Loading...
HomeMy WebLinkAbout02.03 Binder 1 - Section 4• • SPRING VALLEY RANCH PUD FINAL PLAT APPLICATION COMPLIANCE WITH SUBDIVISION REGULATIONS Direct citations from the Subdivision Regulations are indicated in italics and the Applicant's response is indicated in bold. 5:00 FINAL PLAT 5:10 PROCEDURE 5:11 The subdivider shall submit to the Board of County Commissioners three (3) copies of the Final Plat for all or a portion of an area within an approved Preliminary Plan, along with three (3) copies of the maps and supplemental information required by this Section 5:00. The submission shall be made by presenting the material to the Garfield County Planning Department. The Planning Department, County Surveyor, Planning Commission, Board of County Commissioners and any designated representatives or official shall review the Final Plat and other submittals for conformance to the approved Preliminary Plan and any conditions attached thereto. No Final Plat shall be approved unless all documentation, required by the Board, and these Regulations have been received and all Preliminary Plan conditions have been met. 5:12 The Board shall consider the Final Plat at a scheduled Board meeting no later than thirty (30) days after receiving a complete Final Plat submittal, unless an extension of time is deemed necessary by the Board to complete its review. At or within fifteen (15) days of the meeting, the Board shall approve or disapprove the Final Plat and Subdivision Improvements Agreement. Approval of the Final Plat shall be indicated by the signature of the Chairman on the Garfield County Board of Commissioners' Certificate. The reasons for denial shall be set forth in the minutes of the Board or by Resolution of the Board. 5:13 The Final Plat shall be recorded within ninety (90) days from the date of Board approval; therefore, the Final Plat shall not be recorded, unless the Board authorizes such recordation in writing. Procedure established by the Planning Department shall be followed in the recordation of the Final Plat. Three (3) copies of the signed and recorded Final Plat shall be submitted to the Planning Department. 5:20 FINAL PLAT REQUIREMENTS 5:21 The Final Plat shall be drafted legibly, with black waterproof ink, on sheets of permanent reproducible material, such as mylar, measuring 24"x 36" with clear margins of 2" on the left hand side and 1/2" on the remaining sides. Where multiple sheets are necessary to depict the total filing, the legal description to the tract boundary and all certifications and dedications need appear only on the title or cover sheet and a key map to sheet location shall be provided. The scale of the Final Plat shall be at least I "--200'. 5:22 The Final Plat shall meet the minimum CRS standards for land survey plats, as required by Colorado State law, and approved by the County Surveyor and shall include at least the following information in theJormat described: RESPONSE: Per instructions we received from Fred Jarman, the County Planner, the copies of the Final Plat that are initially submitted for review by the County are provided on paper. Following the County's review of the Final Plat, the plat will be drafted on mylar for recording. The scale of the final plat varies, with portions of the plat provided with a 1" = 200' scale and the remainder of the final plat provided with a 1" = 50' scale. One of the conditions of approval imposed by the Board of County Commissioner's during the approval of the preliminary plan for the Spring Valley Ranch PUD is that all open space be included in the first final plat. Therefore, the total area to be platted in Phase 1 is 1,854.67 acres. Furthermore, the boundaries of the open space parcels are very complicated, since they abut road rights-of-way and development parcels to be platted in future phases. Therefore, due to the overall magnitude of the final plat in terms of area and complexity, the legal description included within the Certificate of Dedication and Ownership fills one complete 24" x 36" sheet resulting in no additional space available for the other certifications. A. Name of the subdivision and legal description of the property; RESPONSE: The name of the subdivision is Spring Valley Ranch PUD — Phase 1. The legal description for the property boundary of Phase 1 is provided within the Certificate of Dedication and Ownership contained on Sheet P3 of the Final Plat. B. Date of the survey, statement of the scale, basis of bearing, North arrow and graphic scale; RESPONSE: The date of the survey is October 15, 2007. The scale of the final plat is provided on each sheet. The basis of bearing for the final plat is provided on Sheet P2 of the Final Plat. A north arrow and a graphic scale are provided on each sheet of the Final Plat, where applicable. C. Location and description of the primary control points for the survey data and of all property monuments on the subdivision; • • • • RESPONSE: The location and description of the primary control points for the survey data and all property monuments on the subdivision are provided on each sheet of the Final Plat as applicable. D. Names of all streets or roads, block letters and lot numbers indicated in a manner for easy plat identification; RESPONSE: The names of all streets or roads and lot numbers for all platted parcels are provided on each sheet of the final plat as applicable. The property was not subdivided into separate blocks on the final plat, and therefore block numbers are not provided. E. Location of all major drainage channels or areas; RESPONSE: The location of all major drainage channels are depicted on the final plat. F. Vicinity map at a scale of 1 2000', including section lines, as well as township and range lines, where practical; and RESPONSE: A vicinity map at a scale of 1" = 2000' is included on Sheet P1 of the final plat. G. Tract and lot boundaries, rights-of-way and streets shown in solid black lines; easements or other rights-of-way shown in dashed lines; lots numbered with dimension and area shown: 1. Lot boundaries shall be accurate to the nearest 0.01 foot with lot areas under one (1) acre shown to the nearest square foot and lot areas one (1) acre or over shown to the nearest 0.01 acre and bearings to the nearest second of acre; 2. Arc lengths and central angles and radius of all curves shall be shown with central angles shown to the nearest second of arc; and 3. Widths and dimensions of all easements, rights-of-wav and streets shall be indicated. RESPONSE: Tract and lot boundaries, rights-of-way and streets are shown in solid black lines throughout the final plat. The easements and building envelopes are depicted in dashed lines throughout the final plat. Lots are numbered with dimensions and areas throughout the final plat. Lot boundaries are accurate to the nearest 0.01 foot, lot areas have been provided for all lots to the nearest square foot and to the nearest 0.01 acre, and bearings are provided to the nearest second of arc throughout the final plat. Arc lengths and central angles and radii of all curves are shown with central angels to the nearest second of arc throughout the final plat. Widths and/or dimensions of all easements and rights-of-way are provided throughout the final plat. 5:23 The Final Plat shall meet the minimum standards for monumentation of and surveys, as required by Colorado Revised Statutes, Section 38-51-101, as amended, including, but not limited to the following standards: A. Monumentation Permanent monuments on perimeter boundaries shall be set before the recording of the subdivision plat. The monuments are to be set in concrete with a three inch (3') center radius, minimum one foot (1) depth, monument showing at surface. Metal tablets to be set in solid rock. Witness corers to be set for inaccessible areas by authority and discretion of the County Surveyor and pursuant to Colorado Revised Statutes of 1973, Section 38-51-191. Street and roadway centerline monumentation shall be set after the completion of any construction. The monuments shall be set at every intersection and every P.C. and P.T. of a curve. Lot and block monuments shall be set pursuant to Colorado Revised Statutes, Section 38-51-101-2 (1973). All aliquot corners, established in the procedure of subdividing a tract of real estate, will be submitted to the County Surveyor before the recording of each subdivision. All monumentation must have magnetic attraction. Any variation from the submittal requirements on monumentation shall be subject to the approval of the Garfield County Surveyor. B. Perimeter Boundary Monumentation 1. Solid rock, ground or concrete. A durable cap shall be securely anchored in the rock or concrete and stamped with the survey point and the Colorado registration number of the land surveyor responsible for the establishment of the monument or marker, as required by C.R.S. Section 38-51-101 (1973). 2. Loose soil, sand marsh, etc.. Monuments may be set , but shall be referenced or witnessed pursuant to C.R.S. Section 38-51-101-6 (1973). 3. Lot corners. Lot corners or corners shall be witnessed or referenced as lot corners shall have a minimum five -eights inch (5/8") iron rod or rebar twenty-four inches (24') long, solidly imbedded in the ground, with a durable cap bearing the Colorado registration number of the Surveyor. 4. Street and roadway center line. A five -eights inch (5/8') iron rod one foot (1) long, with a one and three eights inch (1 3/8") diameter cap recessed one half inch (1/2") below surface of Center line, other than paving, such as gravel, dirt, etc., shall have a five -eights inch (5/8') iron rod two feet (2') long with one and three eights inch (1 • • 0 1 Garfield County Clerk and Recorder's Certificate (This certificate shall not be completed until after Final Plat is recorded). • • RESPONSE: The Garfield County Clerk and Recorder's Certificate is provided on Sheet P1 of the Final Plat. 5:25 If the subdivision includes condominium units, in addition to the Final Plat requirements above, a separate condominium Final Plat, certified by a surveyor registered and licensed by the State of Colorado and depicting the following information, shall be provided after new construction or as a part of the Final Plat fit is a conversion: A. Vertical and horizontal location of each air space unit with dimensions and area included; B. Relation of individual air space units to limited and general common elements; C. Designation of any limited common elements reserved for the exclusive use of any individual air space unit; D. Identification of each condominium unit by number or symbol, including both the individual air space unit and any reserved limited common elements; E. Location of all exterior and interior load bearing walls of common ownership; F. Elevation of each air space unit in relation to an established United States Government benchmark; and G. Statement of proposed density, including number of buildings and number of air space units. RESPONSE: This plat does not include any condominiums, therefore Section 5:25 of the Garfield County Subdivision Regulations is not applicable. 5:30 SUPPLEMENTAL INFORMATION 5:31 The following documentation shall be filed simultaneously with the Final Plat and at the same scale as the Final Plat, where applicable: A. Engineering plans, descriptions and cost estimates for streets, drainage facilities, water and sewage disposal systems, bridges and other improvements marked "Approved for Construction"; RESPONSE: Engineering plans for the streets and roads, the drainage facilities, the water supply, treatment, storage and distribution system, and the sewage collection system are included as Exhibit 2 of Binder 4 of the Final Plat application. All engineering plans are marked "Approved for Construction." The cost estimate for all improvements is provided as an exhibit to the Subdivision Improvement Agreement, which is provided in Section 6 of Binder 1 of the Final Plat application. B. Subdivision Improvements Agreement and Consent to Vacate the Final Plat executed between the subdivider and the County; RESPONSE: The Subdivision Improvement Agreement and Consent to Vacate the Final Plat is provided in Section 6 of Binder 1 of the Final Plat application. C. Certcation of the County Treasurer's Office that all applicable ad valorem taxes have been paid for years prior to that in which subdivision approval is granted; RESPONSE: The Certification from the County Treasurer's Office that all applicable ad valorem taxes have been paid for years prior to that in which subdivision approval is granted is provided in Section 7 of Binder 1 of the Final Plat application. D. Copy of subdivision covenants, if any; RESPONSE: A copy of the subdivision covenants is provided in Section 8 of Binder 1 of the Final Plat application. E. Evidence that all services, including water, sewage disposal and roads, comply with state and local laws and regulations and shall be available to each subdivision lot to the extent necessary for use of such lots in the manner permitted by zoning and covenants affecting the lots; RESPONSE: The engineering plans for the streets and roads, the drainage facilities, the water supply, treatment, storage and distribution system, and the sewage collection system included as Exhibit 2 of Binder 4 of the Final Plat application provide evidence that all services, including water, sewage disposal and roads, comply with state and local laws and regulations and shall be available to each subdivision lot to the extent necessary for the use of each lot in the manner permitted by the zoning and covenants affecting the lots. The Final Plat Report Concerning Legal Water Supply is provided as Appendix A of Binder 2 of the Final Plat application. A copy of the application to the Colorado Department of Public Health and Environment for approval of the water supply is included in Appendix Jr of the Final Plat application. As stated in the final plat application, the Spring Valley Ranch PUD is served by the • • • • • • Spring Valley Sanitation District for sewage collection and treatment. The Spring Valley Ranch Sanitation District is currently operating a wastewater treatment facility with sufficient capacity to serve this development. A copy of a letter from the Spring Valley Sanitation District indicating that the district has the capacity and the ability to serve the subdivision is included in Appendix K of the Final Plat application. The Spring Valley Sanitation District has received site approval from the state, and no additional approvals are necessary. F. Approved site location approval from the Colorado Department of Health, Water Quality Control Division, - RESPONSE: As stated in the final plat application, the Spring Valley Ranch PUD is served by the Spring Valley Sanitation District for sewage collection and treatment. The Spring Valley Ranch Sanitation District is currently operating a wastewater treatment facility with sufficient capacity to serve this development. A copy of a letter from the Spring Valley Sanitation District indicating that the district has the capacity and the ability to serve the subdivision is included in Appendix K of the Final Plat application. The Spring Valley Sanitation District has received site approval from the state, and no additional approvals are necessary. G. Written evidence of an adequate legal supply of water shall be provided in a form consistent with the requirements of the resolution approving the Preliminary Plan, the report of the State Engineer submitted for consideration at Preliminary Plan review, and the requirements of this section. If the State Engineer has submitted a report in compliance with Section 30-28-136, G.R.S., as amended, fails to recommend a specific method of rect(ing the injury or inadequacy, or if the Board of County Commissioners has approved the preliminary plan without specifically adopting the State Engineer's recommendation, the Board of County Commissioners may consider one or more of the following forms of evidence: 1. a final decree entered in a court of competent jurisdiction, providing for a legal water supply for the uses intended; or 2. a) a well permit b) a diversion of water; The foregoing must be supported by any necessary perpetual commitment or long-term contract for water from a governmental water supply agency allowing diversion for the use intended at the well or diversion point; or 3. evidence complying with a written opinion and recommendation of the State Engineer. In order to properly evaluate compliance with this section, the Board of County Commissioners may retain expert assistance to provide advice concerning the adequacy of the tendered written evidence. The cost of such retained experts shall be born by the applicant. RESPONSE: The responses to Garfield County Subdivision Regulation 5:31.G. are provided in the Final Plat Report Concerning Legal Water Supply, which is provided as Appendix A of Binder 2 of the Final Plat application. H. School site approval or cash in lieu and fire district impact fees based on a study of the fiscal impact on the district by new subdivision development, approved by the Board of County Commissioners and Planning Commission; and RESPONSE: The cash in lieu calculation for a school site dedication fee is provided in Appendix B of the Final Plat application. 1. Management plan for the operation and maintenance of individual sewage disposal system. RESPONSE: There are no individual sewage disposal systems proposed in Phase 1 of the Spring Valley Ranch PUD. Therefore regulation 5:31.I is not applicable to this Final Plat application. .5.`32 If the subdivision includes condominium units, the subdivider shall provide a copy of the proposed declaration which, at a minimum, shall include: A. Statement defining the character, duration, rights, obligations and limitations of condominium ownership, including any restrictive covenants affecting individual units; B. Statement of proposed method by which the proportionate valuation of common elements shall be assessed on individual condominium units; and C. Provisions for creating and procedure, conditions, restrictions and limitations on time-sharing ownership, if applicable. RESPONSE: This plat does not include any condominiums, therefore Section 5:32 of the Garfield County Subdivision Regulations is not applicable to this Final Plat application. • • •