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HomeMy WebLinkAbout5.0 BOCC Staff Report 03.08.2006• • rw 3-8-06 PC PROJECT INFORMATION AND STAFF COMMENTS REQUEST Sketch Plan — Valley View Commons PUD OWNER Edward and Ida Lee Hoaglund LOCATION Southwest corner of Battlement Mesa Pkwy and Stone Quarry Drive PROPERTY SIZE 7.9 Acres SITE DATA 54 Townhouse units and provisions for commercial uses WATER Consolidated Metro District SEWER Consolidated Metro District ACCESS Stone Quarry Road and Valley View Drive EXISTING ZONING PUD — Neighborhood Commercial— New zone district proposed: Mixed Use COMPREHENSIVE PLAN Subdivision I. GENERAL PROJECT INFORMATION The applicant is proposing a new zone district that will allow the mixed use type of development for this PUD. Included in the proposal are 54 townhomes and provisions for commercial uses. The development will be served by a looped street that has two access points from existing streets II. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN The Comprehensive Plan designation for the area is Subdivision. The parent tract of this development is part of Valley View Village PUD. Valley View Village is directly next Battlement Mesa PUD. This PUD request is compatible with adjoining uses. Within the vicinity are commercial uses (a new gas station is under construction across the street). To the north are apartment buildings and to the south are single and multifamily homes. III. APPLICABLE ZONING REGULATIONS Specific to this PUD Application are the Standards and Requirements in §4.07 of the zoning regulations. It is staff's opinion that this request meets most of the requirements as i • • set forth. Staff would like to comment on a few issues that appear to not meet the requirements. §4.07.03(3) The PUD shall provide parking areas adequate in terms of location, area, circulation, safety, convenience, separation and screening. Staff Comments: For the number of proposed self serve storage units there is not enough parking close to the units that would provide convenient and adequate parking within close proximity. Staff would like to see parking provided within close proximity to the storage units. For the residential units it is assumed that each townhome will use the garage as one of the proposed parking spaces. The applicant will need insure that each unit will in fact have a garage or provide additional parking. §4.07.03(7) The PUD shall provide pedestrian ways adequate in terms of safety, separation, convenience, and access to point of destination and attractiveness. Staff Comments: While there are sidewlalks on Battlement Mesa Parkway and Valley View Drive, staff would recommend that there be a 6 foot detached sidewalk along Stone Quary Way. Also, staff is recommending that there be 6 foot detached sidewalks on both sides of the internal looped road. To aid in access to the sidewalks abutting Stone Quary Road and Battlement Mesa Parkway, staff is recommending that a 6 foot connector trail be placed from the internal looped road to Battlement Mesa Parkway between lots 16 and 17. Aditionally, staff would recommend a 6 foot conector trail from the internal looped road to Stone Quary Road between lots 30 and 31. A. Proposed Uses in Mixed Use Zoning The Applicant is proposing townhome style residences. This use is allowed under the proposed zone district. Concerning specific commercial uses, the applicant is proposing self serve storage and other general commercial uses. B. Common Dimensional Requirements in the Mixed Use Zone 1. For townhome and condo with zero lot lines the minimum lot size is 600 sq. ft. 2. For single family and duplex the minimum lot size is 7,500 sq. ft. 3. For multi -family the minimum lot size is 9,000 sq. ft. 4. For commercial uses the minimum lot size is 7,500 sq. ft. C. Lot Coverage For commercial and residential uses the max lot coverage is 80% including buildings, parking areas and streets. This is consistent with the original NC Zone IV. APPLICABLE SUBDIVISION REGULATIONS The following section addresses common subdivision components that will need to be addressed as part of any Preliminary Plan and Final Plat submittal to the County. 2 • • A. Domestic & Irrigation Water Domestic water will be provided by Consolidated Metro District. Prior to approval of the Preliminary Plan, the Applicant will be required to submit all applicable materials to the state and county showing that there will be no material injury to existing water rights. Other requirements for the Preliminary Plan application include the following: Section 4:91 of the Subdivision Regulations requires that 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 conceming 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 adequate legal water supply to serve the proposed development,- D. evelopment; 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 3 • • 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. Section 9:51 requires an adequate potable and irrigation water supply shall be available to all lots within a subdivision, taking into consideration peak demands to service total development population, irrigation uses, and adequate fire protection requirements in accordance with recognized and customary engineering standards. 9:52 Individual wells may be used as the water supply, provided the applicant has submitted the required documentation to the appropriate water court, and the Colorado Division of Water Resources will approve well drilling permits for all lots within the development. 9:53 Central water systems shall be designed by an engineer qualified to design water systems and be a registered professional engineer licensed by the State of Colorado. Central water and treatment and storage facilities shall be approved by the Colorado Department of Health. All lines in a central water system should be looped, with no dead ends included in the system. Where dead ends are proposed for cul-de-sacs, there will either be a fire hydrant or blow -off valve at the end of the line. 9:54 Water supply stems, on -lot or otherwise located in a floodplain, shall be designed to minimize or eliminate infiltration and avoid impairment during or subsequent to flooding. 9:55 All water mains shall be a minimum diameter of four inches (4"), provided storage facilities adequate for fire protection are available. B. Waste Disposal The Applicant plans to connect to an existing sewer system provided by Consolidated Metro District. C. Roads / Access As required by §9:34, all streets are to be 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 HOA of the subdivision. No road profiles have been submitted with the sketch for the internal looped road. The remaining roads that are affected by this subdivision have already been constructed. The exact location of the entrance at Stone Quarry Road will be decided upon by the Applicant and Garfield County Road and Bridge; this should be done prior to submittal of the preliminary plan 4 • • D. Fire Protection The property is located in the Grand Valley Fire Protection District. As such the Applicant shall be required to address the following sections of the subdivision regulations in the Preliminary Plan application. 9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire protection district to ensure that all lots have primary and secondary access points to escape fire entrapment. 9:72 Where a central water system has fire hydrants, all fire hydrants shall meet the specifications for the appropriate fire protection agency, particularly with regard to thread size on the fire hydrants. 9:74 Water used for fire protection purposes does not have to be potable water and may be from a source separate from the domestic supply. E. Drainage It is assumed the drainage for this subdivision will be consistent with existing systems for Valley View Village PUD and Battlement Mesa PUD. The Applicant will be required to address the following at preliminary plan: 4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PLAN A drainage 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. 9:41 Drainage easements, channels, culverts and required bridges shall be designed by an engineer registered in the State of Colorado. 9:42 All drainage facilities shall be designed based on a twenty-five (25) year frequency storm. 9:43 Where new developments create run-off in excess of historic site levels, the use of detention ditches and ponds may be required to retain up to a one hundred (100) year storm. 9:44 All culverts shall be designed such that the exposed ends are protected by encasement in concrete or extended a minimum of three feet (3) beyond the 5 • • driving surface on each side. Culverts, drainage pipes and bridges shall be designed and constructed in accordance with AASHO recommendations for an H- 20 live load. F. Wildlife No information was provided regarding the issue of wildlife. The Applicant shall be required to address the following at preliminary plan: 4:70(D) Wildlife - Description of wildlife habitation, including big game ranges based on the mapping practices of the Colorado Division of Wildlife. G. Soils / Geology The Applicant shall also address the following section in the Subdivision Regulations for preliminary plan: 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 lithology and the stratigraphy of overlaying unconsolidated materials in sufficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in mad excavations and ills, expansive soils, drainage patterns, structural bearing strength, or the like; H. Vegetation The Applicant shall be required to provide a weed management plan to be approved by the County Vegetation Manager as well as provide a revegetation security prior to final plat to ensure that any required revegetation is established for improvements made in the subdivision. The Applicant shall also address the following section in the Subdivision Regulations: 4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND WILDLIFE 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. I. Mineral Estate It is unclear if the property's mineral estate has been severed and is owned or leased to another party. If so, the Applicant shall include a plat note on the final plat stating the following: "The mineral rights associated with this property have been partially or wholly 6 • • severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s)." J. Easements There are no specific easements shown on the sketch plan. The Applicant shall provide the recorded documents establishing the easements as part of the Preliminary Plan for review by the County Legal Staff. K. Recommended Plat Notes/ Covenants Please be aware, the County requires the Applicant place the following plat notes be included on the final plat and in protective covenants: 1. 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. 2. No open hearth solid -fuel fireplaces will be allowed anywhere within the subdivision. One (1) new solid -fuel buming 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 buming stoves and appliances. 3. 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 control, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and landowners are encouraged to leam 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. 4. 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. 5. 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. • • 6. The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s). Sketch Plan Comments and Preliminary Plan Review 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 by that date, the Applicant will have to submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. 8 • • Referral Comments Valley View Commons PUD GARFIELD COUNTY Building & Planning Department Review Agency Form Date Sent: February 8, 2006 Comments Due: March 1, 2006 Name of application: Valley View Commons Lot 47 Sent to: Garfield County Road & Bridge Dept. Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff contact: Richard Wheeler 109 8th Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfield County Road & Bridge Department has no problem with the land use request as presented by the sketch plan. I talked to the engineering company and we will work on the driveway access issue in the future planning stages. We will do and onsite visit to look at the best possible location for the new driveway access coming off of Stone Quarry Road. A driveway access permit with conditions specific to the access will be issued by Garfield County Road & Bridge Department for the construction of the driveway when all conditions are agreed on. Name of review agency: Garfield County Road and Bridge Dept By: Jake B. Mall Date February 10, 2006 Revised 3/30/00 GRAND VALLEY FIRE PROTECTION DISTRICT 1777 S. BATTLEMENT PARKWAY PO BOX 295 PARACHUTE, CO 81635 (970) 285-9119, FAX (970) 285-9748 March 1, 2006 Richard Wheeler, Staff Planner Garfield County Building and Planning Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Subject: Change of zoning in Valley View Village Subdivision, specifically the Valley View Commons area. Mr. Wheeler, I have reviewed the proposed documents submitted to the Grand Valley Fire Protection District and do not at this time have any immediate reasons to deny the applicant's request. There are some items that may become of concern as this project moves forward — • Traffic volume, on street parking, minimum street dimensions per IFC. • Fencing along back lots fronting West Battlement Parkway and Stone Quarry, i.e. prevention of children/pets vs. car incidents. • Permissible uses of storage units. • Occupancy type / size of commercial building. I'm sure all of these items will be addressed at a later time as the project moves through the process. If you have any questions regarding this review, I can be reached at 285-9119, or 250-9851. David A. Blair Fire Chief, GVFPD Cc: Board of Directors, GVFPD File