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HomeMy WebLinkAbout1.0 Cover Letter The Land Studio, Inc. 365 River Bend Way • Glenwood Springs, CO 81601 • Tel 970 927 3690 • landstudio2@comcast.net November 1, 2018 Mr. Patrick Waller, Planner Garfield County Community Development Department 108 8th Street, #401 Glenwood Springs, CO 81601 Re: Flying M Ranch Planned Unit Development and Major Subdivision Preliminary Plan Applications Dear Mr. Waller: Enclosed are the November 1, 2018 Flying M Ranch resubmittal of the Planned Unit Development and Major Subdivision Preliminary Plan Applications per the requirements identified in the associated Pre-Application Conference Summaries. Refinements have been made to the Applications to address the request for additional materials as stated in the September 17, 2018 letter from your office. A response has been provided below with an explanation of each item identified in your letter. The following revisions/additional materials are provided: Legal Review: 1. Both RFTA and Blue Heron have different mailing addresses listed with the Assessor’s Office. Please update those addresses using County Records available through the Land Explorer tool. These addresses have been updated as part of the Applications. 2. Mr. Macgregor needs to sign the applications as the manager of Eastbank LLC rather than as an individual Mr. Macgregor has signed the Applications as the Manager of Eastbank LLC. 3. Please explain how the minerals were researched in compliance with Section 4-101.(E).4. An explanation of mineral interest research has been included in the Applications. The Land Studio, Inc. 2 Water and Wastewater: 4. The application mentions a will serve letter from Roaring Fork Water and Sanitation District, but the letter is not provided in the application. Please provide a letter that meets Section 4-203 (M) of the LUDC. A “Can and Will Serve” letter from RFW&S District has been included in the Engineering Report. PUD Plan Map: 5. 6-302(A)(1)(e): Please include a statement regarding the phasing and timing for the proposed development including the start and completion date of construction of each phase. A Phasing Plan Letter has been included as an Exhibit to the Applications. 6. PUD submittals require a Development Agreement. Please either provide a development agreement, or a waiver request with a statement regarding how future development will be in compliance with applicable code sections. A Development Agreement has been included as an Exhibit to the Applications. 7. The vicinity map for the PUD Plan Map includes the school district site. Please update this to include only Flying M Ranch property. The vicinity map has been revised in the Engineering Plans. PUD Plan Guide: 8. The submitted PUD Guide in Zone District 2 provides Development Standards for multiple use types. However, not all uses approved for that zone district are identified with Development Standards. Please update the PUD guide to provide Development Standards for all use types. The PUD Guide has been updated to include additional Development Standards to address all proposed uses for each zone district. 9. 6-302(A)(4)(c): Please include “Signage standards such as height, lighting, placement, and quantity, as applicable.” Please provide the signage standards this this development within the PUD Guide. The PUD Guide has been updated to include signage standards. 10. Please include a written response to Sections 6-302(A)(1) and (2) The Land Studio, Inc. 3 of the LUDC. A written response to Sections 6-302(A)(1) and (2) have been included in the PUD Application. Lot Lines: 11. The LUDC requires that no lot shall be divided by municipal boundaries, County roads, or public rights-of-way (Section 7-402 D), however it appears that the submittal does not meet this requirement. Please either update the submittal or provide a Waiver Request pursuant to Section 4-118 of the LUDC. A Waiver Request from Section 7-402(D) has been included in the Applications. 12. It is unclear from the Preliminary Plat how lots A1-4 will be accessing the County Road. Please provide a statement regarding this access and update the Preliminary Plat to show any easement that is in place. The Declaration of Ingress and Egress Easement and Maintenance Agreement between Eastbank LLC and KW Glenwood Springs, LLC is included as an Exhibit to the Engineering Report. School Impact Fee: 13. Please provide a calculation of the school impact fee according to Section 7-404. A Waiver Request from section 7-404 has been included in the Application. Transportation: 14. Section 6-401(E) requires the PUD to provide safe, convenient and adequate circulation system designed to accommodate emergency vehicles and other vehicular, pedestrian, and bicycle traffic. Section 7-306 requires multi-modal connections such as trails or sidewalks where links to schools, shopping areas, parks, trails, greenbelts and other public facilities are feasible. Please address your plan for bike and pedestrian circulation along and across Flying M Road, both access roads, as well as to and from Rio Grande Trail and respond more specifically to Section 7-306. Pedestrian and Bike circulation have been addressed in section 7-306. 15. The project will generate significant traffic on County Road 154 and near the Rio Grande Trail Crossing. Please provide additional information on plans to address safety at the crossing. This was also considered during the Sketch Plan process. The Land Studio, Inc. 4 The crossing of County Road 154 and the Rio Grande Trail has been addressed in section 7-306. 16. Please supply a draft of the referenced “joint use agreement” with RE-1 for access road maintenance. See Easement Deed and Agreement for Access Road and Utilities included as an Exhibit to this Application. 17. The application represents that if a future access becomes available off of the Lower Access Road the current Upper Access Road will be blocked. Please provide additional information on how this will be achieved. This has been addressed in the Engineering Impact Analysis Report. 18. The traffic study provided from Felsburg, Holt, and Ullevig indicated that a CDOT access permit would be required. However, the impact analysis provided from High County Engineering indicated that a CDOT access permit would not be required. Please address this discrepancy. This has been addressed in the Traffic Assessment and in The Engineering Impact Analysis Report. 19. Section 4-203 (L)(3)(d) requires consultation with CDOT if the traffic at a State highway intersection is represented to be greater than 20%. The submitted traffic report indicates that traffic at the intersection of CR 154 and SH 82 will exceed 20%. Please provide documentation of the consultation. Additionally, please provide a copy of an application submitted to CDOT for the access permit. This has been addressed in The Traffic Assessment and in The Engineering Impact Analysis Report. 20. Please provide a statement from a Professional Engineer indicating that the road system as proposed meets County requirements from Section 7-107 for the maximum traffic anticipated for each parcel. This should include a representation of the existing road in place for Lot A1-4 from the County Road. Additionally, please ensure that all roads meet requirements in Section 7-302 (N). This has been addressed in the Engineering Impact Analysis Report. 21. Please provide a specific statement detailing how the proposal is in compliance with Section 7-107 of the LUDC that prohibits Dead-end Streets as discussed during the sketch plan review. Alternatively, a waiver may be requested from this section. The Land Studio, Inc. 5 A Waiver Request from section 7-404 has been included in the Applications. 22. It appears that the 1,800 square foot Neighborhood Community Center or Accessory Use was not included in the Traffic Study. Please either update the study, or provide an explanation as to why it was not included. The Neighborhood Community Center traffic has been addressed in section 7-107 of the Applications. Amended Final Plat: 23. The application included an Amended Final Plat plan, however, no Amended Final Plat application has been received. Please provide a statement detailing how the Amended Final Plat fits into the development plan. An explanation of the Amended Final Plat has been included in the Project Description, 4-203.B. Preliminary Plan Map: 24. Please provide the Site data as required in Section 5-402(D) (3). See Sheet 2 of 2 in the PUD Plan Maps. Other: 25. Section 7-301(B)(3) requires hours of operation to be established to minimize impacts to adjacent land use. Please provide proposed hours of operation. Hours of operation have been addressed in section 7- 103.B.3. of the Applications. 26. A Landscape Plan that meets the requirements in Section 4-203 (F) is a required submittal item for the Preliminary Plan application. Please either provide that document or a waiver request. A Landscape Plan and Weed Management Plan have been included in text form on page C0-01 included as an Exhibit to the Applications. 27. Please provide a weed management plan for the site. Additionally, please provide a calculation for the total area to be disturbed, in acres. This will allow the Vegetation Manager to determine if a revegetation security is necessary. A Landscape Plan and Weed Management Plan have been included in text form on page C0-01 included as an Exhibit to this Application. The Land Studio, Inc. 6 28. The application indicates that, “On site ditches are historic lateral conveyances and generally subject to relocation.” The LUDC (7- 201) requires that referrals are sent to Ditch Owners if the application may affect or impact a ditch right-of-way. Please provide a statement addressing whether or not there are any ditch owners that need to be notified. If there are, please provide a mailing address. Ditch Owners have been addressed in section 7-201 of the Preliminary Plan Application. 29. The Sketch Plan process discussed access to the river, however it is unclear from the application what, if any, river access is proposed. One of the engineering documents shows a footpath to the river, but it appears that it is not discussed in the remainder application. Please provide additional details regarding this item. River access has been addressed in section 7-306, Trail and Walkway Standards in the Applications. 30. While not required, staff recommends that the applicant respond specifically to Sketch Plan comments from the Planning Commission. The Applicant feels the resubmittal of the Flying M Ranch Preliminary Plan and PUD Applications has addressed the issues discussed by the Planning Commission at the February 14, 2018 Planning Commission meeting. The contents of this package include three bound copies of the 8.5” x 11” Applications with 11” x 17” Flying M Ranch Planned Unit Development and Major Subdivision Preliminary Plan maps bound separately, as well as a Flash Drive containing a digital copy of these documents. We look forward to continued efforts with you, Garfield County Community Development, the Garfield County Planning Commission, and the Garfield County Board of County Commissioners regarding this project. Best regards, THE LAND STUDIO, INC. By: Douglas J. Pratte