HomeMy WebLinkAbout2.0 Staff Report PC 07.09.03l1 o o
PC 07109103
FAJ
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:
APPLICANT / OWNER:
LOCATION:
PRACTICAL LOCATION:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
SURROLINDING ZONING:
Sketch Plan review of a subdivision for Hunt
Exemption Lot 1
John and Janice Cardinale
Section 34, Township 5 South, Range 92 West of the
6th P. M., Garfield County
Silt Mesa area between Silt and Rifle on County Road
259 (Jewel Lane)
Shared Well
ISDS
CR 259 (Jewel Lane) / Pump Canal Road
A/R/RD
A/R/RD
A.
I. PROJECT INFORMATION
Site Description
The subject property contains approximately 14.43 acres and is located in the Silt Mesa area
on County Road 59 (Jewel Lane) approximately one mile north of the intersection with CR
233 between Silt and Rifle. The property has been historically used as irrigated pasture
served by existing ditches. The topography is relatively flat with minimal vegetation other
than cultivated grasses.
Development Proposal
The owners of the property propose to subdivide the 14.43 acre property into two lots: Lot 1
having 6.337 acres and Lot 2 having 8.096 acres.
II. STAFF COMMENTS
A. Comprehensive Plan
The property is located in Study Area 2 just outside of the 2-mile sphere of influence for
both Silt and Rifle. According to the Septic System Constraints map in the Comprehensive
Plan, the property is located in a "High Water Table" area which represents septic system
constraints. Regarding density, this Study Area does not prescribe residential densities as in
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Study Area 1; therefore, densities are regulated by the minimum lot area of the underlying
zoning of 2 acres per dwelling unit in the A/R/RD zone district.
B. Zonine
The property is located in the Agriculture / Residential/ Rural Density (A/R/RD) zone
district which provides that residential dwelling units are a use by right. The proposed lots
comply with the minimum lots size. In addition, the applicants propose "building sites" on
each lot that also comply with setback requirements. The applicant must be aware of the
general dimensional standards requirements as outlined in Section 3.02.01 of the zoning
resolution which includes height limits, lot coverage, setback regulations, etc.
C. Subdivision
The Applicant should be aware of the requirements outlined in Section 4:00 of the Zoning
Resolution for Preliminary Plan. It should be noted, Garfield County does not have a "minor
subdivision" process. All divisions of land, large or small, are required to respond to the
same standards as well as proceed through the same process. This is of particular
importance regarding shared wells and access.
a. Soils/Geoloey
According to the Septic System Constraints map in the Comprehensive Plan, the property is
located in a "High Water Table" area which represents septic system constraints. The
Applicant provided a "Soils and Foundation Investigation" prepared by CTL / Thompson,
INC ("CTL"), fs1 this subdivision. The purpose of the investigation was to evaluate the
subsurface conditions at the site and to provide foundation recommendations for the
proposed buildings. The conclusions provided by CTL include the following:
1) Ground water was found at 3 feet at the time of drilling the borings. As a result, CTL
recornmends no excavation below three feet.
2) Residential structures should be constructed on building pads elevated above the
adjacent ground. The top of the building pad should be at least three feet above the
existing ground surface.
3) Residences can be founded on footings placed on "stabilized" sandy clays clayey
sands.
4) CTL judges potential differential movement of slabs-on-grades supported by densely
compacted structural fillwill be low.
5) Surface drainage should be designed to provide for rapid removal of surface water
away from the residences.
b. Road"/Access
The property is bordered by County Road 259 alorgits west property line and "Pump Canal
Road" along the northern property line. The applicant proposes to provide access to Lot 1
via CR 259 and access to Lot 2 via "Pump Canal Road." Staff is unclear as to the status of
Pump Canal Road and questions the practical ability to pull access from this roadway as it is
not a public county right-of-way. Further, the Applicant has not provided any substantive
detail as to its legal status.
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c. Fire Protection
The property is located in the fufle Fire Protection District. The application did not contain
any information regarding fire protection. As part of preliminary plan review, Staff will
refer the application to the Rifle Fire Protection District for their comments which will be
incorporated into the Staff review.
d. Water
The Applicant proposes to provide potable water to both lots from one shared well which
has been approved by the Division of Water Resources pursuant to well permit number
057695-F. The terms on the permit allow for the provision of water for 2 (two) single-
family residences, irrigation of not more than 24,000 square feet of home gardens and
1awns, and the watering of up to 10 non-corrunercial domestic animals. The well is to be
located on Lot 2 and shared with Lot 1. In addition, the last condition on the well permit
requires that a totalizing flow meter be installed on the well and maintained in good working
order.
As in the proposed subdivision, any well that is to serve more than one property (i.e. shared
well) is considered by Garfield County to be defined as a central water supply system. To
this end, the Applicant is required to respond to Sections 4:9I,9:53-9:55 of the Subdivision
Regulations which require an Applicant to identifu how this system is to be designed by a
Colorado registered engineer and provide details of the shared system to be reviewed during
the preliminary plan review process.
Lastly, the applicant will be required to submit and re0ord a "Well Sharing Agreement"
which discusses the specific responsibilities of each individual owner using the well. It also
discusses the "Well Easement" which is to be shown on the final plat. Examples of this type
of agreement can be obtained from the Building and Planning Department upon request.
In particular, the following requirements shall be addressed in the subdivision regulations:
Section 4:91 requires the applicant to propose a water supply plan, at the same scale as the
Preliminary Plan, whtch provides thefollowing information in graphic and/or writtenform:
A. In all instairces, evidence that a water supply, sfficient in terms o-f quality,
quantitt and dependabilit.v, shall be available to ensure an 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 existing and
proposed water rights;
2. Historic use and estimated yield of claimed water rights;
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 subdivtsion, 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 thefinal plat; and
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oo5. Evidence concerning the potability of the proposed water supply forthe subdivision.
If a central suppbt and distribution s:tstem is to be provided, a general
description of the system, as designed by a Colorado registered engiieer. 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 individual water systems shall be provtded by lot owners, a report
indicating the availabtlity of ample potable ground water at reasonable
depths throughout the subdivision ond the expected quality and long-termyield of such wells, with the written report by a registered profeisional
engineer licensed by the state of colorado, qualified to pedorm such work;
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 appltcant, ,r"ni|
the applicant is not the actual supplier ofwater.
D.
E,
e. Waste sposal
The applicant proposes to handle wastew ater by Individual Sewage Disposal Systems(ISDS) for each lot. As noted earlier, the site has been identified as having septic system
constraints due to a significantly high water table in the area. In particular, ih. applicant is
required to demonstrate suitability for this method of waste disposal given the high water
table in the area and shall provide adequate responses to Section 4:92 of the subdivision
regulation:
4:92 A sanitary sewage disposal plan, at the same scale as the Preliminary plan,
shall provide thefollowing information in graphic and/or writtenformi
D. If no central sewage treatment worl<s is proposed and individual sewage
disposal systems will be utilized, a description of sewage, the dispoial' means, as well as evidence as the result of soil percolation tests and pridrr""
excavations to determine maximum seasonal giound water level and depth to
bedrock shall be provided. In addition:1. Indicated by location on the plat;2. Performed 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 Dtsposal 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 systemi shall be
provided.
State and County regulations require that if ground water is encountered within 8 feet of the
surface, engineered septic systerns are required to be designed by a professional engineer.
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f. Drainage/ Floodplain Issues /Radiation
Depending on a site's topography, drainage can be a significant issue for siting residences
and access points. CTL reported that the drainage that crosses the site is subject to periodic
flash floods and debris / mud flows. They rate the risk from flash flooding and debris / mud
flow as moderate which means that "flash flooding and debris / mud flow on the order of 1
to 2 feet in depth can be expected." They do indicate that appropriately placed contouring /
grading can effectively mitigate or channel the flows around and away from the proposed
residential sites. This will need to be fully explored as part of an extensive drainage study
for on and off site storm water drainage as part of preliminary plan.
In addition, as noted above, the property has substantially high ground water close to the
surface. CTL recommends minimal excavation (2 to 3 feet) elevated building pads (2 feet)
above the 100 year flood elevation.
More specifically, the CTL report recommends the following general precautions be
observed during construction and maintained at all times after residential structures are
completed (see page 9 of the report):
1) Wetting or drying of the open foundation excavation should be avoided;
2) Ground surface should be considerably sloped away from the structures' foundations;
3) Backfill should be moisture conditioned;
4) Use downspouts to carry roof drainage away from structures and foundations; and
5) Careful placement of landscaping to minimize irrigation near the structure where
seepage could damage foundations.
g. Wildlife
No information was provided regarding issues related to the presence of wildlife or potential
impacts thereto. This will be an issue that will need to be addressed as part of the
preliminary plan review. Staff will refer the application to the Division of Wildlife for
comments which will be incorporated into the review.
h. Assessment / Fees
District. In general, the school district collects an impact fee of $200 per lot.
cS Area F As mentioned above, the property is located within
the Traffic Study Area 6 which requires $210 per Average Daily Trip (ADT). In this
case, the proposed subdivision will produce two residential units that produce 9.57
ADT each based on the ITE Manual (6th Edition). ADT generated from the 2 newly
created lots will produce a total of 19.14 ADT. The resulting Traffic Impact Fee is
approximately $1,870.50 per unit.
Recommended Plat Notes/ Covenants
Please be aware, the county requires the Applicant place the following plat notes, at a
minimum, on the final plat and in the protective covenants:
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1. "Colorado is a "Right-to-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. A1l must be
prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on
public roads, livestock on public roads, storage and disposal of manure, and the
application by spraying or otherwise of chemical fertilizers, soil amendlnents,
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 (1) 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. A11 dwelling
units will be allowed an unrestricted number of natural gas burning stoves and
appliances."
3. "All owners of land, whetherranchorresidence, have obligations under State law and
County regulations with regard to the maintenance of fences and irrigation 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" put out by the
Colorado State University Extension Office in Garfield County."
4. "All exterior lighting will be the minimum amount necessary 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 safety lighting that goes beyond the property
boundaries."
5. "One (1) dog will be allowed for each residential unit and the dog shall be required to be
confined within the owner's property boundaries."
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 07109/03). If a Preliminary Plan for the proposed
subdivision is not presented to the Garfield County Planning Commission by 07109103, 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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Subdivision APPlication Page 1 of 9o
GARFIELD COUNry
Building & Planning Department
108 8th Street, Suite 201
Glenwood Springs, Colorado 81601
Telephone: 970.945. 8212 Facsimile:
970.384.3470
o'
ffi,ECEMTED
iAN 3 0 2003
GARTIELD COUNTY
SUiiSING & PLANNING
Subdivision Application Form
GENERAL INFORMATION
(To be completed by the applicant.)
P Subdivision Name:Hunr Ex eff)Fr)o L o T trnL
) Type of Subdivision (check one of the following types);
Sketch Plan ( Preliminary Plan
-
Final Plat
F Name of Property Owner:{ahn P, nM Jnnice.-, CnRotnfr
) Address 344 e. v tSfrL 2'ru ue-Telephone av4-o I +o\
) City 5t)-*state: b Zip code:@-rex,@{1
> an owner):
F Address: TelePhone:
State: Zip Code:
-
FAX
F Name of Engineer:Cr> -Tho {n?tun Fn /t
lephonerESS:ae4 P-IUL re qqS-ffi01C en le?-, 0> Add
) City state: CO Zip code: gttoo\ FPx: qq6:74n
F Address:&tFta State
) Name of Planner:
) Address:Telephone:
ktcky ffrou
) City:State: Zip Gode: FAX:
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GENERAL INFORMATION continued..
F Location of Property: Section 34 Township 5 5*. Rrn 9a i,*:
F Practical Location / Address of Property:AbD asq Ron&
F Current Size of Property to be Subdivided (in acres):[q"q3
F Number of Tracts / Lots Created within the Proposed Subdivision a LoJS
F Propefi Current Land Use Designation:
1
2
Property's Current Zone District:Atv
Comprehensive Plan Map Designation
Proposed Utility Service:
F Proposed Water Source
Z\-ec*R\c-
we (\ [t e,.rt Atln.l,t<&
F Proposed Method of Sewage Disposal:(>eptlc
F Proposed Public Access VIA:o IU€\(]NL c
F Easements:Utility:
Ditch:
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F Total Development Area (fill in the appropriate boxes below):
F Base Fee of $200 paid on
F Plat Review Fee of $50 paid on _
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Vicinitf ft/tap,
Nina's'Exemption' Lots t' & 2
of
Hunt Erem,etisn tlot rt
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l{ o n-T e ch nic al D e s criptio n s
Soil Survey Area: 683 RIFLE AREA, COLORADO, PARTS OF GARFIEL
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Map unit: 3 Arvada loam, 1 to 6 percent slopes
Description Category: SOI
This deep, well-draingd soil is on fans and high terraces. This soil formed in highly
saline alluvium derived from sandstone and shale. The surface layer is strongly
alkaline or very strongly alkaline loam about 3 inches thick. The subsoil is silty clay
loam about 14 inches thick. The substratum is silty clay loam to a depth of 60 inches.
Permeability is very slow, and available water capacity is moderate. Effective rooting
depth is 60 inches or more. Runoff is medium, and the erosion hazard is moder
ate.
Map unit: 40 Kim loam, 3 to 6 percent slopes
Description Category: SOI
This deep, well-drained soil is on alluvial fans and benches.. This soil formed in
alluvium derived from shale and sandstone.-The surface layer is loam about 17 incheS
thick. The underlying material is loam to a depth of 60 inches. Permeability is moder
ate, and available water capacity is high. Effective rooting depth is 60 inches or more.
Runoff is slow, and the erosion hazard is moderate.
Thursday, June 12,2003 Page I of 1
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John P. & Janice ivl. Cardinale
348 E. Vista Drive
silt, co., 91652
876-s669
June 20,2003
Garfield County Building and Planning
Senior Planner
TamaraPregil
DearTamar4
Please let me know if this meets some of the information needed. Thank you.
& Janice M. Cardinale
In response to the leuer date June 5, 2003.
Vicinity Map Attached
Land Use Breakdown
1. Cunently Agricultural shall remain Agricultural. Future Zonrngas Residential.
We shall continue to meet the Assessors requirements to remain Agricultural.
2. Developmentarea of 12,000 sq ft per lot
3. Proposal fo:2 lots. One lot 6+ acres, the other 8+ acres.
4. Proposed for 2 units.
5. Non-residenfial floor space proposed is 1500 sq ft6. One dwelling unit for each stfucture
7. Parking for Two car garage,3 added spaces and parking for one (1) RV per each
lot and each unit the same.
8. A,minirnur of 1200"sq ft per trnit not to e:<seed 2800 sq ftperurit, per lot.
USDA Soil Conservation Report Attached
Impact Statement - No lakes or rivers on this site.
Topography is flat in hay and alfalfa with a very slight slope.
Source of Utilities - Electric at lot line along Jewell I-ane e59 Road)
Propane instead of Natural Gas.
Phone line along Jewell Lane at lot line.
Satellite Dish for television service
NECEI\4ED
JUN 2 0 2003
.ffilE?f,trffic
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}ITINT SI'BDTVISION EXEMPTION
LOTS L,2 and3
LOCATION & ACCESS: The lots are located immediately East of and adjacent to
Counfy Road #259(Jewell Lane) and a little more than a quarter mile North of County
Road #233(Silt Mesa Road). Access will be directty offof County Road #259.
ACREAGE: Each lot contains 14.4 acres more or less, the vast majorif,v of which is
irrigated pasture / hay ground.
IRzuGATION WATER zuGFITS: The water rights are from Silt Water Conservancy
District (SWCD). Lot #1 has 2l acre feet, Lot #2 has 26 acre fee! Lot #3 has 26
acre feet. Buyers will !e responsible to ins,tall a divider bo4 and ditch Qcilities
to irrigate their lot.
WELLS: Well permits along with West Divide Water Conservancy District contracts for
augrnentation are in place for each lot. Lot #1 has a drilled well in place. The sustained
yield based on a four (4) hour pump test was determined to be ffieen(l5) GPM. The well
..does not include a pump.
CONSTRUC IION CONDITIONS: Soil conditions or high ground water may require
engineered septic systerns and building foundations. Site specific percolation tests at the
time of building permit submiual shall determine specific indMdual sewage disposal
system(SDS) needs on the site.
PERMITS: Buyers will be responsible to obtain all government required permits for
construction of driveways and improvements. This could include Federal permits relating
to weflands.
PROTECTIVE COVENANTS: The lots will be subject to the attached protective
covenants.
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PROTECTIVT, COVENANTS FOR LOTS 1, 2 and 3,
HLINT EXEMPTION PLAT
Whereas, Norman H. Hunt and Virginia E. Hunt as the fee owners of Lots l, 2 and
3 as shown on the "Hunt Exemption Plat' filed for record in the Cterk and Recorder's
office of Garfield Countv, Colorado as Rec. No.desire to piace
certain restrictions on the use of said lots for the beirefit of thernsefues and their respective
grantees. successors and assigns in order to maintain the attractiveness, character and value
of said lots.
Therefore, Norman H. and Vfuginia E. Hunt for themsetves and their respective
grantees, succ€ssoni and assigns do hereby declare that all persons who may hereafter
purchase, lease, own or hold any of Lots 1, 2, and 3 of said Hunt Exemption Plat, shall
own and hold said land subject to the following restrictions, covenants. and conditions all
of which shall be deerned to nm with the land and to entre to the benefit of and be binding
upon the owner, its respective grantees, successors and assigns.
1. .I\a\Lq.LS. No more than two (2) dogs wiil be allowed for each residential
unit and the dog(s) shall be required to be confned within the owner's properly borxrdaries,
with enforcement provisions ailowing for the removal of a dog(s) from the area as a final
reme$, in worst cases.
2. FiREPLACES. No open hearth solid-tuel fireplaces will be allowed . One (1)
new solid-fuel burning stove as defined by C.R.S. 25-7-10L, et. seq., and the regulations
promulgated thereunder, will be allowed in zrny dwclling unit. All dwelling units wiil be
allowed an urestricted number of nahual or propane gas burning stoves and appliances.
3. UGfil[\G. All exterior lighting shall be the minimum amount necessary and
shall be directed inward, towards the interior of the subdivision, except that provisions malv
be made to allow for safet-v lighting that goes be-vond the propertv boundaries.
4. MOBI F HOME STRUCTIJRES. Mobile Home type stnrctures are permiued
only as a temporary residence while construction of the permanent dwelling is in process
and so long as a Countv Permit allowing such ternporary occupancy is in effect. The
mobile home structtue must be removed from the lot upon County permit expiration.
5. MINIMUM RESIDENCE SIZE. The minimum iiving area size of the primary
residence shall not be less than 1200 sq. ft. on one floor lwel measured on the outside
walls exclusive of open porches, garages and carports.
6. pARKING OF MOTOR VEHICLES. Parking of Motor Vehicles that are not
in operating condition and currentty licensed shall be in a covered building that shields
them from view by neighbors and those using public roads.
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