Loading...
HomeMy WebLinkAboutAmended Plat-Director's Decision LetterCommunity Development Department February 8, 2024 William and Ashley Dopf 92 29th Avenue South Jacksonville Beach Florida, 32250 RE: Director's Decision Letter — Coryell Ranch Lot 12 Amended Final Plat Dear Mr. and Mrs. Dopf: This letter is sent to you as the owners for the application GAPA-05-23-8966, Coryell Ranch Lot 12, Amended Final Plat. The application requested a Land Use Change permit to allow a Building Envelope Adjustment. The property is located at 541 Coryell Ranch Rd, Carbondale Co. The Application has been reviewed in accordance with the Administrative Review procedures contained in the Land Use and Development Code as amended. Said provisions require a decision by the Director of the Community Development Department on whether to approve, approve with conditions, or deny the request. The Director's Decision is based on the following findings: 1. That proper public notice was provided as required for the Director's Decision. 2. The Director's Decision review was extensive and complete, that all pertinent facts, matters, and issues were submitted, and all interested parties were given the opportunity to provide input prior to the decision date. 3. That for the above stated and other reasons the proposed Final Plat Amendment is in the best interest of the health, safety, convenience, order, prosperity, and welfare of the citizens of Garfield County. 4. That with the adoption of conditions, the application is in general conformance with the 2030 Comprehensive Plan, as amended. 5. That with the adoption of conditions and approval of waivers the application has adequately met the requirements of the Garfield County Land Use and Development Code, as amended. The Director's Decision is hereby issued approving your Application subject to the following conditions of approval. 1. That all representations contained in the Application submittals shall be considered conditions of approval unless otherwise amended or changed by the Director's Decision. k 2. Prior to the Board of County Commissioner's (Board) signing the plat, final review and approval by the County Attorney's Office, Community Development Department and the County Surveyor shall be required. 3. Prior to execution of the plat, the Applicant shall add the following plat note: a. A plat note shall be required indicating that "Site specific soil tests are required at building permit and design and construction considerations may be required to mitigate possible subsidence." The Applicant shall have 90 days from the date of the Director's Decision to complete all conditions of approval and submit the Minor Subdivision Plat for recording. Extensions may be approved by the Director of the Community Development Department. The Land Use and Development Code requires notification to the Board of County Commissioners for their review and potential call-up of the Director's Decision. The Board review is for a period of 10 calendar days commencing on the date of the Director's Decision. You may request the decision be called up to the Board during this period. The call-up period shall expire on February 18, 2024.Once all conditions of approval have been satisfied, a Land Use Change Permit will be issued. Please note that you will have one year from the date of approval to comply with the conditions of approval. Extensions may be requested prior to the expiration of the original time limit. Please contact the Community Development Department if you have any questions regarding the Director's Decision. Sincerel , John Plano Building Official, Community Development Department CC: Board of County Commissioners 2 Coryell Ranch Lot 12 GAPA-05-23-8966 2-7-2024 PROJECT INFORMATION AND STAFF COMMENTS TYPE OF REVIEW APPLICANT (OWNER) REPRESENTATIVE LOCATION LEGAL DESCRIPTION LOT SIZE ZONING COMPREHENSIVE PLAN RECOMMENDATION I. DESCRIPTION OF THE PROPOSAL Administrative Review — Amended Final Plat William and Ashley Dopf John Davis Parcel # 2393-291-02-012 Section: 29 Township: 7 Range: 88 Subdivision: Coryell Ranch Lot: 12 2.153 Acres Coryell Ranch PUD Residential Medium High 2 to 6 Acres per Dwelling Unit Carbondale Area of Influence Approval with Conditions The applicant is requesting to amend the building envelope on Lot 12, Coryell Ranch PUD. Lot 12 is 2.153 acres in size. The owners are requesting the building envelop revision so to utilize a larger portion of the lot. CTL Thompson performed a geologic hazards investigation for Coryell Ranch and presented the findings in a report dated January 29, 1999, Job No. GS-2647. As part of the report, CTL identified areas of high and moderate subsidence risk. Lot 12 has a portion of the lot mapped as being moderate subsidence risk. The applicant contracted with Kumar & Associates to perform a subsoil study for the design of foundations on the subject site on October 27, 2021, and May 25, 2022, to determine if the building envelope could be modified. The request for the building envelope modification is based upon this study. II. DESCRIPTION OF THE SITE The site is flat in nature with grasses and some small trees located on it. Access is provided off of Coryell Ranch Road. Central Services are located adjacent to the parcel. Ill. AUTHORITY - APPLICABLE REGULATIONS • Section 5-305 — Amended Final Plat Review • Table 5-103 Common Review Procedures and Required Notice • Table 5-401 Submittal Requirements Section 5-402 Description of Submittal Requirements including requirements for a Final Plat • Section 4-103 Administrative Review and Section 4-101 Common Review Procedures • Article 7, Divisions 1, 2, 3, and 4 as applicable IV. PUBLIC AND REFERRAL COMMENTS The Applicant has provided documentation that all required notice mailings have been completed in accordance with the LUDC. No Public comments were received. Referral Comments received on the Application are attached summarized below: 2 A. Garfield County Consulting Engineer, Mountain Cross Engineering: Provided Comments on the following: The applicant should address how to mitigate the increased probability of subsidence. V. STAFF ANALYSIS AND CRITERIA Article 7, Division 1: General Standards Section 7-101: Compliance with Zone District Use Regulations The property is in general compliance with Zone District Regulations for the Rural Zone District. The proposal exceeds minimum lot area, and maximum lot coverage and property setbacks are sufficient but will need to be confirmed at building permit. The Application is in conformance with the PUD standards. Section 7-102: Conformance with Comprehensive Plan and compliance with IGAs The County Comprehensive Plan identifies the property as Residential Medium High 2 to 6 acres per dwelling unit. The creation of the proposed lots is in conformance with the Comprehensive Plan. Section 7-103: Compatibility The proposed lot is compatible with the residential uses in the PUD. Section 7-104: Sufficient, Adequate, Legal and Physical Source of Water Central Services are available. Section 7-106: Adequate Central Water Distribution and Wastewater Central Services are available. Section 7-106: Adequate Public Utilities Public utility connections are available. Section 7-107: Access and Driveways The Applicant has demonstrated that each lot will have legal and adequate access. Section 7-108: Natural Hazards Moderate subsidence risk was mapped on the lot. Kumar and Associates provided two reports indicating that the risk of subsidence on the proposed building envelope is similar to other lots in the area. Additional design and construction considerations should be utilized if construction is to occur in the areas identified. Section 7-109: Fire Protection The property is in the Carbondale Rural Fire Protection District. Article 7, Division 2: General Resource Protection Standards Section 7-201 Agricultural Lands No adverse effects are identified. Section 7-202 Wildlife Habitat Areas No comments were received from CPW. Section 7-203 Protection of Waterbodies As no waterbodies exist on the property, anticipated. no impacts to wetlands or waterbodies are Section 7-204 Drainage and Erosion The Applicant has indicated that this section will be addressed at time of building permit. Sections 7-205 Environmental Quality No water or air quality issues are anticipated from the proposed project. Section 7-206 Wildfire Hazards The proposed properties are indicated by the 2012 Garfield County Community Wildfire as having the lowest risk. Section 7-207 Natural and Geologic Hazards Moderate subsidence risk was mapped on the lot. Kumar and Associates provided two reports indicating that the risk of subsidence on the proposed building envelope is similar to other lots in the area. Additional design and construction considerations should be utilized if construction is to occur in the areas identified. Section 7-208 Reclamation Reclamation shall be addressed at building permit submittal. Article 7, Division 3, Site Planning and Development Standards Section 7-301 Compatible Design The design of development associated with the land use change shall be compatible with the existing character of surrounding residential land uses. Section 7-302 Off- Street Parking and Loading Standards: Single family dwellings are exempt from this section. Sections 7-303 Landscaping Standards: Single family dwellings are exempt from this section. Section 7-304 Lighting: Any exterior lighting comply with the standards outlined in Section 7-304. 4 Section 7-305 Snow Storage Standards: Section 7-305, states that all residential uses are exempt from the county's snow storage standards, unless the residential use includes a common outdoor parking area. Section 7-306 Trail and Walkway Standards: No recreational or community facility access areas are proposed. Vi. FINDINGS AND CONDITIONS Staff recommends a finding that proposed Amended Final Plat/Building Envelope Adjustment is in general conformance with the Comprehensive Plan of 2030 as well as the Land Use and Development Code as amended and is recommended for Administrative Approval by the Director of the Community Development Department subject to the following conditions of approval: Findings 1. That proper public notice was provided as required for the Director's Decision. 2. The Director's Decision review was extensive and complete, that all pertinent facts, matters, and issues were submitted, and all interested parties were given the opportunity to provide input prior to the decision date. 3. That for the above stated and other reasons the proposed Final Plat Amendment is in the best interest of the health, safety, convenience, order, prosperity, and welfare of the citizens of Garfield County. 4. That with the adoption of conditions, the application is in general conformance with the 2030 Comprehensive Plan, as amended. 5. That with the adoption of conditions and approval of waivers the application has adequately met the requirements of the Garfield County Land Use and Development Code, as amended. Conditions of Approval Approval of the Coryell Ranch building envelope adjustment for Lot 12 is subject to compliance with the following conditions of approval. That all representations contained in the Application submittals shall be considered conditions of approval unless otherwise amended or changed by the Director's Decision. 2. Prior to the Board of County Commissioner's (Board) signing the plat, final review and approval by the County Attorney's Office, Community Development Department and 5 the County Surveyor shall be required. 3. Prior to execution of the plat, the Applicant shall add the following plat note: a. A plat note shall be required indicating that "Site specific soil tests are required at building permit and design and construction considerations may be required to mitigate possible subsidence." 4. The Applicant shall have 90 days from the date of the Director's Decision to complete all conditions of approval and submit the Minor Subdivision Plat for recording. Extensions may be approved by the Director of the Community Development Department. l: