HomeMy WebLinkAbout1.01 Pre-App Conference SummaryGørfield County
PRE-APPLICATION
CONFERENCE SUMMARYCommunity Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) e4s-8212
www. garfield-county. com
TAX PARCEL NUMBER: 2173-233-00-253 DATE: 4126117 & 5112117
PROJECT: Hatch Telecommunication Towers
OWNER: Roslyn & David Hatch
GONTACT/REPRESENATIVE: Anna Smith, HRL Compliance Solutions lnc.
PRACTICAL LOCATION: 1885 County Road 319, Rifle, CO 81650
ZONING: Rural (R)
TYPE OF APPLICATION: Limited lmpact Review for a Telecommunication Facility
(Towers)
I. GENERAL PROJECT DESCR¡PTION
The Applicant is interested in developing a new Telecommunication Tower on their 50 acre
parcel, located in the Grass Mesa area of Garfield County. An existing tower on the
property appears to have been constructed without the benefit of County land use
permitting. The existing tower will need to be included in the current application.
The proposed tower is expected to be approximately 100 ft. in height and located on an
approximately 100 ft. by 100 ft. pad or site. Current plans are for the tower to be self-
supporting and will not require guy wires. lt is anticipated to include necessary
infrastructure and communication cabinets or shed/structures.
The existing tower is approximately 80 ft. in height. No other information is available at this
time, however, the Application is anticipated to include details on the installation, support
infrastructure, and applicable FCC and FAA permits and approvals for the existing tower.
lmprovements on the property include a number of driveways and private roads, overall
access to the site on Quick Silver Way, a single family residence and accessory structures.
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The proposed tower is anticipated to be located in a pasture area while the existing tower is
locate in an area with native shrubs and vegetation.
II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS
Garfield County Comprehensive Plan 2030 as amended
Garfield County Land Use and Development Code, as amended
o Article 3, Zoning. Rural Zone District - LoUBuilding Requirements (Table 3-201). Use Table (Table 3-403) - Telecommunication Facil
o Article 4, Application and Review Procedures
Limited lmpact Review (Section 4-104)
Common Review Procedures (Section 4-101)
Table 4-102 Common Review Procedures and Required Notice
Table 4-201 Application Submittal Requirements
Description of Submittal Requirements (Section 4-203)
Section 4-118 Waiver from Standards
Section 4-202 Waiver from Submittal Requirements
o Article 7, Standards - Division 1 General Standards, Division 2 General
Resource Protection Standards, Division 3 Site Planning as
applicableo Article 7, Section 7-1102, Telecommunication Facilities Standards
o Article 12, Definitions: Telecommunication Facility
III. COMPREHENSIVE PLAN 2O3O
The site is located in the Residential Medium High (Res-MH 2 - <6 acres/dwelling unit)
Designation as shown on the Comprehensive Plan Future Land Use Map. lt is also within
the City of Rifle Area of lnfluence (3 Mile Area)
IV. REVIEW PROCESS
The Application will follow the Limited lmpact Review Process contained in Sections 4-101
and 4-104 and in Table 4-102 (see attached flow chart):
1. Pre-application Conference
2. Submittal of Application (3 hard copies plus one digital PDF copy on CD or USB Stick)
3. Determination of Completeness: lf Technically Complete the Applicant will be notified
and the request scheduled for a public hearing before the Board of County
Commissioners. lf it is not technically complete the Applicant will be advised of the
deficiencies.
4. Additional copies of the Application are provided for the Board of County
Commissioners.
5. Applicant completes public notice for the public hearing (mailing, posting, and
publication) a minimum of 30 days prior to the hearing.
6. Staff prepares a report including public and referral comments
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7. Review and Action by the Board of County Commissioners at the public hearing.
8. The Commissioners action is formalized by a resolution.
L lf approved with conditions the Applicant must meet the conditions prior to issuance of
the Land Use Change Permit.
10. The Applicant has one year to meet all conditions of approval.
V. ADDITIONAL DETAILS ON PROCESSING AND SUBMITTAL REQUIREMENTS
The submittal requirements documented in Table 4-102 and Section 4-203 including the
following clarifications.
. General Application Materials including but not limited to Application forms, agreement
to pay form, a deed confirming ownership, any leases or authorizations, a list of
property owners within 200 ft. and a list of any mineral rights owners on the property.
o Narrative describing the proposed uses.o Vicinity mapo Site Plan including details on proposed support facilities, utility locations, access
roadways, and significant site features.o Grading and Drainage Plans.o Landscaping plans if any screening is proposed.
. lmpact Analysis. Traffic Study (waiver may be requested subject to Section 4-202 and provision of
justification including an estimate of limited traffic generation)
. Water Supply Plan (may not be applicable based on it being an unmanned facility - the
application needs to address the issue)o Wastewater Management Plan (may not be applicable based on it being an unmanned' facility - the application needs to address the issue)
o Technical and design details for the tower reflecting overall height, general information
on antenna placement, support systems, and foundation requirements. The Tower
submittal should reflect appropriate engineering details and an engineer's stamp.
Preliminary drawing are acceptable for initial submittal.. Sections addressing Article 7 Divisions 1, 2, and 3 including provision of
utilities/infrastructure to serve the site and adequate access to serve the site.
o Applicants are encouraged to use an Application format that includes specific responses
to Article 7 Standards.o Sections addressing compliance with SectionT-1102 Standards for Telecommunication
Facilities including all FCC and FAA forms (including FAA Form 7460-1).
. Waivers from submittal requirements can be requested pursuant to Section 4-202 and
the review criteria contained therein. lt is recommended that you contact the Planning
Staff regarding any anticipated submittal waivers.
o Waivers from standards can be requested pursuant to Section 4-118 and the review
criteria contained therein. Requests need to contain detailed information on compliance
with the review criteria.
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VI. OTHER REVIEW TOPICS
The above information needs to be provided for both towers and/or comprehensively
integrated into the overall submittal documents. The permit for the proposed tower
cannot be issued while there is a use on the property that is in violation of the Land Use
and Development Code (Section 12-103(D)(2).
As the site is located in close proximity to another
tower the Application needs to address co-location
options, any safety concerns, and any potential
interference or compatibility issues.
Waivers from Roadway Standards are often needed
on access roads. Waiver Policy No. 01-14 is
attached. The Standards are found in Table 7-107.
Mapping showing the road alignment and
information on compliance with the roadway
standards needs to be provided.
lf the Applicant is not able to obtain an FAA Form
7460-1, detailed information on FAA requirements
including FAA contacts may be required.
The Application will need to address water and
waste water plans typically be demonstrating that no
such facilities are required for the operation of the
facility.
The Application will need to address legal access to
the site.
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The Application submittal needs to include 3 hard
copies of the entire Application and 1 Digital PDF Copy
of the entire Application (on a CD or USB Stick). Both
Application Submittal
3 Hard Copies
1 Dig¡tal pDF copy (on CD or USB stick)
Both the paper and the digital copy
should be split into individr¡al sectiot¡s.
Please refer to the list included in your
pre-application conference summary for
the submittal requirements that are
appropriate for your application:
. General Applieation Materials
. V¡cin¡ty Map. Site Pl¡n. Grading and Drainage Plan
. landscape Plan. Irnpact Analysis. Iraffic Study. WaterSuppty/Distribl¡tio¡rPlar¡. Wastewåter Management Plan
. Article 7 Standards
the paper and digital copies should
be split into individual sections. Please refer to this pre-application summary for submittal
requirements that are appropriate for your Application.
Additional meetings with Staff can be scheduled to address specific questions regarding
waiver requests including submittal waivers.
VI. APPLICATION REVIEW
a. Review by:Staff for completeness recommendation and referral agencies for
additional technical review
_ Director (noticed but not a public hearing)
_ Planning CommissionX Board of County Commissioners
_ Board of Adjustment
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b. Public Hearing
c. Referral Agencies May include but are not limited to Garfield County Road and
Bridge, Garfield County Attorney, Fire Protection District,
Garfield County Environmental Health Manager, Garfield
Consulting Engineer, Garfield County Airport Administrator, City
of Rifle.
VII. APPLICATION REVIEW FEES
a. Planning Review Fees:$_400.00
b. Referral Agency Fees: $-TBD- (consulting engineer/civil engineer fees)
c. Total Deposit: $_400.00 (additional hours are billed at $ 40.50 /hour)
VIII. GENERAL APPLICATION PROCESSING
Planner reviews the case for completeness and sends to referral agencies for comments.
Planner will contact the Applicant and set up a site visit. Planning Staff reviews application
to determine if it meets standards of review. Planner makes a recommendation of approval,
approval with conditions, or denial to the appropriate hearing body which in the case of a
Limited lmpact Review is the Board of County Commissioners.
IX. DISCLAIMER
The foregoing summary is advisory in nature only and is not binding on the County. The
summary is based on current zoning, which is subject to change in the future, and upon
factual representations that may or may not be accurate. This summary does not create a
legal or vested right. The pre-application summary is valid for six months after which an
update needs to be requested.
X. APPLICATION SUBMITTAL - PUBLIC INFORMATION
The Applicant is advised that the Application submittal once accepted by the County
becomes public information and will be available (including electronically) for review by the
public. Proprietary information can be redacted from documents prior to submittal.
XI. PRE.APPLICATION SUMMARY PREPARED BY:
qlúit
Glenn Hartmann
Senior Planner
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Date
A. Section 4-104 Limited lmpact
Garfield County
Limited lmpact Revlew Process
(Section 4-LO4l
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.ApplÍcant has 6 months to submit applicatíon
¡20 business days to review
¡lf incomplete, 6o days to remedy deficíencies
.Published, posted, and mailed to adjacent property owners within 200
feet and mineral owners at least 30 days but no more than 6O days prior
to BOCC public hearing
r21 day comment period
.Applicant has 1 year to meet any conditions of approval
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Step 1 : Pre-appl ication Conference
Step 2: Application Submittal
Step 3: Completeness Revíew
Step 4: Schedule Hearing and Províde Notice
Step 5: Referral
Step 6: Evalution by Dírector
Step 7r BOCC Decision
Policy 0t-t4
Waivers for Roads and Demonstration of Compllance
March t,roth ht
Section 7-!O7, Access and Roadways, of the Garfield County Land Use and Development Code (LUDC)
requires all roads to be designed to provide for "adequate and safe access" and reviewed by the
designated County Engineer. The LUDC defines "road" as "a County road, State highway, public road,
street or alley, or private thoroughfare which affords primary access to abutting property, excluding a
driveway accessing a single property."
The LUDC defines "private road" as "a right-of-way constructed, established, owned, and maintained by
a private pãrty for access exclusively to private property." Many of the roads in Garfield County are
private roads in that they are gated and do not serve the general public and they pre-existed the design
currently required by the County's Road Standards as defined in Table 7-I07.
The LUDC allows for the waiver of specific standards províded that the following criteria have been met:
1) an alternative design achieves the intent of the subject standard to the same or better degree and 2)
the proposed alternative will impose no greater ímpacts on adjacent properties than would occur
through compliance with the specific standard (section 4-118),
ln applications that include roads that do not meet current County road standards as outlined in Table 7-
107, the County has asked that Applicants request a waiver of Section 7-L07.t, Design Standards, and
include in the Application submittal sufficient information, prepared by a professional qualifíed in the
specific discipline, to demonstrate that they meet the criteria outlined in Section 4-LL8 lor granting a
waiver. ln doing so, the application must include:
A Statement of Adequacy - The evaluation of the existing roadway and waiver will need to
include a clear statement that finds that the road will be adequote for the proposed use. This
statement must be signed by a professional engineer qualified in traffic engineering and licensed
by the State of Colorado. To support this evaluation, the followíng information will be required
to be provided:
o Geometry of the road - A description of how the private road does/does not meet the
design standards in Table 7-L07. This should include a chart that compares the pr¡vate
road design to those standards in Table 7-tO7 , as well as a map that shows the existing
road design and highlights those areas that deviate from the standards. A narrative may
also be helpful in describing the characteristics of the road as they compare to Table 7-
107 design standards. Unless available, this is not intended to imply construction-level
drawings.
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o Safety/Structural lssues - A descriptÍon of obvious safety and/or structural issues
observed and a statement about how these issues will be addressed.
o Maintenance - A description of how the road is andlor will be maintained. This should
be supported with the subrnittal of any existing or proposed malntenance agreements
for the road sections.
o Travel Demand - An accurate count of the existing peak travel demand as well as the
Average Daily Traffic on the road. This should also include the types of vehícles that
currently use the road as well as the additional amount and type of traffic that the
proposed use will generate through all phases of its development.
Other Evidence of Compllance. ln addition, Sections 7-f:O7.A, B, C, D, and E are required to be
addressed, which includes documentat¡on about legal access. Sufflcient evidence will be
required to be submitted to demonstrate compliance with these sections of the Code,
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