deliver plan to be
submitted with the preliminary plan.
Irrigation water would be derived from the Cactus Valley Ditch which runs east to
west on the northern border of the property and along the east.
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G. Wastewater: All lots will utilize ISDS. The applicant will be required to submit a
sanitary sewage disposal plan pursuant to Section 4:92.
H. Road/Traffic Impacts: The application indicates that an assumption of 0 - 250 ADT
is expected.
I. School Fee: As determined by Section 9:80, the applicant will be
required to pay a school impact fee of $200 per each new parcel.
J Assessment: The property owner should be aware that the current Agricultural
valuation status of the property may change following subdivision.
The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date
of the Planning Commission review. If a Preliminary Plan for the proposed subdivision is not
presented to the Garfield County Planning Commission within this period, the applicant will
have to submit an updated Sketch Plan application to the Planning Division for review and
comparison with the original application.
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