HomeMy WebLinkAbout2.0 Staff Report PC 08.11.99l
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PROJECT II\-F'ORMATION A}[D STAFF COMMENTS
REOUEST:
APPLICANT:
ENGIFIEERS:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
ZONING:
I.RELATIONSIIIP TO TIIE COMPREHENSIVE PLAN
The PI-ID is located in the existing subdivision classification for Study Area I of the 1995
Comprehensive Plan. The Plan recognized the original PIID approved and modified in 1981
and 1996.
PC 8mt99
Amended Preliminary Plan for the Los
Amigos PIID filings 6 thru 10
Los Amigos Ranch Partnership
Schmueser Gordon Meyer, Inc.
A parcel of land located in portions of
Sections 35 and 36, T65, R89W;
portions of Sections 31,32 and 33 of
T65, R88W; portions of sections 5
and 6 T7S, R88W of the 6th P.M.:
more practically described as a tact of
land located approximately two (2)
miles southeast of Glenwood Springs
offof C.R. 114.
171 1.68 acres
Central water
Central sewer
Cotrnty Road 114
Planned Unit Development
a
t
tr.DESCRIPTION OF TIIE PROPOSAL
A. Site Description: The property is located south of Glenwood Springs, in the
southwest portion of Spring Valley. Elevations range from 6400 to 7175 feet. The
site is generally situated on the upland portion of a ridge that slopes from the north
to the south to the Roaring Fork river valley approximately 800 ft, with slopes
ranging from 4Yo to over 90o%. The steeper slopes have vegetation consisting
primarily of pinior/juniper trees and sagebrush/grasses. The upland area consists of
some fairly gentle rolling terrain, with slopes generally less than 10%. Portions of
the upland area is existing agricultural lands. A vicinity map is shown on the
enclosed plan map.
B. Project Description: The applicant is requesting the amendment of the Preliminary
Plan approved by Resolution No. 98-30. The proposed amendment adds a filing 64
to the previously approved Filings 6-10 of the Los Amigos PIID. The following
table summarizes the changes:
Type of Use
Single Family
Rural Residential
Commercial Acres
Open Space Acres
Total Acreage
Filings 6-10
164
4
0
975.93
1703.06
Filings 6.6.{-10
t74
4
4.56
936.47
171 1.68
The 4.6 ac. of land identified on the PUD plan aNeighborhood Commercial area was
deleted from the previously approved Preliminary Plan due to it being identified as
"presently non-developable", due to a lack of central sewer being available. The
additional 10 dwelling units were deleted from the last application for the same
reason, even though they were consistent with the approved PIID densities.
AII of the lots will be served by the existing central water supply system that
presently has 320,000 gallon storage tank. An additional storage tank will built on
the west end of the project. The application notes that there will be fire flows
ranging from 500 gpm to 1500 gpm for the project. All of the additional lots will
be served by a low pressure central sewer system , except for the four nral lots which
will utilize individual sewage disposal systems (ISDS).
Primary access to the area will be from the extension of the existing private road,
Los Amigos f)rive, and then there are seven shorter cul-de-sacs accessing a number
of the proposed lots. Los Amigos drive will be extended almost three miles further
back along the ridge. The cul-de-sacs and loop roads range in length just over 500
2
t,
IIr.
ft. to over 15,000 ft. in length.. There are proposed emergency access easements to
adjoining fields, offof some of the longer cul-de-sacs and loops.
REVIEW AGENCY COMMENTS
1. Division of Water Resources: The Division previously noted that the proposed water
supply appears to be adequate, and rnjury to decreed water rights will not occur, as
long as the water company operates pursuant to the decreed water rights and plan for
XTWIXych
are leased from the Los Amigos Ranch Partnership. (See letter
-r*
Colorado Department of Public Health and Environment: The department has
verbally indicated that the development of a central sewer for the area is the
preferable method treating sewage in the area.
Roaring Fork School District RE-l: The District has previously determined that the
proposed school site is adequate to meet the land requiremqnts for a school site, as
opposed to paying cash in lieu of land. (See letter p!. ll )
4. Division of Wildlife: The DOW previously acknowledged that the development has
tried to design around deer and elk ranges, but there is need to recognize that there
are other types of wildlife impacts. Suggestions were made regarding methods for
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e nde d pre de rine d b uil din g
5. Carbondale & Rural Fire Protection District: The District previously noted that
portions of the development are in the Glenwood Springs Fire District and other
areas are in no district. They recommend that the overlapping boundaries be resolved
to allow the Carbondale District to protect the entire project and those portions not
in any district be annexed to the District. They also recommended that the fire
hydrant spacing be modified, which was agreed to by the developer's representative.
The District in a previous letter noted that they will be requiring the developers to
?W#rfees
directlv to the District, at the time of platting lots. (See letter pg. -
6. Bureau of Land Management: The BLM had expressed some concems about the
potential for use conflicts between the public and private land. They have also noted
the need to consider big game movement through the development. There are federal
minerals underlying portions of the development, that need to be considered in any
future subdivision action. (See letter pgt.
O )
2.
3.
rit,'
m.
ft. to over 15,000 ft. in length.. There are proposed emergency access easements to
adjoining fields, offof some of the longer cul-de-sacs and loops.
REVIEW AGENCY COMMENTS
1. Division of Water Resources: The Division previously noted that the proposed water
supply appears to be adequate, and i"j".y to decreed water rights will not occur, as
long as the water company operates pursuant to the decreed water rights and plan for
XT#)Xych
are leased from the Los Amigos Ranch Partnership. (See letter
Colorado Department of Public Health and Environment: The department has
verbally indicated that the development of a central sewer for the area is the
preferable method treating sewage in the area.
Roaring Fork School District RE-l: The District has previously determined that the
proposed school site is adequate to meet the land requiremqnts for a school site, as
opposed to paying cash in lieu of land. (See letter pg. I / )
Division of Wildlife: The DOW previously acknowledged that the development has
tried to design around deer and elk ranges, but there is need to recognize that there
are other types of wildlife impacts. Suggestions were made regarding methods for
3:i'"1?J'*,;H?J::,s:"1'il:T;8fr mmendedprederinedbu,ding
5. Carbondale & Rural Fire Protection District: The District previously noted that
portions of the development are in the Glenwood Springs Fire District and other
areas are in no district. They recommend that the overlapping bowrdaries be resolved
to allow the Carbondale District to protect the entire project and those portions not
in any district be annexed to the District. They also recommended that the fire
hydrant spacing be modified, which was agreed to by the developer's representative.
The District in a previous letter noted that they will be requiring the developers to,fifffrfees directly to the District, at the time of platting lots. (See letter pg. -
6. Bureau of Land Management: The BLM had expressed some concerns about the
potential for use conflicts between the public and private land. They have also noted
the need to consider big game movement through the development. There are federal
minerals underlying portions of the development, that need to be considered in any
future subdivision action. (See letter pgt. O )
2.
3.
4.
J
IV.
7. Colorado State Forest Service: An agency representative previously went on site
with a local fire department representative and the applicant's representative and
concluded that the proposed development can be protected from wildfire. A number
of recommendations were made in a prior letter regarding the site improvements,
ridge line setbacks and construction materials for structures. Included with the letter
were the NFPA 299 standards for the Protection of the Life and Prooerrv from
ffi .f.il:'ff::t'#i'W%Trpreviouscommentsarest,lvarid'(See
8. Wright Water Engineers. lnc.: WWE was hired by the Cowrty to assist in the review
of the Los Amigos Ranch Preliminary Plan. They noted a number of issues that
needed to be resolved before the County approved the previous Preliminary Plan..
WWE reviewed the application for Filings 6-10 and noted a number of issues related
to the lots removed from the previous application, the rural lots, drainage and the use
:,T:l;,*ll;iff"f:;.",'"::t:i3::,:;:?#/ffzing'fhewwEresponse'[o
MAJOR ISSUES AND CONCERNS
Zonrng: The Los Amigos PIID zone district text and PUD Plan were amended by
Resolution No. 96-34. As a condition of approval for the amendments, the applicant
was required to dedicate at least the equivalent of 25%o of each subdivision to the Los
Amigos homeowners association. Filings 6-10 is a total of 171 1.68 ac. in size, with
936.47 ac. (55%,) of Open Space.
Filing 6 included lots that had been previously designated "presently non-
developable single-family residential" and an area designated "presently non-
developable neighborhood commercial". It would have been necessary to either
merge the non-developable residential lots into some of the proposed lots or to
amend the PUD to merge the lots with the Open Space. These lots have been added
back into the development, as noted previously. The non-developable neighborhood
commercial needs to be platted as separate lot in the first final plat.
Comprehensive Plan Compliance: The 1995 Garfield County Comprehensive PIan
identifies the Los Amigos PIID as an existing subdivision. and the PIID was found
to be in general conformity with the Comprehensive Plan when it was amended in
t996.
Soils/Topography: The applicant's geologic report for this portion of the
development "did not identifu any geologic conditions or potential geologic hazards
that would prevent development of the site for the intended single family residential
use. The Board of County Commissioners required that the following plat note be
placed on all subsequent plats, as a part of the PIID amendment approved:
A.
B.
C.
4
D.
"Prior to the issuance of a building permit, the owner of each lot shall prepare and
submit a soils and foundation report, a grading and drainage plan, and a geoiogically
acceptable building site prepared and certified by a professional engineei. All
improvements shall be constructed in accordance with such engineering
recorlmendations, which shall be a condition of Los Amigos Ranch Architectural
Control Committee approval and the building permit."
WWE engineers noted in their letter, that RR Lot 3 appears to have a very limited
building lot area, based upon the geologic report. After further discussion with the
applicant, it was agreed that the final plat for RR Lot 3 will include a building
envelope designated by registered professional geotechnical engineer and a plat note
requiring the submittal of foundation design stamped by a professional geotechnical
engineer with the building permit application.
Road/Access: The proposed subdivision is accessed by Los Amigos Drive, which
is being built to minor collector standards and will handle up to 250 single family
dwellings. The applicants have proposed to build Los Amigos Drive as a minor
collector with a 60 ft. row and l2 ft. driving lanes, up to Station 143+15.38. The rest
of Los Amigos Drive will be built to Secondary Access standard with a 60 ft. ROW,
with 11 ft. driving lanes. All other roads will be built to Rural Access standards
with a 50 ft. ROW and 11 ft. wide driving lanes. All of the roads will have a chip
and seal surface.
All roads need to have names assigned to them, that are not used elsewhere in the
County. Staffsuggests that the applicants not use "cedar" or "pinion" for any of the
proposed streets names.
Fire Protection: The Carbondale and Rural Fire Department reviewed the project
and stated that the proposed amount of water appeared to be adequate and that the
roads were adequately sized to accommodate emergency services equipment. The
District had asked previously that the fire hydrant spacing be reduced to 500 ft. to
comply with the Uniform Fire Code standards. The revised application was reviewed
by the Fire District and hydrant spacing was agreed to by the developer. Any final
plat application should include a letter from the District approving the hydrant
spacing.
It was also noted that a portion of the development is located in the Glenwood
Springs Rural Fire Protection district and another portion in no district. The
Glenwood Springs section is located on the north end of the development and is only
accessible from CR 114, It has been proposed to deannex the portion of the in the
Glenwood district and annex it to the Carbondale district. The non-district area is
on the east side of the development. Both areas need to be annexed into the
Carbondale Fire District.
E.
F.Water: As a part of the PUD amendment approval, the applicant was required to set
forth the method of transferring the legal ownership and control oi tfr" water
distribution facilities and water rights to the Los Amigos Homeowners Association.
An agreement was submitted and approved by the Board of County Commissioners
at the time of Final Plat approval of Filing 5 All new lots will have to be included
in the same homeowners association.
WWE has noted that RR Lots 1-4 are proposed to have individual wells for the
source of domestic water. They expressed concern about the use of wells for RR
Lots 1-3, given the history of wells in the area and the proposed use of ISDS by the
lots above the lots. They recommend that the " developer help facilitate the shortest
connection possible to the central water system with easements". Staffconcurs with
the recommendation and would add that the issue needs to be resolved prior to the
approval of a Preliminary Plan by the Board of county Commissioners.
Wastewater: The previous application had all ofthe residential lots using individual
sewage disposal systems (ISDS). As a condition of approval of the previous
Preliminary Plan contained in Resolution No. 98-30, requiring that the "method of
sewage disposal shall be a low pressure central sewage disposal system of a type
similar to that proposed by the Garfield County engineer,...,, The application
includes such a system.
Road Impacts: The applicant was required to make certain improvements to the
intersection of the subdivision's main entrance and County Road 114 and to pay a
road impact fee at the time of final plat. The impact fee is to be based on the most
current analysis of the cost of improvements to 114 from the Auburn Ridge
apartments road intersection to Highway 82 and an analysis of the proportionate
share of those expenses attributed to the Los Amigos PLID for those road
improvements. The only study available dealing with those specific parameters, is
the analysis submitted by the applicant's engineer at the ptrD approval. The
subsequent analysis done by the County used a different basis for establishing and
cannot be used to establish a road impact fee for this P[ID. The PIID approval
established a $2OOilot road impact fee for this development.
Drainage: WWE noted that the application had noted some minor increase the
amount of surface nrnofffrom the project, but had not proposed any mitigation for
the increases. The applicants have reviewed the issue again and recommended on
site detention of the surface runoffin certain drainages. There is no calculation of
the amount of detention area is required, based upon calculations. The subdivision
regulations require the calculation of the runoffand inclusion of the calculations in
G.
F.
G.
6
a
the application. WWE had noted that the proposed locations appear to be correct,
but there is a need for the calculations prior to the submittal of a final plat.
Additional calculations were submitted by the applicant and found to be acceptable
by WWE.
PUD Requirements : The applicant was required to include the following plat notes
on any final plat:
Prior to the issuance of a building permit, the owner of each lot shall prepare
and submit a soils and fourdation report, a grading and drainage plan, and a
geologically acceptable building site prepared and certified by a professional
engineer. All improvements shall be constructed in accordance with such
engineering recommendations, which shall be a condition of Los Amigos
Ranch Architectural control committee approval and the building permit.
The owner of each lot utilizing an individual sewage disposal system (ISDS)
shall obtain site specific percolation tests to determine whether a standard
septic system is acceptable or an engineered system is appropriate or
required. Each ISDS shall be designed to minimize tree removal and changes
to the natural contours of the land.
3. The recommendations of the Colorado State Forester and the Fire Chief as
set forth in the Supplemental Declarations dated September 28,1992 et. seq
shall be followed in the construction of all structures.
All lots designated to lie within the Spring Valley Sanitation District shall
obtain central sewer service pursuant to agreement with the District.
Open hearlh solid-fuel burning fueplaces are not allowed.
Each dwelling unit is allowed one dog.
uI.RECOMMENDED FINDINGS:
That the proper publication, public notice and posting were provided as required by
law for the hearing before the Planning Commission; and
That the hearing before the Planning Commission was extensive and complete, that
all pertinent facts, matters and issues were submitted and that alt interested parties
were heard at that hearing; and
G.
1.
2.
4.
5.
6.
A.
B.
7
/- ,).
C. That the proposed subdivision of land is in general compliance with the
recommendations set forth in the Comprehensive Plan for the unincorporated area
ofthe County; and
D. That the proposed subdivision of land conforms to the Garfield County Zonrng
Resolution; and
E. That all data, surveys, analysis, studies, plans and designs as are required by the State
of Colorado, and Garfield County, have been submitted and, in addition, have been
found to meet all requirements of the Garfield County Subdivision Regulations.
IV. RECOMMENDATION
The Planning Commission recommend approval of the proposed Amended Los Amigos
Ranch , Filings 6-10, subject to the following conditions:
1. Al1 representations of the applicant, either within the application or stated at the
public hearings before the Planning Commission shall be considered conditions of
approval unless otherwise stated by the Planning commission.
2. Prior to submittal of a Final Plat, all property shall be annexed into the Carbondale
and Rural Fire Protection District that is not presently in the District.
3. Ali other conditions of approval contained in Resolution No. 98-30, shall be
consideiedconditionsofapproval. .
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