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HomeMy WebLinkAbout1.21 Supplemental App InfoKALMON APPLICATION SUPPLEMENT March 20, 2017 Mike and Tami Kalmen 32956 River Frontage Road Silt, CO 81652 Garfield County Community Development Department RE: Completeness Review Kalmen Storage Facility (LIPA-02-17-8519) Dear Mike and Tami: Thank you for the detailed submittals you have provided in regard to your Storage Facility -Limited Impact Review Application. Our completeness review included input from the County Attorney's Office and has identified a several items that need to be addressed or clarified prior to a determination of technical completeness. Please respond to the following items: 1. The site plan needs to be .revised to include the following: The storage area needs to show general circulation and parking areas consistent / with the traffic information section. The location of the leach field for the existing OWTS needs to be shown "'" indicating that it is not in conflict with the proposed storage area. Any proposed signs need to be added. v 2. Your Application needs to be updated to address the roadway waiver policy including the following determinations by a licensed professional engineer. f ~ That the access is adequate to serve the proposed use. ~ That the road geometry and width is adequate to serve the type of vehicles and t trailers to be served by the facility or indicate any upgrades needed to serve the use. '(-.. ' That there are no safety or structural issues or indicate any upgrades needed · to D serve the use. ~ • That the access is adequately maintained or provide proposals for future maintenance. ~ The travel demand information currently in the submittals needs to be updated to include other traffic generators on the different portions of the access road including other residences or businesses. -.) 3. Your Application needs to provide a plan for waste water treatment. If plans include use of portable toilet a letter from a licensed service provider needs to be included. O ~,L r. n 1'nJj l'-e t k v--p c1 (t• ()'r'~; \+' Z -T) 3 "/,4. Your Application needs to formally request a waiver from submittal of a grading and drainage plan and as with your other waivers it should reference the waiver criteria contained in Section 4-202 of the Land Use and Development Code. In support of the request the Application needs to provide basic information on how the storage area will be graded and how run-off from the area will be managed to avoid any impacts on adjoining properties or drainages/river areas . . ..!_ 5. Your Application needs to included_thosse portions of th(eG)lm( pact Analysis Section l-that are relevant to the Application inclu ing ections 4-203 1, 2, 4, 7, and 8). The Application should also include basic information on the area being disturbed (vegetation and current use) and basic information on wildlife habitat typically available from the CPW website/sources to address Section 6. The Application can reference the flood plain information and the drainage waiver req uests to address Sec t ion 5 . Waivers from Section 3 (soils) and 6(d) Radiation hazards are accept able . \~ --.-..,....~ I ...>,)(,,(re. (L_;on e-d"'< 6. Your request for waivers from Section 7-1001 shou ld include more in for mation on y-H'IY' Subsections (B) and (C) including distances fro m adjoining uses , any screen ing , :.>c._ 1S fencing, landscaping, or physical separation that would mitigate any visual impacts on adjoining properties, Subsection (D), any limitations or rules on what will be stored (i.e. D - no hazardous material or fuels), and Subsection (H), further clarification on hours of operation, access to the facility, and the nature of the business. Once the above topics are addressed we can finalize our completeness review and schedule a date for your public hearing with the Board of County Commissioners. Please note that the Garfield County Land Use and Development Code requires that the technical completeness issues be resolved within 60-days of the date of this letter, otherwise the application will be deemed withdrawn unless a request for extension is submitted and approved. Please feel free to contact me with any questions on the completeness topics noted above or if you need clarification on any of the items. Sincerely, /7/L V------- Glenn Hartmann Senior Planner r Policy 01-14 Waivers for Roads and Demonstration of Compliance March 3, 2014 Section 7-107, Access and Roadways, of the Garfield County land Use and Development Code (LUDC) requires all roads to be designed to provide for "adequate and safe access " and reviewed by the designated County Engineer. The LUDC defines "road" as "a County road, State highway, public road, street or alley, or private thoroughfare which affords primary access to abutting property, excluding a driveway accessing a single property." The LUDC defines "private road" as "a right-of-way constructed, established, owned, and maintained by a private party for access exclusively to private property." Many of the roads in Garfield County are private roads in that they are gated and do not serve the general public and they pre-existed the design currently required by the County's Road Standards as defined in Table 7-107. The LUDC allows for the waiver of specific standards provided that the following criteria have been met: 1) an alternative design achieves the intent of the subject standard to the same or better degree and 2) the proposed alternative will impose no greater impacts on adjacent properties than would occur through compliance with the specific standard (Section 4-118). In applications that include roads that do not meet current County road standards as outlined in Table 7- 107, the County has asked that Applicants request a waiver of Section 7-107 .F, Design Standards, and include in the Application submittal sufficient information, prepared by a professional qualified in the specific discipline, to demonstrate that they meet the criteria outlined in Section 4-118 for granting a waiver. In doing so, the application must include: A Statement of Adequacy -The evaluation of the existing roadway and waiver will need to include a clear statement that finds that the road will be adequate for the proposed use. This statement must be signed by a professional engineer qualified in traffic engineering and licensed by the State of Colorado. To support this evaluation, the following information will be required to be provided : o Geometry of the road - A description of how the private road does/does not meet the design standards in Table 7-107. This should include a chart that compares the private road design to those standards in Table 7-107, as well as a map that shows the existing road design and highlights those areas that deviate from the standards. A narrative may also be helpful in describing the characteristics of the road as they compare to Table 7- 107 design standards. Unless available, this is not intended to imply construction-level drawings . o Safety/Structural Issues - A description of obvious safety and/or structural issues observed and a statement about how these issues will be addressed. o Maintenance -A description of how the road is and/or will be maintained. This should be supported with the submittal of any existing or proposed maintenance agreements for the road sections. o Travel Demand -An accurate count of the existing peak travel demand as well as the Average Daily Traffic on the road. This should also include the types of vehicles that currently use the road as well as the additional amount and type of traffic that the proposed use will generate through all phases of its development. Other Evidence of Compliance. In addition, Sections 7-107.A, B, C, D, and E are required to be addressed, which includes documentation about legal access. Sufficient evidence will be required to be submitted to demonstrate compliance with these sections of the Code. G. Impact Analysis. Where the proposed development will impact specific features of the site, the Applicant shall describe both the existing conditions and the potential changes created by the project. The Impact Analysis shall include a complete description of how the Applicant will ensure that impacts will be mitigated and standards will be satisfied. The following information shall be included in the Impact Analysis: J\i) Adjacent Land Use. Existing use of adjacent property and neighboring /(3 3. 5. 6. properties within 1,500-foot radius . Site Features . A description of site features such as streams, areas subject to flooding , lakes , high gro un d wat e r areas, topography, veg etative cove r, clima tology, and oth er fe atu res that may aid In the evaluation of the proposed development. Soil Characteristics . A description of soil characteristics of the site that have a significant influence on the proposed use of the land. Geo logy and Hazard. A description of the geolog ic characteristics of the area includi ng any potential natural or manmade hazards, and a determination of what effect such factors would have on the proposed use of the land . Groundwater and Aquifer Recharge Areas. Evaluation of the relationship of the subject parcel to Floodplains, the nature of soils and subsoils and their ability to adequately support waste disposal, the Slope of the land , the effect of sewage effluents, and the pollution of surface Runoff, stream flow, and groundwater. Environmental Impacts. Determination of the existing environmental conditions on the parcel to be developed and the effects of development on those conditions, including: a. Determination of the long-term and short-term effect on flora and fauna; b. Determination of the effect on designated environmental resources , including critical wildlife habitat; c. Impacts on wildlife and domestic animals through creation of hazardous attractions, alteration of existing native vegetation, blockade of migration routes, use patterns, or other disruptions; and d. Evaluation of any potential radiation hazard that may have been identified by the State or County Health Departments . Nuisance . Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or vibration, or other emanations . Hours of Operation. The Applicant shall submit information on the hours operation of the proposed use. H. Rezoning Justification Report. A report that explains how the rezoning will satisfy the approval criteria for a rezoning set forth in section 4-113.C., Review Criteria . I. Statement of Appeal. A written statement of the Director's decision to be called-up or the interpretation to be appealed , the date of that decision/interpretation , and the reasons why the GARFIELD COUNTY LAND USE AND DEVELOPMENT CODE 4-32 Limited Impact Review Application Additions For River Frontage Storage #1 Site plan needs • See attached map [red] • See attached map [brown] • See attached map [blue] #2 Roadway • All the access roads are used by the Heron's Nest RV Park and other heavy truck traffic and when we construct the 50' radius at the site that Jim Kalman has designed into the plans see map [orange] we feel that the access does not need to be reengineered. So we believe what Eclipse Surveying has provided is adequate. • Other than the 50' radius that needs to be constructed which is in our plan no other structural, safety or access issues exist. See in existing access photos in original submittal. • State Highway Department maintains segment #1 east, city of Silt maintains segment #1 west, Heron's Nest and the Kalmon's maintain segment #2 on down to site. [see photos in original submittal] • On segment #1 east KOA, Tire Tech, Silt Tool, City of Silt water department.a residential duplex Heron's Nest and the Kalmon's use this portion . On segment #1 west all but the KOA uses this portion. On segment #2 Heron's Nest and the Kalmon's use this portion. Beyond Segment #2 is just River Frontage Storage and the Kalman residence. [see photos in original submittal] #3 Waste Water treatment • There will be no water or sewer on this facility. KOA and the Heron's Nest both have dump stations that can be utilized for a fee. We have a potential site for a portable toilet if demand is needed. [see map green] We have not seen any other storage facilities like this one have waste provisions. We will provide a letter when and if the demand is needed. #4 Drainage and Grading • No plan to change the existing drainage [see site grading plan map for existing drainage grade lines are on it] The site is free and clear of any trees or bushes and is flat we would just be graveling it. [see attached photos] #5 Impact Analysis • #1 and #2 See River Frontage site and grading plan map with supporting photos attached. • #4 There will be no negative impact on surrounding properties. [See attached supporting photos] • #7 This storage will have minimal impact because it is purely a storage lot. • #8 Operation hours-Daylight hours with minimal after hours drop off or pick up .. #6 Request for waivers from section 7-1001 • We will be putting up a 6' chain link fence around the site [on map in blue] with a locked gate system. We will only be storing recreational vehicles. The fence will be on the property line on the north and east sides there will be minimal visual impact as for the adjoining properties are storage and RV parks. There will be minimal visual impact from the south and west sides [see supporting photos attached. • 8-No permanent structures so setbacks are not required and a 100' setback would render our property useless. • C-The surrounding property usage is industrial storage in nature and are not screened or concealed from our site therefore we should not have to screen or conceal ours. [see supporting photos attached] • D-No material stored, no product stored.no petroleum or hazardous products stored. This will be a recreational vehicle storage only. • H-River Frontage Storage is purely a storage lot neighboring other storage and RV parks. 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