Loading...
HomeMy WebLinkAbout1.02 WaiversCIVIL ENGINEERING May 26, 2016 Garfield County Building & Planning Department 108 8th St. Suite 401 Glenwood Springs, CO 81601 An Einp?ny:•-rhrn Yl Company RE: Land Use Change Application- Small Contractor's Yard Engineer's Technical Explanation of the Waiver Requests Submission Requirements Waiver LAND SURVEYING Note: Waivers are according to the review criteria in section 4-202C of the Garfield County Land Use Code. Source of Water Overview: The project in question does not involve any requirement for water since the site 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. Criteria 1: There is good cause not to prepare install a water system because the use is infrequent and the time in which personnel would be onsite is just to load/unload material. Repairs of equipment will not be occurring within the yard. Criteria 2: The scope of the job does not warrant a water system. Criteria 3: This waiver does not compromise a complete review because we are asking that there be no review of a water system other than to say there will be no consumption on site. Criteria 4: An improvements agreement is not material to a small contractor's yard. Central Wastewater Distribution and Wastewater Systems 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. 1517 BLAKE AVENUE, SUITE 1 01 GLENWOOD SPRINGS, CO 81 601 970945-8676 • PHONE 970945-2555 • FAX WWW.HCENG.COM Criteria 1: There is good cause not to prepare install a wastewater treatment system because the use is infrequent and the time in which personnel would be onsite is just to load/unload material. Repairs of equipment will not be occurring within the yard. Criteria 2: The scope of the job does not warrant a wastewater treatment system. Criteria 3: This waiver does not compromise a complete review because we are asking that there be no review of a wastewater treatment system other than to say there will be no bathrooms on site. Criteria 4: An improvements agreement is not material to a small contractor's yard. Waiver of Standards Small Contractor's Yard in a Platted Residential Subdivision Overview: The applicant is requesting that a small contractor's yard be allowed in a Rural zoned piece of land that is within a platted residential subdivision. The site is surrounded to the south and west by properties owned by the applicant. The properties to the north and east are both large Rural zoned properties with not residential units. Criteria 1: It achieves the intent of the subject standard because this portion of Rifle Village South has been reclassified as Rural zoning since the previous platting with the classification of Residential -Urban. Criteria 2: The applicant is going to utilize screening so that the intent of this criteria is met. Setback from Adjacent Residential Property Line Overview: The applicant has already graded the proposed storage area on the northeast corner of Parcel 1. The allowance of this location limits the disturbance further into Parcel 1 and maintains a 100' distance from the smaller medium density lots to the west. The site plan is proposing that a 25' setback within the contractor's yard boundary be allowed and storage of materials and equipment be restricted to inside the setback. Criteria 1: The intent of the waiver is to concentrate the storage area on the east side of the yard away from the medium density residential properties. Criteria 2: The proposal provides benefit by staying further from the residential units but the large Rural properties to the north and west would have a greater impact. Any storage on the west side of the yard would need to be reviewed during a future grading permit to determine what distance should be maintained. Roadway Standards Note: Waivers are according to the Access and Roadways design standards in section 7-107 of the Garfield County Land Use Code and Policy 01-14 "Waivers for Roads and Demonstration of Compliance". Overview: Table 7-107 of the Garfield County Land Use Code establishes roadway standards for roads based on design capacity in Average Daily Traffic (ADT). These waivers are to represent what road standard waivers are required to access the new building envelope locations. The proposed contractor's yard driveway is accessed off of Village Drive which is the main 2 lane road serving Rifle Village South. The driveway follows the property line between the applicant's property and the Piceance Energy property to the east. There is an existing access easement in place for the Alleman property north of Parcel 1 to access from the south. Traffic on this driveway is infrequent and the driveway will fit into the primitive driveway standard classification. Geometry: This existing native material road is between 11-12' feet to the north property line of Parcel 1. Traffic Demand: The road would only see 2-10 trips on a busy day when there is an unusual amount of loading/unloading and when the Alleman's are using the driveway. Maintenance: The applicant is willing to maintain the driveway for the entire length from the Village Drive to the north property line of Parcel 1. Design Waiver Request: The applicant is asking that the exiting portions of the driveway under 12' in width be allowed, and that a 3' ditch not be required along the driveway. Sincerely, it, oz/ifit, T&�6 160,E s Z )rj Dan Dennison, . rk : (44:- Project Manager '3 Vii ,� HIGH COUNTRYNG, INC.