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HomeMy WebLinkAbout1.28 Additions to Article 7Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 1 Article 7 Compliance Half Moon Subdivision Battlement Mesa, CO DECEMBER 10, 2021 Prepared by Daniel Stewart, P.E. Sara Tie Roaring Fork Engineering Connect One Design 592 Highway 133 350 Market Street, Unit 307 Carbondale, CO 81623 Basalt, CO 81621 Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 2 DIVISION 1. GENERAL APPROVAL STANDARDS. 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS. A. Water Distribution Systems. - Proposed water system is adequate. 1. N/A 2. a. Property is within BMMD service area. b. The development consists of more than 15 dwelling units. B. Wastewater Systems. - Proposed water system is adequate. 1. Subdivision is proposed to connect to BMMD sewer system. 2. a. Subdivision is proposed to connect to BMMD sewer system. b. N/A 7-106. PUBLIC UTILITIES. A. Adequate Public Utilities. - Adequate public utilities are provided in the proposed design. B. Approval of Utility Easement by Utility Company. - The rights-of-ways as well as a 10-foot utility easement boarding all right-of-way are dedicated to public and private utility providers. C. Utility Location. 1. All proposed utilities are underground. 2. All proposed utilities are within right-of-way or dedicated utility easements. 3. Dimensional Requirements. a. N/A b. N/A c. N/A d. N/A e. Rights-of-ways are being used as multiple utility corridors. Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 3 D. Dedication of Easements. - All easements will be dedicated to the public or HOA. E. Construction and Installation of Utilities. - Utilities will be installed per industry standards. There are no existing trees or mature vegetation on the property. F. Conflicting Encumbrances. - All easements are free from conflicting legal encumbrances. 7-107. ACCESS AND ROADWAYS. All roads are designed to provide adequate and safe access according to these design standards, AASHTO and FHWA. A. Access to Public Right-of-Way. - All lots have access to the public right of way. B. Safe Access. - Access is in compliance with County, State and Federal access regulations. A traffic study was conducted in accordance with these standards to ensure impacts to county roads were under improvement thresholds and safe for use. C. Adequate Capacity. - A traffic study was conducted in accordance with these standards to ensure impacts to county roads were under improvement thresholds and safe for use. D. Road Dedications. - Rights-of-ways will be dedicated to the public and will not be designated as county roads. E. Impacts Mitigated. - N/A F. Design Standards. 1. All proposed roads join in a logical manner and at a perpendicular alignment to Northstar Trail. 2. Proposed intersecting streets exceed 200 feet between the next intersecting street. 3. There will be no duplicate street names. 4. The roads are designed to minimize unsafe conditions. 5. All proposed roads rejoin Northstar Trail. a. N/A. b. N/A (1) N/A (a) N/A (b) N/A (2) N/A (a) N/A (b) N/A c. N/A Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 4 6. N/A 7. The road system is designed with a storm sewer system. 8. N/A 9. Roads are designed in accordance with the IFC. 10. Street signs are provided at all intersections. No sidewalks are proposed in the development. 11. Drainage Structures. a. Drainage structures are designed in conformance with county standards. b. No driveways connect to county roads in this subdivision. 12. No roadside ditches are proposed in this subdivision. 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS. - N/A 7-109. FIRE PROTECTION. A. Adequate Fire Protection. - Fire hydrants are provided in accordance with the IFC. B. Subdivisions. - Noted. DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS. 7-201. AGRICULTURAL LANDS. - This section does not apply. 7-202. WILDLIFE HABITAT AREAS. - This section does not apply. 7-203. PROTECTION OF WATERBODIES. - This section does not apply. 7-204 DRAINAGE AND EROSION. A. Erosion and Sedimentation. - Noted. B. Drainage 1. All grading in the proposed subdivision provides positive drainage away from building locations. 2. Drainage patterns in the subdivision follow natural/historic routing. a. N/A b. Subdrains will be in accordance with the recommendations provided in the geotechnical report for this subdivision. c. There is no concentrated drainage to adjacent lots in this subdivision. C. Stormwater Run-Off. 1. a. Sheet flow will be maintained by each individual lot. b. On-site treatment is provided via two detention ponds within the subdivision prior to discharge in a natural drainage. c. Two detention ponds are provided within the proposed subdivision and sized to accommodate additional flows from the subdivision Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 5 and discharged at a historic rate. 2. a. Drainage from residences will sheet flow through landscaping. All public drainage will be routed to onside detention structures. b. Impervious areas are drained to dry ponds. c. Slopes receiving drainage within lots are less than 10%. 3. a. Onsite detention facilities are designed to this standard. Calculations are included in the drainage report. b. The stormwater conveyance structures safely convey the 100 year storm. Calculations are provided in the drainage report. c. Riprap lined channels are proposed at all culvert outlet locations to natural drainage paths. d. Detention ponds in the subdivision drain within a 24 hour period. e. Noted. 7-205. ENVIRONMENTAL QUALITY. A. Air Quality. - The air quality levels will not change due this subdivision. B. Water Quality. - All hazardous materials used during construction will be stored per regulation. 7-206. WILDFIRE HAZARDS. - The proposed subdivision is not within a wildfire hazard area. 7-207. NATURAL AND GEOLOGIC HAZARDS. A. Utilities. - Electrical transformers and communication pedestals are installed behind curb. All other utilities are underground. B. Development in Avalanche Hazard Areas. This section does not apply. C. Development in Landslide Hazard Areas. This section does not apply. D. Development in Rockfall Hazard Areas. This section does not apply. E. Development in Alluvial Fan Hazard Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 6 Area. This section does not apply. G. Development on Corrosive or Expansive Soils and Rock. The site is designed in accordance with the recommendations in the geotechnical engineering report. 1. All surface drainage is directed away from building envelopes. 2. All drainage is routed to natural drainage paths and does not have impact on adjacent property. H. Development in Mudflow Areas. This section does not apply. I. Development Over Faults. This section does not apply. 7-208. RECLAMATION. A. Applicability. B. Reclamation of Disturbed Areas. 1. The development and all disturbed areas will be reclaimed and fully vegetated/stabilized in accordance with the erosion control plan and state stormwater permit. 2. The developer will instate a program of manual weed control to prevent the growth and re-seeding of any species designated for control. 3. Topsoil will be stockpiled and reused. 4. Site boulder walls are being used to alleviate steep slopes. 5. N/A. 6. Debris will be removed within 6 months. 7. Reclamation shall be in accordance with the erosion control plan. DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS. 7-301. COMPATIBLE DESIGN. A. Site Organization. The proposed streets in the development align with adjacent existing streets at existing intersections. The organization of the site does not interfere with the solar Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 7 access of any adjacent or internal uses. Ample parking is provided on each lot, along with supplementary street parking. Open spaces are located on either end of the development for easy access from any lot. B. Operational Characteristics. The proposed residential uses are compatible with the adjacent uses, all residential. 1. NA 2. NA 3. NA C. Buffering. The adjacent properties are all in the same Garfield County zone district (PUD) Within the PUD zoning, the adjacent properties are all compatible residential zones so no buffering is provided. D. Materials. Exterior facades of homes will be controlled by the Battlement Mesa Architectural Standards 7-302. OFF-STREET PARKING AND LOADING STANDARDS. A. Off-Street Parking Required. - All lots in the proposed subdivision will have a 2 car garage and driveway providing room for 2 additional parking spots. On street parking is also provided. 1. N/A a. N/A. b. N/A 2. 2 Spaces are provided. B. Off-Street Loading Required. This section does not apply. Section 7-303. LANDSCAPING STANDARDS A. General Standards 1. A revegetation plan is provided on sheet C600 illustrating coverage area and recommended native species for revegetation after final grading. The a landscape plan showing the proposed treatment of spaces to remain open is shown on sheet L.0.01. 2. Recommended revegetation species include only native forbes, and so will not block any proposed hydrants or utilities. B. Multi-family development - NOT APPLICABLE C. Subdivision, PUD and Rural Land Exemption – This subdivision project is located in the Battlement Mesa PUD. While older neighborhoods in the PUD feature more lawn, most recent subdivisions in the PUD make use ornamental grasses, gravel, and other xeric elements more appropriate to the area. Therefore, the proposed character of the overall revegetation and the Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 8 landscape of the public spaces is in keeping with the character and environmental conditions of the PUD. D. Plants Compatible with Local Conditions: The plants proposed for use in revegetation are native and adapted to the Battlement Mesa climate. The proposed species are taken from recommendations in the CPW Native Plant Revegetation Guide. E. Existing Vegetation: No trees, significant existing vegetation or rock outcroppings exist on-site. F. Minimum Size: The design for the subdivision contains no proposed trees, shrubs, or vines to be installed by the developer. G. Minimum Number of Trees and Shrubs: The design of the subdivision contains no trees or shrubs to be installed by the developer. H. Parking and Storage Prohibited: The areas designated to remain open space are not designated for storage, parking, etc. I. Clear Vision Area: The proposed subdivision does not include plantings greater than 30” in height to be installed by the developer. J. Landscaping Withing Off-Street Parking Areas: The design of the subdivision does not include any off-street parking areas. 7-304. LIGHTING STANDARDS. A. Downcast Lighting. Street lights in the subdivision will be specified and installed to meet this requirement. B. Shielded Lighting. N/A C. Hazardous Lighting. N/A D. Flashing Lights. N/A E. Height Limitations. N/A 7-305. SNOW STORAGE STANDARDS. A. Minimum Area. There is adequate area exceeding 2.5% of traveled ways and parking areas for snow storage along the sides of the streets and in open spaces. B. Storage in Parking Spaces Prohibited. N/A C. Storage in Yards and Open Space Permitted. N/A D. Storage on Public Roadways Prohibited. Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 9 Public roads will not be used for snow storage. E. Drainage. N/A 7-306. TRAIL AND WALKWAY STANDARDS. Single-family dwelling units are exempt from this section. A. Recreational and Community Facility Access. The roads in the development allow connection to the sidewalk along Northstar trail, which leads to the larger path system in the community. 1. Trail Dedication Standards. a. NA b. NA c. NA d. NA e. NA B. Safety. No special structures or signals are provided due to the low volume of traffic. C. Maintenance. NA DIVISION 4. SUBDIVISION STANDARDS AND DESIGN SPECIFICATIONS. The following standards apply to all divisions of land unless elsewhere in this Code a division of land is explicitly exempt from 1 or more standards. 7-401. GENERAL SUBDIVISION STANDARDS. A. Maintenance of Common Facilities. HOA CC&R provided in application. B. Domestic Animal Control. Animal control is included in the master Battlement HOA CC&R that also govern this property. C. Fireplaces. No structures are currently proposed as a part of this application. Any structures homes built after subdivision will comply with this requirement. D. Development in the Floodplain. This development is not within a FEMA flood plain and adequate drainage is provided to prevent flooding. 7-402. SUBDIVISION LOTS. Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 10 A. Lots Conform to Code. 1. N/A 2. Lot characteristics match that of the surrounding area and within the requirements of the Battlement Mesa PUD. a. Depth of lots provide adequate space for parking in the driveways. b. Corner lots provide adequate with for all roads and setbacks. 2. N/A B. Side Lot Line Alignment. Lot lines are at right angles or perpendicular to the ROW. C. Lots Configuration, Cul-de-Sacs. N/A D. Lot Division by Boundaries, Roads, or Easements Prohibited. N/A 7-403. SURVEY MONUMENTS. Permanent Survey Monuments shall be set within all Subdivisions pursuant to C.R.S. §§ 38- 51- 104 and 38-51-105. Prior to selling or advertising the sale of lots, No. 5 steel rebar, 18 inches or longer in length, shall be set at all lot corners. The registration number of the responsible land surveyor shall be fixed securely to the top of all monuments, markers, and benchmarks. A. Monuments Located Within Streets. Monuments located within streets shall be No. 5 rebar steel, 36 inches or longer in length, placed so that their tops are 6 inches below the final street surface. When a street is paved or otherwise surfaced, all such monuments within the paved or surfaced area shall be fitted with monument boxes of sturdy construction. Monuments set after paving or surfacing shall also be provided with sturdy monument boxes. B. Setting by Standard Construction Techniques. All monuments, markers, and benchmarks shall be set or witnessed according to standard construction techniques and in a fashion that is satisfactory to the BOCC. 7-404. SCHOOL LAND DEDICATION. A. General. This subdivision is not dedicating land for schools, and will complete a payment in lieu as required. B. Amount of School Land Dedicated. Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 11 1. Property Within RE-1 School District. For all property located in the RE-1 NA 2. Land Dedication Standard. a. NA b. If dedication of all or portions of the required school lands is not deemed feasible or in the public interest, the school district may recommend to the BOCC 1 of the following options: (1) NA (2) The Applicant provide cash-in-lieu of lands in accordance with the provisions of section 7-404.C. 3. Final Plat Requirements. a. NA b. NA c. NA. C. Payment-In-Lieu of Dedication of School Land. 1. Property Not Within RE-1 School District - The Applicant will pay $200 per dwelling unit to the appropriate school district 2. NA 3. NA 4. Payments Held in Escrow. Payments received by the BOCC shall be held in an escrow account by the County for the purposes allowed by C.R.S. § 30-28-133. 5. Release of Land or Payment. After Final Plat approval and receipt of dedications, the BOCC shall give written notification to the appropriate receiving body. a. Following notice by the BOCC, the receiving body may request the dedication, and the BOCC shall transfer the lands to the appropriate receiving body. b. Funds may be released to the appropriate receiving body if the BOCC finds that the proposed use of funds is compatible with the intent of the payment or sale of the land. c. The County shall retain a reasonable management fee for the holding and maintenance of escrow accounts for payments, provided that the management fee does not exceed the amount of interest generated by the account. 7-405. ROAD IMPACT FEES. Except as otherwise provided in this section, Road Impact Fees shall be implemented and administered consistent with the Road Impact Fee Update study dated July 1, 2015. A. General Requirements. 1. NA 2. NA Half Moon Subdivision, Battlement Mesa, CO December 10, 2021 Narrative Description 12 3. NA 4. NA B. Road Impact Fee Schedule by Development Type. Development shall pay the following impact fees per development type at the time of building permit. The Development Type categories are defined as follows: 1. NA 2. NA 3. NA 4. NA