HomeMy WebLinkAbout2.0 Staff Report P.C. 11.09.94I
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PROJECT INFORMATION AND STAFF COMMENTS
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REQUEST:Cedar Ridge Subdivision preliminary plan
OWNER:Becky Warner
LOCATION:A parcel of land located in a portion of
Section 34, T5S, R90W of the 6th pM;
located approximately 3l4mile southwest
of the Town of New Castle.
SITE DATA:12.4 acres
WATER:Riverbend Water and Sewer Company
SEWER:I.S.D.S. on Lots I and2,Riverbend System
for Lot 3
ACCESS:County Road 335 and Riverbend Avenue
EXISTING ZONING:A/R/RD
ADJACENT ZONING:A/R/RD
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The subject property is located in District C, Rural Areas with Minor EnvironmentalConstraints on the Garl-reld County Comprehensive Plan Management Districts Map.
A' site Descrintion: The property is bound on the south by Riverbend Drive, andon the north by County Road 335. Portions of the Riverbend Subdivision
border the property on th. E!- rg1!$ and east. A<tjacent densities of theRiverbend project range rtorn@ffi',ucres per dwelling unit. Access to the
site is provided via County Roffiiliwell as Riverbend Avenue. A vicinitymap and site plat are attached (see blueline).
The property gently slopes from north to south, with elevations ranging from
5,840 on a knoll at the north end, to approximately 5,640 feet near thosouthernproperty line. The property includes a single-family house that appear to sige onLot 3 of the proposed subdivision.
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Project Dercrintion: The appricants are proposing to subdivid e the r2.4 acreparcel into three parcels olapproximately 3.53, 4.4i and,4.42acresin size. Theexisting residence is served with two (2) domestic water taps from the RiverbendWater Association. Lots 2 anrJ 3 will be served by the e*isting tap used by thebarn on the existing lot, as well as water from the Riverbend water and SewerCompany oran individual well augmented by Vulcan Ditch water. Lot I wouldbe served by central sewer from the association, and Lots l and 2wourd useISDS.
Water and sewer Services: objective 2 encourages the development adjacent toexisting subdivisions served by central water/sewer to tie in to existingiystems.Policy 2 suggests that where a logical and economic extension of service linesfrom central water/sewer can occur, the county will require that thedevelopment enter into appropriate agreements to due so.
In addition, the project is compatibre with adjacent deveropment in area.
Soils/Tonogranhy; Section 4.70 of the Garfierd county preliminary pran
requires that the following be submitted; ,,... a description and/or illustration'
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u registered professional engineer licensed by the State of colorado ofbedrock lithology and the stratigraphy of overlaying unconsolidated materialsin sufficient detail to indicate anypotential development problems resultingfrom groundwater, subsidence, instabirity in road excavations and filrs,expansive soils, drainage patterns, structural bearing strength, or the like.*
To date, no such description orillustration has been submitted by the applicant.The only soils information was SCS profires. The scS mapping identifies the
III.
: No Comments to date.
Colorado l\ivision of Wilrtlife: No Comments to date.
State Engineer's office: The Division has not responded to the preliminary
iiflever'
the Division dicl respond to the sketch plan(see letter on page
The applicant's staff packet includes a letter from Steve Boat addressing themajority ol the State,s concerns.
Colorado Geologic Survey: No Comments to date.
6 StateDenartmentofHealth. TheCDOHhas not responded to the prel iminaryPlan, but sketch plan comments are attached on page '-?ltte 5l.rv,o,r=
TV. STAFF CoMMENTS PFI
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APFP:",u Fcrr*n Cpt>H . )a>\$i The proposal appears to be in generalconlormance to the l9g4 Com prehensi ve Plan, specilically with the followingpolicies:
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primary soil unit as Heldt (+lO), which has severe constraints to ISDS, due to
slow percolation rates.
C+{ Staff would suggest that a geology report, consistent with applicable submittal
[gequirements be submitted prior to the Board review of the preliminary plan.
D
Road 'l-lesign: Lots I and 2 would access the site from an ,,ac{€ss easement,,
from county Road 335. A 30loot Row is consistent with the county Road
standards for semi-primitive ac@ss. Lot 3 would use Riverbend Drive.
water: As indicated earlier, Lot I would use water provided by the Riverbend
water and Sewer company. Lot2 would utilize and existing tap, and Lot 3
would either have access to Riverbend water and sewer companies water, or
augment with vulcan Ditch company and use an individual well. A final
decision on domestic water must be reached by frnal plat.
@ Wastewater: Sewage disposal will be by ISDS for Lots I andl,and Lot 3 would
A{'y"served by the Riverbend Water and Sewer Company.. No feasibility ofISDS
A,CX has ben presented by the applicant. Section 4.91(D) requires the following:\u 'J9*..(,,,, "If no central sewer treatment is proposed and individual disposal systems will
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maximum seasonal groundwater level and depth to bedrock shall be provided.
In addition:
l. Indicate by Iocation on the plat;2' Perlormed and signed by a registered prolessional engineer licensed in
the State of Colorado;
3' Adequate in number and location to meet the requirements of the
Garheld county ISDS Requirements and the cororado water eualityControl Commission.
If individual sewagedisposal systemsareto beutilized, aproposedmanagement
plan fortheoperation andmaintenance oftheon-sitesystemsshall beprovided.,'
Staffwould suggest that satisfaction of Section 4.91 be a condition of approvalprior to the hearing before the Board of county commissioners.
F' Fire Protection: The site is within the New Castle -Silt Fireprotection District.
The District responsed at Sketch plan and had no comments.
G' Zoning: All ol- the proposed lots conform with the minimum parcel size and
development requirements of the Zoning Resorution.
ry. Recommendation
Staff is recommending APPROVAL, based on the following conditions of approval:
I ' All representations of the applicant, either within the application or stated at thepublic hearing with the Planning Commission, be considered conditions ofapproval.
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2. The applicants shall esta a Homeowners Associa and shall betedinrequrrementsStatutes-
S tion beresponsible theRi
Sewer v water tracts (if ), well
marn and The of
ofa Plat.
be by County Staff prior to the approval
The applicants shail prepare and submit a Subdivision rmprovementsAgreement, addressing a[ improvements, prior to recording a finar prat.
Theapplicants shall submit improvement plans forall road, drainage and utilityimprovements prior to the approval of a final plat.
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All utilities shall be placed underground.
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All cut slopes created during construction shall be revegetated with native6-_ grasses using certified weed-free seed.
The applicants sh.all pay $200 per lot in school.rmpa
the rrnar prat. c;,1#;[ ;c_poo_ rffi:r'g#s"pprovar of
Only one (l) dog will be allowed for each dwelling unit to protect adjacentagricultural uses. Kennels shall be required, and language ensuring complianceshall be enlorcecl through the covenants.
Prior to a scheduled hearing belore the Board of county commissioners, theapplicant shall satisfy the requirements of section +.101:altiegarding the requiredsubmittals addressing geologic conditions on the site.
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Prior to scheduling a hearing before the Board of County Commissioners, theapplicant shall submit percolation tests and a ISDS Management plan
consrstent with Section a.92 (D).
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No open-hearth woodlstoves will be allowed within the su bdivision. Eachdwelling unit will be allowed one (l) EpA phase II stove,unlimited
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Prior the presentation of a linal t, a final water supply plan shall be submitted
well permit if necessary. €
to the Planning Department,incl tldilg a court-approved augmentation plan and
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ST{|E OF
February 25, 1994
Roy Romer
Covernor
Ken Salazar
Executive Director
Hal D. Simpson
State fngineer
Mr. Dave Michaelson, planner
[a1fi-etO County Buitding and planning
109 Bth Street, Suite 303
Glenwood Springs, CO B-1601
RE: Cedar Ridge Subdivision
NEl/4, SEl/4, Section 94, T5S, R9OW, 6th p.M.
Water Division 5, Water District 45
Dear Dave:
Thank you for relefial for the cedar Hidge subdivision located approximately 3.0 miles eastof the Town of New castle lor Becky warnei. Th" ;il;;ant is requesting to split two existingtracts' having net areas of 10.28 and'2.12 acres, into i tracts whose size wis not specified in thesubmittal' The water source for the development is giv;n as the Riverbend water Association.
Please be advised that there is insufficient information contained in the materials submittedfor our office to evaluate the adequacy of the water rrppiv and to determine if the developmentwill cause injury to other water rignts. tn order to cJfiflrete our evaluation, we will need thefollowing information.
1' Location map showing the water supplies of the Association including weils and diversionpoints and treir relationship to the river.
2.Present water supply requirements of the Association and any other areas currenly served.This should include a summary of monthly supplies .nJ i"r.nds along with gross water
ffiiJ#:;ri:ffi;S:ted conslmptive uses. rhe sources or the water."rppri". shourd be
3. Future water suppry commitments that the Association has entered into.
4' copies of all water right decrees, ptans for augmentation, well permits, and any waterfelatgd agfeemenls. =-.lr'rrvrrrqrrvrr, vvt'rr Pelllllts
5' Evidence of ownership or right of acquisition of water rights.
6' A letter from the Association stating that it will supply the proposed development.
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Mr. Dave Michaelson
February 25, 1994 Page 2
,,"".t"n"T1?#h:T,'#5:?:""'j[[:or comments regardins the water suppry rorthis project,
Sincerely,
O-//€
David J. Fox
Sr. Professional Engineer
DJFIdT
cc: Orlyn Bell, Division Engineer
Robert Glenda, Water Commissioner
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SIArE OF
COTORADO DEPARTMENT OF HEATTHDedicated to protectin| ana impiiirij,iiiuit,n ,raenvironntent of the people of Colorario
(lranrl lunction Regional Office
222 S. 6th Streer, Rnr. 2i2
Crand lunction, CO Bl50l-2268
FAX: (lO3) 248-7tgB
Febnrary 23,lgg4
Garfield_County Building and planning
109 8th st., suit€ 303
Glenwood Springs, CO g160l
Attn: Davc Michaclson, ptanner
RE: Cedar Ridgc Subdivisioq Skctch plan
Dear Dave:
Gltiii-itlul.l C(}tJfit'Fy
9944
Patricia A. Nolan, MD, MpH
Executive Director
.!Dtr.
we have reccived the subjcct sketch plan and have the following oommcnts:
This project is immediat€lyadiacent to Riverbend subdivision. The project propos€s to utilizeonsite Individrut sewage Disrygl systems for wastewater disposal. we have received and arecurrently evahuting a proposal from steve_go{ to upgra" and expand the wastcwatcr treatnentpresently serving Riverbend subdivision. Mr. n*t rifi
"*pr"ssed
his willingness to allow others toutilize his wastewater treatnent ptant in order " to scrve everyone,s best interests.,
we shongly recommend that these lots be required to tie into the Riverbend wastewater o.eafinentfacility.
Thank-You for thc opportunity to comment on this projcct.
Ifyou have any questions pteasc do not hesitate to call me at 24g:fls0.
SirocEII,
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Dwain P. Watson
West Slopc District Technician
Water Quality Control Division
DPW
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