HomeMy WebLinkAbout1.04 Pre-App Conference Summary1
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
PRE-APPLICATION
CONFERENCE SUMMARY
PARCEL NO: 2185-343-00-028 DATE: May 9, 2023 updated June 22, 2023
PROJECT: Sunlight Parkway Preliminary Plan/Plat Application
OWNER: Sunlight Parkway LLC
REPRESENTATIVE: Jason Neuman, Owner/Developer
Rich Carter, Planner/Architect
PRACTICAL LOCATION: Access off of County Road 117 – approximately 1.4 miles south of the
City of Glenwood Springs
ZONING: PUD (Sunlight Parkway PUD)
COMPREHENSIVE PLAN: Residential High (1/3 – 2 Acres per Dwelling Unit)
I. GENERAL PROJECT DESCRIPTION
The applicant recently obtained PUD Rezoning Approval for the Sunlight Parkway PUD by Resolution
No. 2023-22. The PUD zoning allows for 12 lots configured as 6 duplex structures. The Applicant is
anticipating the next step in the review process which is the Preliminary Plan and approval of a
Preliminary Plat consistent with the PUD Zoning. Topics discussed with the Applicant included but
was not limited to the following:
• General Application requirements
• Public Notice requirements
• Survey details and Preliminary Plat requirements
• Submittal requirements including Engineering Plans and designs for required infrastructure
and public improvements.
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• Consistency with PUD Zoning Guide requirements and implementation of key components
• Table 5-401 Submittal Requirements and Table 5-103 Common Review Procedures
The PUD Rezoning Resolution contained several conditions that were to be met at the time of
Preliminary Plan Review. These are contained in Condition #4 in approval resolution and an excerpt
is attached with this summary.
II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS
• Garfield County Comprehensive Plan 2030
• Garfield County Land Use and Development Code, as amended
• Section 5-302(C) Major Subdivision Review – Preliminary Plan Review including review criteria
• Table 5-103 Common Review Procedures
• Table 5-401 Submittal Requirements
• Section 5-402(D) Preliminary Plan Map
• Section 5-402(H) Visual Analysis
• Article 7 Standards including Divisions 1, 2, & 3 and Division 4 Subdivision Standards and
Design Specifications
III. PROCESS
The process is outlined in the table below and in the flow chart excerpt included at the end of the
meeting summary. Public hearings before both the Planning Commission and Board of County
Commissioners are required. Noticing includes publication, posting and mailings 30 days prior to
the public hearings.
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IV. SUBMITTAL REQUIREMENTS
Table 5-401: Application Submittal Requirements
Application Type
Section 4-203 Section 5-402 Section 8-201
B C D E F G H J K L M N B C D E F G H I
Written Narrative/Additional
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Major Subdivisions
5-
302.B Sketch Plan
5-
302.C Preliminary Plan Preliminary engineering reports and
plans: A, B, C.
5-
302.D Final Plan/Plat Engineering reports/ plans: A, B, C, D,
E, F, G.
Engineering Reports and
Plans
A. Roads Trails, Walkways, and Bikeways.
B. Mitigation of Geological Hazard.
C. Sewage Collection and Water Supply and Distribution System .
D. Soil Suitability Information.
E. Groundwater Drainage.
F. Engineering design and construction features for any bridge, culverts, or other drainage features to
be constructed.
G. Final cost estimates for public improvements.
H. Preliminary cost estimates for improvements.
Please note that the General Application Materials include all letters of authorization, statements
of authority, proof of ownership, property owners with 200 ft. and mineral rights owner lists and
research documentation, Agreement to Pay form, and Signed Application Form. Key studies
and/or plans noted in the above table include:
• Grading and Drainage Plans
• Landscape Plan
• Impact Analysis
• A draft improvements agreement
• Water Supply/Distribution Plan
• Wastewater Management Plan
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• The Preliminary Plan Map
• Visual Analysis
• Covenants
• Affordable Housing Plan is not required as you are less than 15 lots.
• Engineering Plans for roads, water, wastewater
In addition to the above table the following clarification and additional details are provided regarding
submittal requirements:
• Document consistency with PUD Zoning Requirements
• Address the Preliminary Plan Review Criteria in Section 5-302(C)
• Address Standards in Article 7 Divisions 1, 2, 3 and 4 , in particular the Subdivision Standards
in Division 4. Application formatting that address each specific code section is recommended.
• Address conditions related to Fire Protection and past referral comments from the Fire
Protection District.
• Address compliance with CPW Recommendations and past referral comments
• Address all PUD Zoning conditions of approval and specifically those required to be addressed
at the time of Preliminary Plan review (see attached excerpt from Condition #4) including:
o Road and Bridge Access Permits and updated Traffic Study
o Civil Engineering for intersection improvements
o Referral will be provided to CGS
o An updated overall geotechnical study/report for the Preliminary Plan site.
o Engineered plans for water and sewer connections.
o Compliance with Fire Protection District recommendations
o Easements for common areas and private road
o Compliance with Weed Management condition
Submit three paper copies and one digital copy of the application. Additional copies will be
requested upon determination of completeness, if necessary. See the land use code for additional
information on submittal requirements.
V. APPLICATION REVIEW
a. Review by: Staff for completeness recommendation and referral agencies for
additional technical review
b. Public Hearing: ___None (Director’s Decision)
_X_Planning Commission
_X_ Board of County Commissioners
__ Board of Adjustment
c. Referral Agencies: May include Garfield County Road and Bridge, Fire Protection District,
City of Glenwood Springs, Garfield County Vegetation Management,
Garfield County Consulting Engineer, Sunlight View Water and Waste
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Water System, Colorado Geological Survey, Garfield County
Environmental Health, other utility providers.
VI. APPLICATION REVIEW FEES
a. Planning Review Fees: $ 675.00
b. Referral Agency Fees: $ TBD – consulting engineer/civil engineer fees/CGS Fees
c. Total Deposit: $ 675.00 (additional hours are billed at $40.50 /hour)
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:
_____6/22/23_________
Glenn Hartmann, Principal Planner Date
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EXCERPT FROM PUD REZONING RESOLUTION NO. 2023-22 – CONDITION #4
4. The following shall be provided and addressed at the time of Preliminary Plan Review:
a. County Road and Bridge Access Permits and supplemental Traffic Study to include additional assessment of
potential need for turning lanes and documentation of adequate sight distances at the Fourmile Rd. intersection.
b. Civil Engineering documents shall include intersection improvements and private roadway cross -sections in
compliance with the County Standards in Section 7-107, unless waivers are requested and approved by the County.
c. A Supplemental Referral to CGS shall be required.
d. An overall Geotechnical and Soils Study including assessment of natural hazards including rock fall and sink holes
potential shall be prepared for the PUD site.
e. Engineered plans for connection to Sunlight View Water and Wastewater system
including compliance with all system requirements and standards.
f. The Preliminary Plan shall demonstrate compliance with the Fire Protection District Recommendations and
requirements for fire hydrant placement and emergency vehicle access.
g. The preliminary plan shall document easements and/or common areas for the private access road.
h. The preliminary plan submittals shall provide detailed plans for weed management consistent with the PUD Guide
and shall quantify areas of disturbance during construction of roadways and common infrastructure and provide
security for reclamation in accordance with County Vegetation Management standards.