HomeMy WebLinkAbout2.0 Staff Report 9.26.07-zt/o 6zSs*-K ' / a"*'z'2"-z'6 €to*- "e<
(z.t Cu t s/€ Z/'**-"&-EL'?5
Exhibits for Public Meeting held 26,2001
[,lel( iaD/'?l"6a4 Z
f c>,l6lzrzcf f/'"-/ "'2o < 11a'3
l*
a
/r o r' 'u1(
f ? a/o -z-,e-&/ 6P -1,:t r4'boo-/f
Garfield Subdivision Re ons of 1984 as amendedA
Garfield Zontn Resolution of 1978' as amendedB
ve Plan of 2000Garfield Cou ComC
atlonAD
Staff MemorandumE
GarCo and , Dated 8-6-2001BRoadofMallJfromakeLetterF
REOUEST
APPLICANT / OWNER
LOCATION
PROPERTY SZE
SITE DATA
WATER
SEWER
ACCESS
EXISTING ZONING
C STVE PLAN
PROPOSED DENSITY
PC 9/26t01
DP
Approximately 2.5 miles south of the City of Rifle and
within the Grass Mesa Ranch Subdivision.
Parcel 2A (Daniels) - 39.93 acres
Parcel 2 (Hasenberg) - 39.89 acres
Total = 79.82 acres
7 Single Family Residential Lots
Central Water System - Well
ISDS
Quick Silver Way (private road), access to County
Road 319
ARRD (Agricultural/Residential/Rural Density)
Subdivision (Grass Mesa Ranch)
PROJECT INFORMATION AND STAFF COMMENTS
Sketch Plan: Daniels / Hasenberg
Jody Daniels and Gregory Hasenberg
11.4 Acres / Dwelling Unit (No ADU's)
5.7 Acres / Dwelling Unit (With ADU's)
'il
\n'
l\HA
City of Rille
X
X
x
x
X
"l>
i
I
:
l
x
1
X
x
ji
I
X
x
TiJS x
I
:
'/"
2t:
X
3!
x
rx
x
Hasenberg Parcel
x
x
OE
ffi
8iB1
trF!
x
**l
T
x
xx
1
Daniels / Hasenberg - Sketch Plan
Location Map
500 1,000 2.000 Feet
Location and Zoning Map - "X" marks oil/gas well permit area
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: September 26, 2007
+N
S
2
Ew
City ol Rifle
1{
1
\.,
-.
Daniels Parcel
Subject Parcels
I
a-n
-. ::1
1
i Hasenberg Parcel
3'i
LAd
l=t*l
&$Iw
Daniels / Hasenberg - Sketch Plan
Hazards Map
0 385 770
N+
s
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: September 26, 2OO7
J
1,540 Feet
\ry E
t-
i.
;j!
a,.i
I
I.Ii
,l
I
Z
Dt"ii
r! a6r i
Sisit:ET}:
ti;:l
"- ir'"'-' -
I
i
6:
.,',1
l
lr
I -,-,.:.-
' ,,
|i..11
"i
,\
..t .,
T
I,
I
::,
i1.
l )':,
i ?':
:e
!4
.1 II
d
i{
:a:D
lf)>
ir
iC
i"n
(j;
C{
LJ
li l
.a*
LJtil
-t-
{,,
*.]
i.-r,i
7
'ar-
l-':
L_i
-i--
L_
t,t
Li.!
:t
d
a:
L
z
o
z
F
z
g
I,ar
iiI
1-ijq
r? li
).
!
i
-*
i!j
3E
. tta
):
:
g
cr:lurF
t.ndd
1li.'7dti:,i
f-8a*s
;C
Proposed Sketch Plan
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: September 26, 2007
4
, City of Rifle
LirF :.'_ n- art 2fj: ::i:
\
Rt6ffi
i ,:.
Daniels / Hasenberg - Sketch Plan
n 265 530 .l .0ff0 Feet
S
Acrial Photo o1'SLrb.icct Parccls
Daniels / Hase nberg Suhdivision - Skctclr Plan
Planninc Cottttrtission: Scptcrllbcr 26. 2()07
\\'E
I. GBNERAL PROJECT INFORMATISN-
TheApplicantSareproposingto,ubdi,ffia3q93acreparcelanda39.89acreparcel(totalof
lg.gzacres) inro T ririr"-fuirily residential lots which all have access to County Road 319 via
internal and private streets. The property is located approximately 2'5 miles south of the City of
Rifle in Gras Mesa Ranch. The Applicant propos", io hur. potable wate,r provided by a central
distribution system suppried by welrs and the use of individuar sewage disposal systems (ISDS)
for waste disPosal.
The subiect property is currently comprised of two parcels (3g'93 acres owned by Jody Daniels'
and; 39.89 acres owned by Greg Hasenberg)'
The subject properties are located in the ARRD zone district which has a minimum lot size of 2
acres. In addition, the subject properties are located in the Gras Mesa Ranch Subdivision which
requires a minimum of a 10 acie lot size. Below is an excerpt from the Covenants for Grass Mesa
Ranch Subdivision:
t5' Si:-Hl3-tt-$tt. lio Lct Ytthtn tlre prap*rtits *hall bt *ubdtvldd
{nt* rissl^}oi tntr unrll Dcctraront hee eold ertrl convcyrd rlrt.v {60} Lotr!
or unl11.trnurry l, ir00, rhl"ch*t'*r ehalI ftrr*t 6ccur, rhartupaa auy Lot
ary hc a*bdfvidld r.lpon nbra$nlug aIl neeene*ry Uounty and oEher
g,{rv*rn11a-31tel epprotal of er.}ch eubdlvl.slon prould*d eh*t no rtlultlng Lot
*"h"11 tre lesa than t*n --t,l'S-) scrts ln slre'
There is currently one dwelling unit located on the property owned by_Hasenberg (39'89 acres)'
The Applicant is proposing to have one dwelling urit per lot to establish a total of 7 dwelling
units. In addition, the Applicant is proposing to allow one Accessory Dwelling Unit per lot'
providing for a maximurrrtotal of 14 dweliing units for the entire subdivision'
There are some moderate slopes on the property, but none to the severity that they show up on the-
County Slope HazardMap. How"r.r, u, ii iAentified in the Hazards Map on Page 3 of this Staff
Report, there are areas in the north and west portions of the proposed development area which
upp"ur-u, .,Major HazardAreas". The "MajotHazatd Area" is described as:
KeYwords
Theme: geology, hazard, mudflow' fan' subsidence' evaporite' siope
Place: Garfield CountY, Colorado, CO
Description
lafustra*t
Major Geologic Hazards, Garfield Counrty, CO
Wxrp***
AunionofallmajorgeologichazardsextractedfromthelgTSge0logic
study by Lincoln DeVore Laboralories' This layer was used in the
establishment of comprehensive Plan maps beginning in 1994'
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: September 26' 2007
6
The subject parcels are in an arca considered to be
of "low" fire danger (see map at right).
II. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject parcels are located within Study Area 2 of the Comprehensive Plan and designated as
"Subdivision". The proposed housing density is 5.7 dwelling units per acre with the inclusion of
Accessory Dwelling Units. Without Accessory Dwelling Units, the project is anticipated to have a
density of 1 1.4 units per acre.
Staff has identified several goals and objectives within the comprehensive plan which are relevant
to this proposal:
2.0 HOUSING GOALS
To provide all types of housing that ensures current and .future residents equitable housing
opportunities which are designed to provide safe, fficient residential structures that are
compatible with and that protect the natural environment.
It is Staff s opinion that due to , visibility, and fire danger that density which is
inconsistent with the C Plan is inappropriate for this area.
2.0 HOUSING OBJECTIVES
Residential development should respect the natural characteristics of a particular
site, including topography, vegetation, water .features, geology and visual
relationships with surrounding land uses and view sheds.
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: Seprember 26, 2001
7
2.5
7,0 WATER AND SEWER SERVICES POLICIES
7.1 All development proposals in rural areas without existing central water and / or
sewesyitr*, will be required to show that legal, adequate, dependable and
environmentally sound water ancl sewage disposal facilities can be provided before
proiect apProval.
7.3 The County will require developers proposing /SDS to provide data that
demonstrates to the County that the proposed site can accommodate these systems
prior to project aPProval.
The Applicant shall satisfy these requirements prior to Preliminary Plan.
8.0 NATURAL ENVIRONMENT
Goals
Garfield County will encourage a land use pattern that recognizes the environmental
,rniitirity of the land, does not overburden the physical capacity of the land, and is
in the best interests of the health, safety, and welfare of Garfield County'
POLICIES
8.7 Garfield County will require development on lands having moderate or minor
environmental constraints to mitigate physical problents such as minor rock falls, 17
to 24 percent slopes, minor mudflows, potential subsidence, high water tables, slow
percolation, radioactive soils and/or corrosive and expansive soils.
The Applicant shall submit a geotechnical study addressing the slopes and soil conditions on
the property prior to Preliminary Plan
IIL APPLICABLE ZONING REGULATIONS
The following is an analysis of the proposed development with the required zoning regulations of
the ARRD zone district.
A. Proposed Uses in ARRD Zone District
The Applicant proposes to construct 6 new single family residential units (1 single family
residential unit cumently exists on proposed Lot 3) within the combined 79.82 acres. This
use is a "l;se by Right" within the ARRD zone district. ln addition, the Applicant is
proposing to allow each lot to develop one Accessory Dwelling Unit. An Accessory
bwelling Unit requires a Special Use Permit within the ARRD zone district.
B. Common Dimensional Requirements in the ARRD zone district
1. Minimum Lot Size of 2 Acres
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: September 26, 2007
8
2. Maximum Lot Coverase: Fifteen percent (157o)
3. Minimum Setback:
o Front yard: Twenty-five (25) feet from front lot line;
o Rear yard: Twenty-five (25) feet from rear lot line;
o Side yard: Ten (10) feet from side lot line.
4. Maximum Heieht of Buildings: Twenty-five (25) feet
Iv. REFERRAL AGENCIES
Staff referred the application to the following State agencies and / or County Departments for
their review and comment. Comments received are briefly mentioned below or are more
comprehensively incorporated within the appropriate section of this memorandum.
A. Rifle Fire Protection District
B. County Road and Bridge Department
No Comments Received
(See Exhibit F)
V. APPLICABLE SUBDIVISION REGULATIONS
The following section addresses common subdivision components that will need to be addressed
as part of any Preliminary Plan and Final Plat submittal to the County.
A. Water / Water Oualitv / Irrigation Water
The Applicant is proposing a shared water distribution system to presumably be maintained by
the Home Owners Association (HOA). There is one existing well on the Hasenberg parcel
which is legally able ro serve up to 3 dwelling units (well permit number 216160). Additional
water rupply will need to be identified and permits obtained prior to Preliminary Plan
demonstrating that adequate and legal water supply is available for the entire proposed
development. In addition, a water distribution plan including a financing mechanism, utility
plan, well sharing agreement and water quality tests must be completed prior to preliminary
pt*. fn addition, iflhe Applicants anticipate developing Accessory Dwelling Units for each
parcel, then adequate and legal water must be obtained for these units. Currently, the Applicants
irave provided the followingletter from Christina F. Sloan of the Noone Law Firm summarizing
the plan to obtain legal and adequate water for the property owned by Jody Daniels:
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: September 26. 2OO1
9
Cwersliyr a \ryell w&$ driltsd et l.ot 3 in lg$g f-Dmiels $datl No. l-)" The rnuriroringwell prrrnit ardEr whiutr the well tvan drillad hns sxpiM, e copy of whidr is sunclmrt" &*a werbtain e*snmtt forappruxiraatrdyfuurecre-fuff f.uff of uugmcn*atia* waterfrwn the WestDividc ltramrCourserwa*y Disuict flYl{DwCsl, urc will ,epfy fu* gurcratr pupr wull
Ptrmit to filI *nd refill e* rymed Dsulslc pod, replace p*"* er.piUonr; i*ig"* op t*3*S0s $qufrre fmt uf xarrm *ud s$rdsq smm fim p*oki* purpore$" wag up tu srsrr domeutie
anim*l.s' and provi& dnmestic in-&mrss y{er f*i*p m four lrcuso. t-Uu*ut*i5 ttrdgn, *rl*
Surpse rrcfl wifi serv* only the dwelling *ar fo*y intends m hli.ld frrriimsulf. Ouceth* suMivisiolr is aprrcd, and ths four lm U*w Ucor orlamd. um will ,A* rpgfy for an*fiara$ $rotl Scrndt fw each sf &B oihur &neo lox, xrhidr pw,mits will sllsw fsn ,t"*estic in-
houxe unc'wrly. The filt and rditt af th* psnd" ee irrigntioa, tfte fir* potminu, wrd rk domu*tic
Ytq-t wetcrins will alar*5rs he fi&en *om naai*s Xr* NCI" t. Wc also inra136 m filo on*pphwitm f,rx surriu. eordirisrral" Undwgrorud lYnrer Righm rhis srrrnmer * p*o, U*Dnuiels Wdl No. I inm de futurc"
Frior m memting wit}r nrs nbmrr eeeuring webef, fur the subdivlsion, Jud3r applied for a
TllXHfireS augntumthau txlsMl't fiur two a.f, f& irrig*riam sf lo,s00 squffi fui af iawu md
sgrd*a, dsrsnst*e in-hnuse us* far orshorxu; firu pitwtfon; *uprrenutio* of rwporation; *nd
watCIring uf trrc domestic nnimaln. [ &nvu enstffid s wp] sf his tlfigl&el W*WCD Ce&tra*{#s?03t5$${a) fur yutlr files, He h*s siner qff}$ted *n irr*r*oeoits &e mntra* psr the
itfiussrrctisn disnexs€d abave. The arrredr&ffit t&u*t be apprevd by WIIWCD"s B.,ard sfDiructnr*, s,p I da rmt antieipatn re*eiving &e effi.efla$cd n&rAru*nt for *pprrcximately ore rnryrrti:-I witrltarngrd e sspy CIf tlr*arnendsd csnrec{ rr} you *$ $ffin m I rm able"-
Section 4:91 of the Subdivision Regulations requires that a water suppll, plan, at the same
scale as the Preliminary Plan, shall provide the following information in graphic and/or
written.form:
A. In all instances, evidence that a water supply, sfficient in terms of quality, quantity and
dependability, shall be available to ensure an adequate suppllt 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 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 supplt .for the
subdivision.
B. If a central supply ctnd distribution system is to be provided, a general description of the
system, as designed by a Colorado registered engineer. In addition:
l. Nature of the legal entity which will own and operate the water system; and
Daniels / Hasenberg Subdivision - Sketch plan l0
Planning Commission: September 26, 2007
2. Proposed method of financing the water system.
D. If individual water systems shall be provided by lot owners, a report indicating the
availability of ample potable ground water at reasonable depths throughout 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, qualffied to perform
such work; and
E. 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 supplier
of water.
Section 9:51 requires 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 fire protection requirements in
accordance with recognized and customat! engineering standards.
9:52 Individual wells may be used as the water supply, provided the applicant has submitted
the required documentation to the appropriate water court, and the Colorado Division of
Water Resources will approve well drilling permits for all lots within the development.
B. Waste Disposal
The Applicant is proposing to use individual sewage disposal systems (ISDS) for each dwelling
unit in the development. Staff understands that the curent dwelling unit on proposed Lot 3 is
culrently served by ISDS. A detailed soils report shall be submitted prior to preliminary plan.
At this point, the Applicant has submitted the following information pertaining to the soils on
the subject property:
Daniels / Hasenberg Subdivision - Sketch Plan
Planning Commission: September 26, 20A7
ll
45-hlorvai-T'ridell c*mgrlex, 6 to 2$ pere:*nn sl*p*s_
Thege r**der,tteiv slop:rng t* hiliv soils are lrn e.Jlu\.iiil fans a:rd sides *i'*lesas Elevairon
range$ fiorvr $.501I tt: 8.{}tXl fbst J'ir* suiis {brnrerl in reworkrd aliuviuir tjerived {iom
Lrasall and sa,nd:it*ne 'I'he av*rnge annual pr*cipit*ti*n is abour lS inches^ the average
irnnualriirterrifier&ure is ahslut 4,4 ciegrees F" arrriths a,.,*ra{x* fir*st-fre* pericid is ahaut }Oti
days
6T* Trrni*rtthemf.s-H.ock * xl t r:ro Jr r*rm pX*x" s6 ef; p.
This broadlv deflned urnit *onsi*ts *i exp*s*d sanc{sti:ne anri shale b*clrock and st*nv eiits
tlrat are sh*.llt:x tc rnod*ralelv ilerF *ver scnrlstolru ,ilnrj shal* anr.l st*ny h*salric alluviurn.
Areas #f this e.ornpiex oc*ur ihraughoirt thr "slrr\.*v arc& The s*il"c ancl cutcraps are
in*dera{elrr sr*ep ti} ver'\I $tr*p Slop:* ranges licm 1i l* ?{} perstsnt.
s* * Y*tre silt tosnx, 3 ru 6 percrnt siry*es. Ttris de*p, rveli drarned, gently sioping soitr is
ofi mss&s, terr&ces, and alh"lvial fans. filevation ranr:ss {ion: 5.00iJ to 7,f*0 lbet "this soil
formed in calc*ret:*s reilinrr rnaterial T"he avurase annual precipitalir;n is *h*ut i4 inrhes-
the arnerage annual air temp*rature is ai:out 48 degrees F. and the average frost-{}ee periori
is ah*ct 130 riar.s.
I
Figure 3. Approximate area ol Pnrposed Developmenr olaced over a lJ^S.l.l.A * S.C.S. strils map.
Section 4:92 requires that if no central sewage treatment works is proposecl and
individual sewage disposal systems will be utiliz.ed, a description oJ'the sewage, the
disposal means, as well as evidence as the resuh of soil percolation rcsls 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;
ii. Performed and signed by a registered professional engineer licensed by the
State of Colorado;
Daniels / Hasenber_r Subdivision - Sketch Plan
Planning Commission: September 26, 2007
12
iii. 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
2. If individual sewage disposal systems are to be utiliz.ed, a proposed management
plan for the operation and maintenance of on-site systems shall be provided-
C. Roads / Access
The Applicants are proposing private internal roads to access the internal parcels. The nearest
County roads are CR 352 and CR 319, both of which are approximately 2 miles away and
accessed via a network of private streets developed within the Grass Mesa Ranch Subdivision.
As the internal road is proposed to serve five dwelling units, in accordance with Section 9.35,
the road shall be designated to the Semi Primitive standard which requires a 40' ROW, 8' lanes,
2' shoulder, 4' ditch width, 57o shoulder slope, 50' minimum radius, 1O7o maxrmum grade, and
engineered stabilization and drainage. Private access easements which serve only one property
are considered driveways.
The private streets proposed within this development are essentially of a "dead end" character
as described in Section 9:33 of the Subdivision Regulations of 1984. As the access roads are
over 600' in length and offer no secondary access, Staff suggests that the Applicant redesign the
street network to abide by Section 9:33 of the Subdivision Regulations. The roads planned
within the development will need to meet the requirements set forth in Section 9:33 prior to
Preliminary Plan. Section 9:33 states:
9:,1-1 {'ul-r}e-racs and tlea,J eld streets .mar. l;e tlesiglred uncler the follou,ine
clltulns{{Blces
Cul-tle-sacs tnav be prrnritterl provided the--v are ltr-It n1ol'e dran six lirurcheri
tbet {6ttt}'} rn lengtil and hare a nunalound mdiur of irot lers fhiln forlyfir.e
fbet 145'itrom the ceurel of drE cul-ile-sac ro rad erlge arrrl fiftl.fbot {50')
right-of-wa.v fclr reside*tial derelopment and trot less thal ier;erq -tjve foot
i75't right-of-li'a1' fbr crrnurrerciali'industrial cleuelcrpment rr.'here tractclr
trailer tnrcks u,il.l enter the properry cr b1. i:rovitliug a T-shaped tumnrountl
lr,itir a nriuiul.un hurdug radius *f fifo'teet titl') for resideutial der-elopuent
atd sevenn'-firc feet 115.1 lbr ci-rruruerciallindrntrial der,el*pment l..,here
fi'actor trailer hrickr g'ill enta: the pr*pe:11,. The Board tlm)J i-rpptul,e louoer
cul-de-sacs ibr topograpirical reascns and it catr he pl'oi.erl tirat fire protection
and enrerEelc] eses: anci acce;s is pr*r.ided ar a ]lafi of the loilger desi-ni:
anrl
Dearl ead streetr shall tre discoruaged. exceirt in cases r+.here the dead eutl is
mefrrrt to be temporarr:, r,ith the intent to extenrl ot'corrlecl the right-of-rray
ir: the flrtrue. If ii rlead errrl *treel is aplxor:ed. room far plorve{l sr}on storage
sliall tie inchrded b1'prcviciiug a T-shapecl nurrarorurcl rvith a ruiuiuu*l
htmurg radius cf fitry, feet {i0'l for r"esirlential development ancl sel.eun'-fir-e
feet i75't ftrt'conunetcialr'rudustrial der:eloprnent rrhere tractor tr"ailer nuck:
u,ill elter'the prollerq?.'. A tlearl euri ltleet being ciil-ferent fiom a cnl-rle-;ac iu
that a clead end street l:as rtr.r penllarleilt tunmound at the end of the street.
Garfield County Road and Bridge recommends (See Exhibit F) that if the subdivision is
approved then the new subdivision should be placed on the driveway access exemption tist. In
Daniels / Hasenberg Subdivision - Sketch Plan 13
Planning Commission: September 26, 2OO7
,l
B.
addition, the Road and Bridge department indicated that "the increase in traffic flow generated
by this subdivision would have minor impacts on the traffic load on both roads (CR 352 and CR
379)."
In addition, the Applicant shall respond to the following Section:
4:9't lfft'-slte rtad uupircr-< -qhai1 L:r evahrar+cl irrr *rbcli."'isior:s tlrrough rourpletroo of a
traf{ic snnll idettrf"ing tbt i tiutue of tratlf c geffrat<d fior11 the dereloprn:ut. base6
on Trrl: G:neratisil Rate caicularroas utili:urg th: flrs;r rurreut Iu;rrnrte of rraffrc
Ensureeg. Trrp {ienerarrou '\'lamral- rs :st*biish al Ar':rnge Dar13. Traffi,: {ADT)
Th* road rmpact tie !:rali tre eslatrlirhed ag a re*ulr *f *rr*lng rhe apphcal:l: datir
identified ur tire R.oad Impract Fee ,laicnlado' ll:ortrr sbeer locatecl in Appendrx A.
Fif,w percent (:(!c.oi cf tire rr'lad ilupa.r fe:: rirall tr: iolh*e<l at rhe Firral plar tr a
subdii:si$I. if rirr alfectrd {'orur*'ro"rd pr*j*c: is scl:eduied tr stzut t irhl fi-r,r ue"rrs
ir: a Capital hr4xoi-erneots Platr adopteci b1- the Bgsld oiCrrunq., C onulirtronerr. Al1
other loa<l r:npart fees uill be cnllecr*d at fhe is:r:a*ce of a Lrurlciure Demit
"4.nt roircl iurpact fees tolleirrd r,,;ill be put intr:i a sepft-atr int:rest l;ea1lrg &c.Llu.r1t:-r1
the ('orurrr.Trensurer'l office. ilrr *ach road rhat:urpart ters are .l*ll*i:red. A1l ibes
firlltcted arrd rnttrt$t ,ticrtlred :Itr*t be rprrlt or capl[&l irnpr*i.flneilrr to tirr t1r*ritir
road frrrl",,hrrh th+ tee: r.r,ere collrcred rr.itb:u rll'in1-.. fl(r r.ear+ c,f th: clare rirar th*
t'ee i.r *-stablished. ldtl rapital expeudinue: !.nu:bt Lre colsriter:r uitlr the capual
impro,"'emeurs pl*r: tired at n trar:s ibr :irabkilurg the fee. If ;lftrr trr:etrt]" i.l* i 1.s31"1.
the iers crlhcred ha';e nst treer: spent l: al'L-ordmlce n'rth rhe caprtal ulprni-:rrert;
pl*n r';*d to ;stal:lish tbe far, all lbes r,lil1 br renrrued ro the la:rd onler of tbr
properqr'as*sse$ "rr: inpart f,ee. u*irh urrrrcs! aclnrrrl.
To tlrt :steld dr* Couffr- Lar exper:ilerl firuds roflrrstent lf irh a caprtal uuproi-eru.l11s
plen for a pirrticular road atti a propertl: ur".ner ha; uc,r paid n roild irlperr fre ai
rerluired f,or a br:rld:nv 1::nmt u'iii,:h est*hlighet ark!.lrronal Anr. thl tnpuct tee drall
becollectatthetrnreahuildiugpejllllriii;suedrsrecoupth::xp,:nditrur. fur1-fbei
,:r,llecled afi*r thr compietiel rrf u rcis:rrrt-r<ri aracl project- u.ilL Lr: rr:fited trr th;
aLrproprlate Prcltr:t zurdr'''l1l be rtsecl to rcirnlrurie thr {'trnr]*'for tlr: fiurrL adixmerl
!* cornplet': thr proj*lr.
The flaunt]'ura1.'ubf foitd impact f:g for a rp::ifir rga$ i1rpr6i 11*ll identiireri ar a
rrltrcal llariiin' n'rth a high prioriry' for he*ltii aurl s;if:rr. l?asori r.rr a faprrll
Irryrrrr,..enr*nt+ Plan adoFte$ br the Board of corrnn, f u:nurrir!1ouer!, u: n$i-ar:ce ot
the cr:rnrpietrnn of the ertrrr road ir:rpro'i'errflrt lxo-1er:t auv such l:rr of fiurds murt
be ronsrstlrn u,rtl: the bar:s f{rr the ernpart fee. If. after the ure of roatl imp*cl fber
frrr a csltical taciiin road iurpro'--ea:er:t. rhe {ourrn. t}ii", to ctn-rplete the rurire
proltct rdentrlied m t$e rapital unpror:eneatl plan r",.irhin the rr'..e*t,, 1!0 ) -,.earprsod
of rulleclr+u. the prrsporoo*aatrr.sh*re. '*.ltl.r:lrtfl-est. wil.l'b: returu*1.:i tr-. &: otneLrrf
the prop+rr,' 1sfo1rct tla chr lfl]patt fe* bared an the arnral atroulr cfd:r rxpendiftrrer
rmcle an a pnrlrcul*r lrlad et'item,
Ao a parr of the capiml L:rprovenu:.ts Pia.n. the Bgarrt 11}a-n derer:run: thar cereaxl
portior:r ofthe road imprcn'etre:rts to a rofld are criticnl to cornpl:re- befos there nreau' addrtiorel traf,tic g:aeratu:g u..,:s adcled to fh: :oad_ If a develol:ru:tr ii
pro}orf,{i 't-'efirre rhe couo$ har srhrdul:d tc, nxke the necelsan. llnproi-:mffrte
ielentiiied in rhe caprrcl huproiem:nrs Plau- t]:e de-;rlcper ma]. be allor",.iri ro 1 ar. dr*
r*tsl cosr of rhe se*d*d in:pro';earraf., Fffor tr ile {i*nflr.-'s rhedrrl:, Th* c*uun'
rti11 reillburse tl:* prrrtron sf ihe t-r,Et tirat excerci: rhe agroturi thar l.srrft Lr:
applicalrle t'or ma'c i:lpart fer;. phu inr.reat- Lrr- rhe trrut tbar tL^r projtr irad
oli erna l.l\' {:'eeu rtl,reduleC ro ire r*arplet: tl.
If rhe Bsard of ccunn' [oturx:;;lsuer; ]ra,-.e nof esrabrisrrd a bal* road cosr p.r
ADT lbr thr ar*r in qu*sti,:rr. the apphcaot'"llll nc,t Lrr olriigarrcl tr, proridr a::
;:nallsir of tire sft:cit* rsacl igrpactr.
Daniels / Hasenberg Subdivision - Sketch plan
Planning Commission: September 26, ZOOT
14
D. Fire Protection
The property is located in the Rifle Fire Protection District. As such the Appticant shall be
required to address the following sections of the subdivision regulations in the Preliminary Plan
application:
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 fireentrapment.
9:72 Were a central water q)stem has fire hydrants, all fire hydrants shall meet the
specifications for the appropriate fire protection agency, particularly with regard to thread
size on the fire hydrants.
9:73 Were there is no central water system available, a centrally located fire protection
storage tank shall be designed to meet the fire protection needs of the subdivision and be
approved by the appropriatefire district.
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
The property slopes in a moderate manner from the south to north with more severe slopes to
the west and north. Due to the slope of the property, it does not appear that drainage will be a
significant issue during subdivision design, although erosion and slope stabilization will need tobe taking into consideration. The Applicant will be required to address the following at
Preliminary Plan:
4 : 80 S U P P LEM ENTAL IN F O RMATI ON : D RAI N AGE p t-4N
A drainage plan, at the same scale as the Preliminary plan and prepared b1, an engineer
registered in the State of Colorado, shall depict the following information in graphic and/or
writtenform:
A. Existing water courses and lakes;
B. Limits of tributary areas, where practical;
C. Computations of expected tributary flows; and
D. Design of drainage facilities to prevent storm waters in excess of historic run-off
from entering, damaging or being carried by existing drainage facilities, anl to
prevent major damage or.flooding of residences in a one hundred (100) year storm,
showing:
l. Area subject to inundation; and
2. Location and size of proposed culverts, 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.
Daniels / Hasenberg Subdivision - Sketch plan
Planning Commission: September 26, 2007
15
9"42 Au drainage facilities shall be designed based on a twent),-five (25) year Jrequency
9:43 where new developmefis create run-off in excess oJ' historic site revers, trte use ofdetent.ion ditches and ponds *ry-iu r"quirid rc retain up b a one hundred (r00) year
9:44 All culverts shart be designed such that the exposed encrs are protected b1, encasementin concrete or extendea o *iiri*;;-; rnr1 .ryr.i [i;iil.ro rhe driving surJace on eachside' culverts' drainage yir.es ond b,riig.rs ,nitt u, a"rigi"a ancr consrruit"a n accordancewith AASH) ,rro**rri.oiionsfor o,r-rt-zo live load.
F. Floodplain
There are no known live watercourses on this property. As such there are no floodplain issueswhich are known at this point' Th";;r a naturrr drainage which runs soutl io nortr, through the;ffi"J;i"ili,xif,fii,.ff;',|:i#:1fr:|il;l#ir, i,i^,"nding that this is onry becomes
G. Wildtife
The Applicant will need to respond to Section 4:70 asoutlined below:'1:7*
fr$f.HthrrA.&To*\Lq.rros: GEoLocy.sonl.lrE&ErATrCI];AliD
Ini$nuatiofi on the follor"'*rg chai.tcreristlcs of trre area prLrp{}red for subcrir.lsrq$shall be rhn*'tr -sr*Fl,,r'all' and,'.r h-"'reFo*r. .n ult., i:, irpprcpriate. firr a ccr*rprered*scrir:tles of ex:lti*g cc:telerr".rlrs. *af *r_ff *af,*i.,D 11 it'ttili - Descriptron of '*'iicllife lrabrrarr*n- ruciudurg Lrrg g.lr*e ra'qes traserl*, rhr mappirg pracricer *i ,rr. cir._r"Jli;rrur*r, of llrrldhi:.
H.
The
Soils / Geoloey
Applicants have included the below information regarding soils located on the proper-tiesAdetailed soils study shall be submitted prior to preliminary pl an
Lil)
3, ipproxhnare aroa rftlroFased DewicpnEnt placrd ovcr a Ii".S^D.A - S.C,S. soils nrap.
Flgure
Daniels./ Hasenberg Suhdivision _ Skerch plan
rrannrng Commission: Septemher 26, 2O0:l6
4$-Murvnl-?'rid*t[ **mplsx. d t* XS per(e&t xlnpes.
These rnoder*rel3'sloping {u hill'sr"riis are ofl s.lluviaJ fans and sides *f.mesas Erevation;:::;,Jili_:J_4,:. yi{:_,_X_, r,he s*irs sr;,;ed i* ,**o,r,*J_ii."i,,, derived fi"orn
ilIx, ii J, ** r*o*, u,* ; u n r,o u i
-#T-#trT
ffi i?1T lX-;, 1?:;,IJJ_ ffi.,'**if
';i6?* ?orri0ntfhenfs_Rnck n rrtcr*gr rnrmplex. $ieeF.
This braadly defrnerJ unit consists of exp*s*d sandstone aner shatre hedrexk and stony oirsthat are shall*w
'n *otl*tat*li' Jesp over s*ndst$ne and shale ane! sronr,hasaltic alluviu*rAreas of this co*rpie.n .r**u, rtr,r*gi,*ut ri,. ;;;;. ;; ",h; ffi; Iio our*noo* *r*sroderaraiv sreep r* ve!..\,sre{:rr. ,$t"6;;;_;,r*,,il l!r,,, 70 percem.
68 * vnie rilt lt*m' 3 lu 6 prrernt slopes. This d**p,.r.uell drar.ned- gently sloping soil ison
'nlesa'' te*ace.' and alluvial fans. hieiatl"-'l-*-! {rom 5-i}(]0 m }.:otifeet. Tlris soiribrmed iu calcareaus e*lisn *-t-*-r 1;;";&; "l-y, p,ecipitaiiou'x *nou, r,1 i*ches,ill##iillufili-' oi' r*n'p*,uture io airour rt;-d F. and rhe a!.erase {iost-rree period
frifflHililn"' also address the following section in rhe Subdivision Regularions for
4:70 SUppLEMENTAL INF,RMATT,N: GEoLoGv & sorLs
Information on the 'following characteristics of the area proposed .for subdivision shall be'*?I;;',x#;r::l,,rl{0,{r?i,;:,:,,;;;;,,;;;;Ji"";'
^",0},,,iioi,70, i' ,o*)u,, description of
A. Geology _ Description and/or illustration by a registered pro.fessional engineer licensedbv the state 3f iororado of bedrock tii"t"ir-"'"nd. the ir*jirrpty of overrayingunconsoridated marcriars in sufficiert antoti-"i 'indi.clte
,r; ;r;;;tiar deveropmentproblems resultingfro' g'o,nd*oter, subsidence, instability iniooi'u*rorations and,rs,expansive soils, drainage patterns, structurar bea,ing stength, or the rike;
I Vegetation
The Applicant shall provide a weed management pran to be approved by the county vegetationManager with the lilrlpnarv pi"' .ppri"ition as ,r"ri uJ p.ouide a revegeration security priorto final plal to ensure tr,ar uny'r.qril.'a ..u.g"*i"r l, *tabrished for improvements made in#;:,t;l:'* The Applitun'
'i'url-also aidress the rouo*ing secrion in rhe Subdivision
#,1:D:IYP;LEMENTAL INFORMATION: GEOLOGY, S,IL, VEGETATI,N AND
vegetation ' Map and cflcrirti-on of plant associations fo-uowing practices oJ.the soirt:;::'::!';"service and inciuding
-i i,,,,rp,;;;;;;;;prcd mateiiai, oniii" tocation of
J.
Daniels./ Hasenberg Subdivision _ Sketch plan
Planning Commission: September Ze. ZOOI
'17
K. Mineral Estate
It ts unclear if the property's mineral estate has been severed and is owned or leased to another
fi.ll1tff;,'5,15#:J;Tlfl*ff* a prat note on tne rinar prat stating the rorrowing: ..rherurvinraci"'i.,,'r,*"0';;';.'i;ir:XJHtT'J.rrffi,,ilffii#,tyrilfi#il:,Hf
resource extraction on the property by the -in..ur .rt#o"*r".(r) or lessee(s).,,
L. Easements
The prope.ty has two l<nown existing easements and the deveropment proposes a number ofadditional easements',lj i tJJJ'."!ri."*.rr, utt-"u."ri.r,, of record ir,uit u. shown on thefinal plat. The properties are currertty
"r.u-bered by the forowing easements:
1. Current 30, wide pipe Iine easen
and 3. 'vauw ,,rPtr rure easement running along the east side of the proposed Lots 22
ff#Hffi;,ilS.t t^tment granted to colorado ure Erecrric for access ro erectric3'
;:::::at;ccess easemenrs of unknown widths ro provide vehicurar access to Lots 1,4,
M. Assessment / Fees
a. School / Land Dedication
ffii:',1t'fl,1::,li:T:;:Tgs;i15i;ifiH:1ff,i11"I3# requires a deve,oper to pay a
b.Traffic Impact Fee
a. Available Water Supply
*:,1[']:'#il1'1, -fi1#,:TI:il:J;ff ffi j: - an adeq u are an d r e gar water s uppr y
!: Internal Road Network
The internal roads must comply with Section g.33 of the subdivision Regulations. The
,'l,l:111'
private
'ouo ,"t*t.f,;r ;;;por"d are dead-lrJ ,,r"",s and each over 600, in
N
o.
Please be a
protective covenants
ware, the County req urres the Appricant prace the folrowing prat notes on the finarplat and in
Daniels / Hasenberg Suhdivision _ Skerch planPIanning Commis*sion: Seprember 26 ,-ZOO:1
"r8
f . i:::#;:"I #:fT;:,#,1*u,,,r*,, pursuanr rc C.R.s. 3s_3_t01, er seq Landowners,
s.meus d ""!?,! i,,,,ii' ,"ri,::,;Xi;;,:r::,i::;{:,,T,l,i,l,lTi;ri ;ij,",, ,o,ni," o,aliving in a county *ith i ,tro'ng ,uror ,nirorr* ond a,hearthy *rrnrrr"rr)!r?r.r;ffi:{be prepared to.enc.ourt", ,oifrr, ,1!or, tigntr, *ri, dust, smoke ,lrriirotr, machinerl,on pubtic ro1ds. tivestock ,, i!.?,:, ,:r;;,:;,,;rrrr. oya disposat of manure. and rhe
apprication bv. spraving o,r'orhrr*ir, ,r ,iinirrt f;;;fi;;;Tr," r'j,, amendments,!:;:;:l?;::!":;;:;,i::;*,i::.r:;";; *;;:; may na,ura,y .ccur as a pa, .ra
2' No open hearth
.solid-fuet fireplaces will be auowed anywhere within the .rubdivision.
i;;:!::!4:;x;t,';:,::r;:iw;l; f: ",^:h1:
itt, !; ;,,,,i,,, and,he
fff,,"[lii,.be
attoiea o"-"*",rricted ";;;;,'";':,i:l,f-;::*f,ii,i;r^!i#:'*i
3' All owners qf tlnd' whether ranch or- residence, have obligations under state raw andcounty regurations *irn ,riiri-'ro ,hu *oi,i"nr,rl)' oy prr", and irrigarion dtrches,controlling we.e!s, keepin[ riv"lstock ora p"i"-)rna", contror, using property inff;:,;!ff'" ,[i",,1flii,f,;,,;:,0,_:,r", ,,f",i,"2y-i1*r and maintaiiing p,op,,,,responsibitities and act as r;:;, #;;;;:f:ronf, ,!f,l[L^i,i|,l;#ri,t; liXinrroductory source 70., ,it "iil*orion is ,,A Guid". ro Rurar Living & smart scaret1":;{'"*" put ot'tt bv rhe clioroao sror" uiiiri,y z*,"nrron ofor" in Garfietd
4' All exterior lixhting- wilt be the minimum amount necessary and ail exterior righting w,tbe direued ii*o1i
""a a"n'oii towards rh, trturio, yf the subdivision, except thato;rw:;:r.mav be made ,' "'ii"i, rr, ,rLii"",ii,,'r'.i thar soes beyo,1x4'y11s properry
5
?:;;:if:f,{,::,;::I:y:(r;;::lr:#:;,;Lunt, and ,he dog shatt be required ,o be
6' The minerar rig,hts associated with thi,;-property have been partiaill' or whoily severed
ffi:::;,7;*:',1,';':::,,:;;*;,:l;:l *i,n,,i" ;;',r,1, ta,e thererore arowins theo, lessee(s). 1If Applicable) 'ctton on rhe properrl,- by the *rnrii urrote owner(s)
7' No further subdivision of a recorded subdivision shalr,be ailowed, except where it isi;'#:f,f;:;,";;!r;::"::i;x!;;;{i;'*}(i)^ez1lnq.f i;;;"per,1a,,.wsdwelting. 'o qo q ure a)) rtgw ctnd tlte application is jor mutti_family
A.
Daniels./ Hasenherg Suhdivision _ Skerch planPIanni ng Comm iision : s.pr"*u"iii',";uo;,,19
The sketch Plan comments shall be valid for a period not to exceed one (1) year from the datei#f ilffi 8:l[fi 'Uif U,,ft itI[,,H,'JT ..,n; H*t "t',, o oi vi s i on i,, oi
::ffi;f, #["ff ";trffi i#,1.;;',',':',,il-il'T:'J,l;1ilJ"ff H*lXJ,?:l.H,,.yLf
Daniels / Hasenherg Suhdivision _ Skerch planPlanning Commiiion: Seprember 26, 2007 20
- . GARFIELD COUNTYBuilding & planning Department
Kevrew Agency Form
Date Sent: Iu)y 6,2007
Comments Ou", argrrf e, ZOOIName of applicatior
Sent to: r: Daniels Hasenberg Subdivision
Phone: 970-945_g212
General Comments
w ss
Cr -1
It
&Bri dse
u
a 1S
d
VI
dforre d
of
-1
Name of review agency
Date
By:Jake B
Revisr,.d 3/30/00
J
Form No.
GWS-25
APPLICANT
fi,il,qfuil"H, lF,ifir b,[ffitFf;] E s o u R c E s
25 Ft. from South
3'190 Ft. from East
Easting
C+4.'6.f €
Section Line
Section Line
Lot:2 Block: Filing:Subdiv: G RASS ME SA RANCH
GARFIELD COU NTYSE 114 SW 1/4 Section 22Township 6 S Ran ge 93 W Sixth p.M
GH DANIELS III
176 GH DANIELS BLVD
GYPSUM, CO 81637-
(970) 471_Os2o
1
1
Northing:
WELL PERMIT NUMBER
DIV. 5 WD45 DES. BASIN MD
1)
2)
3)
4)
s)
6)
7)
8)
s)
10)
11)
a 7474n.n-/
lo a1
244-,b4ror(Stale 24
TE
7
TE
07 7
APPROVED
DMW