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HomeMy WebLinkAbout1.01 Project NarrativeCIVIL ENGINEERING May 26, 2016 Garfield County Building & Planning Department 1088th St. Suite 401 Glenwood Springs, CO 81601 �1n I:u pinyff,L- Mind Cmgnry LAND SURVEYING RE: Land Use Change Application- Small Contractor's Yard Project Narrative Parcel 1 Rifle Village South Filing 1 Amended Plat The proposed Land Use Change Permit for a Small Contractor's Yard is located near south of Rifle, Colorado within Garfield County. The property is now platted as Parcel 1 of the Rifle Village South Filing 1 Amended. This parcel of land is owned by Tanni Rust Martinez and Gloria Strouse who live on Parcel 4 and Parcel 3 respectively. These parcels neighbor Parcel 1 on to the south and southwest. The proposed small contractor's yard will be approximately 2 acres in size. This area of the property currently does not have any existing homes or structures. The proposed layout will require grading of the site and a 4' high retaining wall on the west end of the lot. Parcel 1 is currently accessed by an existing gravel driveway, within an existing 20' wide access corridor along the boundary of the Piceance Energy property to the east and Parcel 4 and 1 of Rifle Village South to the west. This driveway will be improved to allow a smooth transition the proposed grading to provide a flat gravel area for the main portion of the contractor's yard. The rest of the 2 acre contractor's yard site would be accessed off the same driveway. The grades from east to west are 1-4% so a future road to provide circulation could easily be provided to service the west end of the yard. The applicant is asking that any future grading on this portion of the yard be reviewed separately through the County grading permit process if/when expansion of the storage is needed. Vehicle circulation, shielding of materials, and parking would be reconsidered at that time. The driveway will not provide access for any future residential units. Parcel 1 also has the original 40' access easement coming from Parcel 2 that would remain as the primary access for any future residential development on Parcel 1 allowed with the Rural zoning. The yard perimeter does not include the area of the recorded 40' access easement. The applicant is proposing that no additional traffic will be resulted from this application as the small contractor's yard will be used for equipment storage as is allowed in the Garfield County Land Use and Development Code. This yard will not be used as a source of daily construction material and/or equipment storage. This yard will be used 1 517 BLAKE AVENUE, SUITE 101 GLENWOOD SPRINGS, CO 81601 9709458676•PHONE 970.945-2555 • FAX WWW.HCENG.COM more for long term storage instead of a daily staging area for Mr. Martinez's construction company. The estimated trips would be limited to less than 2 trips on a typical day to drop off equipment and materials when not allocated to the active construction jobs. Mr. Martinez had begun work on this site in 2014-2015 without a grading permit or land use change permit. The County stopped work on the site till the applicant could complete the land use change permit process. A grading permit was approved in 2015 to repair the Alleman property to the north to pre -construction conditions. This work was completed in 2015. The revegetation on the property will need to be evaluated in 2016 be determine if additional seeding is required. The following list of the Garfield County Land Use Code items is listed in order to aid in the review process: Zoning (Section 7-101) The contractor's yard sits within the Rural zone district. Comprehensive Plan Conformance (Section 7-102) The Garfield County Comprehensive Plan 2030 shows the contractor's yard to sit partially within the Low Density Residential and partially within the Medium Density Residential land use area. Compatibility (Section 7-103) The rural zoning allows for these small storage areas and is not out of character with the surrounding properties. Source of Water (Section 7-104) The project in question does not involve any requirement for water since it will be used infrequently and the owner of the property also has a single family residence just a short distance from the contractor yard. The applicant is requesting a submission waiver to not provide water to the yard. Central Wastewater Distribution and Wastewater Systems (Section 7-105) The project does not require a wastewater treatment system since it will be used infrequently and the owner of the property also has a single family residence just a short distance from the contractor yard. The applicant is requesting a submission waiver to not provide a wastewater treatment system. Public Utilities (Section 7-106) The contractor yard has no requirements for public utilities. There will be no employees on site for more than 1-2 hours to pick up or drop off equipment and/or stored construction material. The owner of the construction business is also the resident on Parcel 4. Access and Roadways (Section 7-107) The access to the property is from an existing gravel driveway that accesses off Village Drive. The infrequency of these trips should not require the widening of the single lane driveway beyond the existing width. Village Drive is accessed from County Road 320. County Road 320 is not one of the busier county roads and sight distance at the intersection of Village Drive is good. A waiver of standards is being requested to continue to utilize the existing driveway up to the proposed gravel improvement. The existing primitive driveway is 11-12' wide and consists of native material. Use of Land Subject to Natural Hazards (Section 7-108) The use of land for a contractor's yard will not allow for any structures related to the yard. The scope of work is limited to the use land to store equipment and construction materials. The main part of the storage yard will be graded flat and a gravity stone wall will be used to frame the yard. The soils within the entire Parcel 1 are classified as hydraulic group D. See Tab 5 for additional information. Fire Protection (Section 7-109) The contractor's yard will not have any structures installed that will require the Rifle Fire District to protect. The storage of materials will be limited to portions of the proposed 2 acres site that do not restrict access to the adjoining properties. The access to the other undeveloped 0.15 acres lots to the west will come from the west in a platted access easement which will need to be designed to accommodate emergency vehicles. Agricultural Lands (Section 7-201) Parcel 1 does not have an agricultural operations or irrigation ditches that would be affected by the proposed yard. Wildlife Habitat Areas (Section 7-202) The wildlife analysis is limited to referencing the County Wildlife maps that are included in the application in Tab 8. The property is in mule deer and elk range. The yard will have no effect on any migration patterns. There will be no new fencing installed for the proposed yard. There is no need for a detailed impact analysis. Protection of Waterbodies (Section 7-203) There are not any existing water bodies on Parcel 1 and the downstream pond will not be impacted by the construction materials and equipment. Drainage and Erosion (Section 7-204) The attached grading and drainage plan shows the proposed grading of the gravel area to be used for storage. The cut created by the flattening of this gravel area created the need to gravity block retaining wall along the west perimeter. The east portion of this area is the existing access road to the yard and the Alleman property to the north. The impacts to the runoff are minimal due to the use of gravel instead of an impervious material. Temporary sediment control fence is proposed on the east edge of the gravel along the existing fence line and on the west side retaining wall/berm at the western edge of the disturbance. Environmental Quality (Section 7-205) Hazardous materials related to the equipment and material storage must be in compliance with applicable State and Federal hazardous materials regulations. Wildfire Hazards (Section 7-206) Tab 8 has the overlay of the County wildfire hazard map showing Parcel 1 within areas delineated as low relative fire hazard. Natural and Geologic Hazards (Section 7-207) The geology, hazards, and soil characteristics are covered in Tab 5 (Geologic and Soils Report). The proposed building envelopes are beyond the mapped areas of hazardous slopes and soils hazardous soils per the countywide geologic hazards analysis prepared by Lincoln- Devore in 1975-1976. Reclamation (Section 7-208) The work is already mostly complete and since the yard adjoins the existing driveway the areas disturbed is minimal. The disturbed areas from cuts created in the future grading permits and building permits will need to be reseeded according to an approved Garfield County dry seed mix design proposed in the grading plan in Tab 8. Compatible Design (Section 7-301) There are some 0.15 acre properties to the west but the proposed contractor's yard is over 600 feet away from the nearest existing structure. The nearest 0.15 acre lots are owned by the applicants and they are not objecting to the proposed usage of this land. The nearest residential/urban lot not owned by the applicants is about 400 feet away from the west edge of the proposed yard. The yard grading will be partially concealed from the west since the storage area sits about 4' below natural grade. Off -Street Parking and Loading Standards (Section 7-302) The contractor's yard will allow for parking employee vehicles when materials are loaded and construction vehicles are switched out. The site plan reflects area that could provide parking beyond the stored equipment. There is room for circulation of vehicles by providing a gap in the storage for a hammerhead turnaround as reflected in the site plan. Landscaping Standards (Section 7-303) Landscaping is not proposed. Lighting Standards (Section 7-304) Exterior lighting is not proposed. Snow Storage Standards (7-305) Snow storage area would be available on Parcel 1 to the south of the proposed wall. There is lots of empty 1-4% sloped area available on the lower south end of the proposed yard to stockpile snow. Trail and Walkway Standards (Section 7-306) Not required. Residential Subdivisions (Section 7-1001.A) A waiver of standards is being requested to allow a small contractor's yard in a platted residential subdivision. Setbacks (Section 7-1001.B) A waiver of standards is being requested to allow a small contractor's yard to be within the minimum 100' setback from residential property lines. The site plan shows the yard area up to the adjoining property lines and shows a setback into the hatched area of 25'. Concealing and Screening (Section 7-1001.C) The storage area proposed is in a cut area partially concealing it from the residential lots to the west and south. Storing (Section 7-1001.D) The storage material and equipment will be placed to prevent movement by foreseeable natural causes. All products must be in compliance with national, State, and local codes. Industrial Wastes (Section 7-1001.E) All industrial wastes shall be disposed of in a manner consistent with Federal and State statutes and requirements. Hazardous wastes shall be stored according to manufacturer's standards and shall comply with the national, State, and local fire codes and written recommendations for the appropriate local fire protection district. Noise (Section 7-1001.F) Noise shall not exceed State noise standards pursuant to C.R.S., Article 12, Title 25, unless the use is regulated by the COGCC. In this case, the use shall be subject to COGCC rules in regard to noise abatement. Ground Vibration (Section 7-1001.G) Every use shall be operated so that the ground vibration inherently and recurrently generated is not perceptible without instruments at any point of any boundary line of the property. Hours of Operation (Section 7-1001.H) The applicant will observe the 7AM to 7PM Monday to Saturday activity limits. Interference, Nuisance, or Hazard (Section 7-1001.I) All operations shall not emit heat, glare, radiation, or fumes that substantially interfere with the existing use of adjoiningsbwavApr that constitute a public nuisance or hazard. 9>..r 1, VII icZ Sincerely, 0 $' fzG-1Cp v t1 P L �' • Q 34307 z T1 Daniel R. Dennison, '/r L. . 0 sr Project Manager ��`s`v``s`` HIGH COUNTRY ENGINEERING, INC.