HomeMy WebLinkAbout1.0 ApplicationSPRIG VALLEY RANCH PU.D.
GARFIELD COUNTY, COLORADO
OCTOBER. 2011
Subdivision Application
GARFIELD COUNTY
Building & Planning Department
108 8th Street, Suite 401
Glenwood Springs, Colorado 81601
Telephone: 970.945.8212 Facsimile: 970.384.3470
www.garfield-county.com
0000❑❑❑
SUBDIVISION APPLICATION
(CHECK THE BOX THAT APPLIES)
SKETCH PLAN (optional)
CONSERVATION SUBDIVISION
PRELIMINARY PLAN
PRELIMINARY PLAN AMENDMENT
FINAL PLAT
FINAL PLAT AMENDMENT / CORRECTION PLAT
COMBINED PRELIMINARY PLAN & FINAL PLAT
GENERAL INFORMATION (Please print legibly)
Name of Property Owner:
y Mailing Address: Telephone: ( )
P City: State: Zip Code: Cell: (
E-mail address: FAX: ( )
Name of Owner's Representative, if any, (Attorney, Planner, Consultant, etc):
Mailing Address: Telephone: ( )
City: State: Zip Code: Cell: ( )
- E-mail address: FAX: ( )
Location of Property: Section Township Range
y Assessor's Parcel Number: -
v Practical Location / Address of Property:
Current Size of Property to be Subdivided (in acres):
v Number of Tracts / Lots Created within the Proposed Subdivision:
Last Revised 12/24/08
GENERAL INFORMATION continued...
Proposed Water Source:
. Proposed Method of Sewage Disposal:
Proposed Public Access VIA:
Easements: Utility:
Ditch:
. Total Development Area (fill in the appropriate boxes below):
(1) Residential
Units / Lots
Size (Acres)
Parking Provided
Single -Family
Duplex
Multi -Family
Mobile Home
Total
Floor Area (sq. ft.)
Size (Acres)
Parking Provided
(2) Commercial
(3) Industrial
(4) Public / Quasi -Public
(5) Open Space / Common Area
Total
The following general application materials are required for all types of subdivisions in Garfield
County. Application materials that are specific to an individual application type (Conservation
Subdivision, Preliminary Plan, etc.) are detailed in Section 5-501 of Article V of the Unified Land Use
Resolution (ULUR) of 2008.
1. Submit a completed and signed Application Form, an application fee, and a signed Agreement
for Payment form.
2. A narrative explaining the purpose of the application and supporting materials that address the
standards and criteria found in Article VII of the Unified Land Use Resolution of 2008.
3. Copy of the deed showing ownership. Additionally, submit a letter from the property owner(s) if
the owner is being represented by another party other than the owner. If the property is owned
by a corporate entity (such as an LLC, LLLP, etc.) please submit a copy of recorded " Statement
of Authority" demonstrating that the person signing the application has the authority to act in that
capacity for the entity.
2
4. Submit a copy of the appropriate portion of a Garfield County Assessor's Map showing the
subject property and all public and private landowners adjacent to your property (which should
be delineated). In addition, submit a list of all property owners, private and public, and their
addresses adjacent to or within 200 ft. of the site. This information can be obtained from the
County Assessor's Office. You will also need the names (if applicable) of all mineral interest
owners of the subject property, identified in the County Clerk and Recorder's records in
accordance with §24-65.5-101, et seq. (That information may be found in your title policy under
Exceptions to Title).
5. Vicinity map: An 8 1/2 x 11 vicinity map locating the parcel in the County. The vicinity map shall
clearly show the boundaries of the subject property and all property within a 3 -mile radius of the
subject property. The map shall be at a minimum scale of 1"=2000' showing the general
topographic and geographic relation of the proposed exemption to the surrounding area for
which a copy of U.S.G.S. quadrangle map may be used.
6. A copy of the Pre -Application Conference form.
7. Submit 3 copies of this completed application and all the required submittal materials to the
Building and Planning Department. Staff will request additional copies once the application has
been deemed technically complete.
The following section outlines and describes the subdivision processes for the variety of subdivision actions
that are governed by the Board of County Commissioners by the Unified Land Use Resolution of 2008 (ULUR).
Please refer to Article V in the regulations themselves for a higher level of detail.
I. THE SKETCH PLAN
The sketch plan process (more fully defined in Article V, Section 5-301 of the ULUR) is an
optional plan review process intended to review at a conceptual level the feasibility and
design characteristics of the proposed division of land. The Yield Plan Review process, set
forth in Section 5-309, may be combined with Sketch Plan Review for applications
proposing Conservation Subdivision.
A. Process: The Sketch Plan Review process shall consist of the following procedures
and as more fully described in Article V, Section 5-301 of the ULUR:
1. Application
2. Determination of Completeness
3. Evaluation by Director/Staff Review
4. Review by Planning Commission
B. Application Materials: The Sketch Plan review process is set forth in Article V,
Section 5-301 of the ULUR, Sketch Plan Review and requires the following materials.
1. Application Form and Fees
2. Vicinity Map (5-502(C)(2))
3. Yield Plan (required for Conservation Subdivision)
4. Sketch Plan Map (5-502(C)(2))
5. Land Suitability Analysis (4-502(D))
3
II. THE CONSERVATION SUBDIVISION
The Conservation Subdivision (as described in Article V, Section 5-308 of the ULUR) is a
clustered residential development option that allows reduced lot size and provides density
bonuses in exchange for preservation of rural lands through provision of open space. A
Conservation Subdivision shall be designed as a Density Neutral Development Plan or an
Increased Density Development Plan. The design standards for each development Plan
option are set forth in Article VII, Section 7-501 of the ULUR.
A. Process: Conservation Subdivision Review process is the same as the general
subdivision process with the addition of the Yield -Plan Review. The overall
Conservation Subdivision Process shall consist of the following procedures and as
more fully described in Article V, Section 5-301 of the ULUR:
1. Pre -Application Conference
2. Sketch Plan (optional)
3. Yield Plan Review (Can be reviewed concurrently with Preliminary Plan)
4. Preliminary Plan Review
5. Final Plat Review
B. Application Materials: The Conservation Subdivision review requires the following
application materials that can found more fully described in Article V, Sections 5-502
and 7-501 of the ULUR:
1. Application Form and Fees
2. Sketch Plan (Optional) (5-501(J))
3. Yield Plan (5-502(C)(8))
4. Preliminary Plan (5-501(G))
5. Final Plat (5-501(E))
6. Narrative addressing Design Standards (7-501 through 7-503)
III. THE PRELIMINARY PLAN
The preliminary plan review process will review the feasibility and design characteristics of
the proposed subdivision based on the standards set forth in Article VII, Standards. The
preliminary plan process will also evaluate preliminary engineering design. The Director
may allow the preliminary plan and the final plat process to be combined if the proposed
subdivision has seven (7) parcels or less and development of the lots does not require
extensive engineering.
A. Process: Preliminary Plan Review process shall consist of the following procedures
and as more fully described in Article V, Section 5-303(B) of the ULUR:
1. Pre -Application Conference
2. Determination of Completeness
3. Evaluation by Director/Staff Review
4
4. Public Hearing and Recommendation by Planning Commission
5. Public Hearing and Decision by Board of County Commissioners
B. Application Materials: The Preliminary Plan review requires the following application
materials as more fully described in Article V, Section 5-502:
1. Application Form and Fees
2. Preliminary Plan Map
3. Yield Plan (Conservation Subdivision only)
4. Open Space Plan, preliminary
5. Open Space Management Plan
6. Landscape Plan (Common Ownership Areas)
7. Impact Analysis
8. Land Suitability Analysis
9. Lighting Plan consistent with standards in 7-305
10. Visual Analysis
11. Preliminary Engineering Reports and Plans
a) streets, trails, walkways and bikeways
b) engineering design and construction features for any bridges, culverts or
other drainage structures to be constructed
c) identification and mitigation of geologic hazards
d) sewage collection, and water supply and distribution system
e) Erosion and Sediment Control Plan
f) Water Supply Plan
g) Sanitary Sewage Disposal Plan
12. Draft Improvements Agreement, Covenants and Restrictions and By-laws
IV. THE PRELIMINARY PLAN AMENDMENT
Any proposal to change a preliminary plan approved under these Regulations shall require
application to the Director for Amendment of an Approved Preliminary Plan. The Director
shall review the application to determine whether the proposed change constitutes a
substantial modification to the approved plan as more fully described in Article V, Section 5-
304. (A substantial modification is defined as a Substantial Change in Article XVI:
Definitions)
A. Outline of Process. The review process for a proposed Amendment of an Approved
Preliminary Plan shall consist of the following procedures.
1. Pre -Application Conference
2. Application
3. Determination of Completeness
4. Evaluation by Director/Staff Review
5. Decision by Director
B. Application Materials: The Preliminary Plan Amendment review requires the following
application materials as more fully described in Article V, Section 5-501 (H):
5
1. Application Form
2. Written Statement of proposed amendment(s)
3. Supporting documents necessary to evaluate the proposed revision(s)
V. THE FINAL PLAT REVIEW
Unless otherwise provided by these Regulations, the applicant must receive preliminary
plan approval before beginning the final plat process. The final plat review is to formally
finalize the actions resultant from the preliminary plan in order to complete the subdivision
process.
A. Outline of Process. The Final Plat Review process shall consist of the following
procedures:
1. Application
2. Determination of Completeness
3. Evaluation by Director/Staff Review
4. Review and Action by Board of County Commissioners
5. Recordation of Plat
B. Application Materials: The Final Plat review requires the following application
materials as more fully described in Article V, Section 5-502:
1. Application Form and Fee
2. Final Plat
3. Final Engineering Reports and Plans
a) Streets, trails, walkways and bikeways
b) Engineering design and construction features for any bridges, culverts or
other drainage structures to be constructed
c) Mitigation of geologic hazards
d) Sewage collection, and water supply and distribution system
e) Soil suitability information
f) Groundwater drainage
g) Erosion and Sediment Control Plan (4-602 C. 4.)
h) Final cost estimates for public improvements
i) The certification listing all mortgages, liens judgments, easements,
contracts, and agreements of record regarding the land to be platted and
the Board of County Commissioners may require, at its discretion, that the
holders of such mortgages, liens, judgments, easements, contracts or
agreements shall be required to join in and approve the application for
Final Plat approval before such Final Plat is accepted for review. All other
exceptions from title shall be delineated.
4. Landscape Plan (Common Area) (4-602 5.)
5. Open Space Plan (if applicable)
6. Open Space Management Plan (If applicable)
6
7. Improvements Agreement, if applicable [include record drawings in digital format,
(4-602 J.)]
8. Letter of Intent for service from all of the utility service providers
a) Contract for Service, required prior to Final Plat recordation.
9. Final Declarations of Covenants and Restrictions, HOA articles of incorporation
and bylaws
10. Final Fees to be paid (School -Land Dedication / Traffic Impact Fees)
VI. THE FINAL PLAT AMENDMENT / CORRECTION PLAT REVIEW
The purpose of the Final Plat Amendment review is to allow for certain amendments to an
approved Final Plat. An amendment may be made to a recorded Final Plat if such
amendment does not increase the number of subdivision Tots or result in a major relocation
of a road or add one or more new roads (pursuant to Section 5-306). A correction can be
made to a recorded plat in order to correct an engineering error, mislabeling issue, etc. that
does not affect the substance of the plat.
A. Outline of Processes. The review processes for amending a Final Plat or an
Exemption Plat shall consist of the following regardless of whether the division was
initially approved as a subdivision or an Exemption:
1. Four (4) Subdivision Lots: The Administrative Review Process, detailed in Section
4-104 of Article IV, shall be used for review of a request to amend or correct a
Final Plat modifying lot lines, building envelopes, easement locations or other
interests affecting up to four (4) subdivision lots.
An Amended Final Plat or an Amended Exemption Plat which modifies lot lines or
easements affecting not more than two (2) adjacent lots or Exemption Lots or a
single building envelope shall be subject to the Administrative Review Process
set forth in Section 4-104 of Article IV, with the addition of presentation of the
Amended Plat to the Board of County Commissioners for signature, prior to
recording with the Office of the Clerk and Recorder.
2. More Than Four Lots: The Major Exemption Review Process, detailed in Section
5-403, shall be used to amend a Final Plat or an Exemption Plat modifying lot
lines, building envelopes, easement locations or other interests affecting more
four (4) subdivision lots or Exemption Lots.
An Amended Final Plat which modifies lot lines or easements affecting more than
four (4) subdivision lots or more than one (1) building envelope shall be subject to
the Major Exemption Review Process set forth in Section 5-403.
B. Application Materials: The Final Plat Amendment / Corrected Plat review requires the
following application materials as more fully described in Article V, Section 5-502:
1. Application Form and Fee
2. Preliminary Plan (5-501(G))
7
3. Final Plat, Amended Final Plat
4. Subdivision Improvement Agreement, if necessary
The Director may allow the Preliminary Pian and the Final Plat process to be combined if
the proposed subdivision has seven (7) parcels or less and development of the lots does
not require extensive engineering. (Section 5-303) No submittal of a combined application
shall be allowed until the Director has made a determination after holding a pre -application
conference.
I have read the statements above and have provided the required attached information
which is correct and accurate to the best of my knowledge.
Hato a ro a �•
(SIg p er)
8
rL) r--1 I 0
Date
Payment Agreement Form
GARFIELD COUNTY
BUILDING AND PLANNING DEPARTMENT
FEE SCHEDULE
Garfield County, pursuant to Board of County Commissioners ("Board") Resolution No.
98-09, has established a fee structure ('Base Fee") for the processing of each type of
subdivision and land use applications.
The Base Fee is an estimate of the average number of hours of staff time devoted to
an application, multiplied by an hourly rate for the personnel involved. The Board
recognized that the subdivision and land use application processing time will vary and
that an applicant should pay for the total cost of the review which may require
additional billing. Hourly rates based on the hourly salary, and fringe benefits costs of
the respective positions combined with an hourly overhead cost for the office will be
used to establish the actual cost of County staff time devoted to the review of a
particular project.
Actual staff time spent will be charged against the Base Fee. After the Base Fee has
been expended, the applicant will be billed based on actual staff hours accrued. Any
billing shall be paid in full prior to final consideration of any land use permit, zoning
amendment or subdivision plan. If an applicant has previously failed to pay application
fees as required, no new or additional applications will be accepted for processing until
the outstanding fees are paid.
Checks, including the appropriate Base Fee set forth below, must be submitted with
each land use application, and made payable to the Garfield County Treasurer.
Applications will not be accepted without the required application fee. Base Fees are
non-refundable in full, unless a written request for withdraw from the applicant is
submitted prior the initial review of the application materials.
Applications must include a Payment Agreement Form ("Agreement") set forth below.
The Agreement establishes the applicant as being responsible for payment of all costs
associated with processing the application. The Agreement must be signed by the
party responsible for payment and submitted with the application in order for it to be
accepted.
The following Base Fees shall be received by the County at the time of submittal of
any procedural application to which such fees relate. Such Base Fees shall be in
addition to and exclusive of any cost for publication or cost of consulting service
determined necessary by the Board for the consideration of any application or
additional County staff time or expense not covered by the Base Fee, which have not
otherwise been paid by the applicant to the County prior to final action upon the
application tendered to the County.
GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT
BASE FEES
TYPE OF LAND USE ACTION
Vacating Public Roads & Rights -of -Way
Sketch Plan
Preliminary Plan / Conservation Subdivision
Preliminary Plan Amendment
Final Plat
Final Plat Amendment / Correction Plat
Combined Preliminary Plan and Final Plat
Minor Exemption / Amendment
Major Exemption / Amendment
Rural Land Development Option Exemption / Amendment
General Administrative Permit
Floodplain Development Permit
Pipeline Development Plan / Amendment
Small Temporary Employee Housing
Minor Temporary Employee Housing
Limited Impact Review / Amendment
Major Impact Review / Amendment
Rezoning: Text Amendment
Rezoning: Zone District Amendment
Planned Unit Development (PUD) / Amendment
Comprehensive Plan Amendment
Variance
Interpretation
Takings Determination
Planning Staff Hourly Rate
• Planning Director
■ Senior Planner
• Planning Technician
■ Secretary
BASE FEE
$400
$325
$675 + application agency
review fees and outside
consultant review fees, as
authorized pursuant to the
Regulations, such as the
Colorado Geologic Survey
$325
$200
$100
$1,075
$300 / $300
8400 / $300
$400 / $300
$250
$400
$400 / $300
$50
$250
$400 / $300
$525 / $400
$300
$450
$500 / $300
$450
$250
$250
NO FEE
$50.50
$40.50
$33.75
$30.00
County Surveyor Review Fee (includes review of Amended Determined by Surveyor$
Plats, Final Plats, Exemption Plats)
Mylar Recording Fee 811 — 1st page
$10 each additional page
Page 2
The following guidelines shall be used for the administration of the fee structure set
forth above:
1. All applications shall be submitted with a signed Agreement for Payment form set
forth below.
2. County staff shall keep accurate record of actual time required for the processing
of each land use application, zoning amendment, or subdivision application. Any
additional billing will occur commensurate with the additional costs incurred by
the County as a result of having to take more time that that covered by the base
fee.
3. Any billings shall be paid prior to final consideration of any land use permit,
zoning amendment, or subdivision plan. All additional costs shall be paid to the
execution of the written resolution confirming action on the application.
4. Final Plats, Amended or Corrected Plats, Exemption Plats or Permits will not be
recorded or issued until all fees have been paid.
5. In the event that the Board determines that special expertise is needed to assist
them in the review of a land use permit, zoning amendment, or subdivision
application, such costs will be borne by the applicant and paid prior to the final
consideration of the application. All additional costs shall be paid prior to the
execution of the written resolution confirming action on the application.
6. If an application involves multiple reviews, the Applicant shall be charged the
highest Base Fee listed above.
7. Types of "Procedures" not listed in the above chart will be charged at an hourly
rate based on the pertinent planning staff rate listed above.
8. The Planning Director shall establish appropriate guidelines for the collection of
Additional Billings as required.
Page 3
Cover Letter with Narrative
G A M B A
& ASSOCIATES
CONSULTING ENGINEERS
& LAND SURVEYORS
PHONE: 970/945-2550
FAX: 970/945-1410
118 NINTH STREET,
SUITE 214
P.O. Box 1458
GLENWOOD SPRINGS,
COLORADO 81602-1458
October 31, 2011
Fred Jarman - Director
Garfield County Building & Planning Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: Spring Valley Ranch — Phase 1 Amended Final Plat Application
Dear Fred,
On behalf of Spring Valley Holdings, LLC we are submitting the attached
application for an Amendment to the Phase 1 Final Plat of Spring Valley
Ranch P.U.D. The purpose of this amendment is to remove the right-of-way
parcel for Highgrange Pass from the Phase 1 Final Plat, and rejoin it with
the remaining undeveloped and unplatted property owned by Spring Valley
Holdings, LLC.
As depicted on the Amended Final Plat, the right-of-way parcel is
approximately 680 -feet in length and is located between two platted open
space parcels, OSR Parcel A and OSR Parcel B. There are no other platted
parcels adjacent to or served by the right-of-way parcel.
Due to the inclusion of this right-of-way parcel in Phase 1, the Phase 1
Final Plat approval also included a Subdivision Improvements Agreement
that provided for the proposed construction of approximately 680 -feet of
road and utility improvements within the right-of-way. These proposed
improvements serve no beneficial purpose within Phase 1. Each Open
Space parcel has in excess of 200 -feet of frontage along Garfield County
Road 115, and therefore the Highgrange Pass road improvements are not
necessary to provide access to either parcel. Additionally, the water and
sewer utilities that were to be constructed within the right-of-way were not
proposed to be connected to a water supply or sewage collection system
until Phase 2 was to be platted and constructed. Consequently, the
proposed Phase 1 road and utility improvements serve no practical purpose
until Phase 2 is platted and constructed.
This application is submitted concurrent with an Amended PUD application
to modify the phasing of this Highgrange Pass road right-of-way parcel,
from Phase 1 to Phase 2. Therefore, when Phase 2 of the Spring Valley
Ranch PUD is platted, the Highgrange Pass right of way would be included
in the Phase 2 plat and the associated road and utility improvements would
be constructed at that time.
We believe that this amended Final Plat application is an administrative non -substantial
modification. The affect of this plat amendment is to eliminate the construction of 680 -
feet of unnecessary road and utility improvements. It does not create any additional
impacts on adjacent properties, and in fact reduces impacts due to the elimination of the
construction activities. The amendment does not alter proposed land uses or densities. It
does not create any additional development parcels.
In reference to Division 1 of Article VII of the Garfield County Unified Land Use
Resolution 2008, as amended:
• Section 7-101: The land use change complies with applicable zone district use
restrictions and regulations in Article III, Zoning
• Section 7-102: The land use change is consistent with applicable provisions of the
Garfield County Comprehensive Plan and any intergovernmental agreements
between the County and a municipality that applies to the area where the use will
occur.
• Section 7-103: The nature, scale, and intensity of the proposed use are
compatible with adjacent land uses and will not result in an adverse impact to
adjacent land.
• Section 7-104: The land use change does not require a water demand.
• Section 7-105: The land use change does not require a water supply.
• Section 7-106: The land use change does not require a central water or
wastewater system.
• Section 7-107: The land use change does not require any public utilities.
• Section 7-108: The land use change does not require the construction of any
roads or alter available access to existing public rights-of-way.
• Section 7-109: The use is not subject to significant risk from natural hazards and
will not exacerbate existing natural hazards.
If you should have any questions regarding this Amended Final Plat application, please
do not hesitate to contact either us or the applicant.
Sincerely,
Gamba & ssotes.In
ichael Gamba, P.E. & P.L.S. 28036
H:\01269\22 - 2009 Phl Final Plat\Amended Final Plat\Final Documents\Amended Final Plat - Narrative - 2011 1031.doc
GARFIELD COUNTY BUILDING AND PLANNING DEPARTMENT
PAYMENT AGREEMENT FORM
(Shall be submitted with application)
GARFIELD COUNTY (hereinafter COUNTY) and Spring Valley Holdings, LLC
Property Owner (hereinafter OWNER) agree as follows:
1. OWNER has submitted to COUNTY an application for First Amended Plat of
Spring Valley Ranch PUD - Phase 1 final Plat (hereinafter, THE PROJECT).
2. OWNER understands and agrees that Garfield County Resolution No. 98-09, as
amended, establishes a fee schedule for each type of subdivision or land use review
applications, and the guidelines for the administration of the fee structure.
3. OWNER and COUNTY agree that because of the size, nature or scope of the
proposed project, it is not possible at this time to ascertain the full extent of the costs
involved in processing the application. OWNER agrees to make payment of the Base Fee,
established for the PROJECT, and to thereafter permit additional costs to be billed to
OWNER. OWNER agrees to make additional payments upon notification by the COUNTY
when they are necessary as costs are incurred.
4. The Base Fee shall be in addition to and exclusive of any cost for publication or
cost of consulting service determined necessary by the Board of County Commissioners for
the consideration of an application or additional COUNTY staff time or expense not covered
by the Base Fee. If actual recorded costs exceed the initial Base Fee, OWNER shall pay
additional billings to COUNTY to reimburse the COUNTY for the processing of the
PROJECT mentioned above. OWNER acknowledges that all billing shall be paid prior to
the final consideration by the COUNTY of any land use permit, zoning amendment, or
subdivision plan.
PROPERTY OWNER (OR AUTHORIZED REPRESENTATIVE)
946 Signat
-7\7xAdfokt\ Go\L6k.f
Print Name
Mailing Address:
Date
Page 4