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HomeMy WebLinkAbout08.0 Director's Determination 08.17.2017Garfield County August 17, 2017 David Rasmussen 826 Highway 133, Suite C Carbondale, CO 81623 Reference: Administrative Review Minor Subdivision — Mountain Shadow Place Garfield County File Number MISA-05-17-8547 Dear Mr. Rasmussen; This letter is provided to you, as the authorized representative for Garfield County File MISA-05-17-8547, pertaining to a Minor Subdivision of a parcel owned by Western Slope Welding, LLC with Parcel ID 211934300006. This letter is notification that your request for subdivision has been reviewed by the Community Development Department and the Director hereby issues a determination conditionally approving the request. The conditions of approval are as follows: Conditions Prior to Signature of the Plat 1. The Applicant has 90 days within which to satisfy applicable conditions of approval and provide the following documentation for BOCC signature and recordation: a. A plat mylar with signed Certificates that include Dedication and Ownership, Title, Taxes, Surveyor, and any mortgagees. b. The following amendments shall be made to the plat prior to obtaining signatures. This updated plat shall be provided to and reviewed by the Community Development Department prior to creating a Mylar copy of the plat and obtaining any signatures. j 1. The name and address of the surface owner and mineral owners shall be shown on the plat. A black and white Vicinity Map shall be added to the plat. The setback lines shall be removed from the plat. 1 J iv. The Certificate of Dedication and Ownership shall be updated to match current form. •v. The County Commissioners Certificate shall be updated to match current form. vi. The following plat note shall be added to the plat: No further subdivision of the parcels within Mountain Shadows Place Minor Subdivision are permitted by Minor Subdivision, as defined in the Land Use and Development Code of 2013, as amended. LL vii. A line to fill in the Book and Page for the proposed Codes Covenants and Restrictions shall be added to the plat. viii. Include the annotated distance from the Southeast corner of Lot Two to the nearest property corner. ix. The parking easement graphic designation for the westernmost parking space for Lot 3 is not consistent with its label. The graphic designation of the westernmost parking space for Lot 3 shall be corrected to be consistent with its label. x. The following plat note shall be added: "Current and future owner(s) should be made aware of the potential for sinkhole development, since early detection of building distress and timely remedial actions are important factors in reducing the cost of building repairs should an undetected subsurface void start to develop into a sinkhole during or after construction." c. Recording Fees. ) Prior to the BOCC signature on the Plat the Applicant shall provide the school impact fee, payment in -lieu of school land dedication. The school impact fee shall be in the amount of $13,680.54. Prior to the BOCC signature on the Plat the Applicant shall provide an explanation of the provided cost estimate and explain why the storm drainage, road construction, and erosion control were not included. This explanation shall be reviewed and accepted by the Community Development Department and County designated engineer. Should it be determined that additional improvements need to be included in the cost estimate due to this review or any other required improvements for determination of the financial security, then the Applicant shall revise the cost estimate to the satisfaction of the County Attorney, County designated engineer, and the Community Development Department. 4. Prior to the BOCC signature on the Plat the Applicant shall complete the .Subdivision Improvements Agreement (SIA). The SIA shall be in final completed rjn form prior to scheduling the document for Board signature. The SIA shall be signed by the Board in a public meeting prior to Board signature on the Mylar plat. The SIA 2 shall be reviewed and accepted by the County Attorney's Office and Community Development Department, with all edits completed and signed by the property owner, prior to scheduling the SIA and Mylar plat for signature with the Board. 5. Prior to the BOCC signature on the Plat the Applicant's engineer shall evaluate the 11 e.) applicability of the drainage infrastructure for the 25 -year storm. This evaluation Lf J(' `• shall be reviewed and accepted by the County designated engineer and Community \Y Development Department. 6. Prior to the BOCC signature on the Plat, the below measures shall be incorporated into the CCRs for the development, as recommended by Colorado Parks and Wildlife. Such measures are to help eliminate animal attractants. a. All residents shall use bear -proof trash containers, or create a bear -proof centralized trash pick-up location. b. Encourage new residents to follow "bear aware" practices including: feeding pets indoors and storing pet food indoors, cleaning BBQ grills after use, removing bird feeders during summer months and/or at night, only placing trash out on morning of pick-up, not composting food waste v outside, etc. Ler! j c. Prohibit fruit, berry, and nut producing trees and shrubs from % ,, Cu .ti1 landscaping plans. k tr'` . 7. Prior to the BOCC signature on the Plat an analysis for the turning movements of 'c CU.� the fire protection equipment on the driveway shall be reviewed and accepted by j _,, p y I,► lie Glenwood Spring Fire Department. v 8 Prior to the BOCC signature on the Plat the turnaround for the fire protection 1'a quipment on the driveway be reviewed and accepted by the Glenwood Spring Fire '» -' °''Department. A 9. Prior to the BOCC signature on the Plat the driveway width shall be reviewed and ,� k , accepted by the County designated engineer, Glenwood Spring Fire Department, 17 &‘' and Community Development De artment. 10. Prior to the BOCC signature on the Plat the Applicant shall provide more information �,\AV on the driveway surface material and provisions that are proposed to be taken to 1,\- ensure that the surface will hold up over time and in varying weather conditions Lt'1 given the grade. This information shall be reviewed and accepted by the County designated engineer, Glenwood Springs Fire Department, and Community Development Department. 11. Prior to the BOCC signature on the Plat the Applicant shall provide a description of the winter maintenance that will be performed and an analysis of whether a guard / rail is warranted. This information on winter maintenance and analysis of whether a guard rail is warranted shall be reviewed and accepted by the County designated 3 engineer and Community Development Department. 12. Prior to the BOCC signature on the Plat the Applicant shall conduct a geotechnical investigation of the property and follow the recommendations made by the Colorado Geological Survey (CGS). This geotechnical investigation shall be reviewed and accepted by the County designated engineer and Community Development Department. The Applicant shall comply with all recommendations of the geotechnical investigation. The requirements for the geotechnical investigation, as described by CGS are as follows: Hydrocompaction and subsidence due to dissolution of gypsiferous material. The site soils are derived from and underlain by, at an unknown depth, Eagle Valley Evaporite containing the soluble minerals gypsum, anhydrite, and halite. The surficial debris fan deposits are likely to be loose, low density, low strength, and hydrocompactive, meaning they can lose strength, settle, compress, or collapse under loading and/or when water infiltrates the soils. Thick columns of compressible or collapsible soils can result in very significant settlement and structural damage. Sinkholes, subsidence, ground deformation and settlement due to collapse of solution cavities and voids are active processes in the Roaring Fork Valley, and are an unpredictable risk that should not be ignored. • Lot -specific geotechnical investigations consisting of drilling, sampling, lab testing and analysis will be needed, once building locations have been identified, to: determine the thickness and extent to which the soils beneath each proposed structure are subject to settlement or collapse under loading and/or wetting; characterize soil and bedrock engineering properties such as density, strength, water content, swell/consolidation potential and bearing capacity; determine depths to groundwater, bedrock, and any impermeable layers that might lead to development of a perched water condition; determine the feasibility of full -depth basements, if planned; and provide earthwork, foundation, floor system, subsurface drainage, and pavement recommendations for design purposes. It is imperative that grading, surface drainage, and subsurface drainage are correctly designed, constructed and maintained to prevent wetting of potentially collapsible and expansive soils surrounding foundation elements. • If conditions indicative of subsidence or sinkhole formation are encountered during site investigations or construction, an alternative building site should be considered or the feasibility of mitigation alternatives should be evaluated. • Techniques such as engineered, rigid foundation design, geotextile ground reinforcement, and/or strain isolation trenches should be 4 considered to reduce subsidence -related risks. Other Conditions 13.AII representations of the Applicant within the application and public hearing shall be considered conditions of approval unless otherwise modified by the Board of County Commissioners. 14. All exterior lighting shall be downcast and shielded and comply with Section 7-304, Lighting Standards, of the Land Use and Development Code of 2013, as amended. 15.AII Tots within the development shall be served by City of Glenwood Springs water. The property owner(s) shall comply with all requirements from the City of Glenwood Springs for connection to the municipal water system. 16.AII lots within the development shall be served by the West Glenwood Sanitation District for wastewater. The property owner(s) shall comply with all requirements of the West Glenwood Sanitation District for connection to the District's wastewater system. 17.AII residential buildings shall have fire sprinklers installed prior to issuance of the Certificate of Occupancy. 18.AII residential buildings shall be constructed using Radon Resistant New Construction (RRNC) standards. 19. Building/foundation design and locations shall comply with the geotechnical investigation required to be conducted by Condition number 12, above. Notice of this decision will be provided to the Board of County Commissioners who has the ability to `call-up' the application for review at a public hearing. You will be notified of the Board decision once it is received or upon expiration of the 10 day notice period. Feel free to contact myself or David Pesnichak, the staff planner, if you have any questions regarding this decision. Sincerely, She ,'1 wer, AICP Dire or of Community Development Attac ment Cc: BOCC 5 PNAL PLA' MOUNTAIN SHADOW SUBDIVISION BEING SITUATED IN SEMS WJL of SECTION 34, TOWNSHIP 5 SOUTH, RANGE 39 WEST, 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO • JAC .EYEKn MAE. EVEIKIele, ...K_7, E•lEld•Vr AREA - SOPRIS ENGINEERING - LLC MAIN STREET. T EE.sn n 5PEFT.SURE43 URB MNM 111 So r..1 5OBLQ3 VVLSTFRN HIL15 SUBDIVISION LEGEND 1-1 1 NORTH .111.411.