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Home My WebLink About7.0 Resolution 2012-74.pdff;' 1111 MY'.i.l~ra'IIHI,~ril~ 1.-11 ~~ loi~~rlftW~·~ IIIII ReceptJDnn: 822762 08/14/2012 02:35:52 PM Jean ~1barico 1 of 251 Rec Fee:$0.00 Doc Fee:0.00 G~RFIELD COUNTY CO STATEOFCOLORADO ) )ss COUNTY OF GARFIELD ) At a meeting of1he Board of County Commissioners for Garfield County, Colorado, held in the Commissioners' Meeting Room, Garfield County Courthouse, in Glenwood Springs on the 16th day of July, 2012, there were present: t>Jo~hn""Mart':"""jn"-----------~· Commissioner Chairman (absent) '"'Mik"'' .,_e"'-Sarn"':""so"'n~-----------• Commissioner -'JTo.,.m ... J ... ank~ov"'s"'ky"----------~· Commissioner "'Car""e"'y'-'G,.a,.!!!!..,o,.n __________ ~, Acting County Attorney nAn..,dr..,e,_,w._.G.,;o"'rg,.e:t..v -----------• County Manager ,.Jean~Al=belllr~ico"---,-----------•• Clerk ofthe Board when the following proceedings, among others were had and done, to·wit: RESOLUTION NO. 2012-_T/_ A RESOLUTION CONCERNED WITH THE APPROVAL OF A TEXT AMENDMENT TO AMEND ARTICLES 3, 4, 7, 9 AND 16 OF THE UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED Recitals A. The Board of County Commissioners is authorized to adopt a zoning plan for the unincorporated area of Garfield County pursuant to the provisions of§ 30-28-111 through § 30- 28-116, C.R.S., as amended. Such provisions also authorize the Board of County Commissioners to provide for the approval of amendments to such zoning plan from time to time. B. Title 30, Article 28, Section 133, C.R.S., as amended, provides for the approval of subdivision plans and plats, and the adoption of regulations governing such plans and plats by the Board of County Commissioners for the unincorporated areas of Garfield County, Colorado. Pursuant to this authority, the County's subdivision regulations may be amended by the Board of County Commissioners from time to time. C. Pursuant to Section 4-202 of the Unified Land Use Resolution of 2008, as amended ("ULUR"), the Board of County Commissioners may initiate a text amendment to the ULUR. D. The Board of County Commissioners was the applicant for a Text Amendment to amend Articles 3, 4, 7, 9 and 16 of the ULUR. E. On February 8, 2012 the Garfield County Planning and Zoning Commission opened a public hearing on the proposed text amendment that was subsequently continued to February 22, March 14, March 28, March 29, Aprilll, May 2, and May 23,2012. 1 ~S\ 1111 W•I~MIR1.~1Ntll1~ 1¥1t.l"l.~I+T(IIi'l*"~ IIIII Rec~tion~: 822762 08/14/2012 02:35:620 P 00 M ~~eoanFe"o~~e~~c8ARFlE~D COUNTY CO 2 of 261 Reo Fee:$ · VY • • F. On May 23, 2012, the Garfield County Planning and Zoning Commission voted and forwarded a recommendation with a 7-0 vote to approve the proposed Text Amendment with modifications to the Board of Connty Commissioners. G. On July 10, 2012, the Board of County Commissioners opened a public hearing upon the question of whether the Text Amendment should be approved, approved with changes, or denied at which hearing the public and interested persons were given the opportunity to express their opinions regarding the issuance of said Text Amendment. H. The Board of County Commissioners closed the public hearing on July 10, 2012 to make a final decision. I. The Board of County Commissioners on the basis of substantial competent evidence produced at the aforementioned hearing, has made the following determinations of fact: 1. That proper notice for the hearings before the Planning Commission and the Board of County Commissioners was provided for, including at least one publication in a newspaper of general circulation in Garfield County. 2. That the hearings before the Planning Commission and Board of Connty Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard. 3. That the proposed Text Amendment is determined to be in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application has met the requirements of the Garfield County Unified Land Use Resolution of2008, as amended. 5. The proposed Text Amendment does not conflict with State statutory provisions regulating land use. J. Upon motion duly made and seconded the Board of Connty Commissioners approved the proposed Text Amendment by the following vote: 'C:'Jo,.hn,_.M!>!!!art'""i""n-:--_____ ~ Absent -"T""'om""'""J"'ank....,o,_,v"""sko;yL-_____ , Aye ~M~i~ke~S~arns~o~n~-----~·Aye 2 J 1111 MY'o~o I~MIMI't~~~~~L~l.lmr.~~~~r~'~ IIIII Reception#: 822762 08/1412012 02:35:52 PM J~an Alberico 3 of 251 Reo Fes:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Garfield County, Colorado, that the Garfield County Unified Land Use Resolution of 2008, and as subsequently amended by this Board, shall be and hereby is amended and said language will be incorporated into the codified Garfield County Unified Land Use Resolution as shown on the attached Exhibit A. The existing Articles 3, 4, 7, 9 and 16 are hereby replaced and superseded in their entirety by the text amendments set forth in Exhibit A. This text amendment will be effective as of August 13, 2012. '2012 A TrEST: A-LI'f._mTY COMMISSIONERS TY, COLORADO Upon motion duJy made and seconded the foregoing Resol tion wa following vote: =Jo~hn"'-'M:""'art,_,m.,· '-=-------'Abstained due to absence -'-T"'om~J-"'ank"""'o"'v.,skuy _____ _,, Aye ~M~~~e~Sam~~so~nL_ ______ ,Aye 3 Exhibit A Garfield County Targeted Code Improvements to Improve Efficiency and Reduce Barriers to Economic Development (Revised Articles 3, 4, 7, 9 and 16) 4 ·····--r-·· ' 1111 W•~~M~~~'ol'fll.l"~ IMitllfr'!j~l".ll:WI~~~~ IIIII Reeeptionn: 822762 08/14/2012 02:35:52 PM Jean Alberico 5 of 251 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO ~[lc~tf!~~~:~.l~r rH~ llrW!*:Iff,~·lll Ill 08/14/2012 02:35:52 PM Jean A!ber!co 6 or 251 Reo Fae:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO GARFIELD COUNTY, COLORADO Article 3: Zoning •111 rf'"il.l'nrfiii'I1J~Ilf'llui'Wio!-..~ 1'1'/';IPI'~ftll'l'l .. l!l''l •1111 Receptlonll: 822762 08/14/2012 02:35:52 PM Jean Alberico 7 of 251 Reo Fee:$0.00 Doc Fee:0.00 GRRFI~LD COUNTY CO ARTICLE 3 ZONING TABLE OF CONTENTS DIVISION 1. GENERAL PROVISIONS .................................................................................. 1 SECTION 3·101. ESTABLISHMENT OF BASIC ZONE DISTRICTS ................................... 1 A. Rural (R) .............................................. ~ ....................................................................... 1 B. Commercial, General (CG) .......................................................................................... 1 C. Commercial, Limited (CL) ............................................................................................ 1 D. Industrial (1) ................................................................................................................. 1 E. Public Lands (PL) ........................................................................................................ 1 F. Public Airport (PA) ....................................................................................................... 1 G. Residential· Manufactured Home Park (RMHP) .......................................................... 1 H. Residential-Suburban (RS) ....................................................................................... 2 I. Residential-Urban (RU) ............................................................................................. 2 J. Resource Lands .......................................................................................................... 2 SECTION 3-102. ESTABLISHMENT OF OVERI.AY DISTRICTS ....................................... 2 A. Floodplain Overlay ....................................................................................................... 2 B. Drinking Water Constraints Overlay ............................................................................. 3 C. Airport/Heliport Influence Area Overlay ........................................................................ 3 DIVISION 2. ZONE DISTRICT REGULATIONS .................................................................... 3 SECTION 3-201. ZONE DISTRICT DIMENSIONS .............................................................. 3 DIVISION 3. USE RESTRICTIONS ....................................................................................... 4 SECTION 3·301. GENERAL RESTRICTIONS AND MEASUREMENTS ............................. 4 A. Frontage ...................................................................................................................... 4 B. Through Lots ............................................................................................................... 4 C. Corner Lots .................................................................................................................. 5 D. Lot Slope ..................................................................................................................... 5 E. Two-Family Dwellings ........................ : ......................................................................... 5 F. Row House .................................................................................................................. 5 G. Partially Developed Frontages ..................................................................................... 5 H. Projections ................................................................................................................... 5 I. Large Building Review for Buildings Greater than 30,000 Square Feet... ..................... 5 DIVISION 4. OVERLAY DISTRICT REGULATIONS ............................................................. 6 SECTION 3·401. FLOODPLAIN OVERLAY ........................................................................ 6 A. Applicability and Designation ....................................................................................... 6 B. Permitted Uses in the Floodplain Overlay .................................................................... 6 SECTION 3-402. DRINKING WATER CONSTRAINTS OVERLAY ..................................... 8 SECTION 3-403. AIRPORT/HELIPORT INFLUENCE AREA OVERLAY ............................ 8 A. Applicability ................................................................................................................. 8 B. Notice of Land Use and Permit Applications Within Overlay Zone Area ....................... 9 C. Airport/Heliport Influence Area Overlay Use Restrictions ............................................. 9 D. Noise .............................................. , ........................................................................... 11 DIVISION 6. USE BY ZONE DISTRICT ................................................................................ 11 SECTION 3·601. TYPES OF USE REVIEW ....................................................................... 11 A. By-Right Uses ............................................................................................................. 11 B. Uses Requiring a Permit. ............................................................................................ 11 C. Prohibited Uses .......................................................................................................... 11 GARFIELD COUNTY UNIFIED LAND USE RESOLU110N OF 2008, AS AMENDED 3-1 Ill/ Ml"o~oi~M1M ~~ MU11oti~Wir¥'('W,~"A IIIII Reception#: 822782 08/14/2012 02:35:62 PM Jean ~lberico 8 of 251 Reo Fee:$0.00 Doc Fe•:0.00 GARFIELD COUNTY CO SECTION 3·502. TABLE ORGANIZATION ........................................................................ 11 A. Use Classifications ..................................................................................................... 11 B. Multiple Principal Uses ............................................................................................... 12 C. Unlisted Uses ............................................................................................................. 12 SECTION 3-503 .. USE TABLE ............................................................................................ 14 ,_ .. · GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-11 ,.·. 1111 Wfl'.~olifftlMI~~I'I~ ~~~ Witl~rt!llr!.WM~~~~~ IIIII Reception~: 822762 . 08/14/2012 02·35:52 PM Jean Alber1cc 9 of 251 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO ARTICLE 3: ZONING The following zone districts are established. A. Rural (R). The Rural Zone District is comprised of the County's rural residential areas, agricultural resource lands, agricultural production areas, and natural resource areas. Uses, densities, and standards established for this zone district are intended to protect the existing character of the area from uncontrolled and unmitigated residential, commercial, and industrial use. The zone district provides for the use of natural resources, recreational development, rural residential, and other uses. B. Commercial, General (CG). The General Commercial Zone District provides for general retail, service, and recreation-oriented commercial businesses intended to serve the County as a whole. Clustering of business development in centers is encouraged. Development standards and review criteria are specifically intended to discourage strip development and encourage low-scale, low-impact commercial areas. C. Commercial, Limited (CL). The Limited Commercial Zone District provides for a limited range of Commercial Uses needed to meet the shopping needs of residents in the adjacent neighborhoods. Businesses are to be oriented to the neighborhood and compatible with surrounding residential uses. D. Industrial (1). The Industrial Zone District provides appropriate areas for industrial businesses in locations where conflicts with residential, commercial, and other land uses can be minimized. E. Public Lands (PL). The Public Lands Zone District shall include all land owned by the U.S. Government or the State of Colorado, located in the unincorporated area of the County and not included in any other zone district. F. Public Airport (PA). The Public Airport Zone District is comprised of land designated for uses supporting the commercial airport operations in Garfield County. Land use in the Public Airport Zone District shall be guided by the Airport Master Plan and the Airport Rules and Regulations. G. Residential -Manufactured Home Park (RMHP). The Residential -Manufactured Home Park Zone District allows for development where spaces are either sold or leased for placement of Manufactured Homes in a park-like setting, and these homes are used as permanent single-family dwelling units. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 3-1 1111 Ml"o~.l1:.1111'o~.V,~ li.~I!'1~.1W'Io+l~/ll~ rH1P r+!'C~·~ IIIII Reception#: 822762 08/14/2012 02:35:62 PM Jean Alberico 10 of 251 Reo Fee:$0.00 Doc ~aa:0.00 GARFIELD COUNTY CO H. Residential-Suburban (RS). The Residential -Suburban Zone District is comprised of low-density suburban {\ residential uses developed to maintain a rural character. I. Residential -Urban (RU). The Residential -Urban Zone District is comprised of high-density urban residential uses, including multi-family developments. J. Resource Lands. The Resource Lands Zone District shall be subclassified into the following zones: 1. Gentle Slopes and Lower Valley Floor (RLGS). The subdistrict identified as Gentle Slopes and Lower Valley Floor is defined as the colluvial and alluvial soil at the base of Talus Slopes in the Lower Valley Floor. 2. Talus Slopes (RL TS). The subdistrict identified as Talus Slopes is defined as loose deposns of rock debris accumulated at the base of Talus Slopes in the Lower Valley Floor. 3. Escarpment (RLE). The subdistrict identified as Escarpment is defined as the fixed bedrock forming vertical or near vertical parts of the canyon walls. 4. Plateau (RLP). The subdistrict identified as Plateau is defined as the rolling lands of the higher elevation in the Resource Land Zone District, typically found above the Escarpment subdistrict. ·sel;:tioN 3·~ 02. .. E$1' ABL,ISHMENf C)F 0\IERL,A '(DistRJ(:ts; ··. Overlay Districts are superimposed over the existing zone district, and Overlay District 1\ regulations are in addition to those of the underlying zone district, unless otherwise provided in this Code. Use restrictions for the individual Overlay Districts are set forth under Division 4, Overlay District Regulations. The following Overlay Districts are established: A. Floodplain Overlay. 1. Purpose. The purpose of the Floodplain Overlay is: a. To minimize and prevent adverse effects of proposed development on the flood-carrying capacity within the 1 00-year Floodplain; b. To minimize flood losses by restricting or prohibiting uses that are dangerous to public health, safety, and property in times of flooding; and c. To regulate development that would aker or increase the potential damage or impacts of a major stonm or exacerbate the Floodplain impacts on other tracts of land. 2. Boundaries and Jurisdiction. Reports and maps establishing the Floodplain Overlay District and Floodplain subdistricts are incorporated herein, pursuant to Section 1-109, Incorporation and Interpretation of Maps. GARFIELD CoUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-2 1111 Ml'.!.ll~lll'.!.~,~ :'ll,~~~~r.ltll~ ~ ~til«~"!. IIIII Reception~: 822762 08/14/2012 02:35:52 PI'\ Jean Rlberico 11 of 251 Reo Fee:$0.00 Doc Fee:0.00 GRRFIELD COUNTY CO B. Drinking Water Constraints Overlay. 1. Purpose. The purpose of the Drinking Water Constraints Overlay is to ensure a safe domestic water supply for land use that includes human consumption of ground water in the Overlay District. 2. Boundaries and Jurisdiction. Reports and maps establishing the Drinking Water Constraints Overlay District are incorporated herein, pursuant to Section 1-109, Incorporation and Interpretation of Maps. C. Airport/Heliport Influence Area Overlay. 1. Purpose. The purpose of an Airport/Heliport Influence Area Overlay is: a. To support and encourage the continued operation and vitality of public use airports and heliports; b. To reduce potential safety hazards for persons living, working or recreating near public use airports and heliports by establishing compatibil~y and safety standards to promote air navigational safety; and c. To minimize environmental impacts resu~ing from the operation of public use airports and heliports. 2. Boundaries and Jurisdiction. Plans and maps establishing the Airport/Heliport Influence Area Overlay District are incorporated herein, pursuant to Section 1-109, Incorporation and Interpretation of Maps. DIVISION 2. ZONE DISTRICT REGULATIONS. The purpose of this Division is to identify the lot and building restrictions for each zone district. In addition to these general requirements, the proposed land use shall comply with the applicable standards set forth in Article 7, Standards. SECTION 3•201. ZONE DISTRICT DIMENSIONS Table 3-201 identifies the dimensional standards for each zone district. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3·3 11111\Y'•JI~IP".i.~,~ 'W.K"""~ 1\1\~lf)~lf\L Hr.lftr:~'~ IIIII Reception#: 822762 09/14/2012 02:35:S2 PN Jean Alberico 12 of 261 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 60 25 20,000 s.f. 50 0.50/1.0 60 25 25 10 7,500 s.f. 60 0.50/1.0 50 25 25 10 25 2 a01es 50 60 25 25 10 25 7,600 s.f. 0.50/1.0 60 25 10 40 7,600 s.f. 0.50/1.0 60 25 10 40 21,780 s.f. 75 NIA 50 25 25 10 40 35 acres 2~ 25 25 25 so• 35 acres 25 25 25 25 so• 25 25 25 25 so• 25 25 25 10 756 I i Public Ailport and other applicable Federal, 50 PA State, and local standards and regulations 2. Or% of building 3. Telecommunication may exceed height provided they are approved by a Limited Impact Review. 4. Parapet walls may exceed building height limitations by 4 feet. 5. Stacks, vents, cooling towers, elevator cupolas, towers, and similar noninhabitable building appurtenancas shall be exempt from height limitations. i A. Frontage. Unless otherwise provided by this Code, each lot shall have a minimum of 25 lineal feet of frontage on a dedicated street or road right-of-way providing access. B. Through Lots. On lots extending from 1 street to another paralleling street, both streets shall be considered as front streets for purposes of calculating front yard setbacks. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED r> '· 1111 Wo~.JI~Iro~.~,~:W. m~t~ HCkl\i !III.IW Mt~~~ IIIII ReceptionH: 822762 08114/2012 02·35·52 PM Jean Alber leo 13 of 251 ~eo.Fee:$0.0m Doc Fee:0.00 GARFIELD COUNTY CO --- C. Corner Lots. On lots bordered on 2 contiguous sides by streets, the required front yard setback shall be observed along both streets. D. Lot Slope. 1. Lot Size Less Than 1 Acre. Original and undisturbed slope in excess of 30% shall not be cred~ed toward lot area in determining whether the minimum lot area requirements will be met. 2. Lot Size 1 Acre or Greater. A minimum Building Envelope of 1 acre, that does not contain Slopes 30% or greater, shall be required. 3. Compliance with Approval Standards. The proposed use shall comply with the standards for Section 7-210.F, Slope Development. E. Two-Family Dwellings. For purposes of setback calculations, a 2-family dwelling shall be construed as 1 building occupying 1 lot. F. Row House. For purposes of setback calculations, only those row houses that do not share a common wall with an adjacent row house need observe the required side yard setback for the district, provided that building code requirements for this type of structure are observed. G. Partially Developed Frontages. On a vacant lot bordered on 2 sides by previously constructed buildings that do not meet the required front yard setback for the district, the required front yard setback for the vacant lot shall be established as the averaged front yard setback of the 2 adjacent buildings; where a vacant lot is bordered on only 1 side by a previously constructed building that does not meet the required front yard setback for the district, the required front yard setback for the vacant lot shall be established as the averaged front yard setback of the adjacent building and the minimum front yard setback for the zone district. H. Projections. Every part of a required yard shall be unobstructed from ground level to the sky except for projections as shown in Table 3-301. Table 3-301 Projections Allowed Encroachment into Setbacks ' " -----~----- Architectural Features (Cornice, Sill, Ornamental Element) 1 Foot 1 Foot 1 Foot Roof Eave 18 Inches 18 Inches 1Binches At-Grade Uncovered Porch, Slab, Patio, Walk, Steps No Rasbiction No Restriction No Restriction Fire Escape, Balcony (Not Used as Passageways) 4 Feet 18 Inches 4 Feet Porch and Deck (Less Than 30 inches) No Restriction No Restriction No Restriction I. Large Building Review for Buildings Greater than 30,000 Square Feet. Buildings greater than 30,000 square feet shall require a Land Use Change Permit pursuant to Section 4-103, Administrative Review, if the building is closer than 500 feet to a property line or the lot is less than 50 acres in size. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-5 lllll\l".i.II~II'.!.V,,,,Lf"~~!Vl~lr¥i N~~W,~n,\, II Ill ~eeeption~: 822762 09/14/2012 02:35:52 PM Jean Alberico 14 of 251 Reo Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO A. Applicability and Designation. B. 1. Applicability. These Floodplain regulations shall be applied as follows: 2. a. b. Lands W~hin Designated 100-Year Floodplain. This includes lands identified as within the designated 100-year Floodplain as mapped on the Flood Insurance Rate Maps (FIRM), or identified in the "Flood Insurance Study, Garfield County, Colorado, Unincorporated Areas" dated August 2, 2006, and the accompanying flood maps titled "Flood Boundary Maps, Floodway Maps and Flood Insurance Rate Maps, Garfield County, Colorado, Unincorporated Areas," as the same may from time to time be amended; or Lands Adjacent to Water Course. When an application for a Planned Un~ Development or Subdivision that is not exempt from review indicates or suggests that an area of the s~e may be in an Area of Special Flood Hazard, but for which area no studies or maps have been previously prepared, the Applicant shall provide Floodplain studies, including appropriate maps, conducted and certified by a licensed professional engineer experienced in Floodplain hydrology and hydraulics. These studies shall, at a minimum, detennine the depth and elevation of the Base Flood for the entire area of the site and for 200 yards upstream and downstream from the site, w~h an appropriate cross section. Designation of Floodway Areas and Flood Fringe Areas Within the Floodplain. To maximize opportunity for appropriate land use within the Flopdplain Overlay, the 100-year Floodplain has been divided into Floodway areas and Flood Fringe areas, based upon the degree and nature of flooding. a. Land Not Designated as a Floodway or Flood Fringe Area. Land within the 1 00-year Floodplain that has not been designated as a Floodway area or Flood Fringe area shall be subject to the provisions applicable to Floodways. b. Request for Floodway or Flood Fringe Area Designation. Owners of property located within the Floodplain Overlay, or an Applicant proposing land use w~in the Floodplain Overlay, may request areas of the subject property to be designated as Floodway or Flood Fringe areas. The review process for designation requests is set forth in Section 4-114, Designation of Floodway or Flood Fringe Area. 3. Approval of Designation Not Approval of Land Use. Approval of a designation request shall not constitute approval of proposed land use; however, a request for designation may be submitted concurrently with an application for Land Use Change Permit. Pennitted Uses In the Floodplain Overlay. 1. Floodway Area Use Restrictions. The following use restrictions shall apply to areas within the Floodplain Overlay that are designated as a Floodway area. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-6 ·. __ - 1111 ~.~ol1 ~11".~o~,n~ ~11-llkl':~rii\IJ,!Pl~~r W.~~~ IIIII Reception~: 822762 09/14/2012 02:35:52 PM Jean Alberico 16 of 261 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO a. Prohibited Uses and Activities. No development, encroachment, use, or atteration in, on or over any part of the Floodway area shall be permitted that alone or cumulatively with other uses would cause or resutt in: (1) Occupation of permanent or temporary structures; (2) Development or use of overnight campgrounds; (3) Development of Solid Waste Disposal Sites and central collection sewage treatment facilities; (4) Storing or processing of materials that are buoyant, flammable, explosive, or otherwise potentially injurious to human, animal, or plant life; and/or (5) An adverse effect on the efficiency of the Floodway or change the direction of flow or cause any increase in the Base Flood elevation. b. Permitted Uses and Activities. The following uses are permitted within the Floodway area to the extent that they are permitted by the underlying zone district, and the proposed use complies with applicable standards for the zone district, the use restrictions set forth in Section 3-401.B.1.a., Prohibited Uses and Activities, and the Floodplain Overlay District standards set forth in Section 7- 601, Floodplain Overlay: (1) Agricultural uses such as general farming, grazing of livestock and horses, truck farming, sod farming, and wild crop harvesting; (2) Lawns, open areas, gardens, driveways, and play areas that are accessory to residential uses; (3) Loading areas, railroad rights-of-way, parking areas, airport landing strips, and storage yards for equipment or machinery easily moved or not subject to flood damage, that do not require asphaH paving; (4) Recreational and Open Space uses not requiring permanent or temporary structures designed for human habitation; (5) Dams, power plants, spillways, transmission lines, pipelines, water monitoring devices, water supply ditches, irrigation ditches, and laterals; and (6) Road and highway structures or trails. 2. Flood Fringe Area Use Restrictions. a. Prohibited Uses and Activities. No development, encroachment, use, or alteration in, on, or over any part of the Flood Fringe areas shall be permitted that alone or cumulatively with other uses would cause or result in:- (1) Development of Solid Waste Disposal Sites or central collection sewage treatment facilities; GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-7 IIIIMI"•I1 ~1P"•V.~'II~I\~Irf.j Hr.lrll.!lll,tt'I~.M':~·' II Ill ReceptJon": 822762 08/14/2012 02:35:52 PM Jean Alberico 16 of 251 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO (2) Storing or processing of materials that are buoyant, flammable, explosive, or otherwise potentially injurious to human, animal, or plant life; (3) An adverse effect on the efficiency of the Floodway or change the direction of flow or cause any increase in the Base Flood elevation; and/or (4) Substantial solid debris being carried downstream by floodwaters. b. Permitted Uses and Activities. Uses permitted within the underlying zone district shall be permitted in the Flood Fringe area to the extent that the proposed use complies with applicable standards for the zone district, the use restrictions set forth in Section 3-401.B.2.a., Prohibited Uses and Activities, and the Floodplain Overlay District standards set forth in Section 7-601, Floodplain Overlay . . . JJRiNK:iNG vvATE~.CON~TRAINT~ QVJ:RLA Y. Uses permitted in the underlying zone district will be permitted in the Drinking Water Constraints Overlay District if the proposed use complies with applicable standards for the zone district and the Drinking Water Overlay District standards set forth Section 7-602, Drinking Water Constraints Overlay. SI;C::TION 3403. · ·AIRPORT/H~LIPORTINFLUeNCE AR.I;A.OV~RLAY. A. Applicability. 1. Additional Regulations. The regulations in this Section shall apply to all areas located within the Airport/Heliport Influence Area Overlay, in addition to the regulations applicable for the underlying zone district. 2. Partial Inclusion. If a structure, lot, or parcel of land lies partly within the Airport/Heliport Influence Area Overlay, the part of the structure, lot, or parcel lying within the Overlay District shall meet all requirements for the Airport/Heliport Influence Area Overlay. 3. Review Process. Unless otherwise provided in this Section, land use proposed to be located within the Airport/Heliport Influence Area Overlay District shall be subject to the review process required by the underlying zone district. 4. Designation of Boundaries of the Airport/Heliport Influence Area Overlay District. The Airport/Heliport Influence Area Overlay District shall be comprised of the Airport Imaginary Surfaces defined by FAR Part 77 and this Code, and include the following: a. Airport Imaginary Surfaces. All lands, waters, and airspace, or portions thereof, that are located within the boundaries of the Primary Surface, Runway Protection Zone (RPZ), Approach Surface, Horizontal Surface, Conical Surface, and Transitional Surface. The Airport/Heliport's Influence Area Overlay District's boundaries shall be the outer extremities of the boundaries of the Imaginary Surfaces. b. Noise Impact Boundary. The Noise Impact Boundary incorporates areas within 1,500 feet of an airport runway or within established GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-B · .....•. • \ 1111 WP".1. ll~~~.~.v,, ~LM~~WirHilil\& IHI W.~~~ II II I Ree~tion~: 822762 09/14/2012 02:36:62 PM Jaan Alberico 17 of 251 Rae Fee:$0.00 Doc Fea:0.00 GARFIELD COUNTY CO B. noise contour boundaries exceeding 55 Ldn as depicted in the Airport/Heliport's Layout Plan. If the Noise Impact Boundary extends beyond the extremities of the Imaginary Surfaces, the Airport/Heliport Influence Area Overlay District boundaries shall be extended to incorporate the Noise Impact Boundary. Notice of Land Use and Permit Applications Within Overlay Zone Area. 1. Unless otherwise provided under paragraph 2 below, the Director shall provide to the Airport Sponsor and to the BOCC written notice of any proposed Land Use Change located within the Airport/Heliport Influence Area Overlay. 2. Written notice to the Airport Sponsor or to the BOCC shall not be required for a proposed Land Use Change located within the Airport/Heliport Influence Area Overlay that meets all of the following criteria: a. All structures associated with the proposed land use are less than 35 feet in height; b. The proposed land use involves property located entirely outside the Approach Surface; c. The proposed land use does not involve industrial, mining, or similar uses that emit smoke, dust, or steam; sanitary landfills or water impoundments; or radio, radiotelephone, television, or similar transmission facilities or electrical transmission lines; and d. The proposed land use does not involve Wetland mitigation, enhancement, restoration, or creation. · C. Airport/Heliport Influence Area Overlay Use Restrictions. 1. Prohibited Uses and Activities. a. The following uses are prohibited in the Airport/Heliport Influence Overlay District. (1) Sanitary landfills; and (2) Water treatment plants. b. No structures shall be allowed in the Runway Protection Zone (RPZ), except that accessory structures to airport operations may be located in the RPZ based upon approval by the FAA. For purposes of this document, tee markers, tee signs, pin cups, and pins are not considered to be structures. c. Public assembly facilities are prohibited in the RPZ. d. High density uses shall be prohibited in Approach Surfaces. 2. Permitted Uses and Activities. The following uses are permitted within the Airport/Heliport Influence Area Overlay to the extent that they are permitted by the underlying zone district, and the proposed use complies with applicable standards for the zone district, the use restrictions set forth in Section 3-403.C.1., Prohibited Uses and Activities, and the Airport/Heliport Influence Area Overlay District standards set forth in Section 7-603, Airport/Heliport Influence Area Overlay. GARFIELD COUNTY UNIFIED LAND USE RESOLUnON OF 2008, AS AMENDED 3-9 1111 Ml'o~o l'~ll'o~o~,n.'I\I,Ml'.t~~W,~ H ~t~~~~.l. IIIII RecepttanM: 822762 08114/2012 02:35:52 PM Jean Alber1oo 18 of 261 Reo Fee:$0.0~ Doc Fee:0.00 GARFIELD COUNTY CO a. b. Public Assembly Facilities. Public assembly facilities may be allowed in Approach Surfaces if the potential danger to public safety is minimal. Residential. Residential structures shall be located outside Approach Surfaces unless no practicable alternatives exist. c. Golf Courses. Golf courses may be allowed conditioned upon the use of accepted management techniques to reduce existing Wildlife attractants and to avoid the creation of new Wildlife attractants. d. Farm Use. Farming practices that comply with the recommendations of FAA Advisory Circular 150/5200-JA, Hazardous Wildlife Attractants on or Near Airports, shall be encouraged. e. Utilities. f. (1) In the RPZ, utilities, power lines, and pipelines shall be located underground. (2) In Approach Surfaces and Airport Direct and Secondary Impact Areas, the proposed height of utilities shall be coordinated with the Airport Sponsor and the BOCC. Wetland Mitigation, Creation, Enhancement, and Restoration. Wetland construction, enhancement, restoration, or mitigation projects within the Overlay District shall be subject to review under the Major Impact Review process, and may be permitted based upon compliance with the applicable standards Section 7-603. (1) Location of Wetland mitigation banks outside Approach Surfaces and areas regulated under this Overlay District is encouraged because of the potential for increased air navigation safety hazards. (2) Wetland mitigation, creation, enhancement, or restoration projects existing or approved on the effective date of these regulations and located within areas regulated under this overlay area are recognized as lawfully existing uses. g. Water Impoundments in Approach Surfaces, Direct Impact Areas, and Secondary Impact Areas. Any use or activity that would result in the establishment or expansion of water impoundments In Approach Surfaces, Direct Impact Areas, and Secondary Impact Areas shall comply with the following requirements: (1) No new or expanded water impoundments of 1/4 acre in size or larger shall be permitted within an Approach Surface and within 5,000 feet from the end of a runway. (2) No new or expanded water impoundments of 1/4 acre in size or larger shall be permitted on land owned by the Airport/Heliport Sponsor that is necessary for Airport/Heliport operations. GARFIELD COUNTY UNIFIED lAND USE RESOLUllON OF 2008, AS AMENDED 3-10 / 1111 Ml".~oll:,l~.io~.~~ • ..V..Ittl'f\r.l'i~.~~ri'I',!W*•V. IIIII Re~eptJon~: 822762 08/14/2012 02:35:62 PM Jean Alberico 19 of 251 Rec Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO D. Noise. Land use proposed to be located within the Noise Impact Area Boundaries shall comply with the Airport Master Plan and FAA regulations. DIVISION 5. USE BY ZONE DISTRICT. This Division identifies the uses allowed in each zone district and the level of review required for approval. Unless otherwise specified, the level of review required is based upon the use as a principal use of the property. Development or use of a property for any other use not specifically allowed in the use table and approved under the appropriate process is prohibited. TYPES dF !JSE REVIeyv.· A. By-Right Uses. By-Right Uses. /P/ in a cell indicates that the use is permitted by right in the zone district. By-right uses do not require a Land Use Change Permit, but are still subject to the standards of this Code, including the use-specific standards in this chapter and the generally applicable requirements of Article 7, Standards. Failure to comply with general or use-specific standards may resu~ in a code enforcement action. B. Uses Requiring a Permit. 1. Administrative Review Uses. /AI in a cell indicates that the use is allowed only if reviewed and approved as an Administrative Review use in accordance with the procedures of Section 4-103, Administrative Review. Administrative Review uses are subject to all other applicable regulations of this Code, including any requirements and use-specific standards in Article 7, Standards. 2. Limited Impact Review Uses. /U in a cell indicates that the use is allowed only if reviewed and approved as a Limited Impact Review use in accordance with the procedures of Section 4-104, Limited Impact Review. Limited Impact Review uses are subject to all other applicable regulations of this Code, including any requirements and use-specific standards in Article 7, Standards. 3. Major Impact Review Uses. /M/ in a cell indicates that the use is allowed only if reviewed and approved as a Major Impact Review use in accordance with the procedures of Section 4-105. Major Impact Review. Major Impact Review uses are subject to all other applicable regulations of this Code, including any requirements and use-specific standards in Article 7, Standards. C. Prohibited Uses. A blank cell indicates that the use is prohibited in the zone district. TABLE.ORGANI:ZATION. A. Use Classifications. In the use table, land uses and activities are classified into general "use categories" and specific "use types" based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. This classification provides a systematic basis for assigning present and future land uses into appropriate zone districts. This classification does not list every use or activity that may appropriately GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-11 1111 Ml".i.II~IP".I.~.~~~'fl~ 111\tlt\j,~l.~t ~~·~ IIIII Reception~: 822762 BB/14/2012 02:35:62 PM Jean Alb•rioo 20 of 261 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO exist within each category, and specific uses may be listed in 1 category when they may reasonably have been listed in 1 or more other categories. (\ B. Multiple Principal Uses. Multiple principal uses are permitted on a single lot. All of the uses must fall into the permitted use category(ies) for the district as identified in Table 3-503, Use Table. Each use is subject to applicable regulations within that use category, including the general standards in Article 7 and any applicable use-specific standards. C. Unlisted Uses. 1. Procedure. Where a particular use type is not specifically listed in the use table, an Applicant may request an interpretation of the use table. a. Director Determination. The Director may perm~ the use type upon finding the standards of this subsection are met. The Director shall give due consideration to the purpose and intent of this Code concerning the zone district(s) involved, the character of the uses specifically identified, and the character of the use(s) in question. b. Director Referral to BOCC. The Director may refer any unlisted use determination to the BOCC for review and determination. c. BOCC Determination. The BOCC shall make an unlisted use determination about any nonresidential use that will: (1) Require a structure greater than 100,000 square feet of gross floor area; (2) Typically generate more than 1,000 daily vehicle trips, or (3) Is anticipated to require more than 250 parking spaces. 2. Standards for Approving Unlisted Uses. In order to determine if the proposed use(s) has an impact that is similar in nature, function, and duration to the other use types allowed in a specific zone district, the reviewing body shall assess all relevant characteristics of the proposed use including, but not limited to, the following: a. The volume and type of sales, retail, wholesale, etc.; b. The size and type of items sold and nature of inventory on the premises; c. Any processing done on the premises, including assembly, manufacturing, warehousing, shipping, and distribution; d. Any dangerous, hazardous, toxic, or explosive materials used in the processing; e. The nature and location of storage and outdoor display of merchandise, whether enclosed, open, inside, or outside the principal building; predominant types of items stored (such as business vehicles, work-in-process, inventory and merchandise, construction materials, scrap and junk, and raw materials, including liquids and powders); f. The type, size, and nature of buildings and structures; GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-12 '---· .. 1111 MI".!.II~II'.!.~,Ali.KI'fohhf 1\111:1111.~~~ !.W'~~~ IIIII ReceptJonl: 822762 08/14/2012 02:35:62 PM Jean ~lberica 21 of 251 Reo Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO g. The number and density of employees and customers per un~ area of s~e in relation to business hours and employment shifts; h. Transportation requirements, including the modal split for people and freight, by volume type and characteristic of traffic generation to and from the site; i. Trip purposes and whether trip purposes can be shared by other use types on the site; j. Parking requirements, turnover and generation, ratio of the number of spaces required per unit area or activity, and the potential for shared parking with other use types; k. The amount and nature of any nuisances generated on the premises including, but not limited to, noise, smoke, odor, glare, vibration, radiation, and fumes; I. Any special public utility requirements for serving the proposed use type including, but not limtted to, water supply, wastewater output, pretreatment of wastes and emissions required or recommended, and any significant power structures and communications towers or facilities; and m. The impact on adjacent lands created by the proposed use type, which should not be greater than that of other use types in the zone district. 3. If a proposed unlisted use is not subject to interpretation pursuant to this Section, an Applicant may request a text amendment pursuant to Section 4-113, Land Use Code Text Amendment. . GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 3-13 Agriculture, General Products Processing, Storage, Distribution, and Sale Animals and Related Services GARFIELD CoUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED ,/ ·,1 '-, __ j ( 'i \,_j L L L 3-14 / \, / :::*~· o::o--.. ·-~, :-;; NJ\ltfo. ~~o-~ :;uN:::J!.; CVCSI#- 0 "'--:::-;; "Sl"'~ : .. N:::. .. r,nN ~"alii!! ~~N~ 0~- oe J;; 00 -." [i ~ G~ .. so """" 0 -- ~ ~ ~ ;: g !!; ~ -< g ~ 3E .._ - /'' ( Assembly Cultural Facility Day Care GARFIE~D COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 3-15 hlS;q. (a)~ltl= o-•-~ -~.g ""'!! ~~~;: ;~i!-1 m s#__.. 0~·· :-. :ffito~ ., .. N- .. cnNFIIIIII ~...,-....~~ !3-ulln- S::.IN=-:: ~~ .::: g: =-= ,• ;;;e re~ ~ str ., ~o· ~ .,o -~ ~ ~ ~ i g "!!= ~ -< g - -= Office RetaiiiWholesale 7-1005 1 Refer to the Federal Government for the laws and policies In regards to cultivation operations for Medical Marijuana. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, fJS AMENDED 3-16 / ' ) '\ ' -,_/ ' --_/ ) :;!:!!"'. ,•= ·-·--.. m~ ,, ~1\lott-.-.: ~~ .. ·- . -;:ul\l::J •• $SI:I:t~ ·~--~ ;;'8: .. ~ ~a.~ PI MM .... ~ ~,G'Jg3NE; 0~ ::li .. - .... -.' = m»i!i! .. ~ ii'i 6.;: • ... -= .,• -~ ~ G ~ ~ g z 3E 8 ~ • ~ Recreation and Entertainment Services Vehicles and Equipment Vis~or Accommodation L L GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED L p p p 3-17 :/ ' \ L ~~~· o::o "'!!!!! _..,.. ::=== 1\J;:;l,~ DIG ... _ ;Ng!.; ~ISI#-- 01\J" =--,.(;)GOo~ =~~~ ~~~~ .. .,~~~ .. ,. .. ~i" ~ •• ;;': ~ !'!U: ... ~~ --.... s.. ... ~ 0 i ~ .... ..- ~ !: 0 ~ 0 0 " 3E ~ - Extraction Service Fabrication Warehouse and Freight Movement L GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED _) ' I ,j 3-18 L M M ) r.JQ:;:a. cncue = o::::n-_.,.. ="Siii 1\)N~~ (116) ... ,_ :i02!,; IIC!!:I~--01\)••~ Tic;, (XI~ ~~~? ;,~ ...... ~ " m B~N~ ~[;; ~~ ~ 0 D iilll ·--G!r .,... ,g;::!. ~ "8 .- ~ ~ ~ -s ~ n 0 ~ == =!!= n ,__. 0 - Waste and Salvage /--- GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED / / 3·19 "':i!"'. ---.·= o-~.,•-_.., :.=;; h)l>.)c+~ ~~--·;;uNg!..; ID &# __. ON•• :"iii ""~~c;,m~ =~N==~~~...,.!! " Qlr-~~N-.= ~~ iS 8 ~ :»= .,' ... OD ~ ~c: ... s,~. -"" -= 0 ...... ~ ~ ~ ~ ~ ~ ~ ~ 8 ...... • GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED / . ' r,, ) .\, ; 3-20 \ __ ) 1\)19::0. '"'"z= ~~:~ !illll:!:.. ;~g!.: •s#~ 0 1\l•• :-iii "'116l011~ m~NN:i=- ~l:la!~ ~;iN;; c~- 00 !!!;; o• ;:~-~ ·-o.ii" ,, ~ .,_ QO 0 -~ ~ ., -~ ~ c -§ r; z ~ -< =-= " ~ 0 • 1111 Ml".r. ll~ll".r.V,I'."tll ~'111M 1'11\CirtlMirLIW N~·l!. IIIII Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberico 29 of 201 Reo Fee:$0.09 Doc Fee;0.00 GARFIELD COUNTY CO \ '----~ a w a z w ~ ~ oO 0 0 N ... a z a I= 3 0 ~ w "' ::J a z j c w ii: z ::J ~ z :::> 0 0 a ..J w ~ ~ 1111 W•ll~~r-.~,ll.~l,m~~~ortwlo~~j,IPrlf, ~,, ~~~~ 11111 Receptlonij: 822762 08/14/2012 02:35:52 PM Jean l=llberico 30 of 251 Rec Fee,$e.00 Doc Fee:0.00 GARFIELD COUNTY CO ( 1111 W.1. II~II".!.V.~~~ ~MIM W,loi,l,fll\1, ~~ ~*~~& IIIII Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberico 31 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO GARFIELD COUNTY, COLORADO Article 4: Application and Review Procedures 1111 Wfl'o~.I1~1~*~·~JI,~rvltl': ~~1.!111, HI !IV:~·~ II II I Reception#: 822762 08/14/2012 02:35:52 PM Jean Alberico 32 of 251 Rao Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO ARTICLE4 APPLICATION AND REVIEW PROCEDURES TABLE OF CONTENTS DIVISION 1. REVIEW PROCESS FOR LAND USE CHANGE REQUESTS .......................... 1 SECTION 4-101. COMMON REVIEW PROCEDURES ........................................................ 1 A. Pre-Application Conference ......................................................................................... 1 B. Determination of Application Completeness Review .................................................... 2 C. Review by Referral Agency .......................................................................................... 3 D. Evaluation by Director/Staff Review ............................................................................. 3 E. Notice of Public Hearing .............................................................................................. 3 F. Review and Recommendation ..................................................................................... 5 G. Decision ....................................................................................................................... 5 H. Duration of Approval and Expiration ............................................................................ 5 I. Extension of Approval. ................................................................................................. 6 SECTION 4-102. APPLICABILITY OF COMMON REVIEW PROCEDURES ...................... 6 SECTION 4-103. ADMINISTRATIVE REVIEW .................................................................... 8 A. Overview ..................................................................................................................... 8 B. Review Process ........................................................................................................... 8 C. Review Criteria ............................................................................................................ 8 SECTION 4·104. LIMITED IMPACT REVIEW ..................................................................... 8 A. Overview ..................................................................................................................... 8 B. Review Process ........................................................................................................... 8 C. Review Criteria ............................................................................................................ 8 SECTION 4-105. MAJOR IMPACT REVIEW ....................................................................... 9 A. Overview ..................................................................................................................... 9 B. Review Process ........................................................................................................... 9 C. Review Criteria ............................................................................................................ 9 SECTION 4·106. AMENDMENTS TO AN APPROVED LAND USE CHANGE PERMIT ..... 9 A. Overview ..................................................................................................................... 9 B. Review Process ........................................................................................................... 9 C. Review Criteria ........................................................................................................... 10 SECTION 4-107. MINOR TEMPORARY HOUSING FACILITY ............................... ~ .......... 10 A. Overview .................................................................................................................... 1 0 B. Review Process .......................................................................................................... 10 C. Review Criteria ........................................................................................................... 11 SECTION 4-108. VACATION OF A COUNTY ROAD OR PUBLIC RIGHT OF WAY ......... 11 A. Overview .................................................................................................................... 11 B. Review Process .......................................................................................................... 11 C. Review Criteria ........................................................................................................... 13 SECTION 4·109. Development In the 100-Year Floodplaln ............................................. 13 SECTION 4·110. LOCATION AND EXTENT REVIEW ....................................................... 14 A. Overview .................................................................................................................... 14 B. Review Process .......................................................................................................... 14 /" GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4~ 1111 MY'.~ol1 ~111'.~oV.~,l}J,~.r,.~I.U,I'ft\CIIll,~ ~.IW'~·~ IIIII Reception~: 822762 09/14/2012 02:36:52 PM Jean Alberico 33 of 251 Reo Fee:$0.00 Doe Fae:0.00 GRRFlELD COUNTY CO C. Review Criteria ........................................................................................................... 14 SECTION 4-111. CALL-UP BY BOCC ............................................................................... 14 A. Overview .................................................................................................................... 14 B. Review Process .......................................................................................................... 15 C. Review Criteria ........................................................................................................... 15 SECTION 4·112. REZONING ............................................................................................. 16 A. Overview .................................................................................................................... 15 B. Review Process .......................................................................................................... 15 C. Review Criteria ........................................................................................................... 15 SECTION 4-113. LAND USE CODE TEXT AMENDMENT.. ............................................... 16 A. Overview .................................................................................................................... 15 B. Review Process .......................................................................................................... 16 C. Review Criteria ........................................................................................................... 16 SECTION 4-114. DESIGNATION OF FLOODWAY OR FLOOD FRINGE AREA ............... 16 A. Overview .................................................................................................................... 16 B. Review Process .......................................................................................................... 16 C. Review Criteria ........................................................................................................... 16 SECTION 4·115. VARIANCE ............................................................................................. 16 A. Overview .................................................................................................................... 16 B. Review Process .......................................................................................................... 17 C. Review Criteria ........................................................................................................... 17 SECTION 4-116. APPEAL OF AN ADMINISTRATIVE INTERPRETATION OF THE CODE ................................................................................................................ 17 A. Overview .................................................................................................................... 17 B. Review Process ........................................................................................................ :.17 C. Review Criteria ........................................................................................................... 18 SECTION 4-117. WAIVER OF STANDARDS ..................................................................... 18 A. Overview .................................................................................................................... 18 B. Review Process .......................................................................................................... 18 C. Review Criteria ........................................................................................................... 18 DIVISION 2. GENERAL SUBMITTAL REQUIREMENTS ..................................................... 19 SECTION 4-201. APPLICATION MATERIALS .................................................................. 19 A. Required Submissions ................................................................................................ 19 B. Addttional Submissions ............................................................................................... 19 SECTION 4·202. WAIVER OF SUBMISSION REQUIREMENTS ....................................... 21 A. Authomy ..................................................................................................................... 21 B. Review Process .......................................................................................................... 21 C. Review Criteria ........................................................................................................... 21 D. Effect of Approval ....................................................................................................... 21 SECTION 4-203. DESCRIPTION OF SUBMITTAL REQUIREMENTS ............................... 21 A. Professional Qualifications .......................................................................................... 21 B. General Application Materials ..................................................................................... 22 C. Vicinity Map ................................................................................................................ 23 D. Site Plan .......................................... : .......................................................................... 23 E. Erosion and Sediment Control Plan ....................... , .................................................... 24 F. Landscape Plan .......................................................................................................... 26 G. Impact Analysis .......................................................................................................... 26 H. Rezoning Justification Report ..................................................................................... 28 GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 4-11 ·~~~~~~t~~\~~!W'Itlt~ ""lf\l,~tW M:~'' IIIII 08/14/2012 02·35·52 PM 34 of 261 Reo.Fe8·$0 0~ 0JeanFAlberico , • '<J oo ee:m.00 GARFIELD COUNTY CO I. Statement of Appeal. .................................................................................................. 28 '---"'' J. Development Agreement. ........................................................................................... 28 K. Improvements Agreement. ......................................................................................... 28 L. Traffic Study ............................................................................................................... 29 M. Water Supply Plan ...................................................................................................... 33 DIVISION 3. ADDITIONAL SUBMISSION REQUIREMENTS FOR SPECIFIC APPLICATION TYPES .................................................................................................................................. 35 SECTION 4-301. MINOR TEMPORARY HOUSING FACILITY .......................................... 35 A. Review Process .......................................................................................................... 35 B. Submission Requirements .......................................................................................... 36 SECTION 4-302. REQUEST TO VACATE A COUNTY ROAD OR PUBLIC RIGHT-OF· WAY .................................................................................................................. 39 A. Submission Requirements .......................................................................................... 39 SECTION 4-303. LAND USE IN FLOODPLAIN OVERLAY DISlRICT ............................ ..40 A Site Plan .................................................................................................................... .40 B. Channel Cross-Section ............................................................................................... 40 C. Construction Specifications ......................................................................................... 40 D. Alteration of Water Course .......................................................................................... 40 E. Floodway Analysis ...................................................................................................... 41 F. Floodplain Impact Report ............................................................................................ 42 SECTION 4-304. LAND USE IN AIRPORT/HELIPORT INFLUENCE AREA OVERLAY DISTRICT ........................................................................................................... 42 A Applicability ............................................................................................................... .42 B. Location Map .............................................................................................................. 42 C. Elevation Profiles and Site Plan .................................................................................. 42 D. Written Agreements for Height Exception ................................................................... 43 E. Declaration of Anticipated Noise Levels ...................................................................... 43 F. Avigation Easement. .................................................................................................. .43 GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4~11 (This Page Left Blank Intentionally) GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-IV "' . ', / 1111 W.~oii~IP"olo~.~.'IU.IW-It~.~~ltl\ ~1Uirltllr7C~nllllll Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberioo 36 of 251 Rae Fae:$0.00 Oco Fee:0.00 GARFIELD COUNTY CO ARTICLE 4: APPLICATION AND REVIEW PROCEDURES The following review procedures apply to all Land Use Change applications. Where these procedures are modified for a specific application type, the change is noted in that Section. A. Pre-Application Conference. All Land Use Change applications shall begin with a pre-application conference between the Applicant and the Director unless otherwise provided in the specific application section. 1. Purpose. The pre-application conference is intended to provide the County with information pertinent to the site and the proposal; provide the Applicant with an understanding of the applicable review procedures and the standards to be met for approval of the application; and to explain the application materials required for submittal. 2. Procedure. The Applicant shall request a pre-application conference through the Planning Department. a. Scheduling of Pre-Application Conference. Within 20 days of receiving a request, the Director shall schedule a pre-application conference. The pre-application conference may be held in the Planning Department office or at the site. b. Materials. The Applicant shall bring a conceptual Site Plan to the conference. The conceptual Site Plan shall be of sufficient detail to accurately convey the concept, character, location, parcel size, and magnitude of the proposed Development. c. Participants. In addition to the Planning Department staff, if the Director feels that the proposal raises potential issues for roads, access, parking, traffic, water supply, sanitation, and/or natural resource protection, the appropriate staff shall be included in the pre-application conference. d. Determination of Level of Review. The Director shall determine the appropriate review process for the requested Land Use Change. 3. Staff Comments and Written Summary. Any comments made by County staff during the pre-application conference are preliminary in nature and not binding. Formal comments cannot be made by staff until after the application is submitted and adjacent and/or nearby property owners and referral agencies have had an opportunity to comment. The Director shall prepare a written summary within 10 days from the date of the pre- application conference that describes the review process, submittal GARFIELD COUNTY UNIFIED lAND USE RESOLUnON OF 2008, AS AMENDED 4-1 1111 Wfl'.~oJI~II".~o~,~W,K~JIM,~r.l~ rt\~ !li"f,M~,~ IIIII Reception": 822762 08/14/2012 02:35:52 PM Jean ~lberico 37 of 261 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO requirements, and anticipated time frames, and shall set forth any concerns or conflicts, known at that time, that may impact the Applicant's proposal. The information provided in the written summary shall be valid for a period of 6 months from the date of the written summary. B. Determination of Application Completeness Review. 1. Director Review. The Director shall determine whether the application is complete based on compliance with the submittal requirements for the applicable review process. Completeness review shall take place in the following time frames: 2. a. General applications: 10 days. b. Major applications, as identified below: 20 days. (1) Major Impact Review; (2) Limited Impact Review; (3) Rezoning, nonresidential; (4) Subdivision; and (5) PUD. Determination. The Director shall make 1 of the following determinations: a. Application is Not Complete. If the application is not complete, the Director shall inform the Applicant of the deficiencies in writing and shall take no further action on the application until the deficiencies are remedied. If the Applicant fails to correct the deficiencies within 60 days, the application shall be considered withdrawn and returned to the Applicant. b. Application is Complete. If the application is complete, the Director shall certify it as complete and stamp it with the date of determination of completeness. 3. Extension of Time for Determination of Completeness. The BOCC may authorize an extension of time to complete review for a determination of completeness when: a. Scope of Application. The scope of the Land Use Change application is sufficient to require additional time for the Director to review the application for a determination of completeness. b. Staff Workload. The Department's workload, due to the volume and scope of pending Land Use Change applications, justifies the need for an extension of time to review the application for a determination of completeness. 4. Written Notice of Extension of Time. The Director shall inform the Applicant in writing of the request for extension of time to complete review for a determination of completeness within 5 days of the date the extension is requested. 5. Request for Waiver of Submission Requirements. Requests for waiver of submission requirements pursuant to Section 4-202 shall be submitted GARFIELD COUNTY UNIFIED LAND USE RESOLUnON OF 2008, AS AMENDED 4-2 '"" . ) --_.' _.._._ 1111 Ml'.i.II~IP'.!.V,~~.~rP.IIM.~~ItlJ ~.1*1« M~·~ IIIII Receptjo~: 822762 08/14/2012 02:35:62 PM Jean Rlberioo 38 of 251 Rec Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO with the application and considered by the Director as part of the determination of completeness. 6. Review/Public Hearing Schedule. Complete applications shall be scheduled for public hearing on the next available agenda date of the appropriate review body following any required public notice. Applications for review that do not require a public hearing shall be reviewed within 30 days of a determination of completeness. C. Review by Referral Agency. D. 1. Any Land Use Change application shall be referred to the appropriate local, State, or Federal agencies or departments for review. The list of reviewing agencies for any individual application shall be determined by the Director unless specific agencies or departments are required by State statute. 2. A referral agency may impose a fee for the review of a proposed Development. 3. The comment period for referral agency review shall be 21 days from the date that the application is deemed complete. Responses not received by the County in a timely manner may not be evaluated in the Director's review of the application. A lack of timely response shall be interpreted as no comment. Evaluation by Director/Staff Review. 1. The Director shall review the Land Use Change application to determine if the proposal satisfies the applicable standards of this Code and any review criteria identified in the specific procedure. 2. The Director may authorize all or a portion of the review of a Land Use Change application to be performed by an outside consu~ant. This work shall be subject to the County Procurement Code. The cost of the consu~ant review shall be the responsibility of the Applicant and shall be paid pursuant to Section 4-203.8.2., Fees. 3. The Director shall prepare a staff report discussing whether the standards have been satisfied; identifying issues raised through staff and referral review; outlining mitigation requirements; recommending conditions for approval to ensure that standards are satisfied; and requesting additional information pertinent to review of the application. E. Notice of Public Hearing. 1. When a public hearing is required, notice shall be provided. The type of notice required is identifiBd in Table 4-102, Common Review Procedures and Required Notice. 2. Notice shall be provided as follows: a. Notice by Publication. At least 30 but not more than 60 calendar days prior to the date of a scheduled public hearing before the Planning Commission or BOCC, the Applicant shall publish notice GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 4-3 1111 Wo~.ll:,,ll'o~.~.i'UMit~ Wlft\~11-\~~t ll«*"' IIIII Recepti~: 822762 08/14/2012 02:36F :52$0PM00 OJ~nFRo!~~r~oGARFIELD COUNTY CO 39 of 251 Rec ee·. . ....... · · of a public hearing in a newspaper of general circulation, unless ('\ otherwise specified by the Colorado Revised Statutes. , ___ / b. Written/Mailed Notice to Adjacent Property Owners_ c. (1) Written notice shall be provided at least 30 but not more than 60 calendar days prior to the date of a scheduled public hearing, (2) The Applicant shall send written notice by certified mail or by a nationally recognized overnight courier, return receipt requested, (3) Written notice shall be provided to the owners of record of all adjacent property within a 200-foot radius of the subject parcel, as shown in the office of the County Clerk and Recorder or Assessor, at least 30 calendar days prior to sending notice, W~hin the same time period, written notice shall be provided to owners of mineral interests in the subject property (other than construction materials as defined in CRS, § 34-32,5-1, as amended) in accordance ~ C,RR § 24-65,5-101, at seq,, as amended, Posting of Notice, At least 30 and not more than 60 calendar days prior to the date of a scheduled public hearing, the Applicant shall post a notice of the public hearing on the property, Posted notice shall consist of at least 1 sign facing each adjacent road right-of- way, and located so as to be fully visible from the road right-of- way generally used by the public. The notice signs shall be provided to the Applicant by the Planning Department 3. Contents of Notice, The notice shall follow a form prescribed by the County, 4. Applicant Responsibil~. It shall be the responsibility of the Applicant to provide the names and mailing addresses as shown in the office of the County Clerk and Recorder or Assessor pursuant to Section 4-101 £2,(3) as part of their application, 5. Proof of Notice. At the public hearing, the Applicant shall provide proof of publication, proof of notification or attempt of notification of Adjacent Property Owners, and proof of posting notice on the property. The Applicant shall provide proof of notification or attempt to notice owners of mineral interest in the subject property, 6. Constructive Notice. Minor defects in notice shall not impair the notice or invalidate proceedings pursuant to the notice if a bona fide attempt has been made to comply with applicable notice requirements. Failure of a party to receive written notice shall not invalidate subsequent action. In all cases, however, the requirements for the timing of the notice and for specifying the time, date, and place of a hearing, and the location of the subject property, shall be strictly construed, If questions arise at the hearing regarding the adequacy of notice, the Decision-Making Body shall make a formal finding regarding whether there was substantial GARFIELD COUNTY'UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-4 \ / .. 1111 fr•I':,II'.!.~.IL1~~ t~lt~ 1¥\rll'lll rrli ~~rw,~·~ IIIII Reception#: 822762 08/14/2012 02:35:52 PM Jean Alberico 40 of 251 Rec Fee:$0.00 Doe Fee:0.00 GARFIELD COUNTY CO compliance with the notice requirements of this Code before proceeding with the hearing. F. Review and Recommendation. The recommending body shall recommend approval, approval with conditions, or denial of the application based on the following: 1. Recommendation of Approval. If the application satisfies all of the applicable requirements of this Code, the recommending body shall recommend the application be approved. The recommending body may recommend approval with conditions determined necessary for compliance with the applicable requirements. 2. Recommendation of Denial. If the application fails to satisfy all of the applicable requirements and compliance cannot be achieved through conditions of approval, the recommending body shall recommend that the application be denied. G. Decision. The Decision-Making Body shall approve, approve with conditions, or deny the application based on the following: 1. 2. Approval of Application. If the application satisfies all of the applicable requirements of this Code, the application shall be approved. The application may be approved with conditions determined necessary for compliance with applicable requirements. Denial of Application. If the application fails to satisfy any 1 of the application requirements, and compliance cannot be achieved through conditions of approval, the application shall be denied. H. Duration of Approval and Expiration. The BOCC shall identify the length of time for which an approved Land Use Change Permit or Division of Land will be valid. Where the BOCC does not establish a period of validity or is not responsible for approving an application, the following time frames shall apply: · 1. Land Use Change Approval. The decision to approve or conditionally approve a Land Use Change application shall be valid for a period of 1 year, during which time the Applicant shall meet or complete all of the conditions. 2. Division of Land. Approvals shall be valid as follows: a. Conditional Approval. The BOCC decision to approve or conditionally approve the Minor Subdivision, Preliminary Plan, Final Plan, or Rural Lands Development Exemption shall be effective for a period of up to 1 year or until the Final Plan/Final Plat submittal has received a determination of completeness pursuant to Section 5-302.0, Final Plan/Final Plat. b. · Final Plat. The BOCC decision to approve or conditionally approve the Final Plat shall be effective for a period of up to 90 days. The Plat shal,l be recorded within this time. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-5 1111 Ml'o~.l1 ~111'o~.V,~'IJ.Mtlt~,w,~,lfii,!W,M'~·~ IIIII · Reception#: 822762 09/14/2012 02:35:52 PM Jean Alberico 41 of 251 Rec Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO I. Extension of Approval. ,--, Prior to the expiration of a Land Use Change Permit or Division of Land approval, the Applicant may request an extension of the expiration date as follows: 1. Application shall be made to the decision maker that issued the original approval. 2. Extensions of 1 year may be granted for all Land Use Change Permits and Division of Land approvals, except Final Plats, which are limited to a 90-day extension. 3. · Requests for longer periods of time, or additional time extensions following the first extension, shall be made to the BOCC prior to the expiration of the current approval. 4. If an Applicant fails to request an extension prior to expiration of the approval, the approval will be void and the Applicant must submit a new application for the Land Use Change Permit or Division of Land approval. SEC:TIObr 4"102. APPLICABILiTY OF COM.MON REVIEWPROPEDI.lRi:S •. The various specific review procedures in this Article shall be processed in accordance with the common review procedures identified in Table 4-102, Common Review Procedures and Required Notice. Additional requirements specific to a review procedure are identified by cross- reference in the right-hand column to the section that contains the requirements. GARFIELD COUNTY UNIFIED LANO USE RESOLUTION OF 2008, AS AMENDED 4·6 '-·-. / -, "' I "' I I "' I I~ "' I "' I "' I "' I "' 1 PC BOCC - • I "' I "' I "' I "' I I D - "' I "' I I "' I "' I PC -- Call-Up by BOCC I I I I I "' I I BOCC Rezoning Land Use Code Text I I "' I I "' I "' I PC I BOCC or • "' "' " " BOCC BOA " I I " I "' I I BOA Determined by companion apj OF 2008, AS AMENDED "' I "' I " " "' "' -·-1 •-.; I - Additional Requirements / I l "Notlce·.Qnlv ih -tne· ·ca!Uf'of_.a ·c:aiJ,;;un- ~s:::a. 1\)(D·= 0 :;o ~ _.,.. _, t\~:~ ;t;igy ms#--- 0 !'.,)•• :-iii "TT(;,OII~ GI(JIN-oN~ --m ~...,~ -1JN£ !l"' "~ --00 !It o• 0 -:., ~ ·---" ... 1 !I , __ GO " 0 ~ ;!! ~ "' ::!: .- " ... " ~ 0 c "'i =!!= -< " ---0 -- 1111 Jt!l"o~.l1 ~1~oi.~.UII,IWIM 1Wioi\Ut-1~1¥rt M':~"' II Ill Rocoption#: 822762 08/14/2012 02:35:52 PM Jean AJberJeo 43 Of 261 Rec Fee:$0.00 Doo Fea:0.00 G~FIELD COUNTY CO A. Overview. Applications subject to Administrative Review shall be reviewed and decided by the Director. B. Review Process. Applications for Administrative Review shall be processed according to Table 4-102 with the following modifications: 1. Pre-Application Conference. This requirement may be waived by the Director. 2. Determination of Completeness. Once the application is deemed technically complete, the Director Will send a letter to the Applicant that indicates: a. The number of copies to be delivered to the County; b. The date upon which the Director will render a decision; and c. The notice of the final decision that the Applicant is required to mail to the Adjacent Property Owners. 3. Notice. The notice shall include a Vicinity Map, the property's legal description, a short narrative describing the current zoning and proposed Land Use Change, the contact information for the Planning Department and the date that the Director will make a decision. 4. Director Decision. The Director shall inform the Applicant and the BOCC of the approval, .conditions of approval, or basis for denial in writing w~hin 5 days of the date of decision. 5. Call-Up by BOCC. The Director's decision is subject to Section 4-111, Call-Up by BOCC. C. Review Criteria. An application shall be in compliance With the applicable standards of this Code. SECTION 4-104. LIMITED .IMPACT REVIE\iV. A. Overview. Applications subject to a Limited Impact Review shall be reviewed and decided by the BOCC. B. Review Process. Applications for Limited Impact Review shall be processed according to Table 4-102. C. Review Criteria. An application shall be in compliance with the applicable standards of this Code. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 1111 W.1. I'~1P".1.,,~ :II~ ~~ltf.IVIr.l-t~~M ~r,l/or¥H IIIII Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberico 44 or 251 Reo Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO SECTION 4-10!). Mid OR IMPACT REVIEW. A. Overview. Applications subject to a Major Impact Review shall be reviewed and recommended by the Planning Commission and decided by the BOCC. B. Review Process. Applications for Major Impact Review shall be processed according to Table 4-102. C. Review Criteria. An application shall be in compliance with the applicable standards of this Code. SECTION 4-1~6, · AMENDMENTS TO AN APj:iRO\(I;p LANQ l,l$1: ¢liANG!; l:!i:RIIIIIT, A. Overview. Applications for amendment to an approved Land Use Change Permit shall be reviewed and decided by the Director. This procedure is applicable to: 1. Proposals to change a Land Use Change Permit approved under this Code; 2. Proposed amendments to conditional use permits and special use permits approved by the BOCC under the Land Use Resolution of 1978, as amended; and 3. Change of a specific condition(s) of approval as identified in a resolution adopted by the BOCC. B. Review Process. Applications for an amendment to an approved Land Use Change Permit shall be processed according to Table 4-102 with following modifications. 1. Pre-Application Conference. The Director shall make 1 of the following 3 determinations at the pre-application conference: a. Minor Modification. The Director shall apply the criteria in Section 4-1 06.C. to determine if the proposed amendment is minor in nature. Upon finding the amendment is a minor modification, the Director shall approve the amendment. b. Substantial Modification. If the Director determines that the proposed amendment constitutes a substantial modification, the change shall require a new application for a Land Use Change Permit. Any requested change of a specific condition(s) as identified in a resolution adopted by the BOCC shall be considered substantial. The Director shall determine the contents of the application submission requirements for a substantial modification request. c. Determination by the BOCC. The Director shall have the discretion to require the determination of the amendment request to be decided by the BOCC in a public meeting, even if the Director finds the request to be minor in nature. GARFIELD COUNTY UNIFIED LAND USE RESOLUnON OF 2008, AS AMENDED 4-9 1111 W•I'~1P".1.~,~, U'llt~,~~llll,llra ~ M:~~~ IIIII Reception#: 82276Z 08/14/2012 02:35:52 PM J•an Alberico 45 of 251 Reo Fee:$0.00 Dao Fee:0.00 GARFIELD COUNTY CO 2. Call-Up by BOCC. The Director's determination is subject to Section 4- 111, Call-Up by BOCC. C. Review Criteria. Minor modifications are those that rearrange or reconfigure elevations, structures, parking areas, landscape areas, drainage facilities, utilities, or other site improvements in an approved Land Use Change Permit, including Subdivisions, and that meet all of the following criteria as applicable: 1. Comply with all requirements of this Code; 2. Do not conflict with the Comprehensive Plan; 3. Do not change the character of the Development; 4. Do not alter the basic relationship of the Development to adjacent property; 5. Do not change the uses permitted; 6. Do not require amendment or abandonment of any easements or rights- of-way; 7. Do not increase the density; 8. Do not increase the zone district dimensions to an amount exceeding the maximum dimension in the applicable zone district in Table 3-201; and 9. Do not decrease the amount of the following to an amount below the minimum required in the applicable zone district: a. Amount of dedicated open space; b. The size of or change in the locations, lighting, or orientation of originally approved signs; and c. Any zone district dimensions in Table 3-201. SECTION 4·107. MINOR TEMPORARY HOUSING FACILITY. A. Overview. Applications for a Minor Temporary Housing Facility shall be reviewed and decided by the Director. B. Review Process. A Minor Temporary Housing Facility shall be processed according to Table 4-102 with the following modifications: 1. Minor Permit and Area Wide Development Plan (AWDP). An Applicant may choose to apply for a single Minor Facility permit or an AWDP consisting of multiple Minor Facilities to be developed within an identified amount of time using an accelerated administrative process that leads to multiple minor permits. Approval of an AWDP does not guarantee approval of each minor permit. 2. Pre-Application Conference. The Director may waive the pre-application conference. GARFIElD COUNTY UNIFIED LAND USE RESOlUTION OF 2008, AS AMENDED 4-10 ·~-./ 1111 M\".1. 11~11'.1.~.~ ,\,~1''\M,IItl~lri.IIIW~IIIU.IW~·~ IIIII Receptio"~: 822762 08/14/2012 02:35:52 PM Jean Alberico 46 of 261 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 3. Call-Up by BOCC. Once the Director issues a determination on the application, the determination shall not be final for 14 days after the date of the determination in order to allow time for call-up of the Director's decision, pursuant to Section 4-111, except that call-up may be initiated by the following: a. The Applicant; b. Adjacent Property Owners within 200 feet lit the subject lot or the Permitted SHe if the Permitted SHe is within the Resource Land Zone Districts; c. The owner(s) of the subject lot or the Permitted Site if the Permitted Site is wHhin the Resource Land Zone Districts; d. Separated mineral estate owners; and/or e. The BOCC. C. Review Criteria. An application shall be in compliance with the applicable standards of this Code. A. Overview. 1. Applications to vacate a County road or public right-of-way shall be reviewed and recommended by the Planning Commission and decided by the BOCC. 2. The provisions of C.R.S. § 43-2-301, as amended, shall control all vacation proceedings considering a petition to vacate or abandon the entire width of any County road or public right-of-way. The provisions in this Section are in addition to all other requirements of State law. B. Review Process. Applications to vacate a County road or public right-of-way shall be processed according to Table 4-102 with the following modifications: 1. Pre-application Conference. The Director may waive the pre-application conference. 2. Review by Referral Agency. Staff shall request that referral agencies address the following: a. Whether the property is or is likely to be necessary or desirable for any public purpose within the reasonably foreseeable future; b. Any term, condition, reservation, or dedication of any easement or interest in the property necessary or desirable for public purposes and permitted by law; and c. Any other comment relevant to the County road or public right-of- way. 3. Planning Commission Review and Recommendation. The Planning Commission shall review all applications or petitions to vacate a County GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED . 4-11 IIIII'JI".oll~lll'.o~.~11,~~11o~.N\~I'*i ~ Wltlllfr':~"lll II I Reception#: 822762 0B/14/2012 02:35:52 PM Jean ~lb•rioo 47 of 251 Reo Fae:$0.00 Doc Fee;0.00 GARFIELD COUNTY CO road or public right-of-way pursuant to the provisions of C.R.S. § 30-28-!\ 110(1)(d), as amended. ., ; a. The Planning Commission shall conduct its review of the petition or application to vacate a County road or public right-of-way as a public hearing without required notification other than inclusion in a posted agenda. b. The date established for initial review by the Planning Commission shall be considered the date of submission pursuant to C.R.S. § 30-28-110, as amended. c. The Planning Commission may continue consideration of the application until the next regularly-scheduled Planning Commission meeting. Under all circumstances, it shall conclude its review and render its decision and recommendation to the BOCC w~hin 60 days of submission. d. The decision of the Planning Commission shall be considered a recommendation, not a final action on the request. 4. BOCC Review and Notice. The BOCC shall conduct its review pursuant to the provisions of C.R.S. § 43-2-301, et seq., as amended, and the requirements of this Code. The BOCC review and decision shall be considered a legislative act. a. b. Hearing Notification. Action of the BOCC shall be pursuant to a public hearing. Written and published notice shall be provided according to Section 4-101 .E. Published Notice. Published notice shall include a statement that a resolution to vacate the subject County road or public road right- of-way will be presented at the hearing. c. Hearing lnfonmation. During the public hearing before the BOCC, the Applicant shall provide a fonm of resolution vacating the subject County road or public right-of-way that is prepared by the Applicant and reviewed and approved by the County Attorney's Office prior to the BOCC hearing. 5. BOCC Decision. The BOCC may approve, approve with conditions, or deny the application pursuant to Section 4-101.F., or take any of the following actions: a. Continue the Hearing. The BOCC may continue the public hearing as it deems necessary to receive all infonmation the BOCC deems relevant. Any continuation must be to a date certain with a decision to approve or deny approval to the resolution vacating the County road or public right-of-way occurring within 90 days of the initiation of the public hearing. b. Modified Resolution. The BOCC may elect to approve a resolution vacating a County road or public right-of-way in a form modified or altered from that presented. In that event, the BOCC shall specifically direct staff to make alterations to the resolution by a motion specifying those atterations. Such motion shall also GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-12 -------~-- 1111 Ml"•l'~~~-~~m:W,~I\'IIfi\:W,Irll ~ ~~~~~~ IIIII ReceptionU; a22762 09/14/2012 02:35:52 PM Jean Alberico 49 of 251 Reo Fee:$0.00 Dco Fee:0.00 GARFIELD COUNTY CO include a continuance to allow staff to revise the resolution and present it in final form as part of the continued public hearing. c. Final Action. No final action on a petition or application to vacate a County road or public right-of-way shall occur until a resolution has been considered at a public hearing, signed by the chair of the BOCC, pursuant to motion, and recorded with the Garfield County Clerk and Recorder. d. Vested rights. No rights shall vest in the vacated right-of-way until final action of the BOCC has occurred, including recording of the vacation resolution under C.R.S. §43-2-301, et seq., as amended. 6. Subsequent Action. Subsequent to recording of a resolution vacating a County road or public right-ot-way, the Road and Bridge Supervisor shall delete the roadway or portion of roadway from all County road maps submitted to the State of Colorado and all reports submitted to the State claiming the road or right-of-way as a County road. C. Review Criteria. A petition or request to vacate a County road or public right-ot-way may be approved so long as it meets the following criteria. However, meeting these criteria does not preclude the BOCC's denial of a petition or application for any other reason. 1. The subject County road or public right-of-way does not provide any access to public lands (for the purpose of this subsection, public land shall mean any property owned by the Federal government or the State of Colorado). 2. The subject County road or public right-of-way does not abut or is connected to any property, including any easement owned by the Federal government, State of Colorado, municipality, County, or special district, where such property or easement constitutes a public park, recreational area, or trail. 3. The subject County road or public road right-of-way is not currently used or will be used in the foreseeable future for any County road or public right-of-way purpose. The term "County or public road purpose" includes, but is not limited to, motor vehicle use, pedestrian use, equestrian use, bicycle traffic, stock drive, or placement of utilities. The term "foreseeable use" shall included a use projected or planned to occur within the next 20 years as such has been include in any adopted State, County, Federal, municipal or special district facilities plan, comprehensive plan, zoning plan, recreation plan, street plan, or similar document for development objectives for that entity. This provision shall apply only if documentation Of the current or foreseeable use is presented at the time of public consideration of the proposed vacating resolution. SECTION 4-109. OEVELOPMEIIiT IN .THE 1c:io,yJ:AR FLOODPLAIN. Applications for Land Use Change within the 100-year Floodplain shall be subject to Section, 4- 103, Administrative Review. GARFIELD COUNTY UNIFIED LAND USE RESOLLmON OF 2008, AS AMENDED 4-13 lllllll".i. ~~~~~"'~'~:'IIIM ~liii!K IV\~~ ~~~~ llf'l,!lr.\"~'~ IIIII Reception": 822762 09/14/2012 02:35:52 PM Jean Alberico 49 of 251 Rec Fee:$0.00 boo Fee:0.00 GARFIELD COUNTY CO s.·. EC'J"IC>N 4·110 •.. ··· LOCATION AND. EXTENT· REVIEW. -----'· --------· ------------. ----- A. Overview. 1. Applications for a Location and Extent Review shall be reviewed and decided by the Planning Commission. 2. Location and Extent Review is mandated by Colorado law including, but not limited to, C.R.S. §§ 30-28-110, 22-32-124(1)(a) and 22-32- 124(1.5)(a), as amended. In the event of any conflict between these procedures and applicable State law, State law shall govern. 3. The following projects shall be subject to Location and Extent Review: a. Public and charter schools; b. Roads, parks, or other public way, ground, or space; c. Public buildings or structures; d. Public utilities, whether publicly or privately owned; and e. The acceptance, widening, removal, extension, relocation, narrowing, vacation, abandonment, change of use, sale, lease, or acquisition of land for any road, park, or other public way, ground, place, property, or structure. 4. The Location and Extent Review of a request to vacate a County road or public right-of-way pursuant to Section 4-108 may be combined with any being processed through Section 4-108. B. Review Process. Applications for a Location and Extent Review shall be processed according to Table 4- 102 with the following modifications. 1. In the event the Planning Commission finds the application is not in general conformance with the Comprehensive Plan and denies the application, the Applicant may appeal that denial to the applicable governing body in accordance with C.R.S. § 30-28-110(1)(b) or (c), as amended, or the Planning Commission may request a public hearing before the appropriate board of education, pursuant to C.R.S. § 22-32- 124(1)(a) or (1.5)(a), as amended, as appropriate. C. Review Criteria. The Planning Commission shall determine whether the project is in general conformance with the Comprehensive Plan. SECTI()N 4-111. cALL•I.JP B¥ B0CC. A. Overview. The BOCC may call-up decisions made by the Director. Within 1 0 days of the date of written notice of the decision by the Director, the BOCC, by a majority vote, may, at its discretion, decide to review the decision at the next regularly-scheduled meeting of the BOCC for which proper notice of hearing can be accomplished. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-14 /\ ' ) ·, ____ / 1111 Ml'o~oll~ll"o~o~.~11~~KI~.IWI~~ fl#.~~li'«~".l. IIIII Reception~: 822762 08/14/2012 02:3F6:52$0p"00 DJeanFRoel~e0rA~oGARFIE~D COUN1Y CO 50 of 251 Reo ee: . oo . ·"'"' B. Review Process. Call-ups shall be processed according to Table 4-102. C. Review Criteria. An application shall be in compliance with the applicable standards of this Code. SECTION'4·112,. R~ONII\IG. A. Overview. 1. Applications for rezoning shall be reviewed and recommended by the Planning Commission and decided by the BOCC. 2. Rezoning may be initiated by the BOCC, the Planning Commission, the Director, or the owner of the subject property. 3. The rezoning request may be processed concurrently with a Land Use Change application and review process. B. Review Process. Applications for rezoning shall be processed according to Table 4-102. C. Review Criteria. An application for rezoning shall meet the following crneria: 1. The proposed rezoning would result in a logical and orderly development pattern and would not constitute spot zoning. 2. The area to which the proposed rezoning would apply has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area. 3. The proposed rezoning addresses a demonstrated community need with respect to facilities, services, or housing. 4. The proposed rezoning is in general conformance wnh the Comprehensive Plan and in compliance with any applicable Intergovernmental Agreement. 5. The proposed rezoning addresses errors in the original zone district map. S~CTION 4~113. LAND USE CODE TEXt AMENDNI.E.NT• , A. Overview. 1. Applications for Land Use Code text amendments shall be reviewed and recommended by the Planning Commission and decided by the BOCC. 2. Amendments to the text of this Code shall be initiated by the BOCC, the Planning Commission, the Director, or an Applicant owning property that is subject to the proposed land use text change. The Garfield County Housing Authority may also initiate changes to the text of this Code that are specifically related to affordable housing as administered and regulated in this Code GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-15 •m mr.~o 11~11'".~oll,~l~I'Jmu; IW:!IW,IIN/,IW,rl'<'~·~ IIIII RaceptianH! 822762 08/14/2012 02:35:52 PM Jean Alberico 61 of 261 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO B. Review Process. /--\. Applications for Land Use Code text amendment shall be processed according to Table 4-102. C. Review Criteria. An application for a Land Use Code Text Amendment shall meet the following criteria: 1. The proposed text amendment is in compliance with any applicable Intergovernmental Agreements; and 2. The proposed text does not conflict with State statutory provisions regulating land use. SE§TJOri!" 4~114,; · DESIGNATION OF FLOQDII\IAY OR Fl,QO[) FRINGE AREA •. A. Overview. Applications for Designation of Floodway or Flood Fringe area shall be reviewed and decided by the BOCC. B. Review Process. Applications for Designation of Floodway or Flood Fringe area shall be processed according to Table 4-102. C. Review Criteria. The proposed division of the Floodplain into a Floodway or Flood Fringe area is in the public interest, promoting wise use of the Floodplain and health, safety, and public !\ welfare. i 1. The Flood Fringe area, as depicted by the available studies and maps, is so restrictive due to the amount of total area or topography involved that the development of the site would require a variance from other applicable County zoning regulations. In cases where a variance would be necessary, the County shall not approve dividing of the Floodplain. 2. The Floodplain in question could serve as an integral part of the land use planning for a Subdivision or Planned Unit Development application for the purposes of providing common Open Space or recreational land. In such case the County shall strive to keep the Floodplain free of significant construction or substantial improvement. SECTION 4~1.15. VARIANCE. A. Overview. 1. Applications for variance shall be reviewed and decided by the Board of Adjustments. 2. Variances are deviations from the terms of this Code that would not be contrary to the public interest when, owing to special circumstances or conditions like exceptional topographic conditions, narrowness. shallowness, or the shape of a specific piece of property, the literal enforcement of the provisions of this Code would resuK in peculiar and GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-16 '··-·"' ··~. / 1111 Wfl'o~.ll~ll'o~.~.~W Klhl,.~ 1'11\tlrllJ,IIfiLIIi'LHI:~"A IIIII Regeption": 822762 . 08/14/2012 02:35:52 PM Jean Alber~co 52 of 251 Reo Fea:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO exceptional, practical difficulties to or exceptional and undue hardship on the owner of the property. B. Review Process. Applications for a variance shall be processed according to Table 4-102. C. Review Criteria. The following standards shall be satisfied for approval of a request for variance from specific regulatory provisions of this Code: 1. Special Circumstances or Conditions Exist. One or more of the following circumstances or conditions exist with respect to the specific property: a. Exceptional narrowness, shallowness, or shape of the property at the time of the enactment of the regulation in question; b. Exceptional topographic conditions of the property; and c. Other extraordinary and exceptional situations or conditions of the property. 2. Not a Result of the Actions of Applicant. The special circumstances and conditions have not resulted from any act of the Applicant. 3. Strict Application Consequence. Because of the special circumstances and conditions found pursuant to Section 4-115.C.1., the strict application of the regulation would result in peculiar and exceptional, practical difficulties to, or exceptional and undue hardship on, the owner of the property. 4. Variance is Necessary for Relief. The granting of the variance from the strict application of the provisions set forth in this Code is necessary to relieve the owner of the peculiar and exceptional, practical difficulties or exceptional and undue hardship. 5. Not Detrimental to the Public Good. Granting the variance will not cause substantial detriment to the public good. 6. Variance Will Not Impair the County's Zoning. Granting the variance will not substantially impair the intent and purpose ofthis Code. $I:OTION 4'~116. . APPEAL OF AN ADMINISTRATIVE INTERPRETATION OFJfiE COpE.· A. Overview. An appeal may be taken to the Board of Adjustments by any person aggrieved by a final written administrative interpretation of this Code by the Director. B. Review Process. An appeal of an administrative interpretation of the Code shall be processed according to Table 4-102 with the following modifications. 1. Application. The appeal shall be filed with the Director within 30 days of the date of the final written administrative interpretation. GARfi~LD COUNTY UNIFI~D LAND Us~ R~SOLUTION OF 2008, AS AM~NDED 4-17 1111 Wo~oi'~~~-~~~.~~~1:-IH Mr.IIN,Itl~rru,rw,~"lll Ill Reception#: 822762 09/14/2012 02:35:52 PM J•an Alberico 53 of 251 Reo Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO 2. Written Notice of Decision. The Director shall provide the Applicant with a copy of the recorded resolution setting forth the Board of Adjustments decision within 30 days of the date of the decision. C. Review Criteria. The Board of Adjustments shall consider the following criteria in hearing an appeal of an administrative interpretation of this Code: 1. The technical meaning of the provision being appealed; and 2. Evidence as to the past interpretation of the provision. 3. The effect of the interpretation on the intent of this Code. SECTION 4-117.. WAiV~~ OF .$TANDARD.S, A. Overview. This Section allows an Applicant to request a waiver of standards in Article 7, excluding those in Division 1, as part of Land Use Change Pemnit process. B. Review Process. A request for waiver of standards shall be processed according to Table 4-102 with the following modifications: 1. An Applicant proposing to apply for a waiver shall present the waiver request at the pre-application meeting prior to submitting with the application materials for the applicable Land Use Change Pemnit. The purpose of this request is to determine the preliminary response from the County and identify the contents of the waiver submittal requirements. 2. Final approval of any proposed waiver shall be the responsibility of the · Decision-Making Body of the Land Use Change application. 3. An approved waiver shall apply only to the specific site for which it is requested and shall not establish a precedent for approval of other requests. C. Review Criteria. A waiver may be approved if the Applicant demonstrates that the following criteria have been met by the proposed alternative: 1. Achieves·the intent of the subject standard to the same or better degree than the subject standard; and 2. Imposes no greater impacts on adjacent properties than would occur through compliance with the specific requirements of this Code. GARFicLO COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMeNDED 4-18 '-.... / 1111 Ml"•l1 ~1i".1.~.1\."iJ.~\t'.liiii#,IMl,~ 111\J,Mt!W'~·~ II II I Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberico 64 of 261 Reo Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO DIVISION 2 GENERAL SUBMITTAL REQUIREMENTS. A. Required Submissions. This Division identifies the application materials required by this Code, including some submittal materials as required for Article, 5, Divisions of Land. B. Additional Submissions. The Director may request any additional information to be submitted that may be deemed necessary to adequately review an application and to determine compliance with the standards of this Code. Applications shall be submitted with the following materials: GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-19 GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 4-20 . \ \ ( \ ) ' / '....._ __ / 818:;:'. o:::On~ _.,. ,.., 11.)1\)~--.: atiiSI~- ;Ng !.I ((1161#- 0 "' •• :-iii ,c;.,g,~ ~~N-=~~~~ " .. -. -oN::::-= ll" ~ 0~ -- 00 - :~ ,.we ~;;: :I!! ,. ""iii (Sl~ .I: <>O -0 -i ~ , ~ -:.; ~ .... ~ n 0 ~ 3E ~ - ·--·· 1111 Ml'o~.ll~li"ol.~,ll."ll,l~ltlf 11+\CII\~,11\1 rP«rifr~"i IIIII Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberieo 55 of 251 Reo Fee:$0.00 Doc Faa:0.00 GARFIELD COUNTY CO $EQTION 4:•2oa:····w~vER: OF· sl,i.i:JMIS~IQNREQi;$1~MENTS. · A. Authority. The Director may waive or aijer any of these requirements if they are determined to be inappropriate or unnecessary in determining whether the application satisfies applicable standards. B. Review Process. 1. Applicant shall request the waiver of a submission requirement in writing as part of an application submission. 2. The Director shall review the request as part of the completeness review and make a determination regarding whether to waive or require the information. The Director may refer the waiver request to the BOCC for consideration. 3. The Director shall notify the Applicant in wr~ing of the determination whether to waive submission requirements and include a summary of the decision in the staff report. · 4. The Director's determination regarding waiver of submission requirements is subject to call-up pursuant to Section 4-111. C. Review Criteria. A waiver request shall be considered based on the following criteria: 1. The Applicant shows good cause for the requested waiver; 2. The project size, complexity, anticipated impacts, or other factors support a waiver; 3. The waiver does not compromise a proper and complete review; and 4. The information is not material to describing the proposal or demonstrating compliance with approval criteria. D. Effect of Approval. A waiver shall apply only to the specific application for which H was requested and shall not establish a precedent for approval of other requests. SECi'iON4"~03.···· . .DESCRIPTION OF SUBMITTAL REQUIREMENTS, A. Professional Qualifications. The professional qualifications for preparation and certification of certain documents required by this Code are as follows: 1. Civil Engineer. Improvement plans and reports for water supply, sanitation, drainage, utilities, soils grading, roads, structures, and other civil engineering required to satisfy the development standards of this Code must be certified by a professional engineer qualified in the specific discipline and licensed by the State of Colorado. 2. Surveyor. All documents containing land survey descriptions must be certified by a licensed Colorado Professional Land Surveyor. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 4-21 1111 ~-11:.H"•~~~ l\LII~IIM: W~~ h\1, ~tH~~~ IIIII Reception#: 822752 09/14/2012 02:35:52 PM Jean Alberico 57 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 3. 4. Geologist. Geology reports shall be prepared by either a member of the American Institute of Professional Geologists, a member of the Association of Engineering Geologists, or a qualified geotechnical engineer licensed in the State of Colorado. Wildlife Expert. Wildlife impact reports shall be prepared by a qualified Wildlife biologist. 5. Water Supply Expert. A professional engineer licensed to practice in the State of Colorado qualified to perform such work. 6. Other. Other professionals retained by Applicant to provide studies and analysis required by this Code shall demonstrate qualification in the specific field, to the satisfaction of the reviewing body. B. General Application Materials. The following basic materials are required for all applications for a Land Use Change Permit, including Division of Land. 1. Application Form. Application forms for a Land Use Change Permit shall be obtained from the Planning Department. Completed application forms and accompanying materials shall be submitted to the Director by the owner, or any other person having a recognized fee title interest in the land for which a Land Use Change is proposed, or by any representative acting through written authorization of the owner. a. Authorized Representative. If the Applicant is not the owner of the land, or is a contract purchaser of the land, the Applicant shall submit a letter signed by the owner consenting to the submission of the application. b. Applicant is Not the Sole Owner. If the Applicant is not the sole owner of the land, the Applicant shall submit a letter signed by all other owners or an association representing all the owners, by which all owners consent to or join In the application. · c. Applicant is an Entity. If the Applicant is an entity of a trust, the Applicant shall submit a letter signed by a person authorized to encumber the property and a recorded Statement of Authority for that person. 2. Fees. Any application for a Land Use Change Permit must be accompanied by the appropriate fees. A schedule of fees is available through the Planning Department. a. Pursuant to Section 4-101.C., Review by Referral Agency, the Cost of consultant and referral agency review are the responsibility of the Applicant. b. The County may require a deposit for payment of consultant and referral agency review fees, based upon estimated consultant review Costs at the time of application, and in addition to the application fees. c. The County may suspend the application review process pending payment of consultant Costs. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-22 --··· r\ ·. __ j 1111 Wl'"•l'~~~.,.~ lia~W!~.IWhiV,rw\ IW.~~·~ IIIII Reception": 822762 08/14/2012 02:36:62 PM Jean Alberico 58 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 3. General Requirements for Maps and Plans. The following are general requirements for any map or plan Sl!bmitted under the application and review procedures of this Code: a. Name or identifying title of the proposed Development or use; b. Total area of the site, in acres: c. Name, address, and telephone number of the Applicant, person preparing the map or plan, designer, engineer. surveyor, and any other consuHants of the Applicant: and d. Date of preparation, revision box, written scale, graphic scale, and north arrow. 4. Combination of Map and Plan Requirements. Applicant may request at a pre-application conference to combine various plan and specification requirements of this Section into a single submission. The Director may allow combination of the plan requirements if: a. The information requested to be combined is similar; b. The requirements can be clearly mapped or drawn; and c. The Code requirements and sections can be labeled or otherwise clearly identified. 5. Applications for Major Projects. The Director shall inform the Applicant of any project that may include 200 or more employees of the additional application requirements, including: a. Estimated construction schedule; b. Number of employees for construction and operating work force; c. Direct and indirect tax bases and revenues associated with the project; and d. Total direct and indirect population associated wHh the project, including the rate, distribution, and demographic characteristics of the population change. C. Vicinity Map. An 8-inch by 11-inch Vicinity Map locating the parcel in the County. The Vicinity Map shall clearly show the parcel and the boundaries of the subject site and all property within a 3-mile radius of the subject parcel. D. Site Plan. Site plans shall be scaled at 1-inch to 20 feet for properties exceeding 16 acres in size, or 1 inch to 1 0 feet for properties less than 16 acres In size. The Director may require, or the Applicant may choose to submit, a more detailed version of all or part of the Site Plan. The Site Plan shall include the following elements: 1. Legal description of the subject site; 2. Boundary lines, corner pins, and dimensions of the subject site for the proposed Land Use Change Permit, including land survey data to identify GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-23 II II Ml"• 11 ~~.-,~.a ll,mtiM lti.ICLoll~ll\l.~j~ !W~·~ IIIII Reception#: 822762 0B/14/2012 02:35:52 PM Jean Alberico 69 of 251 Reo Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO the subject site with section comers, distance, and bearing to comers, quarter comers, township, and range; 3. Existing and proposed topographic contours at vertical intervals sufficient to show the topography affecting the development and storm drainage; 4. Significant on-site features including natural and artificial drainage ways, Wetland areas, ditches, hydrologic features, and aquatic habitat; geologic features and hazards including Slopes, alluvial fans, areas of subsidence, rock outcrops and rockfall areas, radiological and seismic hazard areas, soil types, and landslide areas; vegetative cover; dams, reservoirs, excavations, and mines; and any other off-site features of the same type that influence the Development; 5. Existing and proposed parking areas, driveways, emergency tum-outs and emergency turnarounds, sidewalks, and paths, shown by location and dimension; 6. Existing and proposed roads, railroad tracks, irrigation ditches, fences, and utility lines on or adjacent to the parcel, shown by location and dimension' 7. Users and grantees of all existing and proposed easements and rights-of- Way on or adjacent to the parcel, shown by location and dimension; 8. Area of the individual parcels, and the total square feet of existing buildings, driveways, and parking area; 9. zone district In which the site is located; 10. Location and dimension of all structures, existing and proposed, and distance of structures from property lines; 11. Elevation drawings showing existing grade, finished grade, and height of the proposed structures above existing grade; 12. Description of the proposed wastewater treatment system, including location and size of leach field, sewer service lines, and treatment facilities to serve the proposed use; 13. Description of the source and capacity of the water supply, including location and size of well(s) and/or water lines to serve the proposed use; 14. Location and size of signs for the purpose of identification, advertising, and traffic control; and 15. Additional information that may be reasonably requested by the Director to enable an adequate evaluation of the proposal. E. Erosion and Sediment Control Plan. The Erosion and Sediment Control 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 1 00-year Floodplain boundaries. 2. Drainage Structures. GARFIELD COUNTY UNIFIED LAND USE RESOLU110N OF 2008, AS AMENDED 4-24 1111 ~.i.ll~ll".!.~,~'li.LN»I~~ 1'1\ri~M ~~IW*"' IIIII Reception~: 822762 08/14/2012 02:3F5:52$0PM00 J0eanFAel~e 0r 0iioG~RFIELD COUNTY CO 60 of 251 Rec ee: . oc a . · a. Locations of existing and proposed drainage structures or natural drainage features affecting s~e 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. b. Preliminary engineering design and construction features for drainage structures to be constructed. 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. 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. 5. Soil Stockpile and Snow Storage Areas. Probable locations of soil stockpiles and snow storage areas. 6. Drainage Plan. Proposed drainage plan. 7. Equipment Storage Areas. Location of storage areas designated for equipment, fuel, lubricants, chemical, and waste storage with an explanation of spill containment structures. 8. Temporary Roads. Location of temporary roads designed for use during the construction period. 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. 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. 11. Permanent Stabilization. A brief description of how the site will be stabilized after construction is completed. 12. Erosion Control Measures. Plan view drawings of all erosion and sediment control measures showing approximate locations and site drainage patterns for construction phases and final design elements. Text may be necessary to accompany and explain the drawings. Typical erosion control measures should be depicted using standard map symbols. 13. Estimated Cost. Estimated total Cost, including installation and maintenance, of the required temporary soil erosion and sediment control . measures. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 4-25 1111 Wo~ol'~lro~o~,~W WIH' Mrl~~~ ~~tw'~"' II Ill Reception~: 822762 08/14/2012 02:36:G2 PM Jean Alberico 61 of 251 Reo Fee:$0.00 Doc Fee:0.00 GRRFIELD COUNTY CO 14. .. ·------------------------ Calculations. Any calculations made for determining rainfall, runoff, sizing any sediment basins, diversions, conveyance, or detention/retention facil~ies. 15. Neighboring Areas. A description of neighboring areas with regard to land use and existing pertinent features such as lakes, streams, structures, roads, etc. 16. Stormwater Management. A description of the stormwater management planning concept for the s~e. including both structural and nonstructural best management practices. 17. Stormwater Management Plan. Copy of the stormwater management plan application to CDPHE with date of subm~tal. 18. Hydraulic Calculations. Hydrologic, hydraulic, and all other calculations used to size and design drainage facilities and/or structural BMPs. 19. Maintenance Requirements. Maintenance requirements for all proposed BMPs should be discussed including access, schedules, costs, and designation of a responsible party. 20. 21. Add~ional Information or Detail. Other information or data and add~ional detail as may be reasonably required by the Director. Signature Blocks. Signature block for owner or legal agent acknowledging the review and acceptance of responsibility, and a signature and stamped statement by the qualified individual acknowledging responsibility for the preparation of the Erosion and Sediment Control Plan. F. Landscape Plan. Landscape Plans shall be scaled at 1 inch to 20 feet for properties exceeding 16 acres in size, or 1 inch to 10 feet for properties less than 16 acres in size. The Landscape Plan shall include the following elements: 1. Topographic information at least 2-foot contour intervals; 2. Location of all lot lines and improvements to the property, and location of any easements of record; 3. Identification of all existing deciduous tree and coniferous trees of 6 inches in caliper or greater, and which trees will be preserved and which trees will be removed or relocated; areas where other existing vegetation will either be preserved or removed; the type, location, size, and number of plants that will be installed; and specified seed mixtures; 4. An estimate of the Cost of supplying and installing the materials depicted in the Landscape Plan; and 5. A description of the proposed program to maintain the landscaping after it has been installed. G. Impact Analysis. Where the proposed Development will impact specific features of the site, the Applicant shall describe both the existing cond~ions and the potential changes created by the GARFIELD COUNTY UNIFIED LAND USE RESOLUnON OF 2008, AS AMENDED 4-26 I ----·· --·-----···-. ·--- 1111 ri'".1. l'~11".1.,,a :11, FIMI·~ W~~trl~ ~.!ft't~ul IIIII Reception#: 822762 08/14/2012 02:36:62 PM Jean Alberico 62 of 251 Rec Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO project. The Impact Analysis shall include a complete description of how the Applicant will ensure that impacts will be mitigated and standards will be satisfied. The following information shall be included in the Impact Analysis: 1. Adjacent Property. An address list of real property adjacent to the subject property, and the mailing address for each of the property owners. 2. Adjacent Land Use. Existing use of adjacent property and neighboring properties within 1 ,500-foot radius. 3. 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. 4. Soil Characteristics. A description of soil characteristics of the site that have a significant influence on the proposed use of the land. 5. Geology and Hazard. A description of the 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. 6. Groundwater and Aquifer Recharge Areas. Evaluation of the relationship of the subject parcel to Floodplains, the nature of soils and subsoils and their ability to adequately support waste disposal, the Slope of the land, the effect of sewage effluents, and the pollution of surface runoff, stream ftow, and groundwater. 7. Environmental Impacts. Determination of the existing environmental conditions on the parcel to be developed and the effects of development on those conditions, including: a. Determination of the long-term and short-term effect on flora and fauna; b. Determination of the effect on significant archaeological, cultural, paleontological, and historic resources; c. Determination of the effect on designated environmental resources, including critical Wildlife Habitat; d. Impacts on Wildlife and domestic animals through creation of hazardous attractions, alteration of existing native vegetation, blockade of migration routes, use patterns, or other disruptions; e. Evaluation of any potential radiation hazard that may have been identified by the State or County Health Departments; and f. Spill prevention control and counter measures plan, if applicable. 8. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise, glare or vibration, or other emanations. 9. Reclamation Plan. A reclamation plan consistent with the standards in Section 7-212. GARFIELO COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-27 1111 W.~rll~ll".~rV,~W mWI~ lill~l~~tlii,MI',~~~~IIIII Recept iontt: 822762 . 08/14/2012 02~35:52 PM Jean FHber1oo 63 cf 261 Rec Fe&:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO H. Rezoning Justification Report. A report that explains how the rezoning will satisfy the approval criteria for a rezoning set forth in Section 4-112.C., Review Criteria. I. Statement of Appeal. A written statement of the Director's interpretation to be appealed, the date of that interpretation, and the reasons why the appellant believes that the interpretation of the Director is incorrect, including any materials or evidence to support the appeal. J. Development Agreement. The BOCC may enter into a Development Agreement with the Applicant specifying the terms and conditions of approval. The Applicant may submit a draft Development Agreement containing the following information, in a form acceptable to the County Attorney's Office. The Development Agreement shall be signed by the Applicant, the BOCC, and all owners of the subject property. The signed agreement shall be included with the Preliminary Plan or Final Plat filing. The Development Agreement must include the following: 1. 2. Phasing schedule; and Language establishing a vested property right pursuant to the provisions of Section 1-202, Establishment of Vested Property Rights. K. Improvements Agreement. An Improvements Agreement is required in a form acceptable to the County, addressing the following: 1. Security. A letter of credit or cash deposit is typically required for infrastructure improvements. Depending on the circumstances, however, the BOCC may consider the following forms of security: a. Restrictions on the conveyance, sale, or transfer of any lot, lots, tract, or tracts of land within the Subdivision as set forth in the Plat or as recorded by separate instrument; b. Performance or property bonds; c. Private or public escrow agreements; d. Loan comm~ments; e. Assignments of receivables; f. Liens on property; g. Letters of credit; h. Deposits of certified funds; i. Performance guarantees; and j. Other similar surety agreements. 2. Necessary Provisions. The Improvements Agreement must also address the following: a. Necessary deeds or transfer of property; GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-28 .r'\ ' : . / 1'1 \ / -.... _ .. ~ 1111 W.1. 11~11".1.V,I'.'+~ ~~~lltltWW\'U NolL IH.UW~~~ II II I Reception~: 822762 09/14/2012 02:35:62 PM Jean Alberloo 64 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO b. Provisions and schedule for construction of improvements, including engineered plans and Cost estimates; c. Payment of sewer and water tap fees; d. Payment of any other necessary fees; e. Transfer of water rights; f. Transfer of roads and improvements, rights-of-way, and other common elements; g. Agreements to provide as-bum plans; h. Methods of providing perpetual maintenance of common property and equipment; I. Process for amending the Improvements Agreement; and J. Enforcement provisions. L. Traffic Study. Assessment of traffic impacts is required based upon a Traffic Study prepared in compliance with this Section. 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. 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 COOT using current traffic counts and COOT-approved methodology; (2) Traffic volumes projected on any County road segment exceed current volumes by 20%; or (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%. c. Study Preparation. The Traffic Study shall be prepared by a registered professional engineer, experienced in transportation engineering. 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: GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 4-29 1111 Ml'.~o 11~~~.~.~,~.1.1 Vll'~lt/1' W,~ IW. h\~IVf.~ulll II I Reception#: 822762 09/14/2012 02:36:52 PM J•an Alberico 65 of 251 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 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; (2) All County roads within a 1-mile radius of the Development; (3) The nearest proximate intersections with State or Federal highways likely to receive traffic impacts from the Development; and (4) Activity areas for construction activity. b. A narrative description of existing land uses on the parcel, including the following information: c. (1) Current trip generation estimates at existing access points; (2) County driveway permits for the access points and status; (3) Penni! requirements for access to a State highway, railroad crossings and status; (4) All access easements and infonnation regarding the legal status of these easements; and (5) Other appropriate current traffic infonnation and legal constraints that may apply. 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, wilh a breakdown of traffic into categories of heavy trucks and other for existing, temporary, or proposed new access points. d. A narrative description of the construction phase(s) of the Development, including the following: ( 1) Staging and storage areas; (2) Temporary access points; (3) Duration, types, and frequency of heavy truck traffic; (4) Access road segments to be impacted; (5) Projected lane closures or traffic interruption, and a statement of mitigation measures that will be applied to minimize disruption and damage; and (6) All County or State permits that will be required. e. Map depicting existing Average Daily Traffic count infonnation for all County road segments and State or Federal highway GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-30 '-.. ___ . 1111 W.~oi1 ~1P".1oV,~~ ~~IH' Mf~ ~~ ljl, W,~,~ II II I Reception#: 822762 08/14/2012 02:35:52 PN Jean Alberioo 66 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 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. 3. Detailed Traffic Analysis. In addition to the information provided in the basic Traffic Analysis, the following information shall be provided in a detailed Traffic Analysis if required pursuant to Section 4-205.L.1.b. The detailed Traffic Analysis must show the highest probable volumes from the proposed uses and densities to be allowed at build-out. The detailed Traffic Analysis shall be prepared using the County transportation plan to determine levels of service and capacity definitions, and any additional information available and applicable to County roads. a. Access points to and from the Development shall be analyzed for AM and PM peak hour use for turning movements to determine the necessity for traffic control and signalization, geometries including turning lanes and acceleration and deceleration lanes, and signage. b. County Road segments where traffic is expected to increase by over 20% shall be characterized in detail by current level of service, roadway condition and type, lane width, shoulder characteristics and condition, available right-of-way, speed limits, any weight limits, existing safety concerns and considerations, likely Increases in maintenance requirements, and status for improvement in the County capital improvements plan. Probable maintenance and improvement Cost estimates shall be provided. c. County road intersections where traffic is expected to increase by over 20% shall be characterized by existing traffic control and signalization, AM and PM peak hour utilization with turning movements, projections for levels of service, and recommended modifications for intersection geometries, including turning lanes, control or signalization devices, acceleration or deceleration lanes, and advance signage where appropriate. Probable Cost estimates shall be provided. d. State or Federal highway intersections where traffic is expected to increase by over 20% shall be characterized by existing traffic control and signalization, AM and PM peak hour utilization with turning movements, through movements as applicable, projections for levels of service, and recommended modifications for intersection geometries, including turning lanes, control or signalization devices, acceleration or deceleration lanes, and advance signage. Consultation with the Colorado Department of GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-31 1111 Ml".i.II~II".!.~.IL'I!I, ~filii H)r,I!N, MIW H&~·i IIIII Reception#: 822762 08/1412012 02:35:52 PM Jean Alberico 67 or 261 R•o Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 4. Transportation is required and shall be documented. Probable Cost estimates shall be provided. Calculation of On-Site and Off-Site Improvements and Fees. a. A narrative description shall be included for on-site improvements to be dedicated or constructed relating to traffic control and accommodation (i.e., dedicated right-of-way, improvement of existing access points, addition of new access points, signalization, turning lanes, acceleration/deceleration lanes, etc.). b. A narrative description and Site Plans shall be provided for improvements for any off-site County road segments necessary to maintain a level of service C, per the Highway Capacity Manual and for any County intersections necessary to maintain a level of service D. c. A narrative description and Site Plans shall be provided for improvements for any State highway intersections deemed necessary by-COOT. The County is not required to approve any Development where facilities in place are not adequate to serve the proposed. d. Calculation of County road impact fees due for tihe proposed Development and any off-site Costs identified that are not already part of the currently-approved County capital improvements plan. e. A proposed funding and phasing plan shall be provided for work necessary to be performed off-site tihat is not an identified project in the County capital improvements plan. For projects that are identified in the County capital improvements plan, the Applicant may propose moving the project forward in time with cost sharing for consideration by the County. 5. Additional Submittal Requirements and Documentation. a. Existing County permits, including driveway permits and access permits; b. Existing access easements; c. Existing permits from COOT, railroads, or other applicable entities; d. Evidence of consultation with the County for future access locations; e. Evidence of consultation with CDOT for future access permits, as applicable; f. Any proposed access easements, agreements, and modifications and current status; and g. Any proposed noise barrier or sound wall improvements. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 4-32 , ___ . lllll\l".~r ~~~~~.~.~,P:t~ Pll'l~ IM'\"'IPW.,~ !+U rw.~~~ IIIII Reception~: 822762 09/14/2012 02:35:52 PM Jean Alberico 68 of 261 Reo Fee:$0.00 Doc Fee:0.~ GRRFIELD COUNTY CO M. Water Supply Plan. For the purposes of this plan, 1 Single-Family Equivalent (SFE) shall equal 350 gallons of water per day, regardless of the type of use. 1. Water supplied by a Water Supply Entity. Any Development that will be served by a Water Supply Entity shall submit a letter prepared by the engineer of the Water Supply Entity, stating whether the Water Supply Entity is willing to commit and has the ability to provide an adequate water supply for the proposed Development. a. At a minimum, the letter shall include: b. (1) An estimate of the water supply requirements for the proposed Development through build-out conditions; (2) A description of the physical source of water supply that will be used to serve the proposed Development; (3) An estimate of the amount of water yield projected from the proposed water supply under various hydrologic conditions; (4) Water conservation measures, if any, that may be implemented within the proposed Development; (5) Water demand management measures, if any, that may be implemented to address hydrologic variations; and (6) Such other information as may be required by the BOCC. In the anernative, an Applicant shall not be required to provide a letter if the water for the proposed development is to be provided by a Water Supply Entity that has a water supply plan that: (1) Has been reviewed and updated, if appropriate, within the previous 10 years by the governing board of the Water Supply Entity; (2) Has a minimum 20-year planning horizon; (3) Lists the water conservation measures, if any, that may be implemented within the service area; (4) Lists the water demand management measures, if any, that may be implemented within the Development; (5) Includes a general description of the Water Supply Entity's water obligations; (6) Includes a general description of the Water Supply Entity's water supplies; and (7) Is on file with the local government. 2. 14 SFE or Fewer. Developments that require water for 14 SFE or fewer and will not be served by a Water Supply Entity shall provide a plan that describes how the water supply will be sufficient for build-out of the proposed Development in terms of water quality, quantity, dependability, and availability. In determining adequacy of the proposed water supply, GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-33 lllll\l"o~.l1~11"o~.V,IIJI,~~Itf 1'11\"ol\i ~ ~t H~·~ II II I Reception#: 822762 08/14/2012 02:35:52 PM Jean Alberico 69 of 261 Rec Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTV CO the following considerations shall apply in addition to requirements of the /--,, State Engineer and County Public Heatth Department: , __ / a. The average daily demand of the entire service area and the proposed Development shall accommodate peak demands to service the total Development population and shall account for any irrigation or agricultural uses. b. The average daily demand for commercial and industrial uses shall be reviewed based on the anticipated demand of the proposed Development, based on standard engineer's criteria. c. Water supplies shall be treated by a method acceptable to conform to minimum State standards. The County may require test wells. d. The demand for irrigation water shall be based upon the type of vegetation to be maintained, soil characteristics, the historic yield of the property, and available water rights. e. The water supply demand for fire protection shall be based upon recognized and customary engineering standards and requirements of the applicable fire protection district. SubdMsion developments shall comply with the provisions of Section 7-403, Fire Protection_ f. For individual wells, a minimum 4-hour pump test shall be performed on the well(s) to be used. The results of the pump test shall be analyzed and summarized in a report, including basic well data (size, depth, static water level, aquifer, etc.) pumping rate, draw down, recharge, and estimated long-term yield. The report shall be prepared by a qualified engineer or ground water hydrologist and shall include an opinion that the well will be adequate to supply water for the proposed uses. The report shall also address the impacts to ground water resources in the area. (1) If the well is shared, an Applicant shall submit a legal well- sharing declaration addressing all easements and Costs associated with operation and maintenance of the system and identifying the person responsible for paying Costs and how assessment will be made for those Costs. (2) At a minimum, the water quality of the well shall be tested by an independent testing laboratory for the basic Colorado primary drinking water standards for inorganic and organic chemical, microbiological (bacteria), and radionuclide (radioactivity) contaminants. The results should show that the applicable standards are met or otherwise identify a treatment system to meet the standards. Testing for the secondary drinking standards (taste, odor, color, staining, scaling, corrosion, etc.) is recommended. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-34 /"-.._\ ' •. ____ / '-.... / 1111 Ml".~oll~li".~o,,B.W.M'fllt.N,I¥~1-11~~ ~ W,~·i IIIII Reception": 822762 08/14/2012 02:35:52 PM Jean Alberico 70 of 261 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 3. Greater than 14 SFE. Developments that require water for greater than 14 SFE and that will not be served by a Water Supply Entity shall provide a plan that describes the following: a. An estimate of the water supply requirements for the proposed Development through build-out conditions; b. A description of the physical source of water supply that will be used to serve the proposed Development; c. Water quality shall be demonstrated by complying with the CDPHE's drinking water standards for all Development permits requiring a water demand of 14 SFE or greater; d. An estimate of the amount of water yield projected from the proposed water supply under various hydrologic conditions; e. Water conservation measures, if any, that may be implemented within the Development; f. Water demand management measures, if any, that may be implemented within the Development to account for hydrologic variability; g. Evidence of ownership or right of acquisition of or use of existing and proposed water rights; and h. Such other information as may be required by the BOCC. 4. Development That is a Division of Land. If the Development is a Division of Land and is not served by a Water Supply Entity, the plan shall include all the information required in Section 4-203.M.2 or Section 4-203.M.3 depending on SFE, as well as the following evidence required by C.R.S. § 30-28-133(3)(d), as amended: a. Historic use and estimated yield of claimed water rights; b. Amenability of existing rights to a change of use; c. Evidence that private water owners can and will supply water to the proposed Subdivision stating the amount of water available for use within the Subdivision and the feasibility of extending service to that area; and d. Evidence. concerning the potability of the proposed water supply for the Subdivision. DIVISION 3. ADDITIONAL SUBMISSION REQUIREMENTS FOR SPECIFIC APPLICATION TYPES. SECTION4-'3b1:······MINORTEMF'ORARY'HQ(JSIN'l;t'FAI:::Ui,1TY'. '··· A. Review Process. Applications for Minor Temporary Housing Facilities shall be subject to decision by the Director and shall be processed according to Section 4-107. The Applicant shall submit an application on a form provided by the Building and Planning Department and must receive a minor permit prior to commencing installation of the Minor Facility. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-35 1111 Ml"o~.11~1~o~.V.A,\I,H ~·l~.~lrlj .~LIW,rt-K~·~ II II I Reception#: 822762 08/14/2012 02:36:52 PM Jean Alberico 71 of 251 Rec Fee:$~.00 Doc Fee:0.00 GARFI~LD COUNTY CO 1. Identity of Applicant. The Applicant for a minor permit or for approval of an AWDP must be the owner of the surface estate of the subject parcel (for purposes of this Section 4-301, 'Owner"), consistent with Section 4- 203.8.1. If a representative is acting on behalf of the Owner, an acknowledgement from the Owner shall be included with the application submittals required below. Such an acknowledgment may be in the form of a letter of authority/agency or a lease, surface use agreement, or similar document of legal effect demonstrating that the Owner has given the representative (a) permission to use the surface estate for installation of 1 or more Minor Facilities, and (b) permission to process applications for land use and building code permits on behalf of the Owner(s). 2. Public Notice. Public Notice shall include at a minimum: name of the Applicant and representative (if different), description/map of the subject parcel with proposed location of Minor Facility, general description of the proposed Minor Facility, explanation of the call-up process outlined in Section 4-111, below, with the time frame to request reconsideration of the Director's decision and contact information for the Building and Planning Department. At the time of submittal of an application for a minor permit or approval of an AWDP, the Applicant shall demonstrate that notice was mailed to the following: a. b. Adjacent Property Owners, as identified in the records of the County Assessor or the Clerk and Recorder's Office, within 200 feet of the subject parcel or 200 feet from the Permitted Site if the Permitted Site is within the Resource Land Zone Districts; The Owner (unless the Owner is the Applicant); and c. Owners of a separated mineral estate, as defined in C.R.S. § 24- 65.5-101, et seq., as amended, and as identified in the records of the County Assessor or Clerk and Recorder's Office, under the subject lot, or under the Permitted Site, if the Permitted Site is within the Resource Land Zone Districts. 3. Assuming approval of the AWDP following the time frame for reconsideration detailed in this Code, the Applicant may proceed to submit individual applications for the Minor Facilities proposed within the AWDP. B. Submission Requirements. Applications for a minor permit, including a minor permit for which an AWDP was previously approved, must include the following: 1. A Master Map/Site Plan in accordance with Section 4-301.8.13, below, identifying the proposed location and anticipated layout for all Minor Facilities to be installed within the AWDP. Site specific, surveyed maps depicting the location of each Minor Facility, located within the Permitted Site within the subject parcel, shall be submitted with each individual minor permit application and not with the application for approval of an AWDP. 2. The Master Map/Site Plan shall include a list of the anticipated dates of installation and removal for each Minor Facility. The list shall also include GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-36 ~' . \ r\ } 1111 W.~rl1~111'.~r~,~"' ~~~~r M~l'llll.M.IW.rw.~'~ II Ill Reception~: 822762 mB/14/2012 02:35:62 PM Jean Alberico 72 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO the estimated total cumulative length of time (number of days) that the Minor Facil~ies are anticipated to be installed at the proposed location. 3. Sign-offs from the County Sheriff's Office, relevant fire protection district(s), and Planning Department consistent with the requirements of this Code. If an AWDP was previously approved, the Applicant for a minor permit need not resubmit the sign-offs. 4. A legible photo of the State or Federal certifying stamp for each housing unit anticipated to be used within the AWDP and demonstration that each proposed unit meets current building code and the County fire code requirements. 5. A general description of infrastructure and services listed in this Code. The detail required at the time of application for a minor permit is not required at the time of application for approval of an AWDP. 6. Proof that required public noticing has been performed in accordance with Section 4-101.E and 4-301.A.2. 7. Sign-offs from the Planning Department of the State or Federal certifying stamp for each housing unit proposed for use and demonstration that each proposed housing unit meets current building code and fire code requirements. If an AWDP has been previously approved, the Applicant shall identify the housing units that will be used at the Minor Facility from the list approved as a part of the AWDP. General description of the water system planned for potable water, along with details regarding number and volume of potable water tanks, source of water, name of hauler, hauler's CDPHE registration number, and copy of hauler's CDPHE certification, frequency of delivery, calculation of water demand, and demonstration of adequate capacity. 8. A general description of the system planned for collection and storage of sewage and wastewater, along with details regarding number and volume of sewage and wastewater vauits; name of hauler; frequency of pickup; identification of sewage disposal site; calculation of sewage and wastewater treatment demand; and demonstration of adequate storage and/or treatment capacity. 9. A general description of the system planned for collection and disposal of refuse, including number, type, and volume of collection containers; name of hauler; frequency of collection; and identification of refuse disposal site. 10. A list of adjacent surface owners, as identified in the records of the County Assessor or the Clerk and Recorder's Office, located within 200 feet of the subject parcel or 200 feet from the Perrnilited Site if the Permitted Site is within the Resource Land Zone Districts, and a list of separated mineral estate owners in the subject lot or the Permitted Site if the Permitted Site is within the Resource Land Zone Districts. 11. A list of the final dates of installation and removal of the Minor Facility and a representation of the total cumulative length of time (number of days) that the Minor Facility will be installed at the proposed location. 12. A Vicinity Map presented on a USGS 7.5-minute series quadrangle at a scale of 1 inch equals 2,000 feet or equivalent, with a topography GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-37 1111 tll'.~oi1 ~1P".~o~,R ?'Ult~WIIN IMCIPII.~ HMPf£'~,~ IIIII Reception~: 822762 08/14/2012 02:36:52 PM Jean Alberico 73 of 261 Rec Fea:$0.~0 Doc Fea:0.00 GARFIELD COUNTY CO depicted at a minimum of 40-foot intervals, and that indicates the following: a. The section, township, and range of the subject parcel and the location of Minor Facility within the subject parcel and the Permitted Site; b. General relation to surrounding public roads, private roads, adjacent utility systems, residential development, other actively permitted Minor and Major Facilities, natural drainage courses, and municipalities within 1 mile of the proposed Minor Facility; c. North arrow and scale; and d. GPS coordinates and current surface ownership of the subject lot. 13. An adequate Site Plan, consistent with Section 4-203.0. and the requirements listed below: a. Surveyed layout of the proposed Minor Facility within the surveyed boundaries of the Permitted Site, including at a minimum: sewage and wastewater disposal, trash receptacles, potable water storage, all other associated infrastructure, and all other equipment located within the Permitted Site. b. Identification of the private and public roadways accessing each Minor Facility. Roadways shall be marked as open, gated, and/or locked (include combinations). Detailed directions, with mileage, shall be given from the nearest town within the County, nearest County Sheriff's Office dispatch location, and responsible fire district headquarters to each Minor Facility along each roadway. c. Name, address, and phone number of surface owner of the subject lot or the Permitted Site if the Permitted Site is within the Resource Land Zone Districts. d. Name, address, and phone number, including a 24-hour emergency response number of at least 2 persons responsible for the Operator's emergency field operations; contact numbers for local hospitals, emergency response, fire protection districts, the County Sheriffs Office, Life/Care Flight, and applicable regulatory agencies; site safety/evacuation plan; and any other written response plan for potential emergencies at the Permitted Site. e. Identification of the final dates of installation and removal of the Minor Facility. The Site Plan shall include a notation of the total cumulative length of lime (number of days) that the Minor Facility will be installed at the Permitted Site. 14. The name, title, address, phone number, and email address of the Operator's Compliance Officer or other authorized representative who is in charge of ensuring that the Minor Facility is in compliance with the standards outlined in this Code. 16. A form provided by the Building and Planning Department and signed by the Operator's Compliance Officer, Indicating that the Minor Facility will be installed in accordance with all applicable County, relevant fire district, GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-38 / ' 1111 Ml".1. 11 ~~~.~.~.~ '1\L IUI~I~" !¥rill\~ ~ llitoLMI:~"& IIIII Reception~: 822762 08/14/2012 02:36:52 PM Jean Alberico 74 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNiV CO State, and Federal regulations. 16. A form, provided by the Building and Planning Department and signed by the Operator's Compliance Officer, indicating that the Operator submits to the enforcement provisions identified within this Code. 17. A copy of the permit from the State or Federal agency regulating the Permitted Site, identifying the location, conditions of approval, time period for which the permit is valid, and the parameters for reclamation, and revegetation of the Minor Facility once the State or Federal permit for the Permitted Site has expired or is otherwise terminated. SECTION 4-302: . .. R~(.}iJESTTO VACAT~ ~COUNtY ROAD OR PU!;iL,tp ~,~HT- . OF•WAY. · . · • .. · . A. Submission Requirements. An application to vacate a County road or public right-of-way shall contain the following information; 1. A Vicinity Map showing the following; a. The location of adjacent properties and any structures within 20 feel of the boundaries of the vacation, including any publicly- owned land; b. Land uses for those adjacent properties; c. d. e. Location of all existing utilities in or adjacent to the proposed vacation; Existing road rights-of-way within a 20-feet radius of any proposed vacation; and A survey and map containing a legal description and graphic depiction of the proposed vacation suitable to be recorded in the County Clerk and Recorder's Office. 2. A description of the current condition of the road or right-of-way, a Traffic Analysis of current uses, a description of any gates placed upon the road or right-of-way, a description of the current and historic uses of the roadway, and the position of the Applicant concerning continued use of the roadway for non motorized public use. 3. A letter from any involved utility company stating the company's position on the proposed vacation. 4. A letter from any affected fire district stating that districts position on the need for maintaining the right-of-way for emergency use. 5. A statement indicating whether the proposed vacation has ever been established as a County road. 6. A title opinion from an attorney or title company stating the basis (deed, dedication, prescription, etc.) for the interest in the public or County. 7. A statement indicating whether the proposed vacation provides any access to public lands. (If the proposed vacation concerns a road or right-of-way that extends to public land, the application shall include GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-39 1111 ~o~.JI~II"olo~,p,111 Wll'llf, Prll:ll'lUla''I.~~MIII''i IIIII Reception#: 8ZZ76Z mS/14/2012 02:35;62 PM Jean Rlberico 75 of 251 Reo Fee:$0.00 Doc Fee~0.00 GARFI£LD COUNTY CO evidence that all posting, publication, and notification required by C.R.S. § 43-2-201.1, as amended, has occurred at least 18 months prior to the date of submittal of the application.) 8. Names and addresses of all property owners adjacent to that portion of the right-of-way proposed for vacation, including any public land owners. S~CJ;IO~ 4-303. i..4Nb USE lr;f FLOODPLAIN OVERi,AY0i$fRi¢t, A. Site Plan. In addition to the Site Plan requirements set forth in Section 4-204.D., the Site Plan shall include the following elements. The Floodplain Administrator may require, or the Applicant may choose to submit, a more detailed version of all or part of the Site Plan. 1. Base Flood boundary and water surface elevations; 2. Floodway boundary; 3. Channel of the water course; 4. Existing and proposed topographic contours shown at vertical intervals of no greater than 2 feet; 5. Elevation of the Lowest Floor, including basement and garage, of each existing and proposed structure; 6. Proposed elevations to which structures will be floodproofed (if applicable); 7. 8. Location, dimension, and elevation of proposed landscape alterations; Elevations of existing streets, water supply, and sanitation facilities; 9. Boundaries and total land area of all existing and proposed impervious surfaces, including structures; and 10. Location of existing water supply ditches, irrigation ditches, and laterals. B. Channel C_ross-Section. A typical cross-section showing the following elements: 1. Channel of the watercourse; 2. Boundaries of Floodplain adjoining each side of channel; 3. Area to be occupied by the proposed land use; and 4. Existing and proposed Base Flood elevations. C. Construction Specifications. Specifications for construction and materials of buildings, floodproofing, filling, dredging, grading, channel improvements, storage of materials, water supply, and sanitation facilities, as applicable. D. Alteration of Water Course. Description of the extent to which any water course will be altered or relocated as a result of the proposed Development. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-40 · .... / 1111 Wfo".1. I1 ~111'.1.~.V.'N ~~~N.IWI~~Mit 11«'~·1 IIIII ReQept!on~; 822762 08/14/2012 02:aB:52 PM Jean ~lberico 76 of 251 Reo F&e:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO E. Floodway Analysis. A Floodway analysis prepared by a qualified professional engineer shall be required for all land use proposed to be located in a Floodway, and shall meet the following guidelines. If a detailed hydraulic Floodway analysis has not been performed, the Floodplain Administrator shall require the Applicant to provide the analysis necessary for determining the Floodway boundary. 1. The Floodway analysis shall be completed using methodology acceptable to the Federal Emergency Management Agency (FEMA) and Colorado Water Conservation Board. 2. The Floodplain Administrator may require a detailed hydraulic Floodway analysis based on the identical hydraulic model used to develop the current engineering study adopted by the BOCC, if available. 3. The hydraulic model shall be updated to reflect existing hydraulic conditions, to determine any increase in the 1 00-year water surface elevation levels that has occurred as a resuit of development since the Floodplain was established. a. Aiternate Floodway configurations may then be analyzed based on methods as outlined in the current U.S. Army Corps of Engineers HEC-RAS Water Surface Profiles Users Manual and . submitted to the Floodplain Administrator for review and approval. b. The analysis shall provide a determination of the cumulatiVe effects of the proposed Development, plus the effects of Development since the original flood hazard area was established, on the Base Flood elevation. c. At the Floodplain Administrator's discretion, where a regulatory Floodway has been designated, it may not be necessary to determine the cumulatiVe effects of existing Development. 4. Floodway boundary configurations shall be examined and approved by the Floodplain Administrator. The following information shall be included for the stream reach 1 00 feet upstream and 100 feet downstream from the proposed encroachment: a. A copy of the printout for the hydraulic computer model representing the Base Flood profile run for conditions existing at the time the currently effective Floodplain was developed. The printout must include the full input and output listing. b. A copy of the printout from the hydraulic computer model representing the Floodway run for the proposed Floodway configuration and including developments and other hydraulic changes within the Floodplain since the currently effective Floodplain was established. The printout must include the full input and output listing with all input changes from the original model highlighted. c. A copy of the Floodway data table representing data for the proposed Floodway configuration. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-41 1111 Wo~.ll~ll'o~.~.~.~ ~1VI~ lil\f,lft\~111\~mlll'r':Mui IIIII Reception~: 822762 . 08/14/2012 02·35·52 PM Jean Rlber100 77 of 251 Rec.Fee:$0.00 Doc Fea:G.00 GARFIELD COUNTY CO d. A copy of the currently effective official engineering study showing the existing Floodplain and the proposed Floodway configuration. e. Certification from a Colorado Registered Professional Engineer that the proposed Floodway configuration, in combination with current Floodplain hydraulic conditions, meets FEMA and CWCB requirements when evaluated against flood elevations established when the original Floodplain study was completed. F. Floodplain Impact Report. An engineering report addressing the standards set forth in Section 7-601. A. Applicability. The provisions of this Section are applicable to any application for development in the Airport/Heliport Influence Area Overlay District. These provisions are applicable in addition to any other requirements of this Code. B. Location Map. A map or drawing showing the location of the subject property in relation to Airport Imaginary Surfaces. C. Elevation Profiles and Site Plan. Elevation profiles and a Site Plan including: 1. Location of existing and proposed structures in relation to Airport Imaginary Surfaces. 2. Height of all existing and proposed structures, measured in feet above mean sea level. 3. Layout Plan for Heliport/Helistop. The plan shall be sufficient to depict the design, the layout of existing and planned facilities and features, ground contours at 10-foot intervals, the building restriction lines, the relationship of the Final Approach and Takeoff Area (FATO), the Touchdown and Lift-off Area (TLOF), the safety area and the Approach/Departure and Transitional Surfaces (as defined in FAA Advisory Circular 150/5390-2) to the land parcel(s) on which the heliport/helistop is to be located and to adjoining land parcels. Approach profiles shall depict the composite profile based on the highest terrain across the width and along the length of each approach surface (helistop approach surface profiles are required for the inner 1,000 feet only). 4. Layout Plan for Landing Strip. The plan shall be sufficient to depict the airport reference code, the layout of existing and planned facilities and features, ground contours at 10-foot intervals, the building restriction lines, the relationship of the nunway(s), and RPZs to the land parcel(s) on which the landing strip is to be located and to adjoining land parcels. Approach profiles shall depict the composite profile based on the highest terrain across the width and along the length of each RPZ. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-42 lllll\\'.1. 11~1P".1.~,~ ~ ~I'Jol~ A«~l. .V ,N!At M~~~ IIIII Reception~: 822762 0811412012 02:35:52 PM Jean Alberico 78 of 261 Reo Fee!$0.0m Ooo Fee:0.00 GARFIELD COUNTY CO D. Written Agreements for Height Exception. Written Agreements from the Airport/Heliport Sponsor and the FAA, if a height exception is requested. E. Declaration of Anticipated Noise Levels. A declaration of anticipated noise levels for property located within Noise Impact Area Boundaries. For noise sensitive land use located in areas where the noise level is anticipated to be at or above 55 Ldn, the Applicant shall be required to demonstrate that a noise abatement strategy will be incorporated into the building design that will achieve an indoor noise level equal to or less than 55 Ldn. F. Avigation Easement. An avigation easement dedicated to the Airport owner in a form acceptable to the airport Sponsor. The avigation easement shall allow unobstructed passage for aircraft and ensure safety and use of the airport for the public. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 4-43 1111 Ml".~oii~I~.I.~.R.~\ 11.\~Whif.lll'l~ln'\U~Uf ~!':~·~ IIIII Reception~: 822762 08/14/2~12 02:35:52 PM Jean Alberico 79 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO ~~~!'t !!~t*]!z~Jf!Villr~.w,~, ~' rw.rw~·~ 11 111 08/14/2012 02·36·62 PM 90 of 251 Rao'FeS·$C 00 gean Alberico . . oo Fee:0.00 GARFIE~D COUNTY CO GARFIELD COUNTY, COLORADO Article 7: Standards 1111 W.1. 11~1~.1.~UIJ ,VI~16A; l'tlr~~.!t\1.~ ~~~~ IIIII Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberico 91 of 251 Reo Fee:$0.00 Doc Fee:0.00 G~RFIELD COUNTY CO ARTICLE 7 STANDARDS TABLE OF CONTENTS DIVISION 1. GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS ................................................................................... 1 SECTION 7-101. COMPLIANCE WITH ZONE DISTRICT USE RESTRICTIONS .•......•...... 1 SECTION 7-102. COMPLIANCE WITH COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS ............................................................................. 1 SECTION 7-103. COMPATIBILITY ..................................................................................... 1 SECTION 7-104. SUFFICIENT ADEQUATE, LEGAL, AND PHYSICAL SOURCE OF WATER ..........•....•••...•••••.•......................•..•..............................•.••.•••.••••.••.........•. 1 A. BOCC Determination ................................................................................................. 1 B. Determination of Adequate Water .............................................................................. 1 SECTION 7-105. ADEQUATE CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS ...............•....•......•.••.••.•••••...•....•...........•...............................•.••.••.•••.••. 2 A. Water Distribution System Standards ........................................................................ 2 B. Wastewater System Standards ................................................................................. 3 SECTION 7-106. ADEQUATE PUBLIC UTILITIES ............................................................. 5 SECTION 7-107. ACCESS AND ROADWAYS ................................................................... 5 A. Access to Public Right-of-Way .................................................................................. 5 B. Safe Access .............................................................................................................. 5 C. Adequate Capacity .................................................................................................... 5 SECTION 7-108. NO SIGNIFICANT RISK FROM NATURAL HAZARDS ........................... 5 A. · Use of Land Subject to Natural Hazards .................................................................... 5 B. Platting of Land Subject to Natural Hazards .............................................................. 5 DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS FOR LAND USE CHANGE PERMITS ................................................................ 6 SECTION 7-201. AGRICULTURAL LANDS ..•.....••..................................•...•....................•.• 6 C. No Adverse Affect to Agricultural Operations ............................................................. 6 D. Domestic Animal Controls ......................................................................................... 6 E. Fences ...................................................................................................................... 6 F. Roads ........................................................................................................................ 6 G. Irrigation Ditches ....................................................................................................... 6 SECTION 7-202. WILDLIFE HABITAT AREAS .................................................................. 6 A. Buffers ....................................................................................................................... 7 B. Locational Controls of Land Disturbance ................................................................... 7 C. Preservation of Native Vegetation ............................................................................. 7 D. Habitat Compensation ............................................................................................... 7 E. Domestic Animal Controls ......................................................................................... 7 SECTION 7-203. PROTECTION OF WETLANDS AND WATERBODIES ....•.....•............•.•• 7 A. Minimum Setback ...................................................................................................... 7 B. Structures Permitted In Setback ................................................................................ 8 C. Structures and Activity Prohibned in Buffer Zone ....................................................... 8 SECTION 7-204. WATER QUALITY FROM POLLUTANTS ......•.................................•...... 8 A. Compliance wnh State and Federal Regulations ....................................................... 8 B. Storage Near Waterbodies Restricted ....................................................................... 8 C. Spill Prevention ......................................................................................................... 8 D. Machine Maintenance ............................................................................................... 9 E. Fuel storage Areas .................................................................................................... 9 F. Waste Storage ........................................................................................................... 9 GARFIELD COUNTY UNIFIED LAND USE RESOLUnON OF 2008, AS AMENDED 7-1 1111 W.~r1 1~111'.&.~,PI\ ~tl"r&MC~j,I.W.~trl«~,~ IIIII Re=eptign~: 822762 ~8/14/2012 02:35:62 PM Jean Alberico 82 of 261 Reo Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO SECnON 7-205. EROSION AND SEDIMENTATION .......................................................... 9 SECTION 7-206. DRAINAGE .............................................................................................. 9 A. Site Design to Facilitate Positive Drainage ................................................................ 9 B. ·Coordination with Area Storm Drainage Pattern ........................................................ 9 SECTION 7-207. STORMWATER RUN-OFF ...................................................................... 9 A. Avoid Direct Discharge to Streams or Other Waterbodies ......................................... 9 B. Minimize Directly-Connected Impervious Areas ....................................................... 10 C. Detain and Treat Runoff .......................................................................................... 10 SECTION 7-208. AIR QUALITY ........................................................................................ 11 SECnON 7-209. AREAS SUBJECT TO WILDFIRE HAZARDS ....................................... 11 A. Location Restrictions ............................................................................................... 11 B. Development Does Not Increase Potential Hazard .................................................. 11 C. Fuel Modifications ................................................................................................... 11 D. Roof Materials and Design ...................................................................................... 11 E. Safety Areas in Residential Development... ............................................................. 11 F. Dead-End Roads ..................................................................................................... 12 G. Hammerhead .......................................................................................................... 12 H. Road Grade ............................................................................................................. 12 SECnON 7-210. AREAS SUBJECT TO NATURAL HAZARDS AND GEOLOGIC HAZARDS. 12 A. Utilities .................................................................................................................... 12 B. Development in Avalanche Hazard Areas ............................................................... 12 C. Development in Landslide Hazard Areas ................................................................. 12 D. Development in Rockfall Hazard Areas ................................................................... 13 E. Development in Alluvial Fan Hazard Area ............................................................... 13 F. Slope Development. ................................................... , ................................... · ......... 14 G. Development on Corrosive or Expansive Soils and Rock ........................................ 15 H. Development in Mudflow Areas ............................................................................... 15 I. Development Over Faults ........................................................................................ 15 SECTION 7-211. AREAS WITH ARCHEOLOGICAL, PALEONTOLOGICAL, OR HISTORICAL IMPORTANCE ............................................................................................... 15 SECTION 7-212. RECLAMATION ..................................................................................... 15 A. Applicability ............................................................................................................. 15 B. Reclamation of Disturbed Areas .............................................................................. 16 DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS .... 16 SECnON 7-301. COMPAnBLE DESIGN ......................................................................... 16 A. Site Organization ..................................................................................................... 16 B. Operational Characteristics ..................................................................................... 17 C. Lighting ................................................................................................................... 17 D. Buffering .................................................................................................................. 17 E. Materials .................................................................................................................. 17 F. Building Scale .......................................................................................................... 17 SECTION 7-302. BUILDING DESIGN ............................................................................... 17 A. Entryway ................................................................................................................. 17 B. Solar Orientation ..................................................................................................... 18 SECTION 7-303. DESIGN AND SCALE OF DEVELOPMENT .......................................... 18 A. Excessive Site Disturbance ..................................................................................... 18 B. Minimize Adverse Influences by Airport Operations ................................................. 18 C. Efficiency in Provision of Services and Access to Facilities ..................................... 18 SECnON 7-304. OFF .STREET PARKING AND LOADING STANDARDS ...................... 18 A. Off-Street Parking Required .................................................................................... 18 B. Off-Street Loading Required .................................................................................... 19 C. Continuing Obligation .............................................................................................. 19 D. Prohibited Uses of Required Spaces ....................................................................... 20 GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-ii "--·' /\ I ' ' , __ / ~--, ·, _______ ;' /. ' ' 1111 W.!.l'~~~.~.~.~~~ Klli~~.WI~~1flJ ~~Iff('~·~ IIIII Reeeption~: 822762 08/14/2012 02:35:52 PM Jean Alberico 83 of 251 Rec Fee:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO E. Location of Required Parking Spaces ...................................................................... 20 F. Loading and Unloading ............................................................................................ 20 G. Parking and Loading Area Surface .......................................................................... 20 H. Minimum Dimensions of Parking Areas ................................................................... 21 I. Minimum Dimensions of Loading Berths .................................................................. 21 J. Compact Car Spaces .............................................................................................. 21 K. Handicapped or Accessible Parking ........................................................................ 21 L. Unobstructed Access ............................................................................................... 21 M. Tandem Parking ...................................................................................................... 21 N. Backing Onto Public Streets Prohibijed ................................................................... 22 0. Access Driveways ................................................................................................... 22 P. Parking and Loading Area Landscaping and Illumination ........................................ 22 SECTION 7-305. LANDSCAPING STANDARDS .............................................................. 22 A. General Standards .................................................................................................. 22 B. Multi-Family, Commercial, and Industrial Development. .......................................... 23 C. Subdivision, PUD, and Rural Land Development Exemption ................................... 23 D. Cover. ..................................................................................................................... 23 E. Plants Compatible with Local Conditions ................................................................. 24 F. Existing Vegetation .................................................................................................. 24 G. Minimum Size .......................................................................................................... 24 H. Minimum Number ofTrees and Shrubs ................................................................... 24 I. Parking and Storage Prohibited ............................................................................... 24 J. Obstruction Prohibited ................................ :· ............................................................ 25 K. Landscaping Wrthin Off-Street Parking Areas .......................................................... 25 SECTION 7-306. LIGHTING STANDARDS. .............. : ....................................................... 26 A Downcast Lighting ................................................................................................... 26 B. Shielded Lighting ..................................................................................................... 26 C. Hazardous Lighting ................................................................................................. 26 D. Flashing Lights ........................................................................................................ 26 E. Height Limijations .................................................................................................... 26 SECTION 7-307. SNOW STORAGE STANDARDS .......................................................... 26 A. Minimum Area ......................................................................................................... 26 B. Storage in Parking Spaces Prohibited ..................................................................... 27 C. Storage in Yards and Open Space Permitted .......................................................... 27 D. Storage on Public Roadways Prohibijed .................................................................. 27 E. Drainage .................................................................................................................. 27 SECTION 7-308. ROADWAY STANDARDS ..................................................................... 27 A. Subdivision Access ................................................................................................. 27 B. Requirements for Roadway Infrastructure ............................................................... 27 C. Circulation and Alignment. ....................................................................................... 28 D. Intersections ............................................................................................................ 28 E. Street Names .......................................................................................................... 28 F. Congestion and Safety ............................................................................................ 28 G. Continuation of Roads and Dead-End Roads .......................................................... 28 H. Relationship to Topography ..................................................................................... 29 I. Erosion and Drainage .............................................................................................. 29 J. Commercial and Industrial ....................................................................................... 2g K. Emergency Access and Egress ............................................................................... 2g L. Road Surface .......................................................................................................... 2g M. Traffic Control and Street Lighting ........................................................................... 29 N. Drainage Structures ................................................................................................ 29 SECTION 7-309. TRAIL AND WALKWAY STANDARDS ................................................. 30 A Recreational and Community Facility Access .......................................................... 30 B. Trail or Walkway Service Comparable to Sidewalks ................................................ 30 GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-iii 1111 M".i.JI~II".!.~,m,'l\l,""ri.+j,l¥\tlrll,ll\l, ~ ~~~~ IIIII Receptionn: 822762 09/14/2012 02:35:62 PM Je~n Alberico 84 of 261 Reo Fee;$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO C. Platting Required ..................................................................................................... 30 D. Compatible Construction ......................................................................................... 30 E. Safety ...................................................................................................................... 30 (\ I i ·,. ____ / F. Maintenance ............................................................................................................ 30 SECTION 7-310. UTILITY STANDARDS .......................................................................... 30 A. Approval of Utility Easement by Utility Company ..................................................... 30 B. Utility Location ......................................................................................................... 30 C. Final Plat Requirements .......................................................................................... 31 D. Dedication of Easements ......................................................................................... 31 E. Construction and Installation of Utilities ................................................................... 31 F. Conflicting Encumbrances ....................................................................................... 31 G. Vacation of Easements ............................................................................................ 31 DIVISION 4 .. SUBDIVISION STANDARDS AND DESIGN SPECIFICATIONS .................................................................................... 32 SECTION 7-401. GENERAL SUBDIVISION STANDARDS .............................................. 32 A. Preservation of Natural Features ............................................................................. 32 B. Extensions for Future Development. ........................................................................ 32 C. Maintenance of Common Facilities .......................................................................... 32 D. Domestic Animal Control ......................................................................................... 32 E. Fireplaces ................................................................................................................. 32 SECTION 7-402. SUBDIVISION LOTS ............................................................................. 32 A. Developable Lots ..................................................................................................... 32 B. Lots Conform to Code ............................................................................................. 32 C. Lots Have Access to Public Roadways .................................................................... 33 D. Side Lot Line Alignment. .......................................................................................... 33 E. Lots Configuration, Cui-de-Sacs .............................................................................. 33 F. Lot Division by Boundaries, Roads, or Easements Prohibited ................................. 33 G. Nonconforming Lots ProhiMed ............................................................................... 33 H. MuHiple-Unit Family Development Prohibited on Single Parcel of Land ................... 33 SECTION 7-403. FIRE PROTECTION ............................................................................... 33 A. Adequate Access Points .......................................................................................... 33 B. Fire Lanes ............................................................................................................... 33 C. Water Sources for Fire Protection ............................................................................ 33 D. Fire Hydrants ......................................................... .-................................................. 34 E. Installation by Applicant. .......................................................................................... 34 F. Maintenance ............................................................................................................ 34 SECTION 7-404. SURVEY MONUMENTS ........................................................................ 34 A. Monuments Located Within Streets ......................................................................... 34 B. Setting by Standard Construction Techniques ......................................................... 34 SECTION 7-405. PUBLIC SITES AND OPEN SPACE ...................................................... 34 A. Dedication of Public Land ........................................................................................ 34 B. Final Plat Requirements .......................................................................................... 35 C. Amount of Public Land Dedicated ............................................................................ 35 D. Payment-In-Lieu of Dedication of Public Sites ......................................................... 37 SECTION 7-406. STANDARDS FOR TRAFFIC IMPACT FEES ....................................... 38 A. General Requirements ............................................................................................ 38 B. Traffic Study Areas .................................................................................................. 39 C. Road Impact Fee Calculation Worksheet lnstructions .............................................. 40 D. Road Impact Fee Calculation Wor1<sheet Example .................................................. 42 E. Map of Traffic study Areas .................................................................................... ..43 . DIVISION 5. STANDARDS APPLICABLE TO CONSERVATION SUBDIVISION .......................... II. Ill ••••••••••••••••••••••••••••••••••••••••••••••••• II I •••••• 43 SECTION 7-501. DESIGN STANDARDS FOR CONSERVATION SUBDIVISIONS .......... 43 GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-iv ··-·----, ------- 1111 Ml".!.l'~~~.~.~,~ ~LI<i~1MWIIH tH\1 Nil ~~~~ IIIII Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberico 85 of 261 Ree Fee:$0.00 Coo Fee:0.00 GARFIELD COUNTY CO A. Density .................................................................................................................... 43 B. Unbuildable Areas Due to Site Constraints .............................................................. 45 C. Open Space Plan Standards ................................................................................... 45 DIVISION 6. STANDARDS FOR OVERLAY DISTRICTS ...................... 46 SECTION 7·601. FLOODPLAIN OVERLAY ..................................................................... .46 A. Water Supply Systems ............................................................................................ 46 B. Sanitary Sewage Systems ...................................................................................... .46 C. Minimize Flood Damage .......................................................................................... 46 D. Cumulative Effect .................................................................................................... 47 E. No Danger to Public ............................................................................................... .4 7 F. No Change in Flood-Carrying Capacity ................................................................... 47 G. General Standards .................................................................................................. 47 H. Specific Standards ................................................................................................. .48 I. Standards for Subdivision Proposals ....................................................................... 49 J. Floodway ............................................. , ................................................................... 50 K. Standards for Areas of Shallow Flooding ................................................................. 50 SECTION 7-602. DRINKING WATER CONSTRAINTS OVERLAY ................................... 51 SECTION 7-603. AIRPORT/HELIPORT INFLUENCE AREA OVERLAY .......................... 51 A. Avigation and Hazard Easement. ............................................................................ 51 B. Declaration of Anticipated Noise Levels .................................................................. 51 C. Communications Facilities and Electrical Interference ............................................. 51 D. Outdoor Lighting ...................................................................................................... 52 E. Use of Reflective Materials Prohibited ..................................................................... 52 F. Industrial Emissions That Obscure Visibility Prohibited ............................................ 52 G. Height Restrictions ....... , .......................................................................................... 52 H. Penetration of Development into Imaginary Surface Area ....................................... 52 I. Wetland Construction, Enhancement, Restoration, or Mitigation ............................. 52 DIVISION 7. ADDITIONAL STANDARDS FOR AGRICULTURAL AND ANIMAL-RELATED USES ....................................................................... 53 SECTION 7-701. AGRICULTURE ..................................................................................... 53 SECTION 7-702. ANIMAL SANCTUARY .......................................................................... 63 A. Minimum Facility Acreage ........................................................................................ 53 . B. Noise ....................................................................................................................... 53 C. Facility Size ............................................................................................................. 53 D. Individual Sewage Disposal System Required ................... , ..................................... 53 E. Drainage Impacts ............ , ....................................................................................... 53 F. Special Events ......................................................................................................... 54 SECTION 7·703. KENNELS .............................................................................................. 54 A. Enclosed Building and Noise Prevention ..................................................... , ........... 54 B. Noise ....................................... , ............................................................................... 54 C. Waste and Sewage Disposal System ...................................................................... 54 D. Special Events ......................................................................................................... 54 E. State Licensing Required ........................................................................................ 54 SECTION 7-704. RIDING STABLES ................................................................................. 55 A. Location of Riding Activity ....................................................................................... 55 B. Building Code Compliance ...................................................................................... 55 C. Commercial Riding Stables ..................................................................................... 55 SECTION 7-706. VETERINARY CLINIC ........................................................................... 56 DIVISION 8. ADDITIONAL STANDARDS FOR RESIDENTIAL USES .. 55 SECTION 7·801. MANUFACTURED HOME PARK .......................................................... 56 / A. Site Selection Criteria .............................................................................................. 56 B. Park Layout. ............................................................................................................ 55 C. Utilities .................................................................................................................... 56 GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-v 1111 W•II~11".1.V.~ ';II JJ~Itt IW:Irll.Uil~lt'tt K~~~~ IIIII Receptlan~: 822762 . 08114/2012 02:35:52 PM Jean AlberiCO 86 of 261 Rao Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO D. Water Supply and Distribution ..................... , ........................................................... 56 E. Sewage Disposal. .................................................................................................... 57 F. Electrical Distribution and Communication Wiring .................................................... 57 G. Foundation and Anchors ................................................................................. , ....... 58 H. Landscaping ............................................................................................................ 58 I. Outdoor Storage ...................................................................................................... 58 J. Certification of Manufactured Homes ....................................................................... 58 K. Fire Protection ......................................................................................................... 58 L. Maintenance of Individual Spaces ........................................................................... 58 M. Pet Control. .................................................................................................... , ........ 59 N. Refuse Handling ...................................................................................................... 59 0. Pest Control. ......................................................... , ................................................. 59 P. Supervision ............................................................................................................. 59 SECTION 7-802. GROUP HOME FACILITIES .................................................................. 69 A. Required Permits ..................................................................................................... 59 B. Location Restrictions ............................................................................................... 59 C. Overnight She~er ......... , .......................................................................................... 59 D. Short-Term Care Facility ......................................................................................... 59 E. Transitional Housing ................................................................................................ 60 DIVISION 9. ADDITIONAL STANDARDS FOR PUBLIC/INSTITUTIONAL lJ~E:~ ......................................................................................... E;() SECTION 7-901. AIRCRAFT LANDING STRIP OR HELISTOP, PRIVATELY OWNED ... 60 A. Restricted Use ......................................................................................................... 60 B. Maximum Accommodation ...................................................................................... 60 C. Refueling or Maintenance ........................................................................................ 60 SECTION 7-902. AIRPORTS AND HELIPORTS .................................................... : .......... 60 A. Airports .................................................................................................................... 60 B. Landing Strips ......................................................................................................... 61 (l ' .. -- C. Heliports/Helistops .................................................................................................. 61 D. Fabrication, Service, and Repair Operations ........................................................... 61 E. Storage of Materials ................................................................................................ 61 SECTION 7-903. COMMUNITY MEETING FACILITY ....................................................... 61 A. Negative Impacts ..................................................................................................... 61 B. Outside Storage ...................................................................................................... 61 SECTION 7-904. PLACE OF WORSHIP ........................................................................... 61 SECTION 7-906. FAMILY CHILD CARE HOME AND CHILD CARE CENTER ................ 61 A. Required Permns ..................................................................................................... 61 B. Parking .................................................................................................................... 61 SECTION 7-906. VEHICLE SAFETY AREAS ................................................................... 61 A. Continuing Obligation .............................................................................................. 61 B. Prohibned Uses ....................................................................................................... 61 C. Backing Onto Public Streets Prohibited ................................................................... 62 D. Access Driveways ................................................................................................... 62 E. Clear Vision Area .................................................................................................... 62 F. Landscaping and Illumination .................................................................................. 62 DIVISION 10. ADDITIONAL STANDARDS FOR COMMERCIAL USES .• 62 SECTION 7-1001. COMMERCIAL USE .............................................................................. 62 A. Operations Conducted Wrthin Enclosed Building ..................................................... 62 B. Storage Requirements ............................................................................................. 62 C. Restrictions on Loading and Unloading Operations ................................................. 63 SECTION 7-1002. BROADCASTING 5TUDI0 .................................................................... 63 A. FCC and FAA Approval ........................................................................................... 63 B. Compliance with Radio Frequency Emission Requirements .................................... 63 GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-vi 1111 W.~o11:,1r.~,~ 'I\IP~I"'ILIWC~~~~~I, M' ,tW~~~ IIIII Recept!onn: 822762 . 08/14/2012 02·35:52 PM Jean Alber1oo 97 of 251 Reo.Fe•:$0.~0 Doo Fee:0.00 GARFIELD COUNTY CO C. Co-Location Communication Facilities ..................................................................... 63 SECTION 7-1003. ARTS AND CRAFTS STUDI0 ........................................................... 63 --~.... SECTION 7 .. 1004. NURSERY/GREENHOUSE ................................................................... 63 A Accessory Dwelling Unit. ......................................................................................... 63 B. Storage of Materials and Equipment... ..................................................................... 63 SECTION 7-1005. OPTIONAL PREMISES CULTIVATION OPERATION ........................... 63 A. Signs ....................................................................................................................... 63 B. Odor ........................................................................................................................ 63 C. Visual. ..................................................................................................................... 63 D. Location ................................................................................................................... 64 E. On-S~e Use ............................................................................................................. 64 F. Other Applicable Licenses ....................................................................................... 64 G. On-Site Notice ......................................................................................................... 64 H. Compliance with Other Laws and Regulations ........................................................ 64 SECTION 7-1006. SHOOTING RANGE .............................................................................. 65 A Design ..................................................................................................................... 65 B. Sanitary Facilities .................................................................................................... 65 SECTION 7·1007. CAMPGROUND/RECREATIONAL VEHICLE RV PARK AND ADDITIONS TO AN EXISTING CAMPGROUND/RV PARK. ............................................... 65 A S~e Improvements .................................................................................................. 65 B. Obstruction of Roadways or Walkways Prohibited ................................................... 65 C. Minimum Facilities for Recreational Vehicle Spaces ................................................ 65 D. Easements, Rights-of-Way, Public Open Space, and Common Areas .................... 65 E. Driveways ................................................................................................................ 66 F. Walkways ................................................................................................................ 66 G. Maintenance ............................................................................................................ 66 H. Water Supply and Distribution ................................................................................. 66 I. Sewage Disposal ..................................................................................................... 67 J. Fire Protection ......................................................................................................... 68 K. Electrical Distribution and Communication Wiring .................................................... 68 L. Service Buildings ..................................................................................................... 68 M. Refuse Handling ............................... , ...................................................................... 70 N. Pest Control. ........................................................................................................... 70 0. Pet Control .............................................................................................................. 70 P. Supervision ............................................................................................................. 70 Q. General Requirements ............................................................................................ 70 DIVISION 11. ADDITIONAL STANDARDS FOR INDUSTRIAL USES ..... 70 SECTION 7·1101. INDUSTRIAL USE ................................................................................. 70 A Residential Subdivisions .......................................................................................... 71 B. Setbacks ................................................................................................................. 71 C. Concealing and Screening ....................................................................................... 71 D. Loading and Unloading ............................................................................................ 71 E. Storing ..................................................................................................................... 71 F. Hours of Operation .................................................................................................. 71 G. Industrial Wastes ..................................................................................................... 71 H. Noise ....................................................................................................................... 71 I. Ground Vibration ..................................................................................................... 71 J. Interference, Nuisance, or Hazard ........................................................................... 71 SECTION 7·1102. GRAVEL EXTRACTION ........................................................................ 72 A. Water Quantity and Quality Impacts/Floodplain lmpacts .......................................... 72 B. Air Quality ................................................................................................................ 73 C. NoiseNibratlon ........................................................................................................ 74 D. Visual Impacts ......................................................................................................... 75 E. Impacts to County Road System ............................................................................. 75 GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-vii 1111 MI".!.I'~II'.!.V.~.~ R¥-II~U~r,l.tV Nr'll IW.IW~·~ IIIII Reeeptlon#: 822762 09/14/2012 02:35:52 PM Jean ~lberico 88 of 261 Reo Fee:$0.00 Doc Fee:0.00 G~RFIELD COUNTY CO F. Impacts to Wildlife ................................................................................................... 76 G. Compatibility with Surrounding Land Uses ............................................................. .76 H. Reclamation/Enforcement. ...................................................................................... 77 SECTION 7-1103.MINING AND OTHER EXTRACTION USES .......................................... 82 A. Roads ...................................................................................................................... 82 B. Routing .................................................................................................................... 82 C. Wildlife .................................................................................................................... 82 D. Emergency Preparedness ....................................................................................... 82 SECTION 7-1104. STORAGE AREAS AND FACILITIES ................................................... 83 A. Storage of Hazardous Materials .............................................................................. 83 B. Materials and Wastes Contained on Property .......................................................... 83 SECTION 7-1105. RECYCLING COLLECTION CENTERS ................................................ 83 A. Small Collection Center. .......................................................................................... 83 B. Large Collection Center. .................................................................................. : ....... 83 SECTION 7-1106. SEWAGE TREATMENT FACILITY ....................................................... 83 A. Exempt from Minimum Lot Size ........................................................ : ...................... 83 B. Accessory to the Primary Use ................................................................................. 83 SECTION 7-1107.SOLIDWASTE DISPOSAL SITE AND FACJLIT¥ ................................. 83 A. Recycling and Conservation .................................................................................... 83 B. Certificate of Designation ........................................................................................ 84 DIVISION 12 .... ADDITIONAL STANDARDS FOR UTILITIES ..•...........• 84 SECTION 7-1201. PUBLIC UTILITIES ................................................................................ 84 SECTION 7· 1202. SOLAR ENERGY SYSTEMS ................................................................. 84 A. Large and Small Solar Energy Systems .................................................................. 84 B. Solar Energy Systems, Accessory ........................................................................... 85 SECTION 7-1203. TELECOMMUNICATIONS FACILITIES ................................................ 85 A. Shared Facilities ...................................................................................................... 85 B. New Towers and Facilities .... , .................................................................................. 85 C. Structural and Engineering Standards ..................................................................... 86 D. Interference ............................................................................................................. 86 E. Health Standards ..................................................................................................... 86 F. Public Utility Structures ............................................................................................ 86 G. Design, Materials, and Color ................................................................................... 86 H. Landscaping and Screening .................................................................................... 87 I. Lighting and Signage ............................................................................................... B7 J. Facility Equipment Buildings or Cabinets ................................................................. 87 K. Modification or Demolition ....................................................................................... 87 L. Maintenance ............................................................................................................ B7 M. Abandonment. ......................................................................................................... 87 N. Federal Aviation Agency Form ................................................................................ 87 0. Telecommunications Act. ........................................................................................ 88 SECTION 7-1204. WATER RESERVOIR ............................................................................ 88 A. Location and Lot Size .............................................................................................. 88 B. Agricultural Water Reservoir .................................................................................... 88 DIVISION 13. ADDITIONAL STANDARDS FOR ACCESSORY USES .... 88 SECTION 7-1301. ACCESSORY USE ................................................................................ 88 A. Accessory Building .................................................................................................. 88 B. Accessory Structure ................................................................................................ 88 SECTION 7-1302. DWELLING UNIT, ACCESSORY .......................................................... 89 A. Maximum Floor Area ............................................................................................... 8g B. Compliance with Covenants and HOA Approval Requirements ............................... 89 C. Ownership Restriction ............................................................................................. 89 D. Compliance with Building Code ............................................................................... 8g GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-viii ·-. -----' ~\ ! , ____ ./ IIIII'JI"o~r l'~11".~r~.l ~~~~~« Mr~~IPV.Woir.~~·~ IIIII Reception~: 822762 08/14/2012 02:35:52 PM Jean Alberico 99 of 251 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO E. Minimum lot Area. .................................................................................................. 89 F. Entrance to Dwelling Unit. ....................................................................................... 89 SECTION 7-1303. AGRICULTURAL RETAIL SALES, ACCESSORY ................................ 89 A. Product Type ........................................................................................................... 89 B. Not for Resale ......................................................................................................... 89 SECTION 7-1304. HOME OFFICE/BUSINESS ................................................................... 89 A. Acllv~les Incidental and Secondary ......................................................................... 89 B. Activ~ located with Primary Residence ................................................................. 90 C. Activ~ Contained .................................................................................................... 90 D. Provision of Mandatory Parking Spaces .................................................................. 90 E. Activities Conducted by Resident. ........................................................................... 90 F. Disturbances ........................................................................................................... 90 G. Increased Traffic Volumes ....................................................................................... 90 H. Storage ................................................................................................................... 90 I. Pick-up or Delivery .................................................................................................. 90 J. Display of Goods and Retail Sales .......................................................................... 90 K. Signage ................................................................................................................... 90 DIVISION 14. ADDITIONAL STANDARDS FOR TEMPORARY USES AND STRUCTURES ................................................................................. 90 SECTION 7-1401. TEMPORARY HOUSING FACILITIES, MAJOR .................................... SO A. Applicability ............................................................................................................. 90 B. Adequate Site Plan .................................................................................................. 91 C. Water and Wastewater Systems ............................................................................. 91 D. One-Mile Spacing .................................................................................................... 92 E. Maximum Allowable Length ofTime ........................................................................ 93 F. Authorized Site ........................................................................................................ 93 G. Clean, Safe and Sanitary Condition ......................................................................... 93 H. Fire Protection General Requirements .................................................................... 93 I. Trash and Food Storage .......................................................................................... 94 J. Notification of S~e Development. ............................................................................. 94 K. No Animals Allowed ................................................................................................ 94 l. Reclamation and Revegetation Plan ........................................................................ 94 M. Expiration or Revocation of Land Use Change Perm~ ............................................. 96 N. Additional Conditions of Approval. ........................................................................... 96 SECTION 7-1402. TEMPORARY EMPLOYEE HOUSING FACILITIES, MINOR ................. 96 A Applicability ............................................................................................................. 96 B. Federal, State and Local Laws and Regulations ...................................................... 97 C. Notification of Facility Installation and Removal. ...................................................... 97 D. Water and Wastewater Systems ............................................................................. 97 E. Clean, Safe, and Sanitary Condition ........................................................................ 98 F. Trash and Food Storage .......................................................................................... 98 G. Fire Protection ......................................................................................................... 98 H. Inhabitants ............................................................................................................... 99 I. No Animals Allowed ................................................................................................ 99 J. Access Permits Required ........................................................................................ 99 K. Removal of Facility .................................................................................................. 99 SECTION 7-1403. TEMPORARY EMPLOYEE HOUSING FACILITIES, SMALL. ............... 99 A. Applicability ............................................................................................................. 99 B. Notification of Occupation and Removal. ............................................................... 100 C. General Information to be Provided ....................................................................... 1 00 D. Federal, State and Local Laws and Regulations .................................................... 1 00 E. Water and Wastewater Systems ........................................................................... 1 00 F. Clean, Safe and Sanitary Condition ....................................................................... 101 GARFIELD COUNTY UNIFIED LAND USE RESOLUTlON OF 2008, AS AMENDED 7-lx 1111 W.~oll~ll'.~oV,~"''.~.Afl~f IM\(,WI'J IW.~t~~~~ IIIII Recept&on~: 822762 08/14/2012 02:35:52 PM Jean Alber leo 90 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFI~LD COUNTY CO G. Trash and Food Storage ........................................................................................ 101 H. Fire Protection ....................................................................................................... 1 01 i'. I. No Animals Allowed .............................................................................................. 102 J. Access PermHs Required ...................................................................................... 102 K. Inhabitants ............................................................................................................. 1 02 L. Third Party lnspection ............................................................................................ 102 GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-X ' .. . -·· 1111 Ml'.a.ll~~~.a.~,~ ?\~UI)It,, r¥!~1~Uio,\!,~,I.W~"' IIIII Reception#; 822762 08/1412012 02:36:62 PM Jean Alberico 91 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO ARTICLE 7: STANDARDS DIVISION 1. GENERAL APPROVAL STANDARDS FOR LAND USE CHANGE PERMITS. The following standards are approval standards that shall apply to all proposed Land Use Changes, including DMsions of Land, not otherwise exempt from the standards set forth in this Code. SECTION 7•101 ... The Land Use Change shall comply with Article 3, Zoning, including any applicable zone district use restrictions and regulations. sEcti6N7'1b2> .coMPLIANce WITH·.· -coMFfREHENSIVE PLAN · .AND . ···. INTERGOVERNMENTAl A~m=~Mi:NI$:. . .. "' · . The Land Use Change is in general conformance with the Garfield County Comprehensive Plan and complies with any applicable Intergovernmental Agreement. SEC:TION t•~o3. ¢()flilj>AtiBILI'I'Y. ··· The nature, scale, and intensity of the proposed use are compatible with adjacent land uses and will not resutt in an adverse impact to adjacent land. ,,.,, All applications for Land Use Change Permits shall have an adequate, reliable, physical, long- term, and legal water supply to serve the use. A. BOCC Determination. The BOCC, pursuant to C.R.S. § 29-20-301, et seq., as amended, shall not approve an application for a Development Permit unless it determines in its sole discretion, after considering the application and all of the information provided, that the Applicant has satisfactorily demonstrated that the proposed water supply will be adequate. Nothing in this Section shall be construed to require that the Applicant own or have acquired the proposed water supply or constructed the related infrastructure at the time of the application. B. Determination of Adequate Water. The BOCC's sole determination as to whether an Applicant has an Adequate Water Supply to meet the water supply requirements of a proposed Development shall be based on consideration of the following information: 1. The documentation required by the Water Supply Plan per Section 4- 203.M.; 2. A letter from the Slate engineer commenting on the documentation provided in the Water Supply Plan per Section 4-203. M.; 3. Whether the Applicant has paid to a Water Supply Entity a fee or charge for the purpose of acquiring water for or expanding or constructing the infrastructure to serve the proposed Development; and 4. Any other information deemed relevant by the BOCC to determine, in its sole discretion, whether the water supply for the proposed Development GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-1 1111 wr•I'~~~.~.,,I'JU JIA ~11\i.lllllo\\I,!PlJ, M«. rw.~~~ II II I Reception#: 622762 08/14/2012 02:36:52 PM Jean Alberico S2 of 251 Rec Fee:$0.00 Ooo F•e:0.00 GARFIELD COUNTY CO is adequate, including without limitation, any information required to be submitted by the Applicant pursuant to this Code or State statutes. ~~~~~1~1o~{:. :.~~~~~~ ¢!=~Tftc\L.w~r~~··D,I~~I{Jij!)t16N~~q,~~~T~~~~~ The Land Use Change shall be served by water distribution and wastewater systems that are adequate to serve the proposed use and density. A. Water Distribution System Standards. 1. Central Water Distribution System Preferred. Where water service through a Water Supply Entity is not physically or economically feasible, a central well and Distribution System is preferred over individual wells. 2. Central Water Distribution System Required. The following conditions require connection to a Central Water System. a. Proximity to Central System. The property is located within 400 feet of a Central Water System, the system is available and adequate to serve the proposed Development, and connection is practicable and feasible. b. 15 or More Dwelling Units. Central water will be required for residential Developments consisting of 15 or more dwelling units. 3. Design. The water Distribution System shall be designed by a qualified professional engineer licensed by the State of Colorado and shall be approved by the CDPHE and the County. a. b. c. d. Sized for Initial and Future Demand. The water Distribution System shall be sized to meet both the initial and future demands of the proposed Development. Sized for Maximum Day Demand. The system shall be sized for maximum day demand plus fire or peak hour demand, whichever is greater. (1) (2) (3) Unless otherwise approved by the County Engineer, . maximum day demand shall be 3.0 times average day demand, and maximum hour demand shall be 6.0 times average day demand. Minimum residual pressures shall be 40 psi under maximum hour demands; 20 psi if direct flow is used. The actual pressure in the supply system under the conditions specified shall be used in designing the Distribution System. Assumed future supply pressures and points of connection for designing the system in all other cases shall be subject to the approval of the County Engineer. If future connection to a different supply system is anticipated, critical pressure in that system may be used as the starting design pressure. Water Lines. Where dead-ends are proposed for cui-de-sacs, there shall be a fire hydrant or blow-off valve at the end of the line. Otherwise, all lines shall be looped with no dead-ends included in the system. Stem Design. On-lot water supply stems shall be designed to minimize or eliminate infiltration. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-2 r\. <) ; ·'···-~/ \ 1111 Ml".!.ll~ll".!.~,~m ~~'~'~~"' "'Cit\I,~L~'.N':~"i II II I Reception#: 822762 09/14/2012 02:35:52 PM Jean ~lberico 93 of 261 Reo Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO B. e. f. Water Mains. All water mains shall be the minimum diameter necessary to the water demands for the project based on standard engineering criteria. Quality and Material Specifications. Material specifications for all water Distribution Systems shall be approved by the County Engineer. Proposed specifications shall include the following. (1) (2) The strength rating for distribution piping and fittings with fire flow demand shall have a minimum safety factor of 4 times the anticipated internal operating pressure. The Distribution System shall be designed for a minimum service life of 50 years. (3) The Distribution System shall have sufficient cover to prevent freezing. Wastewater System Standards. 1. Central Sewer System Preferred. Every effort shall be made to secure a public sewer extension. Where connections to an existing public sewer are not physically or economically feasible, a central collection system and treatment plant is preferred. 2. Central Sewer System Required. The following conditions require connection to a Central Sewer System. a. Proximity to Central System. The property is located within 400 feet of a Central Sewer System, the system is available and adequate to serve the proposed Development, and connection is practicable and feasible. b. Individual Sewage Disposal System (ISDS) Not Suitable. The property is not suitable for an ISDS. Septic systems are not permitted on parcels less than 1 acre in size. 3. Design. The wastewater system shall be designed by a qualified professional engineer licensed by the State of Colorado, and reviewed by the Building and Planning Department. The system shall be designed in compliance with the standards established by the CDPHE. Site location approval shall be obtained from the Colorado Water Quality Control Commission for systems requiring their approval. a. The collection system shall not be designed for less capacity than the anticipated maximum daily sewage flow or treatment requirements. Where guidelines and standards are not available, the design intended for use shall be reviewed by the Building and Planning Department. b. Collection systems shall be designed and sized to comply with the guidelines and requirements of the applicable service provider. Approval of the proposed system by the service provider shall be a recommended condition of approval. Collection systems shall be sized to meet present and future demands of the proposed Development. Oversizing for likely extensions may be required. 4. Occupancy Restrictions. Where connection to a central collection and treatment system is proposed and approved, but not available until installation or expansion of such facilities is completed, no uses shall occupy the lot until the collection and treatment system is available to service the proposed use. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-3 llllll\".1. II~II".I.V,I'lJ.~~Iti\!Hllll~ ,llrll,l!'if rrtr~·~ II II I Reception~: 822762 08/14/2012 02:35:52 PM Jean ~lbarico 94 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 5. 6. 7. Repair and Maintenance. Adequate prov1s1ons for repair and maintenance of the wastewater system shall be required. Public Systems. For proposed Developments within 400 feet of an existing sanitary sewer main, the BOCC may require the subdivider to make provisions for the extension of service, including escrow funds for the installation of sewer mains and house connections, in addition to the installation of temporary individual on-site sanitary disposal systems. Private Systems. If a public system is not available, a central on-site treatment plant and collection system or dry line with an ISDS may be used until the central system is available. The system shall be in compliance with appropriate municipal standards, and accepted by the County Public Health Department. a. Where a septic system or ISDS is allowed, it shall be comply with the County ISDS regulations. b. Where individual or central on-site treatment systems are proposed, lots shall be laid out to provide a suitable treatment area for each lot or grouping of lots in conformance with criteria established by the County. c. Where leach fields are proposed, evaluation of a suitable treatment area shall include soil suitability, slopes, surface hydrology, and water table depth, including anticipated variation with time. (1) Percolation tests shall be sufficient to reasonably assure that each lot will have a suitable treatment area. (2) Larger lots may be required to accommodate the capacity of the proposed treatment system. d. Each site in the Development shall be capable of accommodating a septic system or accommodating an alternative engineered system in compliance with requirements of the County Public Health Department. a. Minimum Lot Requirements for Private Systems. The proposed system shall comply with the minimum lot requirements set forth in Table 7-105. However, the minimum lot area may be increased and the number of uses permitted under the applicable zoning district may be decreased if the County Public Health Department determines that the proposed use of septic tanks or other individual sewage treatment facilities could result in a danger to public health. GARFIELD COUNTY UNIFIED LAND USE RESOLUnON OF 2008, AS AMENDED 7-4 / 1111 Ml'•ll~~r.~,p ~1, mlt~.IW:I~~ llWJ. ~~,M~~~ IIIII Re~eptionl: 822762 08/14/2012 02:35:52 PM Ja•n Alberico 95 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO TABLE 7-105 SEWAGE DISPOSAl SYSTEM MINI~nUM LOT REOUIREMENTS Type of Method of D1sposal lot Area Disposal --------------~~- __ , '' -' ----~ --~--'"--------~ --------~--- Cesspool Prohibited Prohibited Prohibited On lot1 Anaerobic: Septic Tank (Subsurface) or Dispersal Prohibited2 Allowed3 Allowed Method Aerobic: Aeration Plant and Disposal or Dispersal Prohlbited2 Allowed3 Allowed Method Nondischarging: Subsurface Disposal Allowed Allowed Allowed Off lot4 Discharging: Ground Surface oi" Waters ofthe State Allowed Allowed Allowed Notes: 1. Shall comply with County ISDS regulations and applicable State requirements. 2. Prohibited for new development; may be considered for legally permitted pre-existing single lot. 3. Domestic water shall be supplied from an approved source. 4. Shall be approved by the State. ADEQUATE PUBLIC tiTJLITIES. · Adequate Public Utilities shall be available to serve the Land Use Change. secnoN 1-101. AccESS AND ROADWAYS. All roads shall be designed to road design standards set forth in Section 7-308 and all roads shall be reviewed by the County Engineer. A. Access to Public Right-of-Way. All lots and parcels shall have access to a public right-of-way. B. Safe Access. Access to and from the use shall be safe and in conformance with applicable County, State and Federal access regulations. Where the Land Use Change causes warrant(s) for improvements to State or Federal highways, the developer shall be responsible for paying for those improvements. C. Adequate Capacity. Access serving the proposed use shall have the capacity to efficiently and safely to service the additional traffic generated by the use. The use shall not cause traffic congestion or unsafe traffic cond~ions, and impacts to the c;ounty and State roadway system shall be mitigated through roadway improvements or impact fees, or both. SECTiON 7~1!)8. NO SIGNIFICANT RISK FROM NATURAL H~Ro$. The use is not subject to significant risk from Natural Hazards and will not exacerbate existing Natural Hazards. A. Use of Land Subject to Natural Hazards. The use is not subject to significant risk from Natural Hazards and will not exacerbate existing Natural Hazards. B. Platting of Land Subject to Natural Hazards. Land subject to identified Natural Hazards, such as falling rock, landslides, snow slides, mud flows, radiation, flooding, or high water tables, shall not be platted unless mitigation is proposed by a qualified professional engineer licensed by the State of Colorado and approved by the County. • GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-5 1111 Ml"•ll~~~-~.m:\1 KMol.tfLI¥\~1'1\i r.li!W IW~"' IIIII Reception#: 822762 0S/14/2012 02:35:52 PM Jean Alberico 96 of 261 Reo Fee:$0.00 Ooo Fee:0.~0 G~RFIELD COUNTY CO DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS FOR LAND USE CHANGE PERMITS. The following resource protection standards shall apply to all proposed Land Use Changes, including Divisions of Land and exempt Subdivisions, not otherwise exempt from the standards set forth in this Code. ~e:ct(aN 7.21,11. _·· · A~~t~~.vc.ru~L. l,Afllps. C. No Adverse Affect to Agricultural Operations. Land Use Changes on lands adjacent to or directly affecting agricultural operations shall not adversely affect or otherwise limit the viability of existing agricultural operations. Proposed division and development of the land shall minimize the impacts of residential development on Agricultural Lands and agricultural operations, and maintain the opportunity for agricultural production on the most productive and viable parcels of land. D. Domestic Animal Controls. E. Dogs and other domestic animals that are not being used to assist with the herding or the care of livestock shall not be permitted to interfere with livestock or the care of livestock on Agricultural Lands. The County shall require protective covenants or Deed Restrictions as necessary to control domestic animals. Fences. Fences shall be constructed to separate the Development from adjoining Agricultural Lands or stock drives as required to protect Agricultural Lands by any new development. Fences shall be maintained, and any breaks in fences shall be properly maintained metal or wood gates or cattle guards by the Development's Homeowners Association. F. Roads. Roads shall be located a sufficiimt distance back from the property boundaries so that normal maintenance of roads, including snow removal, will not damage boundary fences. Dust control shall be required, both during and after construction, to minimize adverse impacts to Livestock and crops. G. Irrigation Ditches. 1. Maintenance. Where irrigation ditches cross or adjoin the land proposed to be developed, the developer shall insure that the use of those ditches, including maintenance, can continue uninterrupted. 2. Rights-of-Way. The Land Use Change shall not interfere with the ditch rights-of-way. 3. SECTION 7.-202. Maintenance Easement. A maintenance easement of at least 25 feet from the edges of the ditch banks shall be preserved and Indicated on any Final Plat for the Subdivision, or the final development plan for any nonsubdivision use. When approved in notarized written form by the ditch owner(s), that distance may be decreased. WILDLIFE HABITAT AREAS. The Applicant shall consult with the Colorado Division of Wildlife or a qualified Wildlife biologist in determining how best to avoid or mitigate impacts to Wildlife Habitat areas. Methods may include, but are not limited to, 1 or more of the following: GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-6 '-··· . ,""\ ! 1111 Ml".i.l1 ~1r".!.~.m.'ll.\ ~ 1.~1~1\IW'If\IIISI, ~ 11171:~·~ IIIII Receptionn: 822762 09/1412012 02:35:62 PM Jean Alberico 97 of 251 Rec Fee:$0.00 Doc Fee:0.00 G~RriELD COUNTY CO A. Buffers. Visual and sound buffers shall be created through effective use of topography, vegetation, and similar measures to screen structures and activity areas from habnat areas. B. Locatlonal Controls of Land Disturbance. Land disturbance shall be located so that Wildlife is not forced to use new migration corridors, and is not exposed to significantly increased predation, interaction with vehicles, intense human activity, or more severe topography or climate. C. Preservation of Native Vegetation. 1. Vegetation Utilized by Wildlife. Proposed Land Use Changes are designed to preserve large areas of vegetation utilized by Wildlife for food and cover, based upon recommendations by the Colorado Division of Wildlife. 2. Removal and Replacement of Native Vegetation. When native vegetation must be removed within habitat areas, it is replaced with native and/or desirable nonnative vegetation capable of supporting post-disturbance land use. 3. Removal of Noxious Weeds. Vegetation removed to control noxious weeds is not required to be replaced unless the site requires revegetation to prevent other noxious weeds from becoming established. D. Habitat Compensation. Where disturbance of critical Wildlife Habitat cannot be avoided, the developer may be required to acquire and permanently protect existing habitat to compensate for habitat that is lost to development. E. Domestic Animal Controls. The County may require protective covenants or Deed Restrictions as necessary to control domestic animals by fencing or kenneling, and specific penalties for failure to comply. SECIJON 7-203. PROTECTION OF WETJ;.Aillos ANti \YATt:RE!bDIESi A. Minimum Setback. A setback of 35 feet measured horizontally from the Typical and Ordinary High Water (TAOHW) on each side of a Waterbody is required. INNER llUI'l'ER ZONE '· lligtl Waler Amao----.1' Figure 7-.20~~: Inner Euffs-r Zone GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-7 1111 Ml'o~r 11~11".~rV,~ ~~!With' 1¥~1~ ll\,lljr,~~~~111111 ReQeptlonM: 822762 08/14/2012 02:35;62 PM Jean f:llberioo 98 of 261 Reo Fe•:$0.00 Ooo Fee:0.00 GARFIELD COUNTY CO B. Structures Permitted In Setback. .~-,, Irrigation and water diversion facilities, flood control structures, culverts, bridges, and ' other reasonable and necessary structures requiring some disturbance within this setback may be permitted. C. Structures and Activity Prohibited in Buffer Zone. Unless otherwise permitted or approved, the following activities and development shall be prohibited in the restrictive inner buffer zone: 1. Placement of material, including without limitation any soil, sand, gravel, mineral, aggregate, organic material, or snow plowed from roadways and parking areas. 2. Construction, installation, or placement of any obstruction or the erection of a building or structure. 3. 4. 5. 6. SECTiON 7-204. Removal, excavation, or dredging of solid material, including without limitation any soil, sand, gravel, mineral, aggregate, or organic material. Removal of any existing live vegetation or conducting any activity which will cause any loss of vegetation, unless it involves the approved removal of noxious weeds, nonnative species, or dead or diseased trees. Lowering of the water level or water table by any means, including draining, ditching, trenching, impounding, pumping, or comparable means. Disturbance of existing natural surface drainage characteristics, sedimentation patterns, flow patterns, or flood retention characteristics by any means, including without limitation grading and alteration of existing topography. Measures taken to restore existing topography to improve drainage, flow patterns, and flood control must be approved. WAT.-R QIJALITY·.I"ROI\'IPOLt,(JTANTS. The following regulations shall apply to all Land Use Change Permits. A. Compliance with State and Federal Regulations. At a minimum, all hazardous materials shall be stored and used in compliance with applicable State and Federal hazardous materials regulations. B. Storage Near Waterbodles Restricted. 1. The storage of hazardous materials within 100 horizontal feet of any Waterbody is restricted. When no practical alternative exists, site specific best management practices shall be employed to minimize potential adverse water quality impacts. · 2. Sand and salt for road traction shall not be stored within 100 horizontal feet of any Waterbody unless there is no practicable alternative, in which case suitable Site specific best management practices shall be utilized. C. Spill Prevention. Measures shall be implemented to prevent spilled fuels, lubricants, or other hazardous materials from entering a Waterbody during construction or operation of equipment and/or facility. If a spill occurs, it should be cleaned up immediately and disposed of properly. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-8 -----'\. ) 1111 Ml".1.l1 ~1~"'~'~'11 ~~Wif,W.I'II\Uill IW,IW~~~~ II Ill Reception#: 822762 09/14/2012 02:35:52 PM Jean Alberico 99 of 261 Reo Fee:$0.00 Doc Fee:B.00 GARFIELD COUNTY CO D. Machine Maintenance. Maintenance of vehicles or mobile machinery is prohibited within 1 00 feet of any Waterbody. Emergency maintenance may be conducted until the vehicle or machinery can be moved. E. Fuel storage Areas. Containment measures shall be provided for all fuel storage areas to prevent release into any Waterbody. Inventory management or leak detection systems may be required. F. Waste Storage. Areas used for the collection and temporary storage of solid or liquid waste shall be designed to prevent discharge of these materials in Runoff from the site. Collection sites shall be located away from the storm drainage system. Other best management practices, such as covering the waste storage area, fencing the site, and constructing a perimeter dike to exclude Runoff, may also be required. SECtiON 7"205. '• . ERC)$[0N~DSEDIMENTATION. All land development, excluding agricultural grading activities, disturbing 1 acre or more are subject to the CDPHE, National Pollutant Discharge Elimination System Permit, unless otherwise exempted by CDPHE. sE:c::fiON 7•~os. . .. DRAI~A$~' A. Site Design to Facilitate Positive Drainage. Lots shall be laid out to provide positive drainage away from all buildings. B. Coordination with Area Storm Drainage Pattern. Individual lot drainage shall be coordinated with the general storm drainage pattern for the area. 1. Drainage ditches shall have a minimum Slope of no less than 0.75%. Energy dissipaters or retention ponds shall be installed in drainage ditches where Hows are in excess of 5 feet per second. Ditches adjacent to roads shall have a maximum Slope of 3:1 on the inside and outside edges, except where there is a cut Slope on the outside edge, in which case the edge ofthe ditch shall be matched to the cut Slope. 2. Subdrains shall be required for all foundations where possible and shall divert away from building foundations and daylight to proper drainage channels. 3. Avoid Drainage to Adjacent Lots. Drainage shall be designed to avoid concentration of drainage from any lot to an adjacent lot. SECTION7·207, .. ·. STORMWA'I'ER RUN~OFI". These standards shall apply to any new development within 100 feet of a Waterbody and to any other development creating 10,000 square feet or more of impervious surface area. A. Avoid Direct Discharge to Streams or Other Waterbodles. 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. 1. Runoff to Vegetated Areas. Direct Runoff to stable, vegetated areas capable of maintaining sheetflow for infiltration. Vegetated receiving GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-9 11111\1".!. ~r, .lllflll~ "'111111'1rllll'·ltl~ lr~~lrtf,~·~ IIIII Reception#: 822762 08/14/2012 02:35:62 PM Jean Alberico 100 of 251 Reo Fee:$0.00 Doc Fae:0.00 GARFIELD COUNTY CO 2. areas should be resistant to erosion from a design storm of 0.5 inches in 24 hours. On-Site Treatment. On-site treatment of stormwater by use of best management practices designed to detain (see Section 7-207.C., Detain and Treat Runoff) or infittrate the Runoff and approved as part of the stormwater quality control plan prior to· discharge to any natural Waterbody. 3. 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 prior to discharge into any natural Waterbody. B. Minimize Directly-Connected Impervious Areas_ The site design shall minimize the extent of directly-connected impervious areas by including the following requirements: 1. Drainage Through Vegetated Pervious Buffer Strips. Runoff from developed impervious surfaees (rooftops, parking lots, sidewalks. etc.) shall drain over stable, vegetated pervious areas before reaching stormwater conveyance systems or discharging to Waterbodies. 2. Techniques Used in Conjunction with Buffer Strip. The requirement that all impervious areas drain to vegetated pervious buffer strips (paragraph B.1., above) 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. 3-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. C. 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. Design criteria for detention facilities include: 1. 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 off-site contribution. 2. 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 1 00-year storm event without causing property damage. 3. 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. GARFIELD COUNTY UNIFIED lAND USE RESOLUnON OF 2008, AS AMENDED 7-10 ,_-/ 1111 Wi'"o~o~~,I~W,walli.,_I~~IHIII'trWI«~'~ IIIII Reception#: 822762 08114/2012 02:35:52 PM Jean Alberico 101 of 251 Reo Fee:$0.00 Doc Fee:0.00 ~RFIELD COUNTY CO 4. Removal of pollutants shall be accomplished by sizing dry detention basins to incorporate a 40-hour emptying time for a design precipitation event of 0.5 inches in 24 hours, with no more than 50% of the water being released in 12 hours. If retention ponds (''wet ponds") are used, a 24-hour emptying time is required. For drainage from parking lots, vehicle maintenance facilities, or other areas with extensive vehicular use, a sand and oil grease trap or similar measures also may be required. To promote pollutant removal, detention basins length-to-width ratio should be not less than 2, with a ratio of 4 recommended where Site constraints allow. A sedimentation 'forebay" is recommended to promote long-term functioning of the structure. Access to both the forebay and pond by maintenance equipment is required. 5. Culverts, drainage pipes, and bridges shall be designed and constructed in compliance with AASHTO recommendations for a water live load. 6. A written inspection and maintenance agreement shall be required to ensure regular inspection and maintenance of on-site detention facilities. -: ,,,_-_ ... -.-..... The Land Use Change shall not cause air quality to be reduced below acceptable levels established by the Colorado Air Pollution Control Division. •sr:=¢;fJ,ON·1•2P~······ ·• ~FmAS$UB<!~;¢t.:);g,:Wf~Q~~R!3\'ft~p~t· The following standards shall apply to land Use Changes in areas subject to wildfire hazards, as identified on the County Wildfire Hazards Map. A. location Restrictions. Development associated with the Land Use Change shall not be located in any area designated as a severe wildfire hazard area with Slopes greater than 30% or within a fire chimney, as identified by the Colorado State Forest Service. B. Development Does Not Increase Potential Hazard. The proposed Land Use Change shall be developed in a manner that does not increase the potential intensity or duration of a wildfire, or adversely affect wildfire behavior or fuel composition. C. Fuel Modifications. If the proposed Land Use Change includes fire hazard areas that can be reduced to lower hazard ratings through thinning, clumping, reduction of 'ladder" fuels (vegetation that may allow a fire to burn from ground level to lower tree branches), removal of hanging limbs near chimneys, creation of defensible space around structures, or other such modifications, then such fuel modifications shall be required. D. Roof Materials and Design. Roof materials shall be made of noncombustible "Class A" materials, and roofs shall employ a design that is pitched. E. Safety Areas in Residential Development. Areas designated by the applicable fire protection district as temporary public evacuation areas during fires shall be indicated by permanent signs along roads in the Development Area. These areas shall also be designated on the Final Plat or on the final development plan for Land Use Change subject to Major Impact Review. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-11 1111 M1".1. ,r, .~W,,~Iml'*lf ~Uit 1~'1:~~~~*'" IIIII Reeeptian~: 822762 08/14/2012 02:35:52 PM Jean Alberico 102 of 251 Reo Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO F. Dead-End Roads. Dead-end roads without turnaround areas shall be prohibited unless approved by the appropriate local fire district. G. Hammerhead. Hammerhead turnarounds may be approved by the BOCC provided the appropriate fire district or the Sheriff approves the proposed turning radius and length. H. Road Grade. All dedicated roads in wildfire hazard areas shall be a maximum grade of 8%; all roads having centerline curves greater than 45 degrees in arc shall have a maximum of 6% grade along such curves. On straight-line portions, a grade of 10% shall be allowed for a maximum of 200 feet in horizontal distance, unless approved by the appropriate local fire district. Steeper grades may be approved by the BOCC, subject to the approval of the appropriate fire district or the Sheriff. $ECi1ol\l 7-210. · iAREi.AS.' SUBJECT 'to NATURAL HmRD$' Alllb GEOLOGIC , ~~'~~~[)~' 1. · · · r: .. : :;· : ... · · · ...•... · · · · ··· ·· · The Development shall be designed to eliminate or mitigate the potential effects of hazardous site conditions by a qualified professional geotechnical engineer. A. Utilities. Above-ground utility facilities located in hazard areas shall be protected by barriers or diversion techniques approved by a qualified professional engineer licensed by the State of Colorado. The determination to locate utility facilities above ground shall be based upon the recommendation and requirements of the utility service provider and approved by the County. B. Development In Avalanche Hazard Areas. Development may be permitted to occur in Avalanche Hazard Areas if the Development complies with the following minimum requirements and standards, as certified by a qualified professional engineer licensed by the State of Colorado, or qualified professional geologist, and the plan approved by the County. 1. Certification of Construction. Building construction shall be certified to withstand avalanche impact and static loads and otherwise protected by external avalanche-defense structures that have been similarly certified. 2. Driveways and Roads. Driveways and Subdivision roads shall avoid areas where avalanches have return periods of fewer than 10 years. 3. Vegetation Removal Prohibited. Clear-cutting or other large-scale removal of vegetation in avalanche path starting zones, or in other locations that can increase the potential avalanche hazard on the property, is prohibited. 4. Extractive Operations Prohibited. Extractive operations in Avalanche Hazard Areas are prohibited when snow is on the ground unless a program of avalanche control and defense measures has been approved by the County to protect the operation. C. Development in Landslide Hazard Areas. Development may be permitted to occur in Landslide Hazard Areas only if the development complies with the following minimum requirements and standards, as certified by a qualified professional engineer licensed by the State of Colorado, or qualified professional geologist, and approved by the County. GARFIELD CoUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-12 / \. ''· .... / "'• . ~- 1111 WJI'.~o '~ ~~~Uf'I¥'11~.M'I.Itll£ l~f~WTI:*•I IIIII Reception#: 822762 08/14/2012 02:35:52 PM Jean Alberico 103 of 261 Rec Fea:$0.00 Coo Fee:0.00 GARFIELD COUNTY CO 1. Construction Practices. Development shall comply with recommended construction practices to artificially stabilize, support, buttress, or retain the potential slide area and to control surface and subsurface drainage that affects the slide area. 2. Prohibited Activities. The following development activities shall be prohiMed in Landslide Hazard Areas: a, Adding Water or Weight. Activities that add water or weight to the top of the Slope, or along the length of the Slope, or otherwise decrease the stability of the hazard area. Measures and structural improvements to permanently control surface and subsurface drainage from the Development shall be required. b. Removing Support Material. Activities that remove vegetation or other natural support material that contributes to its stability. c. Increasing Slope. Activities that increase the steepness of a potentially unstable Slope. d. Removing Toe of Land Slide. Activities that remove the toe of the landslide, unless adequate mechanical support is provided. D. Development in Rockfall Hazard Areas. Development shall be permitted to occur in rockfall hazard areas only if the Applicant demonstrates that the Development cannot avoid such areas and the Development complies with the following minimum requirements and standards, as certified by a qualified professional engineer licensed by the State of Colorado, or a qualified professional geologist, and approved by the County. 1. Construction Practices. Development shall comply with recommended construction practices to minimize the degree of hazard. Construction practices may include: a. Stabilization. Stabilizing rocks by batting, gunite application (cementing), removal of unstable rocks (scaling), cribbing, or installation of retaining walls. b. Catching, Slowing, or Diverting Rocks. Slowing or diverting moving rocks with rock fences, screening, channeling, damming, or constructing concrete barriers or covered galleries. c. Barriers. Installation of structural barriers around vulnerable structures to prevent rock impact. 2. Prohibited Activities. The following development activities shall be prohiMed in rockfall hazard areas: a. Adding Water or Weight. Activities that add water or weight to, or otherwise decrease the stability of, cliffs or overhanging strata. b. Removing Support Material. Activities that will reduce stability, including activities that remove vegetation or other natural support material, or that require excavation, or cause erosion that will remove underlying support to a rockfall hazard area. E. Development in Alluvial Fan Hazard Area. Development shall only be permitted to occur in an alluvial fan if the Applicant demonstrates that the Development cannot avoid such areas, and the Development complies with the following minimum requirements and standards, as certified by a qualified professional engineer licensed by the State of Colorado, or qualified professional geologist, and approved by the County: GARFIELD COUNTY UNIFIED lAND USE RESOLUnON OF 2008, AS AMENDED 7-13 1111 Ml"o~o ~til: ,IV!I!~,'W,mll\~, ~~' ~~ l«~ril+f.~ul, IIIII Receptionij: 822762 08/14/2012 02:35:52 P" Jean Alberico 104 of 251 Reo Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 1. 2. Protective Measures. Development shall be protected using structures or other measures on the uphill side that channel, dam, or divert the potential mud or debris flow. Disturbance Above Alluvial Fan Prohibited. Disturbance shall be prohibited in the drainage basin above an alluvial fan, unless an evaluation of the effect on Runoff and stability of the fan and on the ground water recharge area shows that disturbance is not substantial or can be successfully mnigated. F. Slope Development. Development on Slopes 20% or greater shall only be pennitted to occur if the Applicant demonstrates that the Development complies with the following minimum requirements and standards, as certified by a qualified professional engineer licensed by the State of Colorado, or qualified professional geologist, and approved by the County: 1. Development on Slopes 20% or Greater. Building lots with 20% or greater Slope shall require a special engineering study to establish the feasibility of development proposed for the site. The study shall address feasibility of construction required for the use and describe the mitigation measures to be used to overcome excessive Slope .problems. 2. Development on Slopes Greater Than 30%. Development shall be pennitted to occur on Slopes greater than 30% only if the Applicant demonstrates that the Development cannot avoid such areas and the Development complies wnh the following minimum requirements and standards: 3. 4. a. Cutting and Filling. Cutting, filling, and other Grading activities shall be confined to the minimum area necessary for construction b. Design Shall Fit sne. Development shall be located and designed to follow natural grade, rather than adjusting the site to fit the structure. Roads and driveways built to serve the Development shall follow the contours of the natural terrain and, if feasible, shall be located behind existing landforms. Development on Unstable or Potentially Unstable Slopes. If a site is identified as having moderate or extremely unstable Slopes, then Development shall be pennitted only if the Applicant demonstrates that the Development cannot avoid such areas and the Development complies with certified geotechnical design and construction stabilization and maintenance measures. a. Cutting Into a Slope. Cutting into the Slope is prohibited wnhout provision of adequate mechanical support. b. Adding Water or Weight. Adding water or weight to the top of the Slope, or along the length of the Slope, is prohibited. c. Removing Vegetation. Vegetation shall not be removed from the Slope unless it will be replaced on a timely basis acceptable to the County. d. Over-Steeping. Activnies that over-steep the existing grade of an unstable Slope are prohibited. Development on Talus Slopes. Development shall be permitted to occur on a Talus Slope only if the Applicant demonstrates that the Development cannot avoid such areas, and the Development complies with the following minimum requirements and standards, as certified by a qualified . GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-14 ··_/ 1111 MI'.I.~~~~Wi~'"IWllllt~.ltr.l!'l:'lftlllft:~nllllll Reception#: 8ZZ76Z 0811412012 02:35:52 PM Jean Alberico 105 of 261 R4o Fea;$0.00 Doc Fee:0.00 GRRFIE~O COUNTY CO professional engineer licensed by the State of Colorado, or a qualified professional geologist, and the design approved by the County: a. Withstand Down Slope Movement. The Development shall be designed to withstand down Slope movement. b. Buried Foundation and Utilities. The design shall include buried foundations and utilities below the active Talus Slope surface. c. Minimize Site Disturbance. Site disturbance shall be minimized to avoid inducing slope instability. d. Removing Toe of Slope. The toe of a Talus Slope shall not be removed unless adequate mechanical support is provided. G. Development on Corrosive or Expansive Soils and Rock. Development in areas with corrosive or expansive soils and rock shall be designed based upon an evaluation of the Development's effect on Slope stability and shrink-swell characteristics. Development shall be permitted only if the Applicant demonstrates that the Development cannot avoid such areas and the Development complies with design, construction stabilization, and maintenance measures certified by a qualified professional engineer licensed by the State of Colorado, or qualified professional geologist, and approved by the County. 1. Drainage Away From Foundations. Surface drainage shall be directed away from foundations. 2. Concentrate Runoff into Natural Drainages. Runoff from impervious surfaces shall be directed into natural drainages or otherwise on-site in a manner that does not create or increase adverse impacts to the Development site or to adjacent or other property. H. Development In Mudflow Areas. Development shall be permitted in a mudflow area only if the Applicant demonstrates that the Development cannot avoid such areas. and the Development complies with recommended mitigating design, construction stabilization, and maintenance measures as certified by a qualified professional engineer licensed by the State of Colorado, or qualified professional geologist, and approved by the County. 1. Development Over Faults. Development shall be permitted over faults only if the Applicant demonstrates that such areas cannot be avoided and the development complies with mitigation measures based on geotechnical analysis and recommendations, as certified by a qualified professional engineer licensed by the State of Colorado, or by a qualified professional geologist, and approved by the County. SECTiON M11; . AREA$ W!TH . M~liEOlOGICAL; PALt;ONTOL9GICAL, OR HISTORICALIMPORtA~Oc, ..•. The proposed Land Use Change shall be designed to avoid or mitigate negative impacts upon previously identified archeological, paleontological, and historical resources that exist in areas to be affected by the proposed Development. SECTION 7-212. Rt;CLAMAT(C>N. A. Applicability. These standards shall apply to any activity that requires review and permit approval by the County and to the following activities: 1. Installation of ISDS. Installation of a new or replacement ISDS. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-15 1111 Ml"o~o ~~ .l~,.l\\·miM·~IIfiLI¥iL~rr':!JirlfiW~·~ II II I Reception#: 622762 08/14/2012 Q2·35·52 PM Jean Alberico 106 of 251 ReC Fee:$0.90 Doc Fee:0.00 G~RFIELD COUNTY CO 2. Driveway Construction. Any driveway construction that requires a Garfield County Access Penni! or a COOT Access Permit. 3. Preparation Area. All areas disturbed during Development that do not comprise the longer-term functional areas of the site but are those areas used for the short-term preparation of the site. B. Reclamation of Disturbed Areas. Areas disturbed during development shall be restored as natural-appearing landforms that blend in with adjacent undisturbed topography. 1. Contouring and Revegetation. Abrupt angular transitions and linear placement on visible Slopes shall be avoided. Areas disturbed by Grading shall be contoured so they can be revegetated, and shall be planted and have vegetation established and growing based on 70% coverage as compared with the original on-site vegetation within 2 growing seasons, using species with a diversity of native and/or desirable nonnative vegetation capable of supporting the post-disturbance land use. To the maximum extent feasible, disturbed areas shall be revegetated to a desired plant community with composition of weed-free species and plant cover typical to that site. 2. Application of Top Soil. Top soil shall be stockpiled and placed on disturbed areas. 3. 4. 5. 6. Retaining Walls. Retaining walls made of wood, stone, vegetation, or other materials that blend with the natural landscape shall be used .to reduce the steepness of cut Slopes and to provide planting pockets conducive to revegetation. Slash Around Homes. To avoid insects, diseases, and wildfire hazards, all vegetative residue, branches, limbs, stumps, roots, or other such flammable lot-clearing debris shall be removed from all areas of the lot in which such materials are generated or deposited, prior to final building inspection approval. Removal of Debris. Within 6 months of substantial completion of soil disturbance, all brush, stumps, and other debris shall be removed from the site. Time Line Plan. Every area disturbed shall have a time line approved for the reclamation of the site approved by the County. DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS. These standards shall apply to all Land Use Changes proposing 2-unit and muHi-unit dwellings, Commercial and Industrial Use, and Divisions of Land not otherwise exempt from this Code. $EqTION 7-301. The design of Development associated with the Land Use Change shall be compatible with and enhance the existing character of adjacent uses. A. Site Organization. The site shall be organized in a way that considers the relationship to streets and lots, solar access, parking, pedestrian access, and access to common areas. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-16 1111 WJI"o~. ~rr, .~~~tllm~~l .. lt l"..t.~fi:W,~~·~ IIIII Reception#: 822762 0911412012 02:35:62 PM Jean ~lberioo 107 of 251 Reo Fee:$0.00 Doc Fea:0.00 GARFIELD COUNTY CO B. Operational Characteristics. The operations of activities on the site shall be managed to avoid nuisances to adjacent uses relating to hours of operations, parking, service delivery, and location of service areas and docks. 1. Objectionable Emissions. Dust, odors, gas, fumes, and glare shall not be emitted at levels that are objectionable to adjacent property. 2. Noise. Noise shall not exceed state noise standards pursuant to C.R.S., Article 12 of Title 25, as amended, unless the use is regulated by the COGCC. In this case, the use shall be subject to COGCC Rule 802, Noise Abatement. 3. Hours of Operation. Hours of operation shall be established to minimize impacts to adjacent land uses. 4. Roadway System Impacts. Impacts to the County roadway system associated with hauling, truck traffic, and equipment use shall be mitigated through roadway improvements or impact fees, or both. C. Lighting. Exterior lighting shall be designed in compliance with the requirements of Section 7-306, Lighting Standards. D. Buffering. Buffering shall be installed to mitigate visual, noise, or similar impacts to adjacent property whenever adjacent uses are in a different zoning district. 11111r.:-~/·'··; . . ~ ., ·--· . , . 0 . ., ) RfSIOENlW. .·· . ·.:.--.,,c CONMERCIAL ""'"'"" --' ·'· 'Ll; ·:,ei!.>~ ~ ~:~,-~-- . '$EA:; .•• ~ :, ·-·.';•· lb .. ~;L_._ . ·\_~,!·~ .. 9~;~-~ Figure 7~301: Adjacent Use LandsCape Suffer Area E. Materials. Exterior facades shall be constructed with materials that do not detract from adjacent buildings or uses. F. Building Scale. The scale of buildings on the stte shall relate to the scale of structures on adjacent properties and the nature of the proposed use. SECTION 7-302. BUILDING DESIGN. • . A. Entryway. 1. Orientation with Street. At least 1 main entrance of buildings shall directly face the street and provide a clear view of the public entry. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-17 1111 Ml".~o ~rt, .lVIII' I'Jr~IWL llf1~ ~ ll!rr+l~ln:~·~ IIIII Reception#: 822762 08/14/2012 02:35:52 PM Jean Alberico 108 of 261 Reo Fee:$0.00 Ooc Fee:0.00 GARFIELD COUNTY CO 2. Visibility. Commercial, industrial, and multi-family buildings shall have clearly defined, highly visible entrances. B. Solar Orientation. To the extent possible, buildings shall be oriented to take advantage of solar energy. Figure 7~302: Builciing Entry Visibility DE$1GN AND SCALE OF DEVELOPI\IIEN)\ . A. Excessive Site Disturbance. The design and scale of the Development shall minimize unnecessary or excessive site .r-\ disturbance. B. Minimize Adverse Influences by Airport Operations. Residential Lots should be located to minimize adverse influences due to airports and airport operations. C. Efficiency In Provision of Services and Access to Facilities. The Development should be designed to facilitate efficiency in the installation of all public and private facilities and services. Residential Development should be located nearest to utilities and roads to minimize the amount of construction required for these improvements and the Joss of Agricultural Land. SECTJONi-304. . OfF'STREET PAR!<JN(3_A!IID LOADING§J4NDABDS. A. Off-Street Parking Required. All uses shall be required to provide the number of off-street parking spaces that complies with the standards set forth in Table 7-304.A. 1. Shared Parking or Loading Areas. A parking or loading space that is required by this Code shall not be a required parking or loading space for another use unless it can be shown that the shared use will not result in a shortage of parking at any time. Use of approved shared parking or loading spaces, based upon the following conditions, may reduce the number of off-street parking spaces by up to 20% of the total required for all uses. a. The peak use periods for the required parking or loading space will not overlap with one another. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-18 !"'--.,\ ·, _____ ) 1111 w.~. ~tr.,~wm'~""~ ~~~ ~ I!PrWIW,~,~•' 111 Reception#: 822762 0S/14/2012 02:35:52 PM Jean Alberico 109 of 261 Reo Fee:$0.00 Doo Fee:0.00 GARFIELD COUNTY CO 2. 3. b. The shared use arrangement for parking or loading spaces shall be for 2 or more uses located on the same site or adjoining sites. Required Fractional Spaces. When any calculation of the number of required off-street parking spaces results in a fractional space being required, such fraction shall be rounded up to the next higher number of spaces. Uses Not Listed. The number of required off-street parking and loading spaces for any use not specifically listed in Table 7-304.A. shall be determined by the BOCC. B. Off-Street Loading Required. Buildings or structures that are designed to receive and distribute materials and merchandise by truck, or that are substantially altered so as to receive and distribute materials and merchandise by truck, shall provide and maintain off-street loading berths or loading spaces in sufficient number to meet their own needs. Where the property or use is served or designed to be served by tractor-trailer delivery vehicles, the standards in Table 7-304.8. shall be used in establishing the minimum number of off-street loading berths required. Table 7-304 B Off-Street Loatl1ng Requirements __§_us.:; ;=loor_l\rcd <A Buildmg _____ Rl'q__.~r<->d 3erths or S;Jacrs Up to 10,000 Square Feet 1 Space Greater Than 10,000 Square Feet 2 Spaces C. Continuing Obligation. The provision and maintenance of off-street parking and loading spaces that comply with this Code shall be a continuing obligation of the property owner. GARFIELD COUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 7-19 1111 Ml'• ~rr.~~~~~~~~I'Arllll~ 1111',1-lrtWIW.~"~ IIIII Reception#: 822762 . 08114/2012 02:36~62 PM Jean Alber1co 110 of 261 Reo Fee:$0.00 Doc Fee:0.00 GARFIE~O COUNTY CO D. Prohibited Uses of Required Spaces. Required parking spaces shall be available only for the parking of operable passenger automobiles of residents, guests, customers, patrons, and employees of the use for which they are required. Prohibited uses of required parking spaces shall be as follows: 1. Inoperable Vehicles or Materials. Materials or inoperable vehicles shall not be stored in required parking spaces. 2. Delivery Vehicles. Delivery vehicles or trucks used in conducting the business or use shall not be parked in required parking spaces during business hours. 3. Vehicles for Sale. Vehicles shall not be displayed for sale in any parking area required for a nonresidential use, except for the casual display of a vehicle by its owner, when the owner is an employee or customer using the premises. 4. Repair Work. Repair work shall not be conducted in any parking area required for a nonresidential use if the repairs render a vehicle inoperable for more than 24 hours. E. Location of Required Parking Spaces. Unless otherwise allowed by this Code, required off-street parking spaces shall be located as follows: 1. 2. On the Same Lot. · On the same lot as the use the spaces are intended to serve. Wrthin a Common Assigned Parking Area. Within a common assigned parking area under the same ownership of the Development and/or use In which the spaces are intended to serve. F. Loading and Unloading. Loading and unloading of vehicles serving Commercial and Industrial Uses shall be conducted on private property or alley. G. Parking and Loading Area Surface. 1. Surface Materials. Off-street parking areas, loading areas, aisles, and access drives shall have a durable, all-wearther surface made of materials that are suitable for the uses to which the parking area will be put, and are compatible with the character of the proposed Development and the surrounding land use. Appropriate parking surface materials may include, but are not limited to, asphalt, concrete, paving blocks, and gravel surface. Grass ring surface may be used for temporary or emergency purposes. 2. Grading. Parking surfaces shall be compacted and graded with a minimum grade of 2% for asphalt, 1% for concrete, and 2% for paving blocks, gravel, or grass ring surface, to permit drainage of surface water without damage to public or private land or improvements or otherwise detenmined by an engineer or as required by applicable codes and/or statutes. 3. Striping. Paved surfaces shall be striped to demarcate the parking spaces for all commercial lots and for residential lots containing over 4 contiguous spaces. GARFIELD COUNTY UNIFIED lAND USE RESOLUTION OF 2008, AS AMENDED 7-20 !~ \ ) '-·· ·----·