HomeMy WebLinkAbout1.01 Pre-Application 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
TAX PARCEL NUMBER: 240718418028 DATE: 5/28/2021
PROJECT: BATTLEMENT MESA SUBDIVISION – HALF MOON
OWNERS: RISING TIDES ENTERPRISES LLC
CONTACT/REPRESENTATIVE: PROJECT PLANNER - SARA TIE - CONNECT ONE
DESIGN
ENGINEER/SURVEYOR: DANNY STEWART- ROARING FORK ENGINEERING
PRACTICAL LOCATION: NW OF INTERSECTION OF STONE QUARRY RD AND
NORTHSTAR TRL
TYPE OF APPLICATION: MAJOR SUBDIVISION (PRELIMINARY PLAT)
ZONING: PUD (HALF MOON – MEDIUM DENSITY RESIDENTIAL)
COMPREHENSIVE PLAN: RESIDENTIAL HIGH, PARACHUTE AREA OF INFLUENCE
I. GENERAL PROJECT DESCRIPTION
The applicant discussed two proposed subdivisions within Battlement Mesa that are being
planned. A third proposal is also being planned that will involve condominiums or similar
ownership, but was not discussed at this time. This Pre-Application Report addresses the Half
Moon proposal. The other proposal discussed, Elk Run, is addressed under a separate Pre-
Application Report.
The Halfmoon subdivision proposes to use a zero-lot line approach to create 48 single family
detached lots. The total parcel size is 8.37 acres. Currently, Battlement Mesa PUD defines
the minimum lot size as 4,000 sf and the max lot size is 13,000 sf. An image of the conceptual
subdivision layout is below.
2
The concept is for these homes to be smaller, “starter” homes. The property owner/developer
plans to generate parameters and allow approved builders to be selected by property owners.
Staff discussed problems previous zero-lot line developments have experienced. Staff also
recommended consolidating the open space into a larger, more usable area. The applicant
later said that the shared open spaces would double as stormwater detention/retention areas.
The applicant is planning on treating Northstar Trail as the rear of the lots double fronting on
it and the proposed road. They would use a privacy fence to delineate the rear yards. This
may conflict with the current neighborhood design form of the area. The applicant also had
concerns about rear easement requirements and ROW or utility easements on Northstar
Road.
There were some general concerns about mapped and unmapped floodplains. The applicant
was interested in using newer, but unadopted flood hazard maps verses the older, adopted
maps. The applicant was also concerned about what level of detail into a traffic study they
would need to provide to fulfill the application requirements. Staff recommends conducting a
traffic study that considers the complete buildout of their three proposed developments. This
will allow all parties to determine the cumulative impact of future developments on the road
system.
The street layout should conform to the PUD guide. The conceptual road configuration the
applicant is proposing is shown below.
3
Staff would also recommend providing an overall view of the totality of the developers plans
for the future of Battlement Mesa, as much as possible . This will help staff, planning
commission, and the board of commissioners better understand the cumulative impacts and
benefits of the proposed subdivisions.
II. COMPREHENSIVE PLAN
The property is within the Parachute Area of Influence (3-miles). Proposed site is designated
Residential High (RH) (7,500 sq. ft. to 2 ac/du) per the Future Land Use Map (FLUM). The
proposed the proposed development fits within the FLUM designation.
III. REGULATORY PROVISIONS, PUD PROVISIONS, AND POLICY THE APPLICANT
IS REQUIRED TO ADDRESS
The following Sections of the Garfield Land Use and Development Code as amended apply
to the Application:
➢ Garfield County Comprehensive Plan 2030 as amended
➢ Garfield County Land Use and Development Code as amended
o Section 5-302 Major Subdivision Review
o Table 5-103 Common Review Procedures and Required Notice
o Table 5-401 Application Submittal Requirements
o Section 5-402 Description of Submittal Requirements
o Section 4-203 Description of Submittal Requirements as applicable
o Provisions of Article 7 Standards
o Section 4-202 Submittal Waivers as applicable
o Section 4-118 Waivers from Standards as applicable
➢ Battlement Mesa PUD Guide
IV. SUBMITTAL REQUIREMENTS
As a convenience outlined below is a list of information typically required for this type of
application. Table 5-401 outlines the specific application submittal criteria. The following list
can function as a checklist for your submittal.
4
General Application Materials
o Signed Application Form
o Signed Payment Agreement Form and application fees
o Proof of ownership (copy of current 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).
o If the owner is an entity or trust, a recorded Statement of Authority, authorizing
a person to encumber the property.
o If the applicant is a representative of the owner, 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.
Site Plan and related information (some may be shown on the proposed plat) including
topography, existing improvements, infrastructure, irrigation ditches, and significant
features. The site plan should include improvement location information adequate to
confirm that no nonconforming conditions will result from the proposed subdivision.
Grading and Drainage plans.
Landscape Plan.
Impact Analysis.
Improvements Agreement.
Traffic Study, update to original traffic studies considering full build out .
Water Supply/Distribution Plan including a “will serve” letter.
Wastewater Management Plan including a “will serve” letter.
Preliminary Plan Map.
Open Space Plan Map.
Visual Analysis.
Codes, Covenants, Restrictions.
o PUD Guide
o Confirmation of compliance with Battlement Mesa PUD, Improvement
Agreements, and previous Conditions of Approval
5
o Proposed CC&R’s.
Preliminary Engineering including roadways, mitigation of geological hazards, and
sewage collection and water supply and distribution systems.
Documentation of compliance with standards contained in Sections of Article 7, Divisions
1, 2, 3 and 4. Application formatting is recommended to address each individual
section/standard.
Floodplain and Wetlands analyses.
Documentation of compliance with Table 7-107, Roadway Standards or PUD standards.
Demonstration of legal access along private roads, maintenance agreements, and similar
material for proposed roadways.
Referral to Colorado Geological Survey (CGS) and required fees or docume ntation of
past referral comments and confirmation from CGS that the comments were still valid.
WAIVER REQUESTS
Waiver from standards are subject to compliance with Section 4 -118 and waivers from
submittal requirements are subject to compliance with Sectio n 4-202. Waiver requests need
to be specifically requested in the submittals, with supporting justification including
demonstration of compliance with the review criteria in Sections 4 -118 and 4-202.
ADDITIONAL STAFF CONSULTATION
As needed or for clarification of any of the above items, staff is available for additional
consultation prior to submittal and/or a courtesy review of draft submittal documents.
The Application submittals needs to include 3 hard copies of the entire Application and 1
Digital PDF Copy 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
6
Staff will review the application for completeness and recommendations. Referral agencies
for additional technical review.
Public Hearing(s): No Public Hearing, Directors Decision (with notice per code)
X Planning Commission
X Board of County Commissioners
Board of Adjustment
Referral Agencies: May include but are not limited to: Garfield County Surveyor, Garfield
County Road and Bridge Department, Garfield County Consulting Engineer, Garfield County
Attorney’s Office, Garfield County Vegetation Manager, Garfield County Department of
Environmental Health, Division of Water Resources, Colorado Department of Public Health &
Environment, Grand Valley Fire Protection District, Colorado Geological Survey.
VI. APPLICATION REVIEW FEES
7
Planning Review Fees: $675
Referral Agency Fees: $TBD ($950 Colo. Geological Survey Referral fees, check
separately made out- others TBD)
Total Deposit: $675 plus CGS referral fee paid separately (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:
7/9/2021
Date
8
9
10