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HomeMy WebLinkAbout2.00 Staff Report D.D. 10.28.20211 File No. FPAA-09-21-8859 Director’s Determination 10/28/2021 PB PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW Administrative Review – Amended Final Plat APPLICANTS (OWNERS) SCIB, LLC REPRESENTATIVE Luke Gosda ENGINEER Dan Dennison – High Country Engineering LEGAL DESCRIPTION IRONBRIDGE PUD, PHASE II, FILING 1, 2 & 3 Block: 2 Lots: 284 & 285 AMENDED PLAT OF BLOCK 2 OF PHASE II, IRONBRIDGE PLANNED UNIT DEVELOPMENT PHASE II, FILINGS 1, 2, & 3 RECEPTION # 851641 PRACTICAL DESCRIPTION 330 and 354 Blue Heron Visa, Glenwood Springs, Co 81601 LOT SIZES 4.007 acres (Lot 284) and 4.012 Acres (Lot 285) ZONING Iron Bridge PUD - PA20: Club Villas Residential COMPREHENSIVE PLAN Residential Medium High I. DESCRIPTION OF PROPOSAL The application seeks to adjust the boundary between Lots 284 and 285 to better accommodate the developer’s product. The lots are on the end of Blue Heron Vista. While Blue Heron Vista was constructed up to Lot 286, the cul-de-sac was not constructed. The application needed to provide additional information related to the construction of the cul-de-sac to provide physical access to the site. The proposed plat is provided on the following page. The application included additional engineering documents related to proposed utility and roadway construction. This application follows a 2014 amended final plat that changed the shapes of the lots, common areas, and roadway. The 2014 application did not include utility, grading and drainage, or similar plans related to the altered lot configurations and cul-de-sac. II. DESCRIPTION OF THE SITE These two lots are part of a cul-de-sac of 7 lots at the terminus of Blue Heron Vista, a private drive. All the lots served by the cul-de-sac are currently owned by SCIB, LLC. There is an utility easement that enters the northeastern portion of the cul-de-sac, between lots 283 and 282. Utilities are also present within the adjacent right-of-way to serve the individual lots. Some identified lines cross property boundaries. The cul-de-sac is atypically shaped. The plat at reception #702420 had a hammer-head design, which was changed to a cul-de-sac in the plat at reception #851641. 2 3 III. AUTHORITY - APPLICABLE REGULATIONS This Amended Final Plat Application is being processed in accordance with Section 5-305 Amended Final Plat and Section 4-103, Administrative Review of the Land Use and Development Code. An excerpt from Section 5-305 (C) containing the Review Criteria for an Amended Final Plat is provided below. Compliance with Article 7 Standards was also reviewed, specifically with regards to Public Utilities, Drainage and Erosion, and Access and Roadways. Discussion of the application compliance w ith code sections is contained in Section V: STAFF ANALYSIS AND CRITERIA. 5-305 Amended Final Plat Review A. Review Criteria An application for an Amended Final Plat shall meet the following criteria: 1. Does not increase the number of lots; and 2. Does not result in a major relocation of a road or add any new roads; or 3. Will correct technical errors such as surveying or drafting erro rs. IV. REFERRAL AND PUBLIC COMMENTS Referral comments Garfield County Consulting Engineer – Chris Hale, PE: Chris reviewed design documents related to the cul-de-sac, utilities, and drainage. His comments are included in Exhibit A. The letter describes issues related to the absence of easements for utilities that are trespassing on lots they are not directly serving. Carbondale & Rural Fire Protection District – Bill Gavette: Comments are included in Exhibit B. The fire district worked with the applicant to ensure the cul -de-sac operated in a manner to allow emergency ingress and egress. They had no further comments. Garfield County Building Official – Andy Schwaller: Commented that the construction would need to meet the 2015 Building Code but had no further comments. Public comments No public comments were received. V. STAFF ANALYSIS AND CRITERIA Code Reference Anlaysis 1) Notice was meet as required for an Administrative review of an Amended Final Plat. 2) The application meets the requirements of Section 5-305, quoted above. 3) The application met Article 7 – Standards requirements. A waiver of standards is appropriate for the cul-de-sac based on the Fire Department’s statements. Staff Analysis The application to adjust the boundary line between lots 284 and 285 is complicated by the need to provide physical and utility access to the lots. The adjustment of the lot line is in compliance with current regulations and does not violate the PUD’s standards. The improvements required 4 to provide physical and utility access to Lots 284 and 285 will serve lots 279 through 285 of subdivision, all of which are under the same ownership. Based on the fire department’s analysis, the cul-de-sac’s general dimensions and shape should operate in a manner to allow emergency access. The consulting engineer’s comments related to need for easements to serve the utility lines. Staff concurs that the utility lines should either not trespass into lots they are not serving or there should be easements in place. The applicant provided additional information on the easements following the referral comments. The applicant indicates that the Rose Ranch Declaration of Protective Covenants, specifically Section 8.4 and 8.12 create universal easements across Iron Bridge properties, such that individual utility easements are not necessary. Copies of these sections are included in Exhibit C. As installation of utilities progresses, the applicant should continue to work with VI. RECOMMENDED FINDINGS AND CONDITIONS Suggested Findings 1) The application fulfilled the notice requirements for an Amended Final Plat 2) The application is in compliance with the items of Section 5-305 Amended Final Plat. 3) With the competition of the road and utility improvements, will be in compliance with Article 7 - Standards. Suggested Conditions of Approval 1. That all representations contained in the Application submittals shall be conditions of approval, unless specifically amended or modified by the conditions contained herein. 2. Final edits to the Final Plat, including plat notes and title, shall be completed and then reviewed and accepted by the County; including County Attorney, Surveyor, and Assessor offices prior to execution and recording. a. The Final Plat shall contain a plat note that reads to the effect that “All previous Plat Notes on plats included in the title work shall remain in effect.” 3. All utility and roadway improvements shall be completed prior to the submittal of the Final Plat for execution and recording. A letter signed by a licensed engineer that indicates the proper installation of improvements shall be submitted to meet this condition of approval. 5 Exhibit A 6 Exhibit B 7 Exhibit C 8 9 10 11