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HomeMy WebLinkAbout1.23 WaiversCML ENGINEERING _ �. LAND SURVEYING An Employee -Owned Company May 26, 2016 Revised June 1, 2017 Garfield County Building & Planning Department 108 8t' St. Suite 401 Glenwood Springs, CO 81601 RE: Land Use Change Application- Small Contractor's Yard Engineer's Technical Explanation of the Waiver Requests Submission Requirements Waiver 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 walking distance from the contractor yard on Parcel 4 that will be available to personal associated with the contractor's yard. The applicant is requesting a submission waiver to not provide a wastewater treatment system. 1517 BLAKE AVENUE, SUITE 101 GLENWOOD SPRINGS, CO 81 601 970-945-8676 • PHONE 970.945-2555 • 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. Grading and Drainage Plan Overview: The project is small in scope and only involves the smoothing out the some of the flat areas for access and storage. The majority of the grading has already been completed over time for personal use by the owner of Parcel 1 and only recently has the proposed use expanded to a small contractor yard as defined by the County. The only structure on the site is a retaining wall which will now act as a high point from which drainage will continue to follow the historic drainage patterns to the northwest and northeast on either side of the wall. The rest of the site is being managed to allow runoff to flow between equipment and materials to follow the historic runoff patterns. The applicant is avoiding the channelizing of runoff due to the subsidence potential on this parcel of land. The geologic and soils report details the concerns with the soils on the property. Criteria 1: The scope of the grading does not necessitate further analysis. Critieria 2: The size of the yard and the lack of impervious area created by the scope does not warrant onsite detention and there is no channelization that would negatively impact an adjoining property. Critieria 3: The site survey, simultaneous floodplain development application, and soils analysis is enough to judge the suitability of the project. Critieria 4: Any additional hydraulic analysis and basin mapping beyond what we know about how the offsite areas of the south of Village Way will drain to the major drainage channels immediately to the east of Parcel 1 and 400' feet to the west of Parcel 1. Traffic Study Overview: The projects small scope and limited traffic generation as described in the Roadway Standards waiver of standards is the reasoning behind the request to forego a full traffic study with an analysis of the local County Road and Village Drive traffic volumes. Criteria 1: The 2-10 trips per day does not have a large impact on the neighboring street network. The only significant impact is to the lot owner by sharing the residential access with the contractor yard as described in the project narrative. Criteria 2: The scope of the job does not warrant further expense for offsite traffic study. Criteria 3: The traffic generation has been provided which is the most important measure of impact. Criteria 4: The low traffic roads adjoining the property make further analysis excessive. 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 no 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 existing natural screening and excavate in areas to increase upon the natural screening so that the intent of this criteria is met. The applicant is also willing to place fencing if a suitable natural screening and/or aesthetically pleasing organization of the materials can't be achieved. The residential properties not associated with this proposal are over 400 feet to the west of the proposed yard. Setback from Adjacent Residential Property 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. The storage yard size has been decreased in size from the original proposal to keep the storage on the lower corner of the property and thus reducing any visual impact to the residential properties to the west. 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 will be accessed off an existing private asphalt cul- de-sac that serves both Parcel 3 and 4. This cul-de-sac intersects Village Drive to the south. The existing access driveway runs between the existing homes on Parcel 3 and 4 before merging with a secondary driveway along the property line between the applicant's property and the Piceance Energy property to the east. An access easement of the benefit of Parcel 1 will be created across Parcel 4 to provide legal access to the proposed contractor's yard. The northern half of the driveway will be widened so that a full 14' of width will be provided within Parcel 1 and access over the Piceance Energy land to the east is not necessary. Traffic on this driveway is infrequent and the driveway will fit into the primitive driveway standard classification. Geometry: This existing driveway is 14-30' in width to the north property line of Parcel 1. The majority of the driveway is constructed of recycled asphalt millings. The proposed widening of the driveway will be constructed with a Class 2 aggregate base. The proposed minimum with of 14' is sufficient due to the type of vehicles that will be using the road and the availability of locations to turnaround and park in the 1.26 acres area. A formal turnaround place is available at the intersection of the driveway and the existing driveway along the boundary of the property to the east. The intersection is completely within the Parcel 1 property. 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 Allemans (the property north of Parcel 1) are using the driveway. The Allemans will only be able to use the driveway used historically along the Piceance Energy property line. The Alleman traffic is less than 2 trips per week on an average week. 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. Any maintenance to portions of the driveway on the Piceance Energy property will have to be approved by Piceance Energy and will not be necessary to the operation of the yard if approval is not granted. Design Waiver Request: The applicant is asking that the existing driveway be allowed as constructed with variable widths and the use of asphalt millings and that a 3' ditch not be required along the driveway. The applicant would prefer to avoid channelizing any runoff due to the subsidence of soils that has occurred where drainage is concentrated. Sincerely,�"a: '1 ID Dan Dennison, 307 V -71? -7 Project Manage HIGH COUNT I . G, INC.