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HomeMy WebLinkAbout04.0 PC Staff Report 09.08.1993• • MEMORANDUM TO: Garfield County Board of County Co �;� s ners FROM: Dave Michaelson, Planning Departmen DATE: September 8, 1993 RE: WESTBANK FILING #4 PUD PRELIMINARY PLAN On September 8, 1993, the Garfield County Planning and Zoning Commission approved the Westbank Filing #4 PUD Preliminary Plan with the following conditions: Proposed Conditions of Approval The following conditions of approval, the majority of which are typical of subdivision approvals, are as follows: 1. That all representations of the applicant, either within the application or stated at the public hearings before the Planning Commission and the Board of County Commissioners shall be considered conditions of approval, unless stated otherwise by the Planning Commission and the Board of County Commissioners. 2. The Homeowner's Association shall be incorporated in accordance with Colorado Revised Statute requirements. 3. The applicant shall prepare and submit a Subdivision Improvements Agreement addressing all on-site improvements, prior to the submittal of a fmal plat. 4. The applicants shall submit improvement plans for all roads, bridges, utilities, fire protection, improvements signage and drainage structures prior to the submittal of the final plat. 5. That all proposed utilities shall be placed underground. 6. That all cut slopes created during construction shall be revegetated with native grasses and shrubs with adequate weed control. All revegetation shall be in accordance with the applicant's revegetation plan. Revegetation and landscaping shall be included in the Subdivision Improvements Agreement. In addition, adequate security shall remain in place for a period of two (2) years to guarantee the survival of all plantings. 7. That the applicant shall demonstrate that procedures are established for the maintenance of all roadways and bridges, including snow removal, through the Homeowner's Association. 8. That the applicant shall pay $200 per lot in School Impact Fees prior to the approval of the Final Plat. 9. That the following plat notes shall be included on the Final Plat: a. The recommendations of the Colorado State Forester and U.S.F.S. wildfire prevention guidelines shall be followed in the construction of all structures. b. Prior to issuance of a building permit, the owner of each lot shall prepare and submit a soils and foundation report, an I.S.D.S. design, and a grading and drainage plan prepared and certified by a professional engineer. All improvements shall be constructed in accordance with such measures which shall be a condition of the building permit. c. No open-hearth solid fuel devices will be allowed anywhere within Westbank Filing #4 PUD. All dwelling units will be allowed an unrestrictive number of natural gas -burning fireplaces or appliances. All dwelling units will be allowed one (1) new woodburning stove as defined by CRS 25-7-401 et. seq. and the regulations promulgated thereunder. 10. Prior to the approval of the Final Plat, the Applicant shall submit an approved augmentation plan providing for a legal water supply for the Westbank Filing #4 PUD development. Said augmentation plan, together with the West Divide Water Conservancy District Water Allotment Contract and the water rights associated with the wells, together with well permits, shall be transferred by the developer to a homeowner's association which shall have the power and the duty to enforce compliance by lot owners with the terms and conditions of the augmentation plan. Appropriate Protective Covenants shall further require compliance with the terms and conditions of the augmentation plan. 11. That the applicants shall prepare and submit protective covenants, articles of incorporation and other Homeowner's Association documents including by-laws will be submitted for review by the County Attorney prior to the approval of the Final Plat. 12. That the plat and covenants will provide that there will be no re -subdivision of the lots. 13. That all roadways shall be constructed in accordance with the design standards in effect at the time of submittal of the Final Plat. 14. The Final Plat shall identify building envelopes that are in conformance with the recommendations of the geotechnical report. 15. That adequate easements for wells, waterlines and other attendant facilities shall provide on the Final Plat, including those necessary to provide access to existing water infrastructure associated with Westbank Filings #1, #2 and #3. 16. That ten (10) foot perimeter easements on each lot should be provided for utility purposes. 17. The applicant shall provide road signage in accordance with the Uniform Manual of Traffic Control. These should be included in the Subdivision Improvements Agreement. 18. Prior to the approval of the Final Plat, the applicant shall submit approved plans (by Colorado Department of Health) for the proposed community water system. 19. The bikepath easement shall be dedicated to the County at the time of Final Plat. 20. Prior to the Hearing before the Board of County Commissioners, the County shall determine the status of the CR 109 ROW adjacent to the project. If necessary, the ROW shall be dedicated to the County prior to Final Plat. 21. The covenants will reflect the fireplace restrictions described in plat notes. No staff report is being submitted. Staff suggests that all issues regarding comprehensive plan compliance and general code conformance have been addressed in prior staff reports and public hearings before both the Planning Commission and the Board. Staff will be happy to respond to any questions from the Board concerning any of these issues. rl; STATE OF COLORADO COLORADO GEOLOGICAL SURVEY Division of Minerals and Geology Department of Natural Resources 1313 Sherman Street, Rrn. 715 Denver, Colorado 00203 Phone (303) 066-2611 FAX (303) 866-2461 July 21, 1993 .Mr. Dave Michaelson Garfield County Planning Department 109 8th Street, Suite 303 Glenwood Springs, Colorado 81601 tl 'JUL 2 6 199 Roy Romer . NV--u:iFA_L) COUNTY Governor Re: Westbank Ranch PUD Filing No. 4, Preliminary Plan Dear Mr. Michaelson: Keri Salazar Executive Director Michael D. Long Division Director Vicki Cowart State Geologist and Director GA -94-0001 At your request and in accordance with S.B. 35 (1972), we have reviewed the materials submitted for and made a field inspection on July 13, 1993, of the site of the proposed residential subdivision referenced above. The following comments summarize our findings. (1) Generally, the assessment of potential geology -related problems in this subdivision presented in the analysis by CTL Thompson is thorough and adequate. Although there are some parts of the project area that have moderate to severe geologic hazards, these will be adequately avoided of the subdivision is developed as shown on the proposed plat. The lot sites are sufficiently large that a safe building site can be selected on each one although such "safe build" areas on some of the lots are relatively small, especially on lots 1 and 2 and lots 35 to 43, inclusive. (2) We strongly concur with the recommendation by CTL Thompson that each lot and, building site be investigated by a qualified engineering geologist and/or soils and foundation engineer who should collaborate with the architect for proposed structure(s). Careful siting of structures, proper control of drainage, and properly designed building foundations (including their concrete specifications) will be critical to minimizing construction and maintenance problems for future homeowners in the area. (3) It is likely that maintenence costs for roads and other infrastructure in the subdivision will apt to be higher than that typical of subdivisions in more gently sloping and less hazardous terrain. The County should evaluate these costs for any facilities 13 an'