HomeMy WebLinkAbout3.0 PC Staff Report 05.14.2008Exhibits for Strong Subdivision Sketch Plan - Public Meeting May 14. 2008
Exhibit Letter
(A to Z)
Exhibit
A
Not used
B
Not used
C
Garfield County Zoning Regulations of 1978, as amended
D
Garfield County Comprehensive Plan of 2000
E
Application
F
Staff Memorandum
G
Resolution for approval of Strong Special Use Permit (on BOCC Agenda 5/12/08)
H
Letter dated April 8, 2008 from Jake Mall, Garfield County Road and Bridge
I
Memo dated April 22, 2008 from Steve Anthony, Garfield County Vegetation
J
Email dated April 15, 2008 from Jim Rada, Garfield County Public Health
K
Letter dated April 21, 2008 from Michael Erion, Resource Engineering
L
Letter dated April 16, 2008 from Craig Lis, Colorado Division of Water Resources
M
Email dated April 11, 2008 from Mark Kadnuck, CDPHE — WQCD
N
Letter dated April 15, 2008 from JT Romatzke, Colorado Division of Wildlife
0
Letter dated April 7, 2008 from Rob Ferguson, Grand Valley Fire Protection District
PC 05/14/08
KE
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST
APPLICANT / OWNER
LOCATION
PROPERTY SIZE
SITE DATA
WATER
SEWER
ACCESS
EXISTING ZONING
COMPREHENSIVE PLAN
Sketch Plan: Strong Subdivision
George Strong
County Road 300, southwest of Parachute in Section
27, Township 7 South, Range 96 West
17.572 acres
5 lots (5.32, 3.598, 2.884, 2.875 and 2.862 acres)
Shared Commercial Well
ISDS
County Road 300
ARRD
Site Specific Use Limitations
Frac Tech
Resource Lands
Travellers Highlands
Commercial General
HH 4
fi 44'
v fp
prik
pr Vidor
Battlement Mesa
Zoning and Adjacent Uses
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
I. GENERAL PROJECT INFORMATION
The Applicant proposes to subdivide a 17.572 acre property into 5 lots planned for light -industrial
use that may be found to be consistent with the ARRD zone district through the Special Use
Permit process. The lots range in size from the smallest at 2.862 acres to the largest parcel at
5.352 acres. Access to the property is 200' south of State Highway 6 & 24 on CR 300 and
located southwest of the Town of Parachute. Adjacent uses to the site include the Travellers
Highlands Subdivision to the west, the Uni Pit (gravel extraction) to the south, Frac Tech to the
north and the Orchard Unit Compressor Station to the east. The Applicant proposes a common
water well for the subdivision, with each lot to be served by ISDS. A common access drive from
County Road 300 is proposed to serve each of the five lots.
The County has recently approved a Special Use Permit for Contractor Yard on the site, and the
permit is scheduled to be issued by the Board of County Commissioners on May 12, 2008. This
SUP site plan delineates the contractor yard use in the southwest corner of the parcel. This area
does not correspond to the proposed lot lines of the subdivision, instead incorporating all of
Parcel 1 and a portion of Parcel 4. The adjacent and surrounding land uses are semi -industrial in
nature, primarily oil and gas industry -related activities.
H. REFERRALS
Garfield County Road and Bridge — EXHIBIT H
County Vegetation Manager — EXHIBIT I
Garfield County Public Health Department — EXHIBIT J
Resource Engineering (on behalf of Garfield County) — EXHIBIT K
Town of Parachute — No comment received
Bookcliff Soil Conservation District — No comment received
Division of Water Resources — EXHIBIT L
Colorado Department of Public Health and Environment — EXHIBIT M
Colorado Division of Wildlife — EXHIBIT N
Grand Valley Fire Protection District — EXHIBIT 0
School District 16 — No comment received
Utility Companies — No comment received
III. GENERAL RELATIONSHIP
TO THE COMPREHENSIVE
PLAN
The site is located in Study Area 3 and is
shown here within the outlined area. The
Comp Plan designates this area as
"Privately owned lands with site specific
use limitations such as flood plain, slope
hazard, septic constraints, or surficial
geology (mud flow, debris fan) to be
evaluated at plan review." No identified
range of density is provided for this
designation.
2
This Geologic Hazards maps designate this property in
an area with Septic System Constraints (High Water
Table) as contained in Map 21 of the Comp Plan. A
stated policy (8.7) "Garfield County will require
development on lands having moderate or minor
environmental constraints to mitigate physical problems
such as ... high water table..." relates to this site.
Further, Table 30, Proposed Land Use Districts and
Methodology, identifies industrial activity (light /
heavy) with ISDS constraints as Moderate for Light
Industrial and Minor for Heavy Industrial.
Map 21 - Garfield County Comprehensive Plan
Septic System Constraints
Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
The Comp Plan has a range of policies and objectives addressing industrial development with the
overriding goal:
"Maintain and support the existing economic
oase of the County and encourage further
diversification. w ich will oroaden
employment opportunities and help stabilize
Me economic future o; the region."
The Comp Plan encourages non -extractive industrial development to locate in areas where
potential impacts are minimized (Section 7.6) and further identifies issues such as industrial uses
occurring in residential areas. Though this area cannot be termed residential, the ARRD zoning
certainly allows for residential use. The fact that a Special Use Permit will be required for ANY
proposed use makes staff question the potential conflict that would occur if residential would be
permitted at this location given the on-site and the off-site industrial uses. The Comp Plan states:
• Due to the wide variety of potential
industrial uses allowed within
existing zone districts, little control
exists to insure compatibility with
adjacent uses also permitted within
the same zoning designation. The
existing zoning ordinance gives the
Board of County Commissioners.
the Planning Commission and staff
little authority to control the interface
between existing and proposed
uses.
The fact of the matter, and what staff is struggling with, is that the area is industrial in nature,
particularly given the adjacent light industrial uses and the proximity to remote heavy industrial
operations which require support in the form of ancillary activities including gravel, compressors
and storage yards. It is not the Sketch Plan application that is of concern but the conflicts within
the zoning designation that is problematic. The applicant is requesting creation of a subdivision
in support of industrial uses which require a Special Use Permit, however the zone district permits
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
residential use as a Use by Right. Potential conflict in use may occur if the uses by right are
utilized on this property and in the area in general. Therefore the proposal will increase the non-
conformity of the area (the potential for five residences) unless it rids itself of the residential
zoning allowance.
The true issue is that the area should be rezoned to reflect the current uses and allow the proposed
light industrial use because the area meets the principles of the performance based system in
Comp Plan. That system includes the following criteria:
• Distance from urban centers;
• Site-specific groundwater and soil
conditions:
• Condition and impact on adjacent
transportation systems:
• Adjacent land uses. densities and
future land use opportunities:
• Environmental factors such as
surface water, noise and dust
generation and wildlife diversity:.
• Visual impacts to important
corridors:
• Site-specific design components
including building material, signage,
location and functional aspects of
parking.
IV. APPLICABLE ZONING REGULATIONS
The following is an analysis of the proposed development with the required zoning regulations of
the ARRD zone district.
A. Proposed Uses in ARRD Zoning
The Applicant proposes uses that will
require Special Use review consistent with
the ARRD zone district. The plan also
limits the use of the property to preclude
residential development which would be in
conflict with the proposed uses within this
subdivision. A Special Use Permit for
Contractor's Yard is scheduled to be
issued on 5/12/08 on an approximately 6 -
acre portion of the property. The developer
of the property anticipates oil and gas
related activities which may include
storage, storage of heavy equipment,
storage of oil and gas drilling equipment,
and contractor's yard. These uses, and
Strong SUP Site Plan
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
other industrial uses, are common to the area which includes a commercial subdivision, gravel
pit, compressor station, and an industrial support facility.
The issue has arisen that you cannot zone by covenant, restriction, or plat note therefore
residential uses are permitted regardless of the applicant statement that residential uses will not
occur on the property.
B. Common Dimensional Requirements in ARRD Zoning
1. Minimum Lot Size of 2 acres: The Applicant proposes the 17.57 -acre property be
subdivided into five (5) lots that are approximately 5.352, 3.598, 2.884, 2.875 and 2.862
acres in size which satisfies the minimum lot size in the zoning.
2. Maximum Lot Coverage: Fifteen percent (15%) this area includes the portion of the lot
covered or occupied by buildings, structures, parking and drives.
3. Minimum Setback:
o Front yard: (a) arterial streets: seventy-five (75) feet from street centerline or fifty
(50) feet from front lot line, whichever is greater; (b) local streets: fifty (50) feet
from street centerline or twenty-five (25) feet from front lot line, whichever is
greater;
o Rear yard: Twenty-five (25) feet from rear lot line;
o Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the
principal building, whichever is greater.
4. Maximum Height of Buildings: Twenty-five (25) feet
V. 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.
A. Roads / Access
Access to the site is from County Road 300 which intersects with Highway 6 & 24 just
north of this site.
9:30 STREETS AND ROADWAYS
9:31 Access to all subdivisions shall be from a public street system.
9:3) Streets and roads shall be designed so that alignments will join in a logical manner.
such that adjacent road systems can be combined to form a continuous route from
one area to another.
9:32.1 Street shall have the named of existing streets in the same aligiunent: otherwise there
shall be no duplication of street names in the County.
9:32.2 No more than two (2) streets shall intersect at one point. with a muumuu of two
htuidred feet (200') between off -set intersections. unless otherwise approved by the
County Road Supervisor.
9:32.3 Streets shall be designed ro bear a logical relationship to the topography
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
9:33 Cul-de-sacs and dead end streets may be designed under the following
circumstances:
A. Cul-de-sacs may be permitted provided they are not more than six hundred
feet (600') in length and have a turnaround radius of not less than forty-five
feet (45') from the center of the cul-de-sac to rad edge and fifty foot (50')
right-of-way for residential development and not less than seventy-five foot
(75') right-of-way for commercial: industrial development where tractor
trailer trucks will enter the property or by providing a T-shaped turnaround
with a minimum turning radius of fifty feet (50') for residential development
and seventy-five feet (75') for commercial'indusmal development where
tractor trailer trucks will enter the property. The Board may approve longer
cul-de-sacs for topographical reasons and it can be proved that fire protection
and emergency egress and access is provided as a part of the longer design;
and
B. Dead end streets shall be discouraged, except in cases where the dead end is
meant to be temporary with the intent to extend or connect the right-of-way
in the future. If a dead end street is approved, room for plowed snow storage
shall be included by providing a T-shaped turnaround with a minimum
turning radius of fifty feet (50') for residential development and seventy-five
feet (75') for commerciallindustnal development where tractor trailer trucks
will enter the property. A dead end street being different from a cul-de-sac in
that a dead end street has no permanent turnaround at the end of the street.
9:34 All streets are 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 incorporated Homeowners Association of the subdivision.
Garfield County Road and Bridge has responded that a driveway permit has been issued
(relative to, and limited to, the use approved by the Special Use Permit), a stop sign has
been installed at the entrance to CR 300 and the driveway has a paved apron. Since CR 300
has been built to haul road standards the additional traffic volume should not pose any
difficulties
Staff would like to see the easement for the roadway continue to the east property line to
allow for future connectivity should the adjacent parcels develop. Additionally the
easement extending to the property line could alleviate concerns regarding the >600' length
being served by the cul-de-sac (the cul-de-sac is 706.76' in length from CR 300).
There may be a question regarding necessary improvement to the intersection of CR 300
and Highway 6 & 24 if the traffic volume generated by this development exceeds 20% of
the existing volume on the roadway, however this question cannot be determined until such
time as traffic volumes are determined (once the specific uses are determined for each of the
proposed lots).
B. Domestic & Irrigation Water
The applicant proposes a single well to serve the subdivision, a subdivision that provides no
information regarding water consumption as the particular uses are not known at this time.
The permits submitted are relative to the use of the Special Use Permit which does not
encompass the entirety of the development.
Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
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.
The Colorado Division of Water Resources has responded to the application and stated:
Permit No. 66544-F is valid pursuant to CRS 37-90-737(3)(a)(I)(A), and limits the
use of water from the well to commercial use for an office and a warehouse,
including irrigation of not more than 15,000 square feet of landscaping. The
applicant must apply to this office for a new well permit to expand the use of the
existing well, and the WDWCD contract may also need to be amended to cover the
additional depletions from the proposed structures.
The Colorado Department of Public Health and Environment, Water Quality Control
Division has responded:
If the well serves more than 15 connections or 25 or more people for 60 days or
more per year it will become a public water system and will need to go through
CDPHE-WQCD design review and approval process.
The Garfield County Environmental Health Manager has responded:
There is no indication of how many people this water system will serve on a daily
basis but the Water Usage Summary indicates 12 people for the Strong facility.
The above comment references the approved Special Use Permit which was based upon the
12 people at the facility, but does not include other development on the lots created.
Staff has concerns regarding the adequacy, physically and legally, of the water proposed to
serve this subdivision. The applicant has provided a well permit #66018 with WDWCD
contract number 070322SL. The Division of Water Resources has responded referring to
well permit #66544-F with WDWCD contract number that is consistent with the application
submitted by Mr. Strong. There appears to be confusion regarding which permit applies to
the site and whether or not either of those permits are sufficient to serve the future
development in addition to the approved SUP on the site.
C. Waste Disposal
The application states that wastewater generated from the subdivision will be treated with
Individual Sewage Disposal Systems on each of the lots.
Section 9:61- Disposal by individual sewage disposal systems may be permitted,
provided lot sizes are consistent with the Garfield County Zoning Resolution.
Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
Individual systems must have representative soil absorption tests performed by a
qualified engineer registered to perform such tests in the State of Colorado.
Garfield County Environmental Health Manager has responded:
As all lots will utilize ISDS for sewage treatment, the applicant should also be
conducting some preliminary soils testing and site planning to assure that
adequate area is being reservedf'or the ISDS.
CDPHE, Water Quality Control Division, has commented:
No shop floor drains or other industrial waste can be accepted by the ISDS
without additional permitting.
Staff questions the ability of the site to support five (5) ISDS as the Comprehensive Plan
Hazard Maps identify this area as having a high water table.
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:
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.
9:73 Where there is no central water system available, a centrally located fire protection
water tank shall be designed to meet the fire protection needs of the subdivision and be
approved by the appropriate fire protection district.
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.
Issues identified by Deputy Fire Chief of the Grand Valley Fire Protection District:
After reviewing the Sketch Plan for George Strong I have only one issue. I want to make
sure the access road is compliant with IFC 2003 and to be able to hold the weight of Fire
apparatus. Also on the plans it appears that there is a right turn before the cul-de-sac, is
this doing to have a curved turn built into the turn or remain a right angle type turn? We
need to be able to allow the fire apparatus to turn to pass at this turn if need be. I believe
this needs to have a radial turn in it Also is it anticipated that there will be parking on
the road or not?
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
The Special Use Permit resolution (EXHIBIT G) for the site itemizes a condition of approval
that the applicant shall provide 2,500 gallon of water storage on-site as requested by the Grand
Valley Fire Protection District and proof of water to accommodate this requirement prior to the
issuance of the Special Use Permit. It is my understanding that the Permit will be issued at the
Board of County Commissioner Hearing on May 12, 2008.
E. Drainage
The Applicant will be required to address the following:
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 f 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 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.
The Garfield County Environmental Health Manager has responded:
As each proposed lot will be almost 3 acres, it is likely that each construction site
will be required to have a stormwater management permit from CDPHE. Also, if
the owner develops roads and or does other site grading that disturbs one acre or
more of the land under, he also will be required to have a CDPHE stormwater
management permit
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
F. 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.
The Division of Wildlife has provided comment regarding this proposal:
The location for the proposed facility and associated roads lie within "winter
range", "severe winter range" and "winter concentration area" for mule deer, and
"winter range" for elk. Heavy traffic, particularly during the winter months, can
increase the number of roadkilled deer, elk and other wildlife species. During
spring, summer and fall months, dust levels from the increased traffic can affect
air quality for wildlife in the area. The Dow recommends strict enforcement of
speed limits to minimize roadkills, and magnesium chloride applications to
minimize fugitive dust, both of which will reduce negative impacts to wildlife.
If the newly subdivided lots are to be fenced, the DOW can offer recommendations
to lessen impacts..."
The property lies within black bear habitat range...the DOW recommends bear -
proof trash containers and/or dumpsters for each lot.
G. Soils / Geology
The application has not provided information regarding the suitability of the soils in the area.
The Applicant shall be required to address the following section in the Subdivision Regulations
for preliminary plan:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY & SOILS
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 road 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 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:
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
4:70 SUPPLEMENTAL INFORMATION GEOLOGY, SOIL, VEGETATION AND
WILDLIFE
A. 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.
Comments received from the County Vegetation Manager include:
Noxious Weeds
• The applicant needs to inventory and map the property for county listed noxious
weeds. A weed management inventory and plan for an adjacent property is not
sufficient
• Diffuse knapweed is prevalent in this area and the potential for spread is high.
We encourage the applicant to be on the lookout for this noxious weed when
conducting the inventory.
• All reported noxious wee found on site shall be treated prior to construction
activities, this include salt cedar (tamarisk) and Russian olive located on site.
Revegetation Plan
• The Revegetation Guidelines from the Garfield County Weed Management Plan
calls for the following:
A. Plant material list
B. Planting schedule.
C. A map of the areas impacted by soil disturbances (outside of the building
envelopes).
D. A revegetation bond or security at Preliminary Plan and prior to Final Plat
Soil Management Plan
• Provisions for salvaging onsite topsoiL
• A timetable for eliminating topsoil and/or aggregate piles.
• A plan that provides for soil cover if disturbances or stockpiles sit exposed for a
period of 90 days or more.
I. Mineral Estate
The property's mineral estate has been severed and is owned or leased to another party. There
is also a Surface use Agreement on the property. 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 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
A shared well agreement will need to be executed as well as legally describing easements for
conveyance to the Homeowner's Association. These easements will need to include the access
easement within the site, utilities including water distribution, and potentially easements for the
ditches as shown on the Sketch Plan.
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
K. Assessment / Fees
The Traffic Impact Fee Zone map does not include this subject area. That does not mean that
the Applicant will not be subject to a Traffic Impact Fee, however this issue will be further
reviewed at Preliminary Plan. The Fee itself is based upon the traffic generated from the
proposal and therefore the Traffic Study required at Preliminary Plan will provide the
information necessary to compute the fee. This fee will be figured at the time of final plat and
the Applicant would pay 1/2 at final plat and included as a component of the Subdivision
Improvement Agreement (SIA). The remaining half shall be divided among the lots to be paid
at the time building permits are submitted to the County for individual lot development.
This site is located in the DeBeque 49JT School District and requirements for the School Site
Acquisition Fees are related to residential properties. As such the developer is required to pay
the appropriate School Site Acquisition Fee at final plat and included as a component of the
Subdivision Improvement Agreement (SIA). This fee is generally calculated as $200 per
residential unit.
L. 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 burning 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 burning 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 learn 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.
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Planning Commission
May 14, 2008
Strong Subdivision Sketch Plan
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.
S. 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).
7. Greenbelt as shown on this final plat shall be defined as "land retained in an open or
unimproved condition, except for agriculture, for the placement of landscape materials,
including trees, shrubs and grasses and structures limited to foot paths, bridges,
irrigation structures, erosion protection devices and underground utilities, or improved
for park use as defined herein; ownership of such land may be private with an easement
or reservation for greenbelt use by deed restriction, or it may be dedicated to the public.
Designation of greenbelt does not imply provision for access by the public."
M. Sketch Plan Comments and Preliminary Plan Review
Post -review of the application Staff feels that there are many issues related to this proposal, the
foremost being the zoning issue. Creating a subdivision where the known uses will require a
Special Use Permit may not be in the best interest of the public health, safety and welfare of
Garfield County. A rezoning to PUD should be strongly recommended, as the myriad issues
will then be resolved in a cumulative manner based upon the use over the entire subdivision. If
the issues are left to review through five separate Special Use applications the overall
cumulative impacts may not be identified.
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.
13
llli kir 11111
Reception#: 737671
11/20/2007 12:56:22 PM Jean Alberico
1 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO
STA 1'h OF COLORADO )
)ss
County of Garfield )
EXHIBIT
At a regular meeting of the Board of County Commissioners for Garfield County, Colorado,
held in the Commissioners' Meeting Room, Garfield County Courthouse, in Glenwood Springs on,
Monday, thel5th day of October A.D. 2007, there were present:
John Martin , Commissioner Chairman
Larry McCown , Commissioner
Tresi Houpt , Commissioner
Don DeFord , County Attorney
Jean Alberico , Clerk of the Board
Ed Green (Absent) , County Manager
when the following proceedings, among others were had and done, to -wit:
RESOLUTION NO. 2 0 0 7 -117
A RESOLUTION CONCERNED WITH THE APPROVAL OF A SPECIAL USE
PERMIT TO ALLOW A CONTRACTORS YARD WITHIN THE AGRICULTURAL
RESIDENTAL RURAL DENSITY ZONE DISTRICT ON A PROPERTY OWNED BY
GEORGE STRONG
PARCEL NO# 240927300002
WHEREAS, the Board of County Commissioners of Garfield County, Colorado ("Board"),
has received an application from George Strong for a Special Use Permit ("SUP") to allow a
Contractors Yard on the subject property within the Agricultural Residential Rural Density Zone
District; and
WHEREAS, the Board held a public hearing on the 15th day of October, 2007 upon the
question of whether the above described SUP should be granted or denied, at which hearing the
public and interested persons were given the opportunity to express their opinions concerning the
approval of said special use permit; and
1
1111 EA . h3,11.141Y.Hilii 11111
Reception#: 737671
11/20/2007 12:56:22 PM Jean Rlberico
2 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO
WHEREAS, the Board on the basis of substantial competent evidence produced at the
aforementioned hearing, has made the following determination of fact as listed below:
1. Proper posting and public notice was provided as required for the meeting before the
Board of County Commissioners;
2. The meeting before the Board of County Commissioners was extensive and complete,
that all pertinent facts, matters and issues were submitted and that all interested parties
were heard at that meeting;
3. For the above stated and other reasons, the proposed special use permit has been
. determined to be in the best interest of the health, safety, and welfare of the citizens of
Garfield County;
4. A Level II Traffic Analysis prepared by Drexel, Barrell & Co. demonstrates that traffic
generated by the proposed use will not exceed the identified 20% threshold at the
intersection of County Road 300 and State Highway 6 & 24;
NOW THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Garfield
County, Colorado, that a Special Use Permit to allow deviation from the identified maximum height
requirement within the Drinking Water Constraint Zone on a property owned by Union Pacific
Railroad Company is hereby approved subject to compliance with all of the following specific
conditions:
1. That all representation made by the Applicant in the application and as testimony in the
public hearing before the Board of County Commissioners shall be conditions of
approval, unless specifically altered by the Board of County Commissioners;
2. Volume and Sound generated shall comply with the standards set forth in the Colorado
Revised State Statute;
3. The Applicant shall comply with all performance standards identified in §5.03.08 of the
Garfield County Zoning Resolution of 1978, as amended;
4. A stop sign shall be installed at the entrance to County Road 300 prior to the issuance of
the Special Use Permit, the stop sign and installation shall be as required in the Manual
on Uniform Traffic Control Devices;
5. The Applicant shall treat the identified Salt Cedars on the subject property.
Documentation of treatment shall be provided to the Garfield County Vegetation
Management Department in a form acceptable to the Department;
6. All areas disturbed during construction shall be re -seeded. The seed mix shall be
approved by Garfield County Vegetation Management;
7. The applicant shall provide 2,500 gallons of water storage on-site as requested by Grand
Valley Fire Protection District and proof of a legal supply of water to accommodate this
requirement prior to the issuance of the Special Use Permit;
8. Materials and wastes shall be deposited upon a property in such form or manner that they
may be transferred off the property by any reasonably foreseeable natural causes or force;
9. A professional engineer shall design the ISDS for this use. A written statement sealed by
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■III Rt'i !�"�4�iy�,Ml�,��il� � 1 �L ..�'I��G�i'�� I�i� �N�'� 11111
Reception# 737671
11/20/2007 12:56:22 PM Jean Alberico
3 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO
the consulting engineer regarding the adequacy of the proposed system to provide
sanitation services to a contractor's yard shall be submitted at the time of applying for an
ISDS;
10. Storage of flammable material shall be conducted utilizing the Best Management
Practices identified in the Stormwater Management Plan prepared by Wagon Wheel
Consulting and all applicable regulations;
11. The Applicant shall implement the Best Management Practices identified in the
Stormwater Management Plan;
12. A Certificate of Occupancy for the proposed structure shall not be issued until the
Chairman of the Board has signed the Special Use Permit;
13. All storage of Heavy Equipment shall be conducted within the proposed storage building;
,
Dated this ; l day of 11 0 , A.D. 2007
i&k of the Board
GARFIELD COUNTY BOARD OF
COMMISSIONERS, GARFIELD COUNTY,
COLORADO
Chairm
Upon motion duly made and seconded the foregoi eso . tion was ado.
following vote:
COMMISSIONER CHAIR JOHN F. MARTIN
COMMISSIONER LARRY L. MCCOWN
COMMISSIONER TRESI HOUPT
, Aye
, Aye
, Aye
d by the
3
1111 h'il.141«'ilili.1 .141j1 0-,..157P1 11111
Reception#: 737671
11/20/2007 12:56:22 PM Jean Alberico
4 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO
STA 1`I✓ OF COLORADO )
)ss
County of Garfield )
I, , County Clerk and ex -officio Clerk of the Board of
County Commissioners, in and for the County and State aforesaid, do hereby certify that the annexed
and foregoing Resolution is truly copied from the Records of the Proceeding of the Board of County
Commissioners for said Garfield County, now in my office.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County,
at Glenwood Springs, this day of , A.D. 2007.
County Clerk and ex -officio Clerk of the Board of County Commissioners
4
GARFIELD COUNTY
Building & Planning Department
Review Agency Form
Date Sent: March 31, 2008
Comments Due: April 21, 2008
Name of application: Strong Subdivision
Sent to:
1
EXHIBIT
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
Staffs contact: Kathy Eastley
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 objections to
this application with the following comments.
A driveway access permit has been issued for this property and all conditions have been
met for the driveway including a stop sign at the entrance to Cr. 300 and a paved apron.
Cr. 300 has been built to haul road standards and the added traffic volume is not going to
present a problem to the overall traffic volume.
Name of review agency: Garfield County Road and Bridge Dept
By: Jake B. Mall Date April 8, 2008
Revised 3/30/00
To: Kathy Eastley
From: Steve Anthony
Re: Strong Sketch Plan
Date: April 22, 2008
EXHIBIT
MEMORANDUM
Thanks for the opportunity to comment on this sketch plan.
It is requested that the applicant address the following:
Noxious Weeds
• The applicant needs to inventory and map the property for county listed noxious weeds. A weed
management inventory and plan for an adjacent property is not sufficient.
• Diffuse knapweed is prevalent in this area and the potential for spread is high. We encourage the
applicant to be on the lookout for this noxious weed when conducting the inventory.
• All reported noxious weeds found on site shall be treated prior to construction activities, this
includes salt cedar (tamarisk) and Russian olive located on site.
Revegetation Plan
The Revegetation Guidelines from the Garfield County Weed Management Plan calls for the
following:
A. Plant material list.
B. Planting schedule.
C. A map of the areas impacted by soil disturbances (outside of the building envelopes).
D. A revegetation bond or security at Preliminary Plan and prior to Final. Plat.
Please provide the plant material list and planting schedule. Please provide a map or information,
prior to final plat, that quantifies the area, in terms of acres, to be disturbed and subsequently
reseeded on road cut and utility disturbances. This information will help determine the
amount of security that will held for revegetation. We require a security if the surface
disturbance is greater than one half acre.
The security shall be held by Garfield County until vegetation has been successfully reestablished
according to the Reclamation Standards section in the Garfield County Weed Management Plan.
Soil Management Plan
A Soil Plan to include:
• Provisions for salvaging on-site topsoil.
• A timetable for eliminating topsoil and/or aggregate piles.
• A plan that provides for soil cover if any disturbances or stockpiles will sit exposed for a period of
90 days or more.
Kathy A. Eastley
From: Jim Rada
Sent: Tuesday, April 15, 2008 5:09 PM
To: Kathy A. Eastley
Subject: Strong Subdivision Sketch Plan
Attachments: Jim Rada.vcf
Kathy,
Just a few comments on the referenced sketch plan.
EXHIBIT
I ‘--1
1. I'm pretty familiar with the area and that there is not much topographic relief. However, I didn't see a
detailed topographic map.
2. I didn't see any information regarding flood plain delineation. Floodplains play into the consideration for
ISDS.
3. The well permit states that the well is approved for one office and warehouse and 15,000 ft of irrigation.
The sketch plan states that the 5 lots will share the existing well. It appears that from the water usage
summary, that the West Divide Water Conservancy District's contract is based on the same information as
the well permit. I tried to make contact with DWR to determine if the well permit and associated water
rights need to be adjusted but I could not make contact. I recommend that the County require
documentation from both DWR and WDWCD indicating that the well is approved for the new subdivision.
4. There is no indication of how many people this water system will serve on a daily basis but the Water
Usage Summary indicates 12 people for the Strong facility. If this well serves 25 or greater people per day
for at least 60 days per year it becomes a Public Water System regulated by CDPHE. The applicant
should begin work with the CDPHE to assure that the system is properly constructed in accordance with
CDPHE regulations by the time it meets the State's Public Water System definition.
5. As each proposed lot will be almost 3 acres, it is likely that each construction site will be required to have a
stormwater management permit from CDPHE. Also, if the owner develops roads and or does other site
grading that disturbs one acre or more of the land under, he also will be required to have a CDPHE
Stormwater management permit.
6. As all lots will utilize ISDS for sewage treatment, the applicant should also be conducting some preliminary
soil testing and site planning to assure that adequate area is being reserved for the ISDS.
That's all for now. Talk to you more on the next step. Thanks for the opportunity to review this proposal.
Jim Rada, RE1-15
Environmental Health Manager
Garfield County Public Health
195 W 14th Street
Rifle, CO 81650
Phone 970-625-5200 x8113
Cell 970-319-1579
Fax 970-625-8304
Email jrada@garfield-county.com
Web www.garfleld-county.com
4/18/2008
11111RESOURCE
ESOU RCE
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.....
■■■■■ E N G I N E E R I N G I N C.
Kathy Eastley
Garfield County Building and Planning Dept
108 8th Street, Suite 201
Glenwood Springs CO 81601
RE: Strong Subdivision Sketch Plan Comments
Dear Kathy:
EXHIBIT
April 21, 2008
At the request of Garfield County, Resource Engineering, Inc. (RESOURCE) has
reviewed the Sketch Plan application for the Strong Subdivision. The submittal is an
unbound package of supporting documents. The property is zoned ARRD and proposes
to remain ARRD. Our comments on technical items are presented below.
WATER
The potable drinking water for the subdivision is proposed from an existing well. A well
permit was issued for a warehouse, office building, and irrigation based on a West
Divide Water Conservancy District Contract. The preliminary plan submittal should show
the central water system design and should provide evidence that the well has adequate
yield to supply the project. A new well permit and West Divide Water Conservancy
District contract for the allowed and potential uses of the 5 lots must be obtained.
The map indicates that ditches traverse the lot. The development plan should indicate if
water rights are to be conveyed to the individual lots.
WASTEWATER
The project proposes ISDS systems on 2+ acre lots. The preliminary plan submittal
should demonstrate that ISDS is feasible on the site.
SOILS/GEOLOGY
A detailed soils, geology, and hazards evaluation is required for preliminary plan.
DRAINAGE
There are no significant drainage issues for this site. A complete drainage study and
plan is required for preliminary plan. A detention pond easement is provided in the
southeast corner. The size of the pond as determined by an engineer may alter the size
of the easement.
TRAFFIC/ROADS
The access road and easement must meet GARCO road standards. For 5 lots, the
minimum right-of-way is 40 feet with two 8 foot lanes and 2 foot shouldeJ J
proposed dead end cul-de-sac street exceeds the maximum allowable lengt}S'
Consulting Engineers and Hydrologists
IVED
APR 2 2 2008
tirir ttLU COUNTY
BUILDING & PLANNING
909 Colorado Avenue • Glenwood Springs, CO 81 601 • (970) 945-6777 • Fax (970) 945-1137
feet. The Applicant should review Section 9.33 of the subdivision regulations in
resolving this issue at preliminary plan.
The proposed project may result in the need for new access permits from CDOT and the
railroad. This should be addressed in the preliminary plan submittal.
Please call if you have any questions or need additional information.
Sincerely,
RESOURCE GI EERI .INC.
ael J.' ion,
Water Re-•urces Engineer
MJE/mmm
885-59.0
K:1Clients1885 GARC0159.0 STRONG SUBDIVISION1Kathy Eastley Strong sketch plan.doc
RESOURCE
■UUU■ E N G I N E E R I N G INC
DEPARTMENT OF NATURAL RESOURCES
EXHIBIT
DIVISION OF WATER RESOURCES
April 16, 2008
Kathy Eastley
Garfield County Building and Planning Department
108 8th St Ste 401
Glenwood Springs CO 81601
Re: Strong Subdivision Sketch Plan
Sec. 27, T7S, R96W, 6th PM
l^.`. Division c `P . District 39
Bill Ritter, Jr.
Governor
Harris D. Sherman
Executive Director
Dick Wolfe, P.E.
Director
Dear Kathy:
We have reviewed the above -referenced proposal to subdivide a parcel of approximately
17.57 acres to contain a total of five commercial/industrial lots, one of which will contain an
existing office and warehouse. Each of the other four proposed lots will contain a storage
building, and each of those will include a bathroom. The domestic water supply is to be provided
through an existing well (Permit No. 66544-F), which is operated pursuant to West Divide Water
Conservancy District (WDWCD) Contract No. 070322SL(a). Sewage disposal is to be provided
through individual systems. No water use estimates were provided.
Permit No. 66544-F is valid pursuant to CRS 37-90-137(3)(a)(I)(A), and limits the use of
water from the well to commercial use for an office and a warehouse, including the irrigation of not
more than 15,000 sq. ft. of landscaping. The applicant must apply to this office for a new well
permit to expand the use of the existing well, and the WDWCD contract may also need to be
amended to cover the additional depletions from the proposed structures.
The June 6, 2005 Pump Installation and Test Report filed for this well indicates that it
produced an average of 10 gallons per minute over a two-hour period on date. With sufficient
storage capacity this well should provide an adequate supply for the proposed use.
Based on the above. it is our opinion, pursuant to CRS 30-28-136(1)(h)(I), that the
proposed water supply is physically adequate, however material injury will occur to decreed water
rights unless the applicant obtains and maintains valid well permits for the proposed wells
pursuant to a court approved plan for augmentation or pursuant to the District's temporary
substitute supply plan. If you or the applicant has any questions concerning this matter, please
contact Cynthia Love at this office for assistance.
Craig M. Lis, P.E.
Water Resource Engineer
CML/CJL/Strong.doc
cc: Alan Martellaro, Division Engineer, Division 5
Bill Blakeslee, Water Commissioner, District 38
RECEIVED
APR 2 1 2008
GARi':iELD COUNTY
BUILDING & PLANNING
Office of the State Engineer
1313 Sherman Street, Suite 818 • Denver, CO 80203 • Phone: 303-866-3581 • Fax: 303-866-3589
www.water.state.co.us
Kathy A. Eastley
From: Mark Kadnuck [MAKADNUC@cdphe.state_co.us]
Sent: Friday, April 11, 2008 10:48 AM
To: Kathy A. Eastley
Subject: Strong Subdivision
EXHIBIT
Comments on the proposed Strong Subdivision are provided below:
The potable water source is proposed as a single well. If the well ever serves more than 15 connections or 25 or more people for 60 days or
more per year it will become a public water system and will need to go through CDPHE-WQCD design review and approval process.
Wastewater is proposed as being handled by ISDSs on each lot. These ISDSs can only accept domestic waste. No shop floor drains or other
industrial waste can be accepted by the ISDS without additional permitting.
Mark A. Kadnuck, P.E.
CDPHE-WQCD
222 S. 6th Street, Rm 232
Grand Junction, CO 81501
ph: 970-248-7144
fax: 970-248-7198
email: mark.kadnuck@state.co.us
4/11/2008
STATE OF COLORADO
Bill Ritter, Jr., Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
Thomas E. Remington, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
wildlife.state.co.us
Kathy Eastley
Garfield County Building and Planning Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: Strong Subdivision Sketch Plan
Dear Kathy:
EXHIBIT
For Wildlife -
For People
April 15, 2008
Thank you for the opportunity to review and comment on the sketch plan to subdivide 17.57 acres into 5 lots in the ARRD
Zone District. The property is bordered by EnCana on the south and east, and by the I-70 frontage road to the northwest. The
intended use of the Strong Subdivision is for storage of oil and gas drilling supplies, equipment and related materials for
natural resource exploration. The neighboring properties are currently used for industrial purposes. Division of Wildlife
(DOW) would like to offer the following recommendations to minimize negative impact on wildlife that may inhabit the
area.
The location for the proposed facility and associated roads lie within "winter range", "severe winter range" and "winter
concentration area" for mule deer, and "winter range" for elk. Heavy traffic, particularly during winter months, can increase
the number of roadkilled deer, elk and other wildlife species. During spring, summer and fall months, dust levels from
increased traffic can affect air quality for wildlife in the area. The DOW recommends strict enforcement of speed limits to
minimize roadkills, and magnesium chloride applications to minimize fugitive dust, both of which will reduce negative
impacts to wildlife.
If the newly subdivided lots are to be fenced, the DOW can offer recommendations to lessen impacts on migrating deer and
elk. The DOW cautions that barbed wire fencing can be hazardous to wildlife, and recommends galvanized chain link
fencing to keep wildlife out.
The proposed property lies within black bear habitat range, and potential for conflicts with black bears exists during the
summer and early fall, particularly during years of drought. The DOW recommends bear -proof trash containers and/or
dumpsters for each lot. The DOW also recommends that employees and anyone else on the property maintain a "bear aware"
policy regarding food, trash, BBQ grills, and birdfeeders. The Division of Wildlife would gladly offer specific on-site
recommendations to minimize human -bear conflict.
The DOW finds no other significant impacts to wildlife regarding the Strong Subdivision, and appreciates the opportunity to
comment on projects such as these. Please contact District Wildlife Manager Elissa Knox by phone at 970-255-6156 if you
need further information.
Since ey,
/
JT Romatzke
Acting Area Wildlife Manager
cc: Ron Velarde, NW Regional Manager
Dean Riggs, Acting Assistant Regional Manager
Elissa Knox, District Wildlife Manager
RECEIVED
APR 1 8 2008
r ARFIELD CO rY
£. 1LDING&PLA;,„,ING
DEPARTMENT OF NATURAL RESOURCES, Harris D. Sherman, Executive Director
WILDLIFE COMMISSION, Tom Burke, Chair • Claire O'Neal, Vice Chair • Robert Bray, Secretary
Members, Dennis Buechler • Brad Coors • Jeffrey Crawford • Tim Glenn • Roy McAnally • Richard Ray
Ex Officio Members, Harris Sherman and John Stulp
o GRAND VALLEY FIRE PROTECTION DIST
1777 S. BATTLEMENT PARKWAY, PO BOX 295
a Q PARACHUTE, CO 81635
PHONE: 285-9119, FAX (970) 285-9748
rE, co
April 7, 2008
Kathy Eastley
Garfield County Building & Planning
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Subject: George Strong
Ms. Eastley:
EXHIBIT
After reviewing the Sketch Plan for George Strong I have only one issue. I want to make
sure the access road is compliant with IFC 2003 and to be able to hold the weight of Fire
Apparatus. Also on the plans it appears that there is a right turn before the cul-de-sac, is this
going to have a curved turn built into the turn or remain a right angle type turn? We need to be
able to allow the fire apparatus to pass at this turn if need be. I believe this needs to have a radial
turn in it. Also is it anticipated that there will be parking on the road or not? If these issues have
already been addressed I'd like to see the resolutions for these issues. If you have any further
questions please feel free to contact me a 970-285-9119.
Rob Ferguson
Deputy Fire Chief — Operations
Cc: File
Chief Blair