HomeMy WebLinkAbout2.0 Staff Report & Exhibits DD 05.29.2021Director's Decision Exhibits
Amended Final Plat Roaring Fork Preserve
(Fi le F PAA-O 3-1 9-87 82)
May 29,2020
Applicants: Jonathan C. Whitman Revocable Trust & Lot Owners
with the Roaring Fork Preserve Subdivision
Exhibit
Number
Exhibit Description
1 Public Notice Hea lnformation Form & Attachments
2 Garfield County Land Use and Development Code, as amended
3 Garfield Cou Com hensive Plan of 2030
4 ication
5 Staff
6 Referral Comments from County Consulting Engineer
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EXHIBIT 5 File No. FPAA-03-2O-87 82
Di rector's Determi nati on
GH
PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW Amended Final Plat Roaring Fork
Preserve - ADU Plat Note
OWNERS . APPLICANTS All Property Owners of Lots 1 - 9,
Roaring Fork Preserve
REPRESENTATIVE Jonathan C Whitman Revocable Trust
Avery Nelson, Wood Pearce Nelson LLC
LEGAL DESCRIPTION Roaring Fork Preserve Subdivision,
according to the final plat thereof
recorded at Reception No. 603992 with
the Garfield County Clerk and Recorder.
PRACTICAL DESCRIPTION The properties are located approximately
one mile east of the Town of Carbondale
off of County Road 100. The lots are
accessed off internal subdivision roads
including Ponderosa Pines Way, Weeping
Wllows Lane, and Silver Spruce Drive.
LOT SIZE Lots range from 5 acres to 15 acres
(Lot 6, 10 acres, Lo|2,5.7 acres)
ZONING Rural (R)
I. DESCRIPTION OF PROPOSAL - REQUEST
The Applicant is requesting an amended Final Plat to modify Plat Note #10 regarding
Accessory Dwelling Units, to shift the Accessory Dwelling Unit allowance from Lot 6 to Lot
2. No other changes are being requested. The Applicant has previously built artist studios
on the property and it is anticipated that one of the existing studios or portion thereof would
be converted into the accessory dwelling unit.
II. AUTHORITY.APPLICABLEREGULATIONS
The Amended Final Plat Application is being processed in accordance with Section 5-305,
Amended Final Plat and 4-103, Administrative Review of the Land Use and Development
Code. An excerpt from Section 5-305 (C) containing the Review Criteria for an Amended
Final Plat is provided below.
Public notice for the Director's Decision is required in accordance with Sections 4-103,4-
101 and Table 5-103. The Applicant has provided copies of certified mailings in
accordance with the Land Use and Development Code notice requirements.
,5.305 AMENDED FINAL PLAT R.EVIEW.
C. Review Criteria
An application for an Amended Final Plal shall meet the following criteria:
1. Does not increase the number of lots; and
2. Does not result in a major relocation of a road or add any new roads; or
3. Will correct technical errors such as surveying or drafting errors.
III. STAFF ANALYSIS
1. The proposed revision to the plat note is generally consistent with the subdivision
approvals and does not increase the number of accessory dwelling units within the
subdivision. Consistent with the underlying Rural Zoning the improvements on Lot 2 would
continue to be limited by the 0.'15 lot coverage restriction and the existing building envelope
for Lot 2.
2. The lots currently designated for an ADU are larger lots within the subdivision
ranging in size from 9.7 acres lo 12.7 acres. Lot 2 is adequately sized a|5,7 acres to
accommodate the use. The ADU would be located within the existing building envelope
which is approximately 41,329 sq.ft. (0.94 acres) in size.
2
3. Consistent with the HOA approval the Applicant intends to convert an existing
accessory (studio) building on the property, ora portion thereof, to the ADU. No additional
structures are proposed at this time.
4. The Application was refened to the Roaring Fork Preserve HomeownersAssociation
(HOA). The HOA has previously provided a letter supporting and approving the proposal
with some conditions. (see attached)
5. The Application was referred to the County's Consulting Engineer. The response to
the referral indicated that no comments were generated (see attached).
6. The Application was referred to the County Building Department. Contact with the
Building Department confirmed the applicability of the current Land Use and Development
Code provisions to the proposed ADU and that any conversion to an ADU of existing
structures would require a building permit and compliance with all conditions or
requirements contained therein.
7. The Application was referred to the County Surveyor's Office. A condition of
approval should require compliance with comments from the County Surveyofs Office prior
to presenting the amended plat for signatures.
8. Review of the amended plat by the County Attorney's Office will be conducted prior
to presentation of the plat for signatures. All concerns of the County Attorney's Office
including but not limited to signature blocks and use of counterpart signature pages for
execution by lot owners shall be subject to approval by the County Attorney's Office.
9. All plat notes from the original recorded plat shall remain in effect are proposed to be
included on the amended plat as submitted. A purpose statement has also been included
on the draft of the amended plat.
10. The proposed amendment will have no impact on any site constraints such as
floodplain, wetlands, waterbody setbacks, or removal of vegetation as the existing building
envelope avoids these areas on the site.
11. At the time of the original subdivision approvals, ADU approvals were granted and
no additional Land Use Code approvals are required for the ADU uses on the designated
lots. The plat note should be updated to reference the current Land Use and Development
Code.
12. The Application complies with the Review Criteria contained in Section 5-305 (C)
noted as follows:
The Application will not result in an increase in the number of lots.
The Application will not result in the relocation of any major roads and does
not add any new roads.
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a Criteria related to correction of survey errors is not applicable.
13. The Roaring Fork Preserve approvals have been reviewed by Staff including the
drainage plans/reports and wetlands analysis. The proposed amendment is consistent with
the existing approvals and plans.
IV. SUGGESTED FINDINGS AND RECOMMENDATION
Staff supports a finding that subject to compliance with conditions of approvaltheAmended
Final Plat of the Roaring Fork Preserve meets the requirements and standards of the
Garfield County Land Use and Development Code including the Amended Plat Review
Criteria contained in Section 5-305. The Application is recommended for Administrative
Approval by the Director of the Community Development Department subject to the
following conditions of approval.
1. That all representations of the Applicant contained in the Application submittals shall
be conditions of approval unless specifically amended or modified by the conditions
contained herein.
2. All requirements from the County Surveyor's shall be addressed tothe satisfaction of
the County Surveyor prior to submittal of the plat for final execution.
3. The Plat including signature blocks, revised plat note, and counterpart signature
pages shall be subject to final review and approval by the County Attorney's Office and
Community Development Department prior to submittal of the plat for final execution.
4. Proposed Amended Plat Note #10 shall be revised to read as follows
10. Accessory Dwelling Units ("ADUs") shall be permitted on Lots 5,2,7 ,
& 8 Only. Each ADU shall comply with the Standards applicable to ADUs set
forth in the Garfield County Land Use and Development Code, as amended.
5. All plat notes from the original subdivision pat shall be included on the Amended Plat
along with the amended plat Note #10.
6. The following corrections shall be made to the plat:
a Use table listing of zoning shall be corrected to reference the current Rural
(R) zoning for the subdivision. Any other outdated reference identified upon
final review shall be updated.
All owners of lots within the subdivision and their lienholders shall be required
to sign/approve the amended plat or counterpart signature pages are to be
provided and recorded simultaneously with the plat.
b
4
c.\Mtere counterpart signature pages are to be used for specific property
owners or lienholders, the signature blocks for those owners shall be edited
to make reference to the counterpart signature page, including its recording
information.
5
Views of the Site - Lof 2 "::i;-':'i
Views of the Site - Lot 6
6
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EXCERPT FROM FINAL PLAT
SHOATI\¡ING LOTS 2 &6
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EXHIBIT
MOUNTñIN CROSS
ENGINEERING. INC.
{iivil and Environmçntal Consulting and Oesign
May 22,2t20
Mr. Glenn Flartman
Garfielcl County Planning
108 8tl' Street, Suite 401
Glenwood Springs, CO 81601
ItE: Roaring Fork Preserve Amended Final Plat: FPAA-03-20-8782
Dear Glenn:
This ofhce has perfomred a review of the clocuments provicled for the Roaring Fork Preserve
Ainenclecl Final Plat application. The subnittal was frrund to be thorough and well organized. The
rcvjew generated no conrnreuts,
Feel free to sall il'you have any questions or contlttents.
Sincerely,
A4ountuin Engtneet't
!
ale, PE
826 % Gland Avenue, Glerrwood Springs, ÇO 81601
P: 970.945.5544 F: 97û.945.5558 www.mountaincross-eng.com