HomeMy WebLinkAbout2.0 Staff Report PC 9.8.04o O
PC 9/8/04. JII
PROJECT INFORMATION AND STAFF COMMENTS
REOUEST:
APPLICANT & OWNER:
LOCATION:
WATER:
SEWER:
SIZE
EXISTING ZONING
Sketch Plan of Gilstrap Subdivision
Gilstrap Internation al LLC (Keith Gilstrap)
est ater
ISDS
14.43 acres (4lots proposed)
A/R/RD
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I. DESCRIPTION OF THE PROPOSAL & SITE
The Applicant proposes to subdivide 14.43 acres of lot I of Hunt Exemption to create a total of
four lots. The property is accessed from CR 259 on the west side of the property. An existing 80
foot ingress/egress easement is located on lots H and I of Rolling Meadows Exemption and will
be utilized for access for lots 2,3 and 4 artd lot 1 will gain access form CR 259.
II. REFERRALS
Staff referred the application to the following review agencies and departments for general
and/or specific commentary andlor review. The comments received have been generally
incorporated into this Memo:
Garfield County Road & Bridge Department (no Comments)
III. STAFF COMMENTS
The following section presents an analysis of the proposed project regarding compliance with
provisions in the Subdivision Regulations, Zoning Resolution, and Comprehensive Plan. These
comments are intended to provide regulatory direction regarding the development of the property
as proposed. The Planning Commission will review the application materials and this
memorandum prepared by Staff and will provide comments to the Applicant accordingly.
A. Comprehensive Plan
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The property is located northwest of Silt and is in Study Area 2, designated as
"Outlying Residential with a2 acre minimum per dwelling unit" land.
The Applicant shall be required to demonstrate that the proposal conforms to and is
compatible with the Comprehensive Plan.
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B. Zoning
The property is located in the A/R/RD Agricultural Residential Rural Density zone
district which allows the proposed use. The Applicant shall be made aware of the uses
contemplated in that zone district as further described in Section 3.07 of the Zoning
Resolution of 1978, as amended, the Applicant shall consider the following as seen
below;.
3.02
3.02.01
3.02.02
3.02.03
A/ R/ RD - - A G N C UL TU RA L / RE S I D E N TI A L/ RURA L D E N S I TY
Uses, bv risht: Agricultural including farms, garden, greenhouse, nursery,
orAMrA:Am sm"all animal farm for frdduction'of pou'\tfi,, flsh, fur-bearing or
other small animals and cistomarv- accessorv ises inilidtns- buildinss* for
shelter or enclosure of persons, animals or pioperty emploveZ in any"ofihe
aboue uses, retail establishment for sale of gobds-process,id from raw riatbrials
produced on the lot;
Guiding and outfitting, and park;
Single-family dwelling and customary accessory uses. (A. 86-09)
Accessory dwelling unit approved as a part of a public hearing or meeting on a
subdivision or subdtvision exemption or guesthouse special use approved a,fter
7/95 and meeting the standards in Sectioi5.03.02.
Uses. condltioryal:. Aircraft landing strip, church, communiv buildings, day
niEAtyAnAiAE oA ; gr o uf ho * e fo r" t he el de r ly. (A.' 9 7 - 6 0)
Boarding or rooming houses, studio for conduct of arts and crafts, home
occupation, water impoundments. (A. 86-09 ;87-1 08)
Uses, special: Airport utility, feedlot as prtncipal use of the lot, crematorium,
a7iditrure-re lated businesi,' rbsorts, kenie l, rtling s tab [e, and veterinary clinic,
s hoo t ing range fa ci li ty (A. 9 8 - I 0 8) ;
Two-family dwelling, camper park, ski lift and trails; broadcasting studio,
communication -facility, Zorrbctions faCility, storage, storage of heaty
equipment, golf- courie driving rangd, golf practicd range ind dccessory
Jacilities, cqrytrytercial recreation facility/park;(A. 97-60; 97-l I 2) Mass Transit
Facility (added 2002-l 2)
Public gatherings; storage of otl and gas drilling equipment; Site for extraction,
processing, storage or material handling of natural resources; utility lines,
utllity substations; recreational support facilities and guest house. (A. 79-132;
80-64; 80-180; 80-3t3, 8I-145; 81-z,j; 84-78; S6-9: 86-84; 86-)06; 87-73;
ee-025)
Accessory dwelling unit meeting the standards in Section 5.0j.02 for any lot not
created dfter a publtc hearing dr meeting after 7/95.
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Kennel
s.02.04
3.02.05
3.02.06
3.02.07
3.02.08
Mintmum Lot Area: Two (2) acres; except as otherwise approved in a Cluster
Option (2003-17)
Maximum Lot Coverage: Fifteen percent (15%o).
Minimum Setback:
(l) Front vard: (a) arterial streets: seventy-five (75) feet from street centerline
or "fifty (501 feet from front lot line, whichiier is grbateri (b) local streets: fifty(50) {eet from street centerline or twenty-five (25) feet from front lot line,
whrchever $ greater;
(2) Rear yard: Twenty-five (25) feet from rear lot line;
(3) Side yard: Ten (10) feetfrom side lot line, or one-half (l/2) the height of the
principal building, whichever is greater.
Maximum Height o-f Buildings: Twenty-five (25) feet.
Additional Reqqtirements: All uses shall be subject to the provisions under
Section 5 (Supplementary Regulations).
Staff Comm_ent: At present, the lots as proposed comply with the minimum
Zoning Regulations.
C. Subdivision
The Applicant shall be aware of the requirements outlined in Sections 4:00, 5:00, and
9:00 of the Subdivision Regulations of 1984 regarding subdividing property in
Garfield County. Staff has outlined areas of concem for the Applicant to consider
during the preliminary plan and final plat portion of subdivision in Garfield County.
The Applicant shall consider the following;
a. Potable Water
Staff Comment: The Applicant proposes that each lot will be served by Well
water
4:91 A water supply plan, cit the same scale as the Preltminary Plan, shall provide the
following information in graphic and/or writtenform:
A. In all instances, evtdence that a water supply, sfficient in terms of
quality, quantity and dependability, shall be available to ensure dn
adequate supply of water for the proposed subdivision. Such evidence
may include, but shall not be limited to:
1. Evidence of ownership or right of acquisition or sue of extsting
and proposed water rights;
2. Historic use and estimated yield of claimed water rights;
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3. Amenability of existing right to change in use;
4. Evidence that public or private water owners can and will supply
water to the proposed subdivision, including the amount of water
available for use within the subdivision by such providers, the
feasibility of extending service to the area, proof of the legal
dependability of the proposed water supply and the representation
that all necessary water rights have been obtained or will be
obtained or adjudicated, prior to submission of the final plat; and
5. Evidence concerning the potability of the proposed water supply
.for the subdivision.
If a central supply and distribution system is to be provided, a general
description of the system, as designed by a Colorado registered engineer.
In addition:
1. Nature of the legal entity which will own and operate the water
system; and
2. Proposed method offinancing the water system.
If connection is to be made to an existing water system, a letter from an
authorized representative of said system staging that the proposed
development will be served, and evidence from either the Colorado State
Engineer s Office or Water Court, Water Division No. 5, that the existing
water system presently possesses an adequate legal water supply to serve
the proposed development;
If individual water systems shall be provided by lot owners, a report
indicating the availability of ample potable ground w'ater at reasonable
depths throughofi the subdivision and the expected quality and long-term
yield of such wells, with the written report by a registered professional
engineer licensed by the State of Colorado, qualified to perform such
work; and
If applicable, a Plan of Augmentation and a plan for subdivision water
supplies, as required by law, with the supporting engineering work signed
by a Colorado registered engineer, shall be submitted by the applicant,
even if the applicant is not the actual supplter of water.
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B.
D.
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In addition, because the applicant proposes a central water system, the following design
criteria (Section 9:51) shall be addressed as part of preliminary plan:
9:53 Central water systems shall be designed by an engineer qualified to design water
systems and be a registered professional engineer licensed by the State of
Colorado. Central water and treatment and storage facilities shall be approved
by the Colorado Department of Health. All lines in a central water system should
be looped, with no dead ends included in the system. Where dead ends are
proposed for cul-de-sacs, there will either be a fire hydrant or blow-offvalve at
the end of the line.
9:54 Water supply stems, on-lot or otherwise located in a/loodplain, shall be designed
to minimize or eliminate infiltration and avoid impairment during or subsequent to
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Jlooding
9:55 All water mains shall be a minimum diameter of four inches (4"), provided
storage facilities adequate for fire protection are available.
9:51 An adequate potable and irrigation water supply shall be available to all lots
within a subdivision, taking into consideration peak demands to service total
development population, irrigation uses, and adequate .fir" protection
requirements in accordance with recognized and customary engineering
standards.
b. Waste Disposal
Staff Comment: The Applicant proposes individual sewage disposal systems
(ISDS) for each lot to serve the wastewater needs of the four (4) lots within the
subdivision.
The Applicant shall be aware of the requirements for the Preliminary pla t Phase
of development regarding ISDS in Section 4:92 of the Subdivision Regulations:
4:92 A sanitary sewage disposal plan, at the same scale as the Preliminary Plan, shall
provide the following information in graphic and/or written form:
D. If no central sewage treatment w,orl<s is proposed and individual sewage
disposal systems will be utilized, a description of sewage, the disposal
means, as well as evidence as the result of soil percolation tests and
produce excavations to determine maximum seasonal ground water level
and depth to bedrock shall be provided. In addition:
I. Indicated by location on the plat;
2. Pedormed and signed by a registered professional engineer
licensed by the State of Colorado;
3. Adequate in number and location to meet requirements of the
Garfield County Individual Sewage Disposal Requirements and the
Colorado Department of Public Health, Water Quality Control
Commission; and
E. If individual sewage disposal systems are to be utilized, a proposed
management plan for the operation and maintenance of on-site systems shall
be provided.
Staff Comment: Regarding the capacity of ISDS, the Applicant should
be aware of potential limitations of ISDS based on the size and type of
soils on lots 1 and 2 to minimize ground water contamination.
Specifically, the preliminary plan shall address the following sections of
the subdivision regulations:
9:61 Disposal by individual sewage disposal systems may be permitted, provided lot
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sizes are consistent with the Garfield County Zoning Resolution. Individual systems must
have representative soil absorption tests performed by a qualified engineer registered to
perform such tests in the State of Colorado.
9:62 Central sewage treatment worl<s shall be designed by a registered professional
engineer licensed by the State of Colorado. The system shall be designed, in
accordance with the standards established by the Colorado Department of
Health. Site location approval shall be obtained from the Colorado Water Quality
Control Commissionfor systems over two thousand (2,000) gallons per day. In no event
may a system be designedfor less capacity than the anticipated maximum daily
sewage flow or treatment requirements.
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c Road/Access
Staff Comment: The property is accessed from CR 259 on the west side of the
property. An existing 80 foot ingress/egress easement is located on lots H and I
of Rolling Meadows Exemption and will be utilized for access for lots 2, 3 and 4
and lot 1 will gain access form CR 259.
The Applicant shall be aware that Section 9:34 requires that all streets are to be
dedicated to the public and cannot be private unless approved as such through a
Planned Unit Development.
Staff referred the application to the Garfield County Road and Bridge Department
which responded with no concems at this time
d. Fire Protection
Staff Comment: The property is located in the Rifle Fire Protection District
Section 9:70 of the Subdivision Regulations requires all subdivisions to address
the following fire protection provisions as part of the preliminary plan:
9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire
protection district to ensure that all lots have primary and secondary access
points to escape fire entrapment.
9:72 Where a central water system has fire hydrants, all fire hydrants shall meet the
specifications for the appropriate fire protection agency, particularly with regard to
thread size on thefire hydrants.
9:73 Where there is no central water system available, a central located fire protection
storage tank shall be designed to meet the fire protection needs of the subdivision and be
approved by the appropriate fire district.
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9:74 Water used for fire protection purposes does not have to be potable water and
may be from a source separate from the domestic supply.
e. Drainage/Floodplain Issues
4:80 A drainage plan, at the same scale as the Preliminary Plan and prepared by an
engineer registered in the State of Colorado, shall depict the following
information in graphic and/or writtenform:
Existing water courses and lakes;
Limits of tributary areas, where practical;
Computations of expected tributaryflows; and
Design of drainage focilities to prevent storm waters in excess of historic
run-off from entering, damaging or being carried by existing drainage
facilities, and to prevent major damage or flooding of residences in a one
hundred (100) year storm, showing:
1. Area subject to inundation; and
2. Location and size of proposed ailverts, bridges, ditches and
channels.
9:41 Drainage easements, channels, culverts and required bridges shall be designed by
an engineer registered in the State of Colorado.
9:42 All drainage facilities shall be designed based on a twenty-five (25) year
frequency storm.
9:43 Where new developments create run-offin excess of historic site levels, the use of
detention ditches and ponds may be required to retain up to a one hundred (100) year
storm.
9:44 All culverts shall be designed such that the exposed ends are protected by
encasement tn concrete or extended a minimum of three feet (j ) beyond the driving
surface on each side. Culverts, drainage pipes and bridges shall be designed and
constructed in accordance with AASHO recommendations for an H-20 live load.
f. Wildlife / Vegetation
Staff Comment: The Applicant will need to address impacts to wildlife as
required in Section 4:70(D) which requires the Applicant to provide a
"description of wildlife habitation, including big game ranges based on the
mapping practices of the Colorado Division of Wildlife."
As required in Section 4:570(C) of the Subdivision regulations, the Applicant
shall be required to provide a map and description of plant associations following
practices of the Natural Resource Conservation Service and include a description
of adapted materials and the location of major tree masses. It shall be noted that
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any wetlands, and other significant ant sensitive ecosystems shall also be
identified, surveyed and mapped. Further, the Applicant shall provide a weed
management and revegetation plan in accordance with the county's weed
management requirements.
g. Geologlz /Soils
4:70(A)Description and/or illustration by a registered professional engineer licensed by
the State of Colorado of bedrock lithology and the stratigraphy of overlaying
unconsolidated materials in sfficient detail to indicate any potential development
problems resulting from groundwater, subsidence, instability in road excavations and
ills, expansive soils, drainage patterns, structural bearing strength, or the like;
Staff Comment: Various issues may present significant problems regarding the
use of individual sewage disposal systems ISDS.
h. Assessment / Fees
Staff Comment: The traffic impact fees are applied to residential subdivisions
that access to a county road. Regarding School Site Acquisition fees, the property
is located in the Garfield RE-2 School District. Normally, a fee of $200 is
collected for each lot created in a residential subdivision; however, this fee cannot
be collected for a commercial subdivision. Staff has determined that if residential
units are constructed on any of these lots, this school site acquisition fee would be
required at the time of building permit. It appears the only fees (as they relate to
the county) include land use application fees and building permit fees to be paid at
the time building permits are obtained for the individual lots as they develop.
Impact Fees - Rifle Fire Protection District has cited the development is subject
to impact fees adopted by the District for new commercial lots. The Applicant
will be required to enter into an agreement with the district for the payment of
development impact fees. This payment is due prior to the recording of the final
plat. Fees are based upon the impact fees adopted by the District at the time the
agreement is executed.
Recommended Plat Notes/ Covenants
Staff Comment: Please be aware, the county requires the Applicant place the
following plat notes be included on the final plat and in protective covenants:
1. "Colorado is a "Rightto-Farm" State pursuant to C.R.S.35-3-101, et seq.
Landowners, residents and visitors must be prepared to accept the activities,
sights, sounds and smells of Garfield County's agricultural operations as a
normal and necessary aspect of living in a County with a strong rural character
and a healthy ranching sector. All must be prepared to encounter noises, odor,
lights, mud, dust, smoke chemicals, machinery on public roads, livestock on
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public roads, storage and disposal of manure, and the application by spraying or
otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any
one or more of which may naturally occur as a part of a legal and non-negligent
agricultural operations. "
2. "No open hearth solid-fuel fireplaces will be allowed anywhere within the
subdivision. One (l) new solid-fuel burning stove as defied by C.R.S. 25-7-401,
et. sew., and the regulations promulgated thereunder, will be allowed in any
dwelling unit. All dwelling units will be allowed an unrestricted number of
natural gas burning stoves and appliances. "
3. "All owners of land, whether ranch or residence, have obligations under State law
and County regulations with regard to the maintenance of fences and iruigation
ditches, controlling weeds, keeping livestock and pets under control, using
property in accordance with zoning, and other aspects of using and maintaining
property. Residents and landowners are encouraged to learn about these rights
and responsibilities and act as good neighbors and citizens of the County. A good
introductory source for such information is "A Guide to Rural Living & Small
Scale Agriculture" ptrt out by the Colorado State University Extension Office in
Garfield County."
4. "All exterior lighting v,ill be the minimum amount necessaty and all exterior
lighting will be directed inward and downward towards the interior of the
subdivision, except that provisions may be made to allow for sa/bty lighting that
goes beyond the property boundaries."
5. "One (l) dog will be allowed for each residential unit and the dog shall be
required to be confined within the owner's property boundaries."
Note to Applicant: The Sketch Plan comments shall be valid for a period not to exceed one (1)
year from the date of the Planning Commission review (valid until 9/8/05). If a Preliminary
Plan for the proposed subdivision is not presented to the Garfield County Planning Commission
by the date above, the Applicant will have to submit an updated Sketch Plan application to the
Planning Department for review and comparison with the original application.
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BUILDING & PLANNING DEPARTMENT
January 28,2005
Ron Liston
918 Cooper Ave
Glenwood Springs, Colorado 81601
RE: Gilstrap SubdMsion Sketch Plan
Dear Ron,
As you are aware, the Garfield County Planning and Zoning Commission reviewed your sketch plan
on9l8l04 and provided comments in addition to the Staffcomments provided in the Staffmemo you
received which I have summarized for your reference below:
o The creation of a Homeowners Association for management of amenities, weeds and other
community issues or assetso Well water line extensionso Mineral rights. Single, two and multi family use discussiono Road and ditch issues
These items are for your information and do not constitute any outstanding issues connected withthis
proposal.
The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date ofthe
Planning Commission review, 9/8/05. If a Preliminary Plan for the proposed subdivision is not
presented to the Garfield County Planning Commission within this period, you will need to submit an
updated Sketch Plan application to the Planning Department for review and comparison with the
onginal application.
Ifyou have any questions, please do not hesitate to contact me so that I may assist you any way that I
can. I continue to look forward to working with you on this project.
Sincerely,
Hardcastle
108 8th Street, Suile 201, Glenwood Springs, Colorado 81601
(970) 94s-8212 (970) 2Ss-7972 Far: (970) 384-3470
Gaffield County
Senior Planner