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HomeMy WebLinkAbout1.00 Application Blue Mountain Self Storage Garfield County, Colorado Limited Impact Review for Mini Storage Intersection of County Road 100 and Colorado State Highway 82 Parcel ID# 2391-312-19-001 November 19, 2018 Prepared for: BlueMountain Garfield, LLC Mr. Andy Moszynski 845 Brush Creek Road Aspen, CO 81611 Blue Mountain Self Storage Garfield County Limited Impact Review for Mini Storage 2 Table of Contents APPLICATION TEAM ........................................................................................................................... 4 4-203.B. PROJECT DESCRIPTION ..................................................................................................... 5 OVERVIEW .......................................................................................................................................... 5 PROPOSED USES ................................................................................................................................ 5 LAND USE APPLICATION ....................................................................................................................... 6 COMPATIBILITY .................................................................................................................................... 6 4-203.B. PRE-APPLICATION CONFERENCE SUMMARY ................................................................. 9 4-203.B. APPLICATION FORM .......................................................................................................... 15 4-203.B. STATEMENT OF AUTHORITY ............................................................................................ 17 4-203.B. OWNERSHIP INFORMATION ............................................................................................. 21 4-203.B. PROPERTY OWNERS WITHIN 200’ ................................................................................... 22 4-203.B. MINERAL OWNERS AND LESSEES .................................................................................. 24 4-203.B. EXISTING CONDITIONS PHOTOS ..................................................................................... 25 4-203.C. VICINITY MAP ..................................................................................................................... 29 4-203.D. SITE PLAN ........................................................................................................................... 30 4-203.E. GRADING AND DRAINAGE PLAN ..................................................................................... 30 4-203.F. LANDSCAPE PLAN ............................................................................................................. 33 4-203.G. IMPACT ANALYSIS............................................................................................................. 33 4-203.J. DEVELOPMENT AGREEMENT ........................................................................................... 36 4-203.L. TRAFFIC STUDY .................................................................................................................. 37 4-203.M. WATER SUPPLY AND DISTRIBUTION PLAN ................................................................... 41 4-203.N. WASTEWATER MANAGEMENT AND SYSTEM PLAN ..................................................... 42 DIVISION 1. GENERAL APPROVAL STANDARDS .......................................................................... 42 7-101. ZONE DISTRICT USE REGULATIONS ......................................................................................... 42 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS ............................................ 42 7-103. COMPATIBILITY ....................................................................................................................... 45 7-104. SOURCE OF WATER ................................................................................................................ 46 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS .................................................. 46 7-106. PUBLIC UTILITIES .................................................................................................................... 46 7-107. ACCESS AND ROADWAYS ........................................................................................................ 46 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS ........................................................................ 46 7-109. FIRE PROTECTION .................................................................................................................. 47 DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS ................................................ 48 7-201. AGRICULTURAL LANDS ............................................................................................................ 48 7-202. WILDLIFE HABITAT AREAS ....................................................................................................... 48 7-203. PROTECTION OF WATERBODIES .............................................................................................. 49 7-204. DRAINAGE AND EROSION ........................................................................................................ 49 7-204.C. STORMWATER RUN-OFF ..................................................................................................... 49 7-205. ENVIRONMENTAL QUALITY ...................................................................................................... 52 7-206. WILDFIRE HAZARDS ................................................................................................................ 52 7-207. NATURAL AND GEOLOGIC HAZARDS ......................................................................................... 53 Blue Mountain Self Storage Garfield County Limited Impact Review for Mini Storage 3 7-208. RECLAMATION ........................................................................................................................ 53 DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS ............................................... 53 7-301. COMPATIBLE DESIGN .............................................................................................................. 53 7-302. OFF-STREET PARKING AND LOADING STANDARDS .................................................................... 53 7-303. LANDSCAPING STANDARDS ..................................................................................................... 54 7-304. LIGHTING STANDARDS ............................................................................................................ 54 7-305. SNOW STORAGE STANDARDS ................................................................................................. 54 7-306. TRAIL AND WALKWAY STANDARDS .......................................................................................... 54 7-404. SCHOOL LAND DEDICATION ..................................................................................................... 54 7-405. ROAD IMPACT FEES ................................................................................................................ 54 EXHIBITS: ........................................................................................................................................... 56 A. TITLE COMMITMENT .................................................................................................................. 56 B. WATER SUPPLY EVALUATION .................................................................................................... 56 C. LEGAL WATER SUPPLY LETTER ................................................................................................. 56 D. ENGINEERING REPORT/ TRAFFIC STUDY .................................................................................... 56 E. WETLANDS REPORT .................................................................................................................. 56 F. SUBSOIL STUDY BY HP KUMAR ................................................................................................. 56 G. SECOND AMENDED AND RESTATED DECLARATION OF PROTECTIVE COVENANTS .......................... 56 H. ILLUSTRATIVE SITE/LANDSCAPE PLAN ........................................................................................ 56 I. ARCHITECTURAL RENDERING .................................................................................................... 56 J. AMENDED FINAL PLAT ............................................................................................................... 56 K. SITE PLAN ................................................................................................................................ 56 L. GRADING AND EROSION CONTROL PLAN .................................................................................... 56 M. UTILITY PLAN ............................................................................................................................ 56 N. LIGHTING PLAN ......................................................................................................................... 56 Blue Mountain Self Storage Garfield County Limited Impact Review for Mini Storage 4 Application Team Applicant BlueMountain Garfield, LLC Contact: Andy Moszynski 845 Brush Creek Road Aspen, CO 81611 203.209.1717 andy@BlueMountainSelfStorage.com Land Owner JRP, L.L.C. Contact: James R. Pitts 485 CR 112 Carbondale, CO 81623 jim@landscapeworkshop.com Legal Counsel Balcomb & Green, P.C. Contact: Chad Lee 818 Colorado Ave Glenwood Springs, CO 81602 970.945.6546 clee@balcombgreen.com Civil Engineering/Survey Sopris Engineering, LLC. Contact: Yancy Nichol 502 Main Street Carbondale, CO 81623 970.704.0311 ynichol@sopriseng.com Land Planning The Land Studio, Inc. Contact: Doug Pratte 365 River Bend Way Glenwood Springs, Colorado 81601 970.927.3690 landstudio2@comcast.net Water Engineer Wright Water Engineers, Inc Contact: Jonathan Kelly 818 Colorado Avenue, Suite 307 Glenwood Springs, CO 81602 (970) 945-7755 jkelly@wrightwater.com Geotechnical Engineer H-P Kumar Contact: Steve Pawlak, P.E. 5020 County Road 154 Glenwood Springs, CO 81601 970.945.7988 hpkglenwood@kumarusa.com Traffic Engineer McDowell Engineering, LLC 1099 Capitol Street, Suite 208 Eagle, Colorado 970.623.0788 info@mcdowelleng.com Blue Mountain Self Storage Garfield County Limited Impact Review for Mini Storage 5 4-203.B. Project Description Overview • The Applicant proposes to construct and operate a fully enclosed, fully sprinklered, indoor, climate-controlled, Self Storage Facility to be located on Garfield County Parcel #2391-312-19-001 at the northwest corner of County Road 100 (Catherine Store Road) and Colorado State Highway 82. • The property is known as Lot 1 of the T.O. Ranch Subdivision. • The proposal will develop the northeast portion of the lot and the remaining area will remain undeveloped at this time. • The Site Plan provides for the Self Storage structure to be situated towards the northernmost side of the lot with the required construction set-back and landscaping requirements taken into consideration. • The Self Storage structure is planned to be a 3-story structure containing 96,900 square feet of floor area with 32,300 square feet of floor area per floor. • Building materials will reflect colors and materials in the rural environment in which the facility is located. • Access is proposed off of County Road 100 and aligned with the existing T.O. Ranch Subdivision Road. • The north entrance will lead directly south into the parking area for the Self Storage Facility. • Potential customers inquiring about renting a storage unit will enter and park outside the sales office. • Customers will exit through a right turn exit only lane to go south to the County Road 100/Highway 82 intersection. • Those exiting to the north onto County Road 100 will exit through T.O. Ranch Lane. • Self Storage parking, handicapped access, and loading will be accommodated with forty- seven (47) parking spaces, two (2) handicap parking spaces, and two (2) loading spaces. • The building will comply with the non-residential height limit of 40’. Proposed Uses • High-quality Self Storage unlike other conventional Self Storage facilities and other products currently available in the Mid Roaring Fork Valley. • Fully staffed and open only during regular business hours, providing security and order to the business operation. • Targeted towards the discriminating Self Storage consumer seeking a quality storage opportunity in a clean, well-managed facility offering a high level of security. • The ground floor will have drive-up storage units on three sides of the building. This building will feature materials that reflect the environment in which is located. • Retail sales will take place out of the ground floor sales office to include the sale of custom imprinted boxes, tape, tape dispensers, bubble wrap, foam and storage door cylinders. • The ground floor will have drive-up storage units on three sides of the building. • No outdoor storage of any kind shall be permitted and there will be no rental of vehicles or trailers. • There will be one 14' van which will be made available "free with move-in". Blue Mountain Self Storage Garfield County Limited Impact Review for Mini Storage 6 • A plan will be established for periodic pest control in the building. Land Use Application • Lot 1 of the T.O. Ranch Subdivision is zoned Rural in Garfield County, Colorado. • A Land Use Change Permit is required in the Garfield County Rural Zoned District via Limited Impact Review for the proposed Mini Storage Facility on this property. • The following Application addresses the requirements and standards in the Garfield County Comprehensive Plan 2030 as amended, and the Garfield County Land Use and Development Code, as amended for Limited Impact Review for a Mini Storage Facility. Compatibility • The Comprehensive Plan calls for a Village Center at the intersection of CR 100 and Highway 82. The proposed building may anchor a future Village Center. • Self Storage is compatible with the Comprehensive Plan, the surrounding "storage" uses, existing gas station, convenience store, and liquor store, and future Village Center uses. • Neighboring residential uses reside north of the property and behind a screen of existing deciduous trees. • This site has limited value for residential use due to the proximity to and noise from Hwy. 82. • Aesthetically pleasing building designed with building materials that reflect colors and materials in the rural environment in which it is located. • Proposed landscape, which others like contractor yards don't have to do • The proposed structure will have a minimal impact as follows: o Low traffic - a small fraction of retail uses o Minimal water and sewer – 3 bathrooms, less than a home. o Appropriate lighting for the use and neighborhood having 0.00 foot candles at the perimeter. o Storm runoff into detention pond o No noise pollution o Minimal impact on police & fire o No impact on schools o Visual – rural mountain character materials o Northeast end of the building pushed down 6' below County Road 100 o Lot coverage is equal to the 15% allowed for residential o Economically the project will provide impact fees, property taxes, and a multi- million dollar construction project o Upscale storage is needed – it will be a community benefit as others are close to full. o Community use of lobby for charity fundraisers & conference room o BlueMountain will have a lower impact than other potential uses allowed in the Rural Zone District: § Administrative Review: Auto garage – repair, body paint Contractor's Yard Cemetery § Limited Impact Review: Mineral Waste disposal area Convenience store Parking Lot Material Handling § Major Impact Review: Blue Mountain Self Storage Garfield County Limited Impact Review for Mini Storage 7 Animal Processing Corrections Facility Mortuary Mining extraction Recycling Collection & Processing Storage, Hazardous Materials Solid Waste Disposal or Transfer Car Wash Vehicles, Machinery & Heavy Equipment Salvage Yard • Self Storage Facilities in the Roaring Fork Valley have a very low vacancy rate and some projects have waiting lists. • Discretionary users such as retailers, home decorators and remodelers in the Roaring Fork Valley, will likely select Blue Mountain Self Storage. • Small residence home owners, second home owners, renters, small businesses, families, college students, new college graduates, and VRBOs in the Roaring Fork Valley will all create demand for the Blue Mountain Self Storage Facility. • Self Storage is a low impact use and compatible with the Village Center designation and surrounding land uses. • The high quality of Blue Mountain Self Storage, full-time on-site management, and climate-controlled spaces will create a strong potential for the success of this project. • Land is already zoned for mini storage as a Limited Impact use in the Rural zone district. Figure 1 - Blue Mountain Self Storage rendering from intersection of Highway 82 and Catherine Store Road 8 Figure 2 - Blue Mountain Self Storage Illustrative Site / Landscape Plan 9 4-203.B. Pre-Application Conference Summary Gørfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 94s-8212 www. garfield-countv. com PRE.APPLICATION CONFERENCE SUMMARY TAX PARCEL NUMBER: 2391-312-19-001 DATE: 12127117 PROJECT: Blue Mountain Storage Facility OWNER: JRP LLC (according to the Count Assessor's Records) REPRESENTATIVES: Doug Pratte, The Land Studio Andy Moszynski, Future Property Owner - Developer Yancy Nichol, Sopris Engineering PRACTICAL LOGATION: Northwest Corner of the County Road 100 and Hwy. 82 lntersection, approximately STrmiles east of the Town of Carbondale. ZONING: Rural (R) TYPE OF APPLICATION: Limited lmpact Review for a Mini Storage Facility I. GENERAL PROJEGT DESCRIPTION The future property owner is looking into development of a mini storage facility on the site. It is known as Lot 1 of the T.O. Ranch Subdivision. The proposal would only develop the east half of the lot comprised of approximalely 2.3 acres. The remaining approximately 2.69 acres would remain undeveloped at this time. Access is proposed off of County Road 100 aligned with the existing T.O.Ranch Subdivision Road. Conceptual plans include a three story mini storage facility with 102,000 sq.ft. Retail sales are anticipated out of the Mini Storage Office. The T.O. Ranch Subdivision includes plat limitations and representations limiting the subdivision to residential uses. A plat amendment will be required to develop the site for commercial/industrial storage uses. A separate pre- application summary and Application will be required for the Plat Amendment. The site is fairly level and currently utilized for agricultural/open space uses. The use will also be required to comply with the supplemental standards for Industrial Uses (Section 7- 1001 of the Land Use and Development Code) including setback requirements from any I 10 adjacent residential property lines. Development considerations of note are summarized below: o Building height for Nonresidential Uses in the Rural Zone district is 40'. Compliance with Section 7-1001 Standards for lndustrial Uses will be required.. 100 ft. setbacks from any adjacent residential property lines will be required. The setback will be measured from the nearest property line and may include the dimension of the adjoining road rights-of- way.. Upgraded access permits from the County Road and Bridge Department are anticipated to be required.. Referrals to CDOT will be required and additional CDOT conditions or permitting may be applicable.o A plat amendment for the T.O. Ranch to address the change in use from residential to industrial mini storage use will need to be completed.o Maximum lot coverage for Nonresidential uses is not set in Table 3-201of the Land Use and Development Code. While no formal lot coverage standards is codified, a Land Use Change Permit Application may include limitations on lot coverage established as part of the Land Use Permit review process. lt is suggested that a development plan take into consideration that the maximum lot coverage in the lndustrial Zone District is 75% and provide a frame of reference when developing plans for industrial uses in the Rural Zone District.. Off street parking requirements are anticipated to be based on the Commercial Warehouse Use (1 space/2,000 sq.ft. of floor area) and Retail/Service/Office Use (l space/250 sq.ft. of floor area). The Application can include a request for a Director's Determination of the applicable rate as the Mini Storage Use is not specifically listed (pursuant to Section 7-302.A). II. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS Garfield County Comprehensive Plan 2030 as amended Garfield County Land Use and Development Code, as amendedo Article lll, Zoning. Rural Zone District - LoUBuilding Requirements (Table 3-201). Use Table (Table 3-403) - Mini Storageo Article lV, Application and Review Procedures Limited lmpact Review (Section 4-104) Common Review Procedures (Section 4-101) Table 4-102 Common Review Procedures and Required Notice Table 4-201 Application Submittal Requirements Description of Submittal Requirements (Section 4-203) Section 4-118 Waiver from Standards Section 4-202 Waiver from Submittal Requirementso Article Vll, Standards - Division 1 General Standards, Division 2 General Resource Protection Standards, Division 3 Site Planning as applicableo Article 15, Definitions - Storage o o 2 11 III. COMPREHENSIVE PLAN 2O3O The site is located within the 3 Mile Area of lnfluence for the Town of Carbondale. An excerpt from the Comprehensive Plan Future Land Use Map is included below. The site is located in an areas designated as Residential Medium, in the vicinity of Residential Medium High Designations and Village Center Designation. IV. REVIEW PROCESS ln summary, the Application will follow the Limited lmpact Review Process contained in Sections 4-101 and 4-104 and in Table 4-102 (see attached flow chart): 1. Pre-application Conference 2. Submittal of Application (3 hard copies plus one digital PDF copy on CD or USB Stick) 3. Determination of Completeness: lf Technically Complete the Applicant will be notified and the request scheduled for a public hearing before the Board of County Commissioners. lf it is not technically complete the Applicant will be advised of the deficiencies. 4. Additional copies of the Application are provided for the Board of County Commissioners. 5. Applicant completes public notice for the public hearing (mailing, posting, and publication) a minimum of 30 days prior to the hearing. 6. Staff prepares a report including public and referral comments 7. Review and Action by the Board of County Commissioners at the public hearing. 8. The Commissioners action is formalized by a resolution. J 1 Applicant's Site 1 107 100 11 i .: -1 J I; ,.: '..¡ 12 9. lf approved with conditions the Applicant must meet the conditions prior to issuance of the Land Use Change Permit. 10.The Applicant has one year to meet all conditions of approval. V. ADDITIONAL DETAILS ON PROCESSING AND SUBMITTAL REQUIREMENTS In addition to the submittal requirements documented in Table 4-102 and Section 4-203 the following clarifications are provided. o A list of property owners within 200 ft. will have to be provided and said owners will receive public notice. lnformation on mineral rights ownership on the Applicant's site will also be required and owners of mineral rights will also receive public notice. A description of how the mineral rights ownership was researched will also need to be provided.o A copy of a deed confirming the Applicant's ownership of the property or authorization from the current owners will need to be provided. Any statements of authority for LLC, Corporations, or Trusts will needs to be provided.¡ The Application will need to demonstrate a legal and physical supply of water (water supply plan) or request a waiver from the submittal requirements and Section 7 -104 Standards.o The Application will need to address legal access, physical and adequate access to the site.o The Application will also need to address compliance with Section 7-107 Roadway Standards.o A waste water treatment plan is required.o The Application will need to address any natural hazards or soils constraints on the site. The Site Plan needs to show improvements on the site including proposed locations for access driveways, parking and circulation areas, the proposed structure, and existing structures and demonstration of compliance with setback requirements. The Applicant may request waivers from submittal requirements in accordance with Section 4-202. A Development Agreement and lmprovements Agreement may not applicable based on Foot Notes #1 and #2from Table 4-201. Waivers from certain elements of the lmpact Report may be appropriate but could warrant additional pre-application discussion. lndustrial uses are exempt from Landscaping requirements in Section 7-303, however, screening or buffering may be accomplished through the use of landscaping materials. Some topics may have been addressed as part of the T.O. Ranch Subdivision review. A waiver from completion of a full traffic study would be considered based on the waiver criteria, however, traffic and access issues are noted as an important consideration for the proposed use and location. Application Submittal 3 Hard Copies 1 Digital PDF Copy (on CD or USB stick| Both the paper and the digital copy should be split into individual sections. Please refer to the list included in your pre-application conference summary for the submittal requirements that are appropriate for your applicationt . General Application Materials. Vlcinlty Map¡ Site Plan. Gradlng and Ðrainage Plan. Landscape Plan. lmpact Anôlysis. Traffic Studyr Water Supply/Distributlon Planr Wastewater Management Plan. Article 7 Standards a a o 4 a 13 o The Application will need to address the standards contained in Article 7 andlor request waivers pursuant to Section 4-118. Application formats that follow an outline consistent with ArticleT a¡e an efficient way to expedite the completeness review process. A copy of the T.O. Ranch Subdivision Plat and any proposed amendments should be included with the Application Submittal. The Application submittal needs to include 3 hard copies of the entire Application and 1 Digital PDF Copy of the entire Application (on a CD or USB Stick). Both the paper and digital copies should be split into individual sections. Please refer to this pre-application summary for submittal requirements that are appropriate for your Application. Additional meetings with Staff can be scheduled to address specific questions regarding waiver requests includ ing submittal waivers. VI. APPLIGATION REVIEW a. Review by:Staff for completeness recommendation and referral agencies for additional technical review b. Public Hearing _ Director (noticed but not a public hearing) _ Planning Commission -f, Board of County Commissioners _ Board of Adjustment c. Referral Agencies May include but are not limited to Garfield County Road and Bridge, Garfield County Attorney, Fire Protection District, Garfield County Environmental Health Manager, Colorado Division of Water Resources, Garfield Consulting Engineer, Garfield County Flood Plain Administrator, Town of Silt. VII. APPLICATION REVIEW FEES a. Planning Review Fees:$_400.00 b. Referral Agency Fees: $_TBD_ (consulting engineer/civil engineer fees) c. Total Deposit $_400.00 (additional hours are billed at $ 40.50 /hour) VIII. GENERALAPPLICATIONPROCESSING 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 5 14 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. IX. PRE.APPLICATION SUMMARY PREPARED BY: ,özl^M ,l'n t,, Glenn Hartmann Principal Planner Date 6 15 4-203.B. Application Form Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com LAND USE CHANGE PERMIT APPLICATION FORM TYPE OF APPLICATION … Administrative Review … Development in 100-Year Floodplain … Limited Impact Review … Development in 100-Year Floodplain Variance … Major Impact Review … Code Text Amendment … Amendments to an Approved LUCP LIR MIR SUP … Rezoning Zone District PUD PUD Amendment … Minor Temporary Housing Facility … Administrative Interpretation … Vacation of a County Road/Public ROW … Appeal of Administrative Interpretation … Location and Extent Review … Areas and Activities of State Interest … Comprehensive Plan Amendment … Accommodation Pursuant to Fair Housing Act … Pipeline Development … Variance … Time Extension (also check type of original application) INVOLVED PARTIES Owner/Applicant Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ Representative (Authorization Required) Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ PROJECT NAME AND LOCATION Project Name: _____________________________________________________________________________________ Assessor’s Parcel Number: ___ ___ ___ ___ - ___ ___ ___ - ___ ___ - ___ ___ ___ Physical/Street Address: ________________________________________________________________ Legal Description: ______________________________________________________________________ _____________________________________________________________________________________ Zone District: ___________________________________ Property Size (acres): __________________ ■ BlueMountain Garfield, LLC (Applicant)203 209-1717 845 Brush Creek Aspen CO 81611 andy@BlueMountainSelfStorage.com The Land Studio, Inc.970 927-3690 365 River Bend Way Glenwood Springs CO 81601 landstudio2@comcast.net Blue Mountain Self Storage Limited Impact Review Application for Mini Storage County Road 100 & Highway 82, Garfield County, CO See Attached Rural 5.988 Acres 2391 312 19 001 16 October 8, 2018 Manager, BlueMountain Garfield, LLC 17 4-203.B. Statement of Authority 18 19 September 12,2018 Garfield County Community Development Department 108 8'' Street, Suite 401 Glenwood Springs, CO 81601 RE: Limited Impact Review Application and Final Plat Amendment for T.O. Ranch Subdivision . Dear Garfield County, BlueMountain Garfield, LLC has authorized Douglas and Julie Pratte of The Land Studio, Inc. to act in all respects as the authorized representative of BlueMountain Garfield, LLC to submit and process the above-referenced application. The contact information for The Land Studio Inc, is: Douglas and Julie Pratte The Land Studio, Inc. 365 River Bend Way Glenwood Springs, CO 81601 (970)927-3690 phone landstudio2 @ comcast .net Sincerely, Andy ^^oszynski BlueMountain Garfield, LLC 20 21 4-203.B. Ownership Information See the Title Commitment which has been included as Exhibit A to this Application. 22 4-203.B. Property Owners within 200’ Garfield County, Colorado Printed: 7/25/2018 at 1 0:29:07 AM Disclaimer This is a compilation of records as they appear in the Garfield County Office s aff ecting the area shown. This drawing is to be used only f or referenc e purposes and the County is not responsible for any inacc uracies herein contained. Garfield Co unty La nd Explo rer Copyright Garfield County, Colorado | All Rights Reserved© Garfield County Land Explorer ¬1 inch = 37 6 feet 1 inch = 0.07 m ile s 0 0.1 0.20.05 Miles Garfield Cou nty Colorado Garfield County Colorado www.garfield-county.com Gar field County Pr inted by Web User 23 24 4-203.B. Mineral Owners and Lessees 25 4-203.B. Existing Conditions Photos Figure 3 - Looking west along T.O. Ranch Lane Figure 2 – Existing storage uses north of the property 26 Figure 3 - Existing storage uses on the property Figure 4 - Looking north from Hwy. 82 across development parcel 27 Figure 5 - Looking north from Catherine Store to development parcel Figure 6 - Looking northwest across development parcel 28 Figure 7 - Looking south towards Catherine Store Figure 8 - Looking south towards Catherine Store 29 4-203.C. Vicinity Map Garfield County, Colorado Printed: 7/25 /2018 at 8 :38:11 AM Disc laimer This is a compilation of records as they appear in the Garfield County Offices affecting the area shown. This drawing is to be used only for refere nc e purpose s and the County is not responsible for any inaccuracies herein containe d. Garfie ld County Land Explo rer Copyright Garfie ld County, Colorado | A ll Rights Reserved© Garfield County Land Explorer ¬1 inch = 1,505 fe et 1 inch = 0.28 m ile s 0 0.4 0.80.2 Miles Garfie ld County Colorado Garfield County Colorado www.gar field-county.com Gar field County Printed by Web User Site 30 4-203.D. Site Plan A Site Plan has been prepared by Sopris Engineering and is included as Exhibit K to this Application. There is an existing irrigation ditch located along the northern, eastern and southern property lines. The project is not planning on impacting the existing ditch locations and will provide culverts beneath access points matching the size of existing onsite ditch culverts. 4-203.E. Grading and Drainage Plan The Grading and Drainage Plan shall include the following elements: 1. Site Map. A Site Map showing locations of any existing structures, Waterbodies or hydrologic features on the site, including intermittent water features, Wetlands, and the 100-year Floodplain boundaries. A Site Plan has been prepared by Sopris Engineering and is included as Exhibit K to this Application. There is an existing irrigation ditch located along the northern, eastern, and southern property lines. The project is not planning on impacting the existing ditch locations and will provide culverts beneath access points matching the size of existing onsite ditch culverts. 2. Drainage Structures. a. Locations of existing and proposed drainage structures or natural drainage features affecting site drainage on the parcel and within 10 feet adjacent to the site boundary, including street gutters, storm sewers, drainage channels, and other water conveyance structures; and Wetlands or other Waterbodies receiving storm Runoff from the site. An existing conditions and topography survey was performed by Sopris Engineering in the fall of 2017 and is reflected on the attached plans. The existing wetlands/riparian areas on the northeast corner of the property will remain untouched with the proposed improvements. b. Preliminary engineering design and construction features for drainage structures to be constructed. Preliminary engineering analysis has been performed to identify potential stormwater detention locations, preliminary sizing and general stormwater routing to these facilities. A proposed swale along the north, east and west sides of the building will collect runoff from the paved access aisles and parking areas. Collected stormwater will then be diverted around the proposed structure and 31 directed to the existing vegetated field south of the proposed development site. A stormwater detention system is proposed at the southwest corner of the property to attenuate the runoff from the increased site imperviousness in accordance with Garfield County requirements. The proposed detention facilities have been preliminarily sized based on the proposed site imperviousness compared to the existing, undeveloped conditions. The anticipated detention volume is sized to detain the 2- and 25-year design storm to pre development levels. Based on the impervious area shown the project is estimated to require approximately 11,000 c.f. of detention for the 25-year design storm. The proposed detention facility will additionally be sized to safely pass the 100-year storm event per the requirements of 7-204C of the LUDC. 3. Topography. Existing topography at reasonable contour intervals to provide necessary detail of the site. The map should extend a minimum of 10 feet beyond the property line and show the location of the property line. An existing conditions and topography survey was performed by Sopris Engineering in the fall of 2017 and is reflected on the attached plans. 4. Grading Plan. A grading plan showing the proposed topography at reasonable contour intervals that provides necessary detail of the site. The plan shall show elevations, dimensions, location, extent, and Slope of all proposed clearing, and Grading including building site and driveway grades. A Grading Plan has been prepared by Sopris Engineering meeting the requirements above. See Exhibit L for detail. 5. Soil Stockpile and Snow Storage Areas. Probable locations of soil stockpiles and snow storage areas. No soil stockpiling is anticipated at the proposed development. Sopris Engineering has shown an anticipated snow storage area on the Site Plan. 6. Drainage Plan. Proposed drainage plan. The proposed drainage plan is depicted on the Grading Plan. A proposed swale along the north, east and west sides of the building will collect runoff from the paved access aisles and parking areas. Collected stormwater will then be diverted around the proposed structure and directed to the existing vegetated field south of the proposed development site. A stormwater detention system is 32 proposed at the southwest corner of the property to attenuate the runoff from the increased site imperviousness in accordance with Garfield County requirements. The proposed detention facilities have been preliminarily sized based on the proposed site imperviousness compared to the existing, undeveloped conditions. The anticipated detention volume is sized to detain the 2- and 25- year design storm to pre development levels. Based on the impervious area shown the project is estimated to require approximately 11,000 c.f. of detention for the 25-year design storm. The proposed detention facility will additionally be sized to safely pass the 100-year storm event per the requirements of 7-204C of the LUDC. Final sizing and location of proposed stormwater detention facilities will be provided in support of a future Building Permit application. 7. Equipment Storage Areas. Location of storage areas designated for equipment, fuel, lubricants, chemical, and waste storage with an explanation of spill containment structures. No fuel chemical or waste storage is anticipated for the development beyond what is required for construction. Storage will be contained within the construction area and spill containment will be provided where necessary as required by standard construction practices. 8. Temporary Roads. Location of temporary roads designed for use during the construction period. No temporary roads are anticipated for the proposed development. 9. Areas of Steep Slope. Areas with Slope of 20% or greater shall be identified by location and percentage of Slope, both for the existing site conditions and within the developed area. A Slope Analysis has been provided in support of the application and is provided as an attachment to Sopris Engineering’s Report attached as Exhibit D. Areas in excess of 20% are generally man- made cut slopes associated with irrigation ditches. No development is proposed in areas in excess of 20% slope. 10. Construction Schedule. Construction schedule indicating the anticipated starting and completion time periods of the site Grading and/or construction sequence, including the installation and removal of erosion and sediment control measures, and the estimated duration of exposure of each area prior to the completion of temporary erosion and sediment control measures. 33 Construction on the proposed development is anticipated to commence in March of 2019 and is anticipated to take 15 months to complete. Site preparation, stripping of topsoil and foundation excavation is anticipated to take 30 days. Foundation installation and vertical building construction will take approximately 90 days and is anticipated to be complete by June 30, 2019. Stormwater infrastructure, site utilities, concrete flatwork, asphalt, grading, landscaping and final restoration is anticipated to be completed by June 1, 2020. Exact start and finish dates may vary depending upon approval date. 11. Permanent Stabilization. A brief description of how the site will be stabilized after construction is completed. Final placement of topsoil, landscaping and revegetation with an approved seed mix will occur after site work is complete. Please see the attached Grading Plan (Exhibit L) and Landscape Plan (Exhibit H) for more information. 12. Erosion Control Measures. Plan view drawings of all erosion and sediment control measures showing approximate locations and site Conceptual Erosion Control BMPs are included on the Grading Plan. Ultimate locations will be provided by the Contractor based on their means and methods of construction when applying for a CDPHE Construction Stormwater Discharge Permit. Grading and Drainage Plans have been prepared by Sopris Engineering and are included as Exhibit L to this Application. 4-203.F. Landscape Plan An Illustrative Site/Landscape Plan has been prepared by The Land Studio, Inc. and is included as Exhibit H in this Application. 4-203.G. Impact Analysis 1. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1,500-foot radius. Approximately 3.4 acres of the 5.920 acre parcel of land will be used for the Self Storage Facility. There are no development plans at this time for the balance of acreage. The neighboring properties contain a variety of uses including agricultural and residential to the east and west, commercial to the south and an industrial 34 service use as a contractor’s service yard to the north. See the following for additional detail regarding adjoining property: - North – residence and contractor’s storage yard - Northeast and East – agricultural/grazing land - Southeast – intersection of Highway 82 and County Road 100, followed by a parking lot - South – Catherine Store and Aspen Valley Polo Club - Southwest – Highway 82, followed by undeveloped land - West and -Northwest – agricultural/grazing land and contractor’s storage yard See the following Garfield County Land Explorer Map for properties within a 1,500’ radius of T.O. Ranch Subdivision Lot. Garfield County, Colorado Printed: 7/25/2018 at 10:10:48 AM Disclaimer This is a compilation of records as they appear in the Garfield County Offices affecting the area shown. This drawing is to be used only for reference purposes and the County is not responsible for any inaccuracies herein contained. Garfield County Land Explorer Copyright Garfield County, Colorado | All Rights Reserved© Garfield County Land Explorer ¬1 inch = 1,505 feet 1 inch = 0.28 m ile s 0 0.4 0.80.2 Miles Garfie ld County Colorado Garfie ld County Colorado www.garfield-county.com Garfield County Printed by Web User 1,500’ Radius 35 2. Site Features. A description of site features such as streams, areas subject to flooding, lakes, high ground water areas, topography, vegetative cover, climatology, and other features that may aid in the evaluation of the proposed development. The Subject Property consists of six acres of property defined by Highway 82, County Road 100, and adjoining properties. Access to the Subject Property is located off County Road 100 on the eastern border of the property. One pad- mounted transformer, an irrigation ditch, and two water wells were observed on the site. Vegetation on the site consists mostly of pasture grass with some native vegetation. No extreme topography exists within the proposed site development location. A Wetlands Report was completed in September of 2000 by Beach Environmental, LLC. Their finding was that there were no indications of a jurisdictional wetland community, however, the north to south ditch outside the eastern property line supports a willow carr community and should not be disturbed. The willow vegetative community represents high habitat value for many species and acts to absorb pollutants from surface runoff. The Wetlands report has been included as Exhibit E to this Application. 3. Soil Characteristics. A description of soil characteristics of the site that have a significant influence on the proposed use of the land. A Subsoil Study for Foundation Design been prepared by HP Kumar and is attached as Exhibit F to this Application. 4. Geology and Hazard. A description of geologic characteristics of the area including any potential natural or manmade hazards, and a determination of what effect such factors would have on the proposed use of the land. A Subsoil Study for Foundation Design been prepared by HP Kumar and is attached as Exhibit F to this Application. 5. Groundwater and Aquifer Recharge Area. Evaluation of the relationship of the subject parcel to Floodplains, the nature of soils and subsoils and their ability to support waste disposal, the Slope of the land, the effect of sewage effluents, and the pollution of surface Runoff, stream flow, and groundwater. A Subsoil Study for Foundation Design been prepared by HP Kumar and is attached as Exhibit F to this Application. An Engineering Report has been prepared by Sopris Engineering and is attached as Exhibit D to this Application. 6. Environmental impacts. Determination of the existing environmental conditions on the parcel to be developed and the effects of development on those conditions. 36 The Subject Property consists of approximately six acres of property defined by Highway 82, County Road 100, and adjoining properties. Access to the Subject Property is located off County Road 100 on the eastern border of the property. One pad-mounted transformer, an irrigation ditch, and two water wells were observed on the site. Vegetation on the site consists mostly of pasture grass with some native vegetation. No extreme topography exists within the proposed site development location. A Wetlands Report was completed in September of 2000 by Beach Environmental, LLC. Their finding was that there were no indications of a jurisdictional wetland community, however, the north to south ditch outside the eastern property line supports a willow carr community and should not be disturbed. The willow vegetative community represents high habitat value for many species and acts to absorb pollutants from surface runoff. The Wetlands report has been included as Exhibit E to this Application. The property is not within a floodplain area and no streams or water features exist on this site. No significant slopes occur within the proposed building area. 7. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or vibration or other emanations. The Applicant will use non reflective natural building materials to eliminate glare and will follow Garfield County lighting standards to minimize impacts of exterior lighting on the surrounding neighborhood. No dust, vapor, smoke, or noise will be created with this storage facility as all activity will be contained inside the building. No outdoor storage of any kind shall be permitted. Lights attached to the exterior of the building will be motion activated. All exterior lights will shut off at 9:00 p.m. 8. Hours of Operation. The Applicant shall submit information on the hours of operation of the proposed use. The Self Storage business will be fully staffed and open only during regular business hours and will not offer 24-hour access to the public or to its customers. Office hours will be 9:00 a.m. to 6:00 p.m., access hours will be 6:00 a.m. to 9:00 p.m. 4-203.J. Development Agreement Per Table 4-201(J) Fn 1, a Development Agreement is only required for a project requesting a vested rights period longer than 3 years. The Applicant is not requesting an extension of vested rights beyond 3 years, so no Development Agreement is required. 37 4-203.L. Traffic Study Assessment of traffic impacts is required based upon a Traffic Study prepared in compliance with this section. Sopris Engineering has provided an investigation into the anticipated traffic impacts to Garfield County Road 100 near the intersection with State Highway 82 resulting from the proposed development. The Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition was utilized to gather Peak Hour vehicle trip estimates for the proposed mini storage facility. 1. Type of Study Required. a. The Traffic Study shall be comprised of a basic Traffic Analysis utilizing existing County traffic counts as mapped, the Manual on Uniform Traffic Control Devices, accepted Trip Generation manuals, and current standards as applied by the CDOT. The anticipated traffic impacts to Garfield County Road 100 near the intersection with State Highway 82 resulting from the proposed development were estimated utilizing the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition was utilized to gather Peak Hour vehicle trip estimates for the proposed mini storage. The anticipated number of peak hour vehicles for the development are 25 Peak Hour Vehicles. Existing peak hour vehicle counts at the intersection of Highway 82 and County Road 100 were performed by McDowell Engineering on June 20th, 2018. Existing Peak hour vehicle trips were counted at 163 vehicle trips in the PM peak. The proposed self-storage facility would increase anticipated traffic during the peak hour by 15.5% based on the counted movements. b. The Traffic Study may also include a detailed Traffic Analysis if the Director determines that any 1 of the following thresholds is exceeded: (1) Traffic volumes projected at any intersection when a State or Federal highway exceeds current volumes by 20%, as determined by CDOT using current traffic counts and CDOT-approved methodology; Not Applicable. Traffic impacts to the Highway 82/County Road 100 intersection does not increase by 20% or greater as a result of this development. 38 (2) Traffic volumes projected on any County road segment exceed current volumes by 20%; or Existing peak hour vehicle counts were performed by McDowell Engineering on June 20th, 2018. Peak hour vehicle trips were counted at 163 vehicle trips in the PM peak. The proposed self-storage facility is anticipated to increase traffic volumes to County Road 100 on the north side of Highway 82 by 15.5%. (3) Traffic volumes on any road segment identified or contained within an approved municipal street plan within a 1-mile radius exceed current volumes by 30%. Not Applicable. c. Study Preparation. The Traffic Study shall be prepared by a qualified professional engineer, experienced in transportation engineering. Sopris Engineering and McDowell Engineering meet the qualifications of this requirement. d. Revisions to Traffic Study. Revisions to the Traffic Study shall be provided as required by the County. The need to require revisions will be based on the completeness of the Traffic Study and the thoroughness of the evaluation. 2. Basic Traffic Analysis. The Basic Traffic Analysis shall include the following information: a. A map or maps depicting the parcel or activity area and showing the following information: (1) Existing and proposed internal roads, adjoining roads, access points, and access points for the finished development; This information is depicted on Sopris Engineering’s Site Plan attached as Exhibit K. (2) All County roads within a 1-mile radius of the development; See the 1-mile radius map within Sopris Engineering’s Report attached as Exhibit D. (3) The nearest proximate intersections with State or Federal highways likely to receive traffic impacts from the development; and 39 See the 1-mile radius map within Sopris Engineering’s Report attached as Exhibit D. (4) Activity areas for construction activity. See the attached Site Plan provide as Exhibit K. Construction activity is anticipated to be contained within the limits of disturbance associated with the site improvements depicted on the attached Site Plan (Exhibit K) prepared by Sopris Engineering. b. A narrative description of existing land uses on the parcel, including the following information: (1) Current Trip Generation estimates at existing access points; See the Traffic Distribution Map included within to Sopris Engineering’s Report attached as Exhibit D. Sopris Engineering has assumed 5% of the trips will be from north of the proposed development and 95% of the trips will be from Highway 82. (2) County driveway permits for the access points and status; The project’s main access will be from the existing TO Ranch Lane. A new County driveway permit will be required for the proposed new right-turn only access to County Road 100. (3) Permit requirements for access to a State highway, railroad crossings, and status; No new access to a State Highway is proposed with this development. (4) All access easements and information regarding the legal status of these easements; TO Ranch Lane is a dedicated Right of Way for access to the subject lot. TO Ranch Lane was constructed with the original TO Ranch Subdivision Plat. (5) Other appropriate current traffic information and legal constraints that may apply. 40 c. A narrative description of proposed land uses and Trip Generation projections for each use, based on current Trip Generation manuals or other credible and defensible analysis. Trip Generation projections shall be required for both the construction phase(s) and for the completed development, with a breakdown of traffic into categories of heavy trucks and other vehicle types for existing, temporary, or proposed new access points. The anticipated traffic impacts to Garfield County Road 100 near the intersection with State Highway 82 resulting from the proposed development were estimated utilizing the Institute of Transportation Engineers (ITE) Trip Generation Manual, and are described in further detail within Sopris Engineering’s report attached as Exhibit D. Traffic impacts resulting from construction are anticipated to be associated with occasional material deliveries, gravel and concrete deliveries, and construction employee trips. Construction traffic can be highly variable, is a result of the proposed contractor’s workflow schedule and is therefore difficult to estimate at this time. However, the proposed development site is approximately 300’ from County Road 100’s intersection with Highway 82. It is Sopris Engineering’s opinion that the existing lighted intersection of County Road 100 and Highway 82 is adequate to facilitate the construction traffic generated by the proposed development. d. A narrative description of the construction phase(s) of the development, including the following: (1) Staging and storage areas; Staging and storage of materials is anticipated to occur within the development area depicted on the Site Plan. Development area may vary based on the means and methods of the project’s contractor however activity is anticipated to be contained within the eastern portion of the parcel. (2) Temporary access points; No temporary access points are anticipated for construction. (3) Duration, types, and frequency of heavy truck traffic; Heavy truck traffic is anticipated primarily during the first few months of construction in the form of material deliveries, concrete foundation and concrete slab construction. Additional truck traffic will occur during the construction of 41 project access aisles and parking in the form of road base, asphalt and concrete deliveries. (4) Access road segments to be impacted; County Road 100 to the intersection with TO Ranch Lane is the designated delivery route. (5) Projected lane closures or traffic interruption, and a statement of mitigation measures that will be applied to minimize disruption and damage; and No lane closures on County Road 100 are anticipated during construction. Construction signage may be present during construction and flaggers may be utilized during large truck deliveries. (6) All County or State permits that will be required. The project’s main access will be from the existing TO Ranch Lane. A new County driveway permit will be required for the proposed new right-turn only access to County Road 100. e. Map depicting existing Average Daily Traffic count information for all County road segments and State or Federal highway intersections, at the appropriate map scale. The map shall also include the following information: (1) The likely increase in Average Daily Traffic of trucks for construction activity and Average Daily Traffic for the completed development; and (2) Where a development has 2 or more access points, the anticipated trip distribution and assignment for each access point, supported by a narrative describing rationale for the projected allocation of trips by access points and road segment. Please see the traffic distribution map provide as an attachment to Sopris Engineering’s report attached as Exhibit D. No traffic from construction or final buildout will impact any other County roads or intersections. 4-203.M. Water Supply and Distribution Plan Sopris Engineering has prepared a Water Supply and Distribution Plan which is attached as Exhibit M to this Application. 42 A water service distribution line is anticipated to be extended from the newly constructed well east of the proposed structure as depicted on the Utility Plan. The water line will be directed to a chlorination building located near the proposed fire suppression storage tanks west of the proposed development. The water service line will extend additionally to the fire suppression storage tanks with an internal float to maintain minimum storage volumes. A separate water distribution service line will extend from the chlorination building and extend directly to the building’s mechanical room. 4-203.N. Wastewater Management and System Plan Sopris Engineering has prepared a Wastewater Management System which is attached as Exhibit M to this Application. Based on the existing conditions, the installation of a site specific OWTS to serve the proposed development is feasible and is anticipated to be located on the west side of the development and will meet County minimum setback requirements. A detailed OWTS design will be provided in support of any future Building Permit Application. Division 1. General Approval Standards 7-101. Zone District Use Regulations The property is zoned Rural and Lot 1 is currently platted as 260,852 square feet (5.920± acres). Approximately 3.4 acres of land will be used for the Self Storage Facility. There are no development plans at this time for the balance of acreage. The Conceptual Site Plan calls for a Final Plat Amendment to the County Road 100 ROW and the Land Use Summary Table. The building setbacks will be adjusted to reflect the 100’ setback from residential property lines at the north, east, and west, and the 50’ setback from Highway 82 at the south, The proposed non-residential lot coverage for T.O. Ranch Lot 1 is 15%. The T.O. Ranch Subdivision Covenants have also been revised. The Amended Final Plat and Revised T.O. Ranch Subdivision Covenants are attached as Exhibits J and G. 7-102. Comprehensive Plan and Intergovernmental Agreements Purpose of Garfield County Comprehensive Plan The Garfield County Land Use and Development Code requires that Blue Mountain’s Self-Storage Limited Impact Review Application be in “general conformance” with Garfield County’s Comprehensive Plan (“Comp Plan”, see GarCo LUDC § 7-102). Garfield County adopted its Comp Plan in 2010 to develop a shared vision of what the county would look like in 20–30 years, and to 43 create goals and policies to help achieve that vision. The Comp Plan was amended in 2013. It is a strategic tool used to help guide development and investment decisions “to achieve a healthy and balanced community.” (GarCo Comp Plan Pp 13). The overall aim of the Comp Plan is to preserve the “livability” of the county by the broadest means possible. “Livable” means different things to different people, but the Comp Plan defines it as planning for a range of development densities, as well as allowing the flexibility to accommodate economic development in the county. (Pp. 21). To this end, the Comp Plan establishes broad land use, densities, and distribution of residential, non-residential, and mixed uses. The Comp Plan continues to reinforce a major direction from the County’s previous Comp Plan, namely “that most new growth should occur in areas that have, or can easily be served by, urban services.” (Pp. 21). As such, the Comp Plan designated several “Designated Centers” in which reasonable growth is anticipated and encouraged. These “Designated Centers” are small concentrations of commercial and business uses throughout the County that primarily serve the needs to surrounding rural residents and rural businesses. These centers add to the economic diversity of the county. Specifically, “the ongoing viability of these existing centers, as well as new ones, is encouraged provided they have suitable access and services.” (Pp. 23). New centers, for example, are encouraged at intersections because these locations are more likely to provide suitable access and urban-level services. (Pp. 24). Consistency with Garfield County Comprehensive Plan, The Proposed Project The Applicant seeks to develop Lot 1, T.R. Ranch Subdivision (“Subject Property”) into a fully enclosed, fully sprinklered, indoor, climate controlled self- storage facility. This facility is unique in Garfield County as it seeks to serve the discriminating self-storage customer and offers a clean, well-managed facility with a high level of security. The facility will only be open during regular business hours and has been designed to be compatible with adjacent land uses. Location Within Designated “Village Center.” The Comp Plan designates the Subject Property within an existing “Designated Center.” Specifically, the Comp Plan’s Future Land Use Map designates the Subject Property as part of a “Village Center,” together with the properties surrounding the intersection, including the Catherine Store. According to the Comp Plan, Village Centers are areas where there is a “concentration of residential development and commercial development that is intended primarily for the convenience needs of surrounding residential development.” (Pp. 24). 44 Given this designation, the Comp Plan clearly anticipates the type of proposed development on the Subject Property. The facility is designed to meet the regional needs of the surrounding neighborhood and area, both currently and as the surrounding community develops. Not only is the area designated as a “Village Center”, but it is also zoned Rural, in which self-storage is permitted by Limited Impact Review. The use will also complement surrounding uses and businesses within the budding Village Center. Plan Element Goals from the Garfield County Comprehensive Plan: Housing: No housing is proposed as part of this Application. Transportation: With respect to transportation, the Project conforms to the Comp Plan because it has direct access to Highway 82 through a short section of CR 100. (Pp. 45). It does not place demands on ancillary and secondary roadways not designed for commercial traffic. Likewise, given its adjacency to Highway 82, and its location within a designated Village Center, the Property has excellent access to, and opportunities for, public transportation. Recreation, Open Space, and Trails: This property does not contain public access to trails. Economic Opportunity: With respect to Economics, the sole goal of our Comp Plan is to “Maintain a strong and diverse economic base (for both employment and income generation). (Pp. 50). The Comp Plan notes that our County’s historical reliance on mineral extraction industry has made it vulnerable to variations that occur suddenly. As a result, there is a “strong desire” to continue to diversify the county economy, as this project will accomplish. (Pp. 49). Agriculture: The 2030 Land Use designation for this parcel is a Village Center. Village Centers are areas where there is a concentration of residential and commercial development intended for the needs of surrounding residential development. No agriculture will be proposed in this Village Center parcel. Water and Sewer Services: This Application generally conforms to the Garfield County Comprehensive Plan in specific aspects as well. For example, developments are required to show legal, adequate, dependable, and environmentally sound water and sewage disposal facilities can be provided. (Pp. 60). The Subject Property is within the Basalt Water Conservation District’s “Area A”, the area in which legal water supply is available through an umbrella augmentation plan. Even then, self-storage facility utilizes less water than one single family home with an ADU. Additionally, the ISTS on the Subject Property will be engineered to Garfield County standards. 45 Natural Resources: The property has little to no native vegetation and is not within a floodplain area. No streams or water features exist on this site and no significant slopes occur within the proposed building area. Mineral Extraction: No mineral extraction project is proposed with this Application. This project will provide a much-needed service to residents of the Roaring Fork Valley. It is appropriately located within a “Village Center,” has less impact on water supplies than a single-family home with an ADU, is compatible with adjacent land uses, and will contribute to the economic diversity of the County. In these ways, the project not only meets the needs of the community, but also meets the intent of the Comprehensive Plan. 7-103. Compatibility The proposed Self Storage Facility is intended to meet the regional needs of the surrounding community, both now and as future development is pursued in the area. A Land Use Change Permit is required for the proposed uses, but no rezoning or Comprehensive Plan Amendment is required. The use will also complement the gas station, convenience store, and liquor store uses that already reside at the intersection and provide for the needs of the Valley community. The lot subject to this Application was created as Lot 1 of the Amended Final Plat of the T.O. Ranch Subdivision. Lot 1 is 5.920± acres in size and has access to County Road 100 via T.O. Ranch Lane. County Road 100 has access to Highway 82 at a controlled intersection at the southeast corner of the site. A Site Plan is included as Exhibit K with this narrative to depict the relationships of the site to surrounding conditions including access to Highway 82. The Comp Plan also states a preference that commercial/industrial developments are compatible with adjacent land uses and preserve the visual quality of the county. (Pp. 51). Every effort has been made to ensure compatibility with adjacent land uses, which include a gas station, liquor store, convenience store, contractor’s yard, and a large-lot residential subdivision. The building will be set back from Highway 82, and the building has been designed with high-end finishes consistent with high-end commercial buildings in the Roaring Fork Valley. Additionally, the nearby residential homes will be screened behind a row of trees. Finally, every effort has been made to ensure the lighting of the building is the absolute minimum necessary for the operation, and to ensure the hours of operation are consistent with normal business practices. Exterior lights attached to the exterior of the building will be motion activated. All exterior lights will shut off at 9:00 p.m. 46 7-104. Source of Water For the proposed facility, all potable uses will come from the Lot 1 Well and most landscape irrigation will be provided by the Basin Ditch. The water demand of the facility estimated at 240 gpd will be served by the well, which may also continue to serve the historical uses on the three lots. See Wright Water Engineers, Inc Water Supply Evaluation and Balcomb & Green’s summary letter of physical and legal water supply included as Exhibit C to this Application. Also included as part of Exhibit C is the proposed Colorado Division of Water Resources Water Well Permit Application and 600 ft. well spacing statements which can be signed by the neighboring well owners as a condition of approval. 7-105. Central Water Distribution and Wastewater Systems See section 4-203.M 7-106. Public Utilities Public utilities are available to T.O. Ranch Subdivision Lot 1. Sopris Engineering has provided “can and will serve” letters from the utility service providers in their Engineering Report which is attached as Exhibit D to this Application. 7-107. Access and Roadways Lot 1 is 5.920± acres in size and has access to County Road 100 via T.O. Ranch Lane. County Road 100 has access to Highway 82 at a controlled intersection at the southeast corner of the site. A Site Plan is included with this Application to depict the relationships of the site to surrounding conditions including access to Highway 82. Road and driveway plans and a Traffic Impact Report have been prepared by Sopris Engineering and included as Exhibit D with this Application. 7-108. Use of Land Subject to Natural Hazards Again, the Subject Property consists of approximately six acres of land defined by Highway 82, County Road 100, and adjoining properties. Access to the Subject Property is located off County Road 100 on the eastern border of the property. One pad-mounted transformer, an irrigation ditch, and two water wells were observed on the site. Vegetation on the site consists mostly of pasture grass with some native vegetation. No extreme topography exists within the proposed site development location. A Wetlands Report was completed in September of 2000 by Beach Environmental, LLC. Their finding was that there were no indications of a jurisdictional wetland community, however, the north to south ditch outside the eastern property line supports a willow carr community and should not be disturbed. The willow vegetative community represents high 47 habitat value for many species and acts to absorb pollutants from surface runoff. The Wetlands report has been included as Exhibit E to this Application. The property is not within a floodplain area and no streams or water features exist on this site. No significant slopes occur within the proposed building area. 7-109. Fire Protection The Applicant agrees to maintain vegetation on the property to minimize any potential impacts from wildfire following State Forest Service guidelines for defensible space. The property is mapped as lowest to low intensity on the following Colorado Wildfire Risk Assessment Map. The building will be required to have a sprinkler fire suppression system and a storage tank(s) to meet a 90 minute fire storage duration. A buried fiberglass storage tank is proposed beneath an earthen berm on the west side to the proposed structure. The proposed tank will be filled from the newly drilled well and contain an internal float to maintain storage volume. A tank distribution line will feed a fire suppression pump internal to the building sized to meet the requirements of the sprinkler layout and minimum. A dry hydrant will also be connected to the fire storage tank and will provide the Fire Department with a connection location for additional storage volume once they arrive at the scene. The proposed Fire Protection water storage will be available to the community as needed for wildfire protection. 48 Division 2. General Resource Protection Standards 7-201. Agricultural Lands The proposed Self Storage Facility will have no adverse effect to surrounding Agricultural Operations. 7-202. Wildlife Habitat Areas This proposed development is located on the CPW Species Data map as having the following designations: Bald Eagle – winter range Black Bear – fall concentration and overall range Elk – highway crossing, overall range Mountain Lion – overall range Mule Deer – highway crossing, summer range, the edge of severe winter range The T.O. Ranch site is not in a wildlife migration corridor and the pastureland that dominates the site has not been identified as critical wildlife or winter range 49 habitat. The applicant will refer to the following link which provides fence design standards typically requested by the Division of Wildlife. https://cpw.state.co.us/Documents/LandWater/PrivateLandPrograms/FencingWit hWildlifeInMind.pdf 7-203. Protection of Waterbodies No streams or water features exist on this site. A Wetlands report was completed in September of 2000 by Beach Environmental, LLC. Their finding was that there were no indications of a jurisdictional wetland community, however, the north to south ditch outside the eastern property line supports a willow carr community and should not be disturbed. The willow vegetative community represents high habitat value for many species and acts to absorb pollutants from surface runoff. The Wetlands Report has been included as Exhibit E to this Application. 7-204. Drainage and Erosion Grading and Drainage plans have been prepared by Sopris Engineering as part of this Application and are included as Exhibit L to this document. Also see section 4-203.E of this document for Grading and Drainage information. 7-204.C. Stormwater Run-Off These standards shall apply to any new development within 100 feet of a Waterbody and to any other development with 10,000 square feet or more of impervious surface area. 1. Avoid Direct Discharge to Streams or Other Waterbodies. Stormwater Runoff from project areas likely to contain pollutants shall be managed in a manner that provides for at least 1 of the following and is sufficient to prevent water quality degradation, disturbance to adjoining property, and degradation of public roads. a. Runoff to Vegetated Areas. Direct run-off to stable, vegetated areas capable of maintaining Sheetflow for infiltration. Vegetated receiving areas should be resistant to erosion from a design storm of 0.5 inches in 24 hours. The drainage concept for the development is to direct all storm water runoff from impervious areas to the irrigated pasture south of the proposed property. b. On-Site Treatment. On-site treatment of stormwater prior to discharge to any natural Waterbody by use of best management practices designed 50 to detain or infiltrate the Runoff and approved as part of the stormwater quality control plan prior to discharge to any natural Waterbody. Onsite treatment of stormwater has been analyzed through the implementation of landscape buffer and the possibility of shallow infiltration galleries such as Stormtech infiltration chambers or approved equal. c. Discharge to Stormwater Conveyance Structure. Discharge to a stormwater conveyance structure designed to accommodate the projected additional flows from the proposed project, with treatment by a regional or other stormwater treatment facility. Onsite stormwater detention facilities have been analyzed with application. Approximately 11,000 cubic feet of detention volume is anticipated for the 25-year design storm based on the impervious area shown. Shallow infiltration chambers may be utilized in conjunction with a shallow detention basing for the attenuation of stormwater runoff for the proposed improvements. Final locations will be provided in support of a future building permit application and will be sized to meet detention volume requirements above at a minimum. 2. Minimize Directly-Connected Impervious Areas. The site design shall minimize the extent of directly-connected impervious areas by including the following requirements: a. Drainage Through Vegetated Pervious Buffer Strips. Runoff from developed impervious surfaces (rooftops, Parking Lots, sidewalks, etc.) shall drain over stable, vegetated pervious areas before reaching stormwater conveyance systems or discharging to Waterbodies. Stormwater runoff from impervious paving is routed to site collection swales and dissipated to sheet flow to the vegetated field. Existing site topography will direct sheet flow towards a proposed stormwater detention basin for larger events. b. Techniques Used in Conjunction with Buffer Strip. The requirement that all impervious areas drain to vegetated pervious buffer strips may be reduced if the outflow from the vegetated pervious buffer strip is directed to other stormwater treatment methods. Examples of other potential techniques to be used in conjunction with vegetated pervious buffer strip are: infiltration devices, grass depressions, constructed Wetlands, sand filters, dry ponds, etc. 51 Onsite treatment of stormwater has been analyzed through the installation of Stormtech infiltration chambers or approved equal. Final locations and sizing of stormwater treatment method will be provided in support of a future building permit Application. c. Grass Buffer Strip Slope Design. When impervious surfaces drain onto grass buffer strips, a Slope of less than 10% is encouraged, unless an alternative design is approved by the County. Less than 10% slopes are provided in the existing vegetated field south of the project. Stormwater runoff from impervious paving is routed to site collection swales and anticipated to sheet flow across the historically vegetated field. Existing site topography will direct sheet flow towards a proposed stormwater detention basin for larger events. 3. Detain and Treat Runoff. Permanent stormwater detention facilities are required to be designed to detain flows to historic peak discharge rates and to provide water quality benefits and maintained to ensure function. Design criteria for detention facilities include: a. Detention facilities shall ensure the post-development peak discharge rate does not exceed the pre-development peak discharge rate for the 2- year and 25-year return frequency, 24- hour duration storm. In determining Runoff rates, the entire area contributing Runoff shall be considered, including any existing offsite contribution. Onsite stormwater detention facilities have been conceptually analyzed through the installation of a shallow detention pond and/or Stormtech infiltration chambers or approved equal. Final locations will be provided in support of a future building permit Application and will be sized to meet detention volume requirements above at a minimum. b. To minimize the threat of major property damage or loss of life, all permanent stormwater detention facilities must demonstrate that there is a safe passage of the 100-year storm event without causing property damage. Onsite stormwater detention facilities will be designed to safely route the 100 year storm event to existing site discharge locations. c. Channels downstream from the stormwater detention pond discharge shall be protected from increased channel scour, bank instability, and erosion and sedimentation from the 25-year return frequency, 24-hour design storm. 52 Noted. Final stormwater detention outfall design will reduce stormwater peak volumes to existing conditions per the requirements above. d. Removal of pollutants shall be accomplished by sizing dry detention basins to incorporate a 40-hour emptying time for a design precipitation event of 0.5 inches in 24 hours, with no more than 50% of the water being released in 12 hours. If retention ponds are used, a 24-hour emptying time is required. For drainage from Parking Lots, vehicle maintenance facilities, or other areas with extensive vehicular use, a sand and oil grease trap or similar measures also may be required. To promote pollutant removal, detention basins length-to-width ratio should be not less than 2, with a ratio of 4 recommended where site constraints allow. A sedimentation “forebay” is recommended to promote long-term functioning of the structure. Access to both the forebay and pond by maintenance equipment is required. Noted. Stormwater treatment design will be sized to treat runoff to the standards set for above. By directing collected stormwater to the irrigated pasture south of the development site, smaller “first flush” storm events will percolate through the vegetated soils. e. Culverts, drainage pipes, and bridges shall be designed and constructed in compliance with AASHTO recommendations for a water live load. Noted. Stormwater conveyance infrastructure depicted can meet the requirements above. 7-205. Environmental Quality The proposed project is for a fully enclosed and fully sprinklered indoor climate- controlled Self Storage Facility and would have no substantial temporary or long- term adverse effect on noise, air pollution, odors, or waste-generation. No outdoor activity is proposed as part of this development. Construction related noise effects are generally considered to be temporary. 7-206. Wildfire Hazards The Applicant agrees to maintain vegetation control on the property to minimize any potential impacts from wildfire following State Forest Service guidelines for defensible space. The property is mapped as lowest to low intensity on the Colorado Wildfire Risk Assessment Map. See the map included in section 7-109. A buried fiberglass storage tank is proposed beneath an earthen berm on the west side to the proposed structure. The proposed tank will be filled from the 53 newly drilled well and contain an internal float to maintain storage volume. The proposed Fire Protection water storage will be available to the community as needed for wildfire protection. 7-207. Natural and Geologic Hazards No extreme topography exists within the proposed development area. No streams or water features exist on this site and no significant slopes occur within the proposed building area. A Subsoil Study has been completed by HP Kumar and is included as Exhibit F to this Application. 7-208. Reclamation An Illustrative Site/Landscape Plan has been prepared by The Land Studio, Inc. and is included as Exhibit H to this Application. Division 3. Site Planning and Development Standards 7-301. Compatible Design The proposed Self Storage Facility is intended to meet the regional needs of the surrounding community, both now and as future development is pursued in the area. A Land Use Change Permit is required for the proposed uses, but no rezoning or Comprehensive Plan Amendment is required. The use will also complement the gas station, convenience store, and liquor store uses that already reside at the intersection and provide for the needs of the Valley community. The lot subject to this Application was created as Lot 1 of the Amended Final Plat of the T.O. Ranch Subdivision. Lot 1 is 5.920± acres in size and has access to County Road 100 via T.O. Ranch Lane. County Road 100 has access to Highway 82 at a controlled intersection at the southeast corner of the site. A Conceptual Site Plan is included with this narrative to depict the relationships of the site to surrounding conditions including access to Highway 82. For more information on compatibility see Section 7-103 Compatibility in this Application. 7-302. Off-Street Parking and Loading Standards Self Storage public parking, handicapped access, and loading will be accommodated with forty-seven (47) parking spaces, two (2) handicap parking spaces, and two (2) loading spaces. 54 7-303. Landscaping Standards An Illustrative Site/Landscape Plan has been prepared by The Land Studio, Inc. and is included as Exhibit H to this Application. 7-304. Lighting Standards The Applicant agrees to the exterior lighting standards identified in the Garfield County Land Use and Development Code. A Lighting Plan is attached as Exhibit M to this Application. 7-305. Snow Storage Standards The Applicant has areas sufficient to store snow without impacting off-street parking or public roadways. Sopris Engineering has illustrated snow storage areas on their Site Plan attached as Exhibit J to this Application. 7-306. Trail and Walkway Standards No recreational or community facilities are proposed in this Application. 7-404. School Land Dedication No residential development is proposed with this application and no subdivision is proposed, therefore no School Land Dedication fees are applicable 7-405. Road Impact Fees Garfield County updated its road impact fee calculation in 2017. The fee is determined by both the square footage of the project, and the benefit district it is located in, and area required to be paid at the time building permits are issued. Prior to the update, half of the fees were collected at the time the property was subdivided, and the other half when a building permit was issued. It is unclear whether previously paid road impact fees for Lot 1 of the TO Ranch Subdivision will be credited towards future applications. Fees for the proposed development are based on an Industrial usage within in the Eastern Benefit District ($564/1,000 SF). “Mini Storage” is classified as an Industrial Use as defined by Table 3-403 of the LUDC. Additional Industrial uses allowable by right include items such as: oil and gas drilling production, contractor’s storage yard, cabinet making and recycling centers. Mini Storage produces approximately 75% less peak hour vehicle trips (0.26 PHV/1,000 SF) compared to other general “Light Industrial” uses within the ITE Manual (1.08 PHV per 1,000 SF). Accordingly, this project will request a reduction in the traffic 55 impact fee to $141 per 1,000 SF given the proposed usage generates far less traffic compared to other “industrial” uses 56 Exhibits: A. Title Commitment B. Water Supply Evaluation C. Legal Water Supply Letter D. Engineering Report/ Traffic Study E. Wetlands Report F. Subsoil Study by HP Kumar G. Second Amended and Restated Declaration of Protective Covenants H. Illustrative Site/Landscape Plan I. Architectural Rendering J. Amended Final Plat K. Site Plan L. Grading and Erosion Control Plan M. Utility Plan N. Lighting Plan