HomeMy WebLinkAbout07.0 Pre-Application SummaryGarfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-eounty.com PRE -APPLICATION CONFERENCE SUMMARY J TAX PARCEL NUMBER: 2127-193-00-264 DATE: 10/11/16 UPDATED: 4/24/17 PROJECT: Re -Subdivision of Parcel C Mangurian Exemption OWNER: William and Jayne Wilde REPRESENTATIVE: Michael Langhorne, Bookcliff Survey Services Inc. PRACTICAL LOCATION: Approximately 3 miles north of the City of Rifle at 363 County Road 251 (aka N. Hasse Lane). TYPE OF APPLICATION: Minor Subdivision ZONING: Rural I. GENERAL PROJECT DESCRIPTION The Applicant is considering a minor subdivision of an 11.67 acre parcel subdividing the property into two lots. The existing parcel was created by the Mangurian Exemption approved by the County in 1997 (plat recorded at Reception No. 506021). Pursuant to the Garfield County Land Use and Development Regulations of 2013, Section 5-301.A.2, the parcel is eligible for a Minor Subdivision one time, so long as it is not evading the Major Subdivision process. Preliminary indications are that the existing home on the property would be located on one lot with a new lot created for construction of a new residence. One lot would continue to be served by an existing shared well and existing on site waste water treatment system (OWTS). The new lot would be served by a new domestic water well and a new OWTS. The Tots would be accessed off of County Road 251 and depending on the lot configuration could have separate or a shared driveway. If a shared driveway is utilized a driveway use and maintenance agreement would be appropriate and all necessary access easements would be required. A water supply plan addressing water for both lots will be required. The plan typically includes documentation of legal water (well permits, shared well agreements, and/or contracts with water conservancy districts), a 4 hour pump test to confirm the adequacy of the physical supply of water, and water quality testing to confirm that the water supplies are acceptable for human consumption. A waste water management plan would include information on the condition of the existing system, including permits and system details and .an outline of the proposed new system. The application should include any information on soils constraints or geologic conditions that may affect the feasibility or design of the OWTS. Other key elements would include information on access roadways/driveways, other utilities (i.e. electric) along with any will serve letters as appropriate. Utilities were represented to currently exist to the site serving the existing residence. Survey details and improvement location information will be required to confirm that no non -conforming conditions will result from the proposed subdivision such as setbacks for existing structures. The Minor Subdivision will technically be a re -subdivision of Parcel C of the Mangurian Exemption which was approved by Resolution No. 97-13. The existing plat and resolution should be included in the application and reviewed to ensure that the current parcel is in compliance with any conditions of approval and/or plat notes. The site is designated by the Comprehensive Plan as Residential Medium High with a recommended density of 2 to <6 acres per dwelling unit. Update: The Applicant's representative has indicated that work on the additional well permit has been completed with the Division of Water Resources. No changes to the project were noted. II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS The following Sections of the Garfield Land Use and Development Code are applicable to the proposed application: • Section 5-301 Minor Subdivision including Review Criteria in Section 5-301(c) • Table 5-103 Common Review Procedures and Required Notice • Section 5-401 and Table 5-401 Submittal Requirements • Section 5-402 Description of Submittal Requirements including Final Plat • Section 4-103 Administrative Review • Provisions of Article 7, Sections 1, 2, and 3 as applicable including adequate provision of water and sewer to serve the lots. • Waiver Provisions in Sections 4-118 and 4-202 • Garfield County Comprehensive Plan pursuant to Section 7-102 III. SUBMITTAL REQUIREMENTS As a convenience outlined below is a list of information typically required for this type of application: • Copy of the Application Form & Fees and signed Payment Agreement Form. • A narrative describing the request and related information. • Proof of Ownership (title work or copy of a deed) and information on any lien holders. • Names and mailing addresses of properties within 200 ft. of the subject property (available through the County GIS and Assessor's Offices) • Mineral rights ownership for the subject property including mailing address. Information on how the mineral rights owner research was completed needs to be provided. • If the owner intends to have a representative (Planner, Attorney, Surveyor) a letter of authorization to represent is needed. • Copy of the Preapplication Summary needs to be submitted with the Application. > The Proposed Minor Subdivision Plat showing the proposed lot lines, and all easements including utility easements, access easements, and irrigation easements. • A copy of the existing subdivision exemption plat and resolution needs to be provided. • The Application will need to include a current site plan showing utility locations, wells, access (existing and proposed), and key site features and improvements. • Topography for the site needs to be provided or a waiver requested to provide topography for only the developed portion of the lot. • The site plan information can be included on the proposed plat but may be removed prior to final recording based on recommendations from the County Surveyor. • Vicinity Map including areas within approximately 3 miles. • Water Supply Plan and Waste Water Management Plans addressing service for both lots. • Information as applicable to demonstrate compliance with provisions of Article 7 (including access, utility services, water and sewer, access, soils, geology, and hazard review/mitigation). Application formatting that addresses each applicable Section from Article 7 is recommended. • Information on access needs to reflect compliance with Roadway Standards contained in Section 7 107 or request roadway waivers (see attached memo). • The Application needs to specifically address the review criteria in Section 5-301(C). Application Submittal 3 Hard Copies 1 Digital PDF Copy (on CD or USB stick) Both the paper and the digital copy should be split into individual sections. Please refer to the list included in your pre -application conference summary For the submittal requirements that are appropriate for your application: • General Application Materials - Vicinity Map - Site Plan - Grading and Drainage Plan - Landscape Plan - Impact Analysis • Traffic Study ▪ Water Supply/Distribution Plan + Wastewater Management Plan Article 7 Standards • Referral to the Colorado Geological Survey (CGS) is also required and includes an additional fee payable to the CGS. • Preliminary Engineering Reports as applicable including access, wastewater, drainage, and any preliminary cost estimates for public or required improvements. • Copies of any existing or proposed covenants for the property. • Waiver requests from submittal requirements or standards need to be included in the Application and waiver criteria needs to be clearly addressed. Additional meetings with Staff to discuss waiver provisions may be appropriate prior to submittal. IV. REVIEW PROCESS The review process shall follow the steps contained in Table 5-103 and Section 4-103 for an Administrative Review including: D Pre -Application meeting D Submittal of Application (3 hard copies & one electronic copy) D Completeness Review D Additional Submittals and Referrals D Setting a date for the Director's Decision D Public Notice to Property Owners within 200 ft. by certified mail and to mineral rights owners on the subject property by certified mail return receipt requested a minimum of 15 days prior to the Director's Decision. D Director's Decision D 10 day Call-up Period D Finalizing the Minor Subdivision Plat and any required conditions D Circulation for Applicant & Other Signatures D Board of County Commission Signature of the plat as a consent agenda item. The Application may be called up for review by the Director, the Board of County Commissioners, the Applicant, or an affected Adjacent Property Owner in accordance with the procedures and review process contained in Section 4-112. Public Hearing(s): Referral Agencies: X Directors Decision (with public notice — may be called -up for a public hearing with the Board of County Commissioners) Planning Commission Board of County Commissioners Board of Adjustment May include but are not limited to: Garfield County Surveyor, Garfield County Road and Bridge Department, Garfield County Consulting Engineer, Garfield County Environmental Health Manager, Garfield County Vegetation Manager, Colorado Division of Water Resources, Colorado Geological Survey, City of Rifle, Colorado River Fire and Rescue District, Water Conservation District, as appropriate. V. APPLICATION REVIEW FEES Planning Review Fees: $400 Referral Agency Fees: $tbd (Colorado Geological Survey with Fee - est. $600) Total Deposit: $400 (additional hours are billed at hourly rate of $40.50) General Application Processing Planner reviews case for completeness and sends to referral agencies for comments. The case planner contacts applicant and sets up a site visit. Staff reviews application to determine if it meets standards of review and makes a recommendation of approval, approval with conditions, or denial to the Director of the Community Development Department. 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 and is valid for a period of six months provided that an update can be requested. 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. Pre -application Summary Prepared by: Glenn Hartmann, Senior Planner Garfield County Community Development Department LA- Date� i 7 A. Section 5-301 Minor Subdivision Approximately 2 months if submittal is complete -_ Garfield County Minor Subdivision Review Process (Section 5-301) Step 1: Pre -application Conference • Applicant has 6 months to submit application Step 2: Application Submittal Step 3: Completeness Review •10 business days to review • If incomplete, 60 days to remedy deficiencies Step 4: Schedule Decision Date and Provide Notice • Mailed to adjacent property owners within 200 feet and mineral owners at least 15 days prior to decision date Step 5: Referral •21 day comment period Step 6: Evalution by Director Step 7: Director's Decisio •Call-up Period - within 10 days of Director's Decision •Applicant has 90 days to meet any conditions of approval Policy 01-14 Waivers for Roads and Demonstration of Compliance March 3, 2014 Section 7-107, 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 party 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 7-107. The LUDC allows for the waiver of specific standards provided 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 impacts on adjacent properties than would occur through compliance with the specific standard (Section 4-118). In 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 7-107.F, Design Standards, and include in the Application submittal sufficient information, prepared by a professional qualified in the specific discipline, to demonstrate that they meet the criteria outlined in Section 4-118 for granting a waiver. In 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 adequate 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 following 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 7-107. This should include a chart that compares the private road design to those standards in Table 7-107, 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. o Safety/Structural Issues — A description 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 and/or will be maintained. This should be supported with the submittal of any existing or proposed maintenance 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 vehicles 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 Compliance. In addition, Sections 7-107.A, B, C, D, and E are required to be addressed, which includes documentation about legal access. Sufficient evidence will be required to be submitted to demonstrate compliance with these sections of the Code.