HomeMy WebLinkAbout1.01 Pre-Application Conference Summary4. Pre -Application Conference Summary
C -y
. Garfield County 1
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
PRE -APPLICATION
CONFERENCE
SUMMARY
TAX PARCEL NUMBER: 2189-333-00-037 DATE: 9/7/2018
PROJECT: McNulty Exemption
OWNER/APPLICANT: Sarah Lillian McNulty and Wendy McNulty
REPRESENTATIVE/PLANNER: Davis Farrar
PRACTICAL LOCATION: Off County Road 113, approximately 10 miles northeast of the Town of
Carbondale, generally located in Section 32 and 33, 765, R87W.
TYPE OF APPLICATION: Rural Land Development Exemption
ZONING: Rural (R)
I. GENERAL PROJECT DESCRIPTION
The Applicant owns a 199.7 acre parcel of land and desires to subdivide it into 2 lots. The majority of
the parcel is under conservation easement. The Applicant proposes to create one small 10 -acre parcel
in the northeast corner. The proposed 30 -acre parcel is proposed to be improved with a single-family
residence which may be served by solar energy for electricity along with an individual well and onsite
wastewater treatment system.
The larger remainder parcel is vacant and has one building envelope not currently encumbered by the
conservation easement. This remainder parcel can be served by solar energy for electricity along with
an individual well and onsite wastewater treatment system. However, the Applicant may request
waivers from some of the Article 7 Standards to address the large size of the parcel and the rural,
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ranching nature of the ongoing use of the parcel. Waivers related to water supply plans may request
delaying development and testing the well to a condition of approval or proposals for plan note/deed
restriction to address future development of the well.
The Applicant is encouraged to contact Dwight Whitehead at the Division of Water Resources (970-
945-5665) prior to submitting an application in order to assess options for a legal supply of water for
the new lots. Feasibility information for OWTS should also address both lots. Access to the proposed
lots will need to be addressed and shown on site plans. Any access easements will need to be shown
on the site plan and proposed Exemption Plat. Access to other utilities including electricity will also
need to be demonstrated. The option of executing a Subdivision Improvements Agreement (StA) was
discussed along with the use of deed restrictions and/or plat notes as an alternative to ensure security
for improvements.
II. COMPREHENSIVE PLAN
The Comprehensive Plan Future Land Use map shows the subject property within the Residential Low
Density designation (10+ acres per dwelling unit). The Application should address the proposal's
compliance with this density recommendation.
n
r
EXCERPT FROM FUTURE LAND
USE MAP
Applicant's
Property
-R eeH 1113 TO < 2AuDui'
Res MH 42TO.6AUOur
Res ti i6 TO 10AcJOu1
Rei I-410- Au°
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111. 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 5-203, Rural Land Development Exemption including review criteria in Section 5-203(C)
• Section 4-101 Common Review Procedures
• 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
• Section 4-203 Description of Submittal Requirements (as applicable)
• Provisions of Article 7, Divisions 1, 2, 3 and 4, as applicable including site planning and
subdivision standards.
• Section 4-202, Submittal Waivers and Section 4-118, Waivers from Standards as applicable or
needed.
IV. SUBMITTAL REQUIREMENTS
Outlined below is a list of information typically required for this type of application. This sections is
formatted to function as a checklist for submittals.
▪ General Application Materials
o Signed Application Form
o Signed Payment Agreement Form and application fees
o Proof of ownership (copy of deed, title work) and information on any lien holders.
o A narrative describing the request and related information
o Names and mailing addresses of properties within 200 feet of the subject property
o Mineral rights ownership for the subject property (demonstrated through a search
of Clerk and Recorders database and/or Assessor database, memo attached). A
description of how research was completed is also needed.
o If owner intends to have a representative, a letter of authorization to represent is
needed.
❑ A copy of the Pre -application Summary needs to be submitted with the Application.
❑ Vicinity Map including areas within approximately 3 miles.
7 Site information including topography, existing improvements, infrastructure, irrigation
ditches, and significant features needs to be provided. The site plan should include
improvement location information adequate to confirm that no nonconforming conditions will
result from the proposed subdivision.
Grading and Drainage Plan or waiver requests with supporting information.
1 Impact Analysis
11 Improvements Agreement needs to be addressed and may include the Applicant's plans to
construct any required improvements prior to filing the plat. If no improvements are required
a statement to that effect needs to be provided.
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r Traffic Study: A waiver with basic information on the minimal amount of traffic generated
should be acceptable.
11 Exemption Plat showing the proposed lot lines, all easements and required certificates.
o Water Supply Plan needs to include details on legal water (well permit and/or draft contracts
with Water Conservation Districts), well production tests, and water quality tests. Should the
Applicant wish to delay drilling of wells as a condition of approval, waiver requests are needed.
Should the Applicant wish to propose other options for water supply rnmpliance, waiver
requests are needed along with supporting information that addresses the waiver criteria.
Waste Water Treatment Plan needs to address any constraints including soils and demonstrate
feasibility of installing OWTS on the proposed lots. County permits for any existing systems
need to be provided.
Information as applicable to demonstrate compliance with provisions of Article 7 (including
provision of utility services, water, sanitation, access, soils, geology, topography and hazard
review/mitigation). Application formatting that addresses each section of Article 7, Divisions 1,
2, 3, and 4 Section is recommended.
11 Demonstration of compliance with Review Criteria in Section 5-203(C).
n Referral to the Colorado Geological Survey is also required with an additional referral fee.
Engineering Reports on roads, geological hazards, water & wastewater, soils, and
groundwater, or waiver requests or referral to other submittal sections.
Waiver requests from submittal requirements or standards need to be included in the
submittals and the waiver criteria clearly addressed (Sections 4-118 and 4-202).
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 the paper and digital copies should be split
into individual sections. Please refer to the pre -application summary for submittal requirements that
are appropriate for your Application.
V. REVIEW PROCESS
The review process shall follow the steps contained in Table 5-103 and Section 4-103 for an
Administrative Review including:
• Pre -Application meeting (completed)
• Submittal of Application (3 hard copies & one digital PDF copy)
• Completeness Review
• Additional Submittals if determined to be incomplete
• Setting a date for the Board of County Commissioner (BOCC) public hearing.
• Referrals are sent out to reviewing agencies including the Colorado Geological Survey
• Public Notice completed 30 days prior to the public hearing including posting, publication, and
mailing to Property Owners within 200 ft. and mineral rights owners on the subject property
• BOCC Public Hearing for a decision by the Board
• Applicant addresses ail conditions of approval
• Circulation of the plat for Applicant & Other Signatures
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• Board of County Commission Signing the plat as a consent agenda item once all conditions
have been met.
Public Hearings
Referral Agencies:
Director Decision
:Planning Commission
X 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 Vegetation Manager, Colorado Geological
Survey, Fire Protection District, Garfield County Environmental Health,
and the Land Trust holding the Conservation Easements.
VI. APPLICATION REVIEW FEES
Planning Review Fees: S400
Referral Agency Fees: $tbd (Colo.Geological Survey review cost tbd)
Total Deposit: $400 (additional hours are billed at hourly rate of $40.50)
VII. GENERAL APPLICATION PROCESSING
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 summary
is valid for a six month period, after which an update should be requested. 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:
9/20/18 Updated 10/9/18
Glenn Hartmann, Principal Planner Date
Garfield County Community Development Department
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R. Section 6-203 Rural Land Development Exemption
Garfield County
Runt Land DavatopnoM Exantptlen Review Proms
{Section 5.2[13)
Stop 1, Pse•nppbcitiorr La+dctc+xc
• Appfkant hash months to submit apolk.ation
Sul) 2: At1llliuliu 1 Submittal
10 Lots or Resat
Strip A40h in n PiIIIi I!Rari ny
•PublisIsad, posted, and mailed to
w ham* WoParty owran within 100 lave
f ed n.neral craws, s, at !sag 3a tlsys but
no rrspn Man a0 gait poor to BOCC
public hearing
StrpRufamil
Strop 6, Evaluation by Director
Mors than 10 Lot,
Stew]: Srhnduh' 1 PuI1 c Hearing
•Pualltheo, pentad, and manse( r., adhrant
property pwrrn wahin 700feet and
mina rel
MY hare, le lame 30 days but DO
mere than 00 Bari prier WPC public
hearing
;:«p>: Refer/al
Step G: Evaluation by Oiredor
Stop b: srhellu11, l'1/11111. Ilwsring HIi
PMvid« WI we
• Publishedposted. and mm led to
'diet -ant properly owners within 000
feet gad remnant owner:, at least 30
days but. no more than 60 der: pour to
BOCC public hearing
her f
• Applicata hes 1 year to meet any
conditions of apprtwal
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'41".4 A 4Wwlx0+aay
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.
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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.
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eral Application Materials
,Vicinity Map
Site Plan
Grading and Drainage Plan
Landscape Plan
impact Analysis
Rezoning Justification Report
,Development Agreement
Improvements Agreement
Traffic Study
Water Supply(Distribution Plan
Wastewater Management Plan
£OZ -7 uwloag
Yield Plan Site Map w
Sketch Plan Map t7
Preliminary Plan Map
Final Plan Map rn
Final Plat -n
Open Space Plan Map C7
Visual Analysis 2
Codes, Covenants, Restrictions
Zatr-s uopoas
Table 5-401: Application Submittal Requirements
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