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HomeMy WebLinkAbout1.10 Plan Review Criteria Compliance DocsPART 5A REVIEW CRITERIA - COMPLIANCE with ARTICLE 7: STANDARDS Sunlight Parkway Preliminary Plan/Plat Applica on The narrative that follows contains written statements describing how the proposal addresses the following review and approval criteria for the Sunlight Parkway property: DIVISION 1: General Approval Standards 7-101. ZONE DISTRICT USE REGULATIONS: The proposed Preliminary Plan and Plat shall comply with Article 3, Zoning, including the recently approved PUD zoning for this property and its associated Sunlight Parkway PUD Guide. 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS. The proposed Preliminary Plan and Plat is in general conformance with the Garfield County Comprehensive Plan as follows (and complies with any applicable intergovernmental agreement): The comprehensive plan specifically labels this property with a Residential High (Res H) designation, one of the very few properties in the Glenwood Springs area to be given this designation. The Res H designation allows for the departure from the 2-acre minimum lot size (under the Rural zone district regulations), down to a denser concentration of 1/3 acre minimum lot sizes. Our average proposed lot size will be approximately .7 acres, which doubles the minimum allowable size per lot under the Res H designation requirements. The majority of each property will preserve the existing natural vegetation by creating allowable building areas (building envelope) in the vegetation-free zone at the base of the property. The visual impact of this development will be minimized by creating 6 duplexes, as opposed to 12 single- family houses. The duplexes will straddle every-other property line, which will effectively create a large open space between structures. Rear-yard set-backs will be 50 feet from Fourmile Road so that a natural green-belt can be preserved between the road and new structures. Our proposal will take a responsible approach to helping solve the need for smart, responsible and efficient housing growth in our community. We are opposed to maximizing the allowable density of this property, and have instead chosen to take a more responsible approach be creating a more harmonious plan that fits the existing fabric of the Fourmile Corridor. We feel that our six buildings on 8.624 acres is a good balance to meet the housing need while blending-in to the surrounding community. 7-103. COMPATIBILITY. The nature, scale, and intensity of the proposed Preliminary Plan and Plat are compatible with adjacent land uses. Current property sizes around this proposed PUD (within a 1/2 mile) range from .8 acre lots to 3.3 acre lots. The average size of the proposed lots for this PUD is approximately .7 acres. Factoring-in that the proposed structures will be duplexes, there will be 1 structure per 2 lots ... which is essentially 1 structure per 1.4 acres. The visual impact of structures vs. land on this PUD will be comparable and consistent to existing properties along this section of Fourmile Road. 7-104. SOURCE OF WATER. This application for the proposed Preliminary Plan and Plat has an adequate, reliable, physical, long-term, and legal water supply to serve the use. Water is currently available on the site (refer to the Site Plan for location). Will Serve letter for water is attached to this application. Also please refer to Part 5C herein for the November 3, 2023 Sopris Engineering, LLC Engineering Letter, which addresses this section’s topic in greater detail. 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS. A. Water and B. Wastewater Distribution Systems. The proposed Preliminary Plan and Plat shall be served by water and wastewater distribution systems that is adequate to serve the proposed use and density. Water and sewer are currently available on the site (refer to the Site Plan for locations). Will Serve letters for water and sewer are included in this application. Also please refer to Part 5C herein for the November 3, 2023 Sopris Engineering, LLC Engineering Letter, which addresses this section’s topics in greater detail. 7-106. PUBLIC UTILITIES. A. Adequate Public Utilities; and B. Approval of Utility Easement by Utility Company. Adequate Public Utilities are currently located on the property and available to serve the proposed Preliminary Plan and Plat. Additionally, all existing and proposed new utility easements have been shown on the Preliminary Plan/Plat for review and approval by the applicable utility companies (no future easements are anticipated). Also please refer to Part 5C herein for the November 3, 2023 Sopris Engineering, LLC Engineering Letter, which addresses this section’s topics in greater detail. C. Utility Locations; D. Dedication of Easements; and E. Construction and Installation of Utilities. During the site development construction stage for the property, all portions of these sections will be followed to ensure compliance with the Garfield County LUDC. 7-107. ACCESS AND ROADWAYS. All roads within the proposed Preliminary Plan and Plat have be designed to provide for adequate and safe access for review by the County Engineer. A. Access to Public Right-of-Way. Access to this property will be used through the existing access point along Fourmile Road. B. Safe Access. The existing access point is proposed to be cleaned-up and re-aligned so that a perpendicular approach, with adequate sight lines for vehicles to safely enter and exit the property, can be maintained. As shown on the Prelim. Plan/Plat; and associated Civil Plans. C. Adequate Capacity; and E. Impacts Mitigated. Refer to the separate Traffic Study prepared by Kimley Horn. All roadway improvement and impact fees will be paid in full at time of construction. D. Roadway Dedications. The proposed site access road will be privately owned right-of-way (ROW), which will be owned and maintained by the homeowner’s association (HOA). F. Design Standards. The design standards and improvements are shown on the Civil Plans. Also please refer to Part 5C herein for the November 3, 2023 Sopris Engineering, LLC Engineering Letter, which addresses this section’s topics in greater detail. Including a compared the proposed road improvements to the Garfield County secondary access road standards from table 7-107. 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS. Per a letter dated 1/28/2019 from Kevin McCoy (Engineering Geologist with the Colorado Geological Society), in reference to this property, Mr. McCoy states: 'The subject parcel is located at the toe of a steep rocky slope. Mapped colluvium and debris flow deposits (Kirkham et al., 2014; CGS OF-14-14) indicate the potential for rockfall and/or debris flows; these deposits may also be subject to collapse/hydrocompaction. Additionally, the parcel is located within the Carbondale Collapse Center, an area that is subject to evaporite-related sinkholes. These hazards should be manageable if properly evaluated and designed for. The CGS recommends that geotechnical and/or geologic hazards investigations for future development at the parcel include (but not be limited to) evaluation of these anticipated hazards.' Based on these comments a Geologic Site Assessment has been undertaken for this property. The results of this study indicate that the project’s site geology should not present major constraints or unusually high risks to the proposed development. A. Rockfall - No rock outcrops capable of producing rockfall that would impact the proposed building areas were observed. B. Potential Debris Flow – There is one small drainage channel on the steep slope to the east of the proposed development area. There is not a significant basin associated with this channel and channelized flow should not be expected at the proposed development area. Minor sheet flow off of the steep slope to the east of the proposed development area should be expected, but should not present a hazard with proper drainage and grading for the development. Please see the Subsoil Study and Geologic Site Assessment report by Kumar & Associates, Inc. (09/13/23) for more details. 7-109. FIRE PROTECTION. A. Adequate Fire Protection. Adequate fire protection will be provided for the proposed Preliminary Plan and Plat as required by the appropriate fire protection district (Glenwood Springs Rural Fire Protection District). B. Subdivisions. The site will have good emergency access from Four Mile Road. The onsite access road has been designed to provide access to all fire trucks and other emergency vehicles. The cul-de-sac is 90’ diameter to the flowline as required by the Fire department. Further, the proposed water main and fire hydrant will provide adequate water for fire protection. The proposed Preliminary Plan and Plat are to be reviewed and approved by the Glenwood Springs Rural Fire Protection District. Also please refer to Part 5C herein for the November 3, 2023 Sopris Engineering, LLC Engineering Letter, which addresses this section’s topics in greater detail. DIVISION 2: General Resource Protection Standards 7-201. AGRICULTURAL LANDS. A. No Adverse Effect to Agricultural Operations. The proposed Preliminary Plan and Plat property is bordered by 4 other properties and one public right- of-way (Fourmile Road). Of the 4 bordering properties, 3 are residential uses, while the other (to the east) is listed as vacant land. No agricultural lands share a common property line with this piece of property. 7-202. WILDLIFE HABITAT AREAS. Roughly 3.9 acres of this property (45% of the total size) will be undisturbed, so that to provide open space, preserved vegetation and a natural barrier between the proposed development and bordering properties. This 3.9 acres of land is continuous in nature; it is not broken-up into multiple pieces. This large area of native vegetation will provide wildlife with the majority of the existing heavily vegetated features on the property to be preserved and undisturbed ... allowing existing wildlife habitat to remain as-is on this property. Therefor the proposed Preliminary Plan and Plat provides “Locational Controls of Land Disturbance”; and “Preservation of Native Vegetation’ to avoid and mitigate impacts to wildlife habitat areas. 7-203. PROTECTION OF WATERBODIES. Within the boundary of the proposed Preliminary Plan and Platt here are no reservoirs, lakes, ponds, wetlands, rivers, streams or other geological features that move water from one place to another 7-204 DRAINAGE AND EROSION. The grading, drainage, erosion and sedimentation concepts and controls are shown on the proposed Preliminary Plan and Plat, and associated Civil Plans. Said plans have been designed to comply with the Garfield County code requirements. Also please refer to Part 5C herein for the November 3, 2023 Sopris Engineering, LLC Engineering Letter, which addresses this section’s topics in greater detail. 7-205. ENVIRONMENTAL QUALITY. A. Air Quality; and B. Water Quality. Development of the proposed Preliminary Plan and Plat is not expected to any adverse effects on air quality or water quality. Further, all hazardous materials will be stored and used in compliance with applicable State and Federal hazardous materials regulations. 7-206. WILDFIRE HAZARDS. Per the counties Wild land Fire Susceptibility Index, this property is located in a high danger area. The proposed Preliminary Plan and Plat development has been planned to avoid any sustained slopes of 30% or greater, and there are no known fire chimneys. Further, the following steps have been taken to ensure that safety requirements are met (with adequate fire access, fire lanes, water source, fire hydrants and maintenance provisions): The site will have good emergency access from Four Mile Road. The onsite access road has been designed to provide access to all fire trucks and other emergency vehicles. The cul-de-sac is 90’ diameter to the flowline as required by the Fire department. Further, the proposed water main and fire hydrant will provide adequate water for fire protection. Finally, roof materials for the proposed new homes shall be made of noncombustible materials or other materials as recommended by the local fire agency. 7-207. NATURAL AND GEOLOGIC HAZARDS. All county and state requirements and regulations, as they relate to natural and geological hazards, Are intended to be met with design documents prepared by Sopris Engineering, LLC. As part of this proposed Preliminary Plan and Plat application, a Subsoil Study and Geologic Site Assessment has been prepared for this property. The results of this study indicate that the project’s site geology should not present major constraints or unusually high risks to the proposed development. Please see the Subsoil Study and Geologic Site Assessment report by Kumar & Associates, Inc. (09/13/23) for more details. 7-208. RECLAMATION. Areas disturbed during development of the proposed Preliminary Plan and Plat property shall be restored as natural-appearing landforms that blend in with adjacent undisturbed topography. When the final landform is achieved, the surface shall be stabilized by vegetation or other means to reduce further soil erosion from wind or water, provide forage and cover, prevent fugitive dust as required by State Statute, and reduce visual impacts. Proper grading and revegetation practices, along with weed management, application of top soil, removal of debris around the property will be maintained at each property. Some of these requirements are also outlined in the PUD Guide for this proposed development. DIVISION 3: Site Planning and Development Standards. 7-301. COMPATIBLE DESIGN. The design of development associated with the proposed Preliminary Plan and Plat shall be compatible with the existing character of adjacent uses. The proposed site has been organized so that natural features such as the heavily vegetated areas and the steep grades will not be disturbed. The dense natural vegetation will screen this proposed development from surrounding existing developments and properties as well as to maintain the existing wildlife habitat. The un-vegetated, relatively flat center portion of the property will be used for development of utilities, structures and a single road. The historic entry to the property (from Fourmile Road), will be maintained and improved, to provide safe access to and from the development. This property will serve as a residential neighborhood when complete ... so no nuisances generated by commercial businesses, such as dust, gas, fumes, glare ... are anticipated above and beyond what you would expect at a typical residential neighborhood. The proposed residential development will essentially appear to be no different than the surrounding properties, so no buffering to separate different zone districts will be necessary. All development for the properties will be subject to comply with the standards set within the Sunlight Parkway PUD Guide (Part 14 of this submittal). Acceptable building materials and colors have been laid- out, so that the fabric of this new development will blend-in with the existing neighboring properties, as well as the natural surroundings found along the Fourmile Road corridor. 7-302. OFF-STREET PARKING AND LOADING STANDARDS. For the proposed Preliminary Plan and Plat, as indicated in Table 7-302.A (Minimum Off-Street Parking Standards by Use), 2 spaces for each residential unit will be provided for parking (in garage and driveway). Further, no on-street parking will be allowed. All parking spaces will be provided on the individual lots. 7-303. LANDSCAPING STANDARDS. All landscaping requirements for the properties within the proposed Preliminary Plan and Plat will be subject to comply with the standards set within the Sunlight Parkway PUD Guide (Part 14 of this submittal). Acceptable planting materials shall be consistent with the existing neighboring properties, and natural surroundings found along the Fourmile Road corridor. All disturbed portions of the property will be reclaimed per earlier response to Section 7-208 (Reclamation). Native and compatible planting materials that are suitable with the local soils and climate, as well as drought resistant planting materials will be encouraged for use as landscaping materials. Minimum planting sizes are also outlined in the PUD Guide, that are consistent with the county requirements outlined in this section. Placement of trees and shrubs will be encouraged to be done in clumps, to create a more natural integration with the surrounding natural environment. Placement of landscaping will also be mindful to vehicular safety ... such as new or existing vegetation located at intersections and driveway access to individual properties. All safety regulations spelled-out in Section 7-303 (I) will be required. 7-304. LIGHTING STANDARDS. For the properties within the proposed Preliminary Plan and Plat, in order to eliminate over lighting and light pollution, and maintain the existing dark sky standards up and down the Fourmile Road corridor, all requirements laid-out in Section 7-304 will be maintained and enforced (downcast, shielded, hazardous, flashing and height limits). Further requirements for lighting can be found in the Sun light Parkway PUD Guide (Part 14 of this submittal). The intent for all lighting that is visible from surrounding properties and public rights-of-way is that it shall be designed, installed, maintained, and operated to control glare and light trespass, minimize obtrusive light, maintain safety, prevent the negative impacts of light pollution on wildlife habitat and migratory patterns, and avoid degradation of the nighttime visual environment and the rural character of Garfield County. 7-305. SNOW STORAGE STANDARDS. For the properties within the proposed Preliminary Plan and Plat, a snow storage location, between Lots 6 & 7, will be as shown on the Preliminary Plan/Plat and Civil Plans Site Plan (Part 3A of this submittal). A 30' wide easement has been provided between the two properties to allow for snow storage. The location for this is based on existing grades that will take the melted snow to the existing drainage ditch located on the west side of the property. Also, additional snow storage areas have been designated along select portions of the outer edges of the proposed private road ROW, including a wider ROW area near the intersection with Fourmile Road. Also please refer to Part 5C herein for the November 3, 2023 Sopris Engineering, LLC Engineering Letter, which addresses this section’s topic in greater detail. 7-306. TRAIL AND WALKWAY STANDARDS. Per the County standard, a multi-modal connection, such as a trail or sidewalk, shall be provided in a development where links to schools, shopping areas, parks, trails, greenbelts, and other public facilities are feasible. For the proposed Sunlight Parkway Preliminary Plan and Plat such links are not applicable. Therefor no sidewalk or trail is proposed within the 50' private road right-of-way that serves these properties. There will be no dedicated trail systems through the property. DIVISION 4: Subdivision Standards And Design Specifications.. 7-401. GENERAL SUBDIVISION STANDARDS. A. Maintenance of Common Facilities. For the proposed Preliminary Plan and Plat the only common facility is the private road ROW. Maintenance of this ROW shall be accomplished through covenants of a homeowners association, and/or a separate maintenance agreement. B. Domestic Animal Control. In each residential unit within the proposed Preliminary Plan and Plat, domestic animals shall be confined within the owner’s property boundaries and kept under control when not on the property. This requirement for domestic animal control has been included in the protective covenants for the Subdivision, with enforcement provisions (Part 11 of this submittal). C. Fireplaces. Any new solid-fuel burning stove, as defined by C.R.S. § 25-7-401, et seq., shall be limited to 1 per lot within a Subdivision. Open hearth, solid-fuel fireplaces shall be prohibited. All dwelling units shall be allowed natural gas burning stoves and appliances. These requirements have been included in the protective covenants for the Subdivision (Part 11 of this submittal). D. Development in the Floodplain. There is no floodplain associated with this proposed Preliminary Plan and Plat. 7-402. SUBDIVISION LOTS. All lots within the proposed Preliminary Plan and Plat shall conform to the County’s required specifications as listed in 7-402 for: A. Lots Conform to Code (unless modified by the Sunlight Parkway PUD zoning and/or PUD Guide, which shall then apply – see Part 14 of this submittal for PUD Guide); B. Side Lot Line Alignment; C. Lots Configuration, Cul-de-Sacs; and D. Lot Division by Boundaries, Roads, or Easements Prohibited. 7-403. SURVEY MONUMENTS. Survey Monuments shall be set within the proposed Preliminary Plan and Plat by Sopris Engineering, LLC. All in compliance with the County’s required standards as stated in 7-402. 7-404. SCHOOL LAND DEDICATION. Due to the size and location of the proposed Preliminary Plan and Plat, the applicant proposes make a cash payment to the School District (in care of the County) in lieu of dedicated land for the impact of the Subdivision on School District. Based on the definition of “Multi-Unit Dwelling” in the GCLUC (A dwelling containing 3 or more dwelling units) the proposed duplex, or 2-Unit Dwellings proposed, would not be categorized as “Multi-Family” for the number of students generated per type of dwelling unit. Therefore the number of students generated per type of dwelling unit would then be based on the “Single Family” 0.49 student per dwelling factor; and “Single Family” “Land Dedication Standard” of: 870 square feet per unit, or .020 acres. Thus utilizing the “Formula for Payment” stated in 7-404.3.C., and assuming the “Unimproved Per Acre Market Value of Land” of $43,483.30/ac* x Land Dedication Standard 0.020 ac. x Number of Units 12 = $10,436.00 Cash-In-Lieu Payment (to be paid following Final Plat approval, and prior to recordation). * Based on the 2023 Actual Tax Valuation for the 8.624 acre parcel $375,000.00/8.624 = $43,483.30/ac. 7-405. ROAD IMPACT FEES. The County shall collect Road Impact Fees for new development prior to the issuance of a building permit consistent with the adopted fee schedule. The proposed Preliminary Plan and Plat shall pay the following impact fees per development type at the time of building permit, based on the actual square footage of Finished Floor Areas for each residential unit: Finished Floor Areas of 1,901 to 2,400 S.F. = $2,385.00 impact fee. Finished Floor Areas of 2,401 S.F. and greater = $2,703.00 impact fee.