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PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:Cedar Ridge Subdivision Preliminary Plan
O\Y'NER:Becky Warner
LOCATION:A parcel of land located in a portion of
Section 34, T5S, R90W of the 6th PM;
looated approximately 314 mile southwest
of the Town of New Castle.
SITE DATA:12.4 acres
WATER:R & B Water and Sewer Company, possible
additional well augmented with Vulcan
Ditch Water (undefined)
SEWER:I.S.D.S. on Lots I and 2, R & B Water and
Sewer Company Central Sewer for Lot 3
ACCESS:County Road 335 and Riverbend Avenue
EXISTING ZONTNG:fuR/RD
ADJACENT ZONING:A/R/RD
I. RET ATTONSHIP TO THF COMPRFHENSTVF PT AN
The subject property is located in District C, Rural Areas with Minor Environmental
Constraints on the Garheld County Comprehensive Plan Management Districts Map.
II. DITSCRIPT TON OF THE PROPOSAL
A.Site Dercription: The property is bound on the south by Riverbend Drive, and
on the north by County Road 335. Portions of the Riverbend Subdivision
border the property on the west, south and east. Adjacent densities of the
Riverbend project range from 0.4 to 2.0 acres per dwelling unit. Access to the
site is provided via County Road 335, as well as Riverbend Avenue. A vicinity
map 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 the southern
rt oo
B.
property line. The property includes a single-family house on proposed Lot l,
and several agricultural outbuildings.
Project Descrintion: The applicants are proposing to subdivide the 12.4 acre
parcelinto threeparcelsofapproximately 3.53,4.45and 4.42actesinsize. The
existing residence is served with two (2) clomestic water taps lrom the Riverbend
Water Association. Lots 2 and 3 will be served by the existing tap used by the
barn on the existing lot, as well as water from the Riverbend Water and Sewer
Company or an individual well augmented by Vulcan Ditch water. Proposed
Lot I is currently served by an ISDS system. Lot2would also be served by
ISDS, and Lot 3 would utilize ISDS or Riverbend-WatBr & Sewer Company.
The applicant's cover letter is attachecl on pages -6€
DID
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III. REVTEW AGENCY COMMENTS
Rookcliff Soil Conservation rristrict: No Comments to ,l*". (61nrrksl5 Si1)
Colorado r\ivision of Wildlife: No Comments to date.
State Engineer's Oft-rce: The Division has not responded to the Preliminary
Plag however, the Division did respond to the sketch plan (see letter on pageqt},
The applicant's has submitted a letter from Steve Boat addressing the majority
of the State's concerns (page ll ), and documentation from NCIG Financial
Oagel?L ), as well as a letter lrom Paul Bussone, PE, regarding the suffrciency
of the water rights lor the project (pages lE'llf
D.
Staffhasreferredall of theadditional information to the State Engineer's Office
fortheir review, although no formal comments have been received at the time o[
writing.
Colorado Geologic Survey: The state geologist has not commented on the
proposal. The applicant has had Nick Lampiris review the project, and his
commenrs are atracheci on page lb:I\ I -l
Mr. Lampiris has identif-red drainage has the primary issue for development of
the project, isolated to positive drainage needs during foundation design. [n
addition, he is recommending soil tests be performed on Lot 3 to assist in
foundation design. Staff would suggest a plat note to address Mr. Lampiris's
conrerns.
E. State Department of Health. The toI thePreliminary
PhonePlan, but sketch plan comments
conversations with Dwain Watson on December 13, 1994 indicated that the
CDOH position has not changed. In short, the state suggests that all lots be tied
into the existing central sewer system. State statute requires a approval from the
Colorado Department of Health prior to approval of a Preliminary Plan. Dwain
Watson's letter "strongly recommend(s) that these lots be required to tie into the
Riverbend waste water treatment plant".
A.
B.
C.
e.
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TV. STAFF COMMENTS
Comprehensive Plan Comf'liance: The proposal appears to be in general
conformance to the 1984 Comprehensive Plan, specihcally with the following
policies:
Water and Sewer Services: Objective 2 encourages the development adjacent to
existing subdivisions served by central water/sewer to tie in to existing systems.
Policy 2 suggests that where a logical and economic extension of service lines
from central water/sewer can ocrur, the County will require that the
development enter into appropriate agreements to due so. Assuming the
applicant ties into the system for the two (2) additional lots, the project is
consistent with this the policy.
In addition, the project is compatible with adjacent development in area.
SoilVToFogranh$ The SCS Soil Survey identifies the primary soils on the site
as Helt (#30), which has severe constraints to ISDS, due to slow percolation
rates. Staffnotes that the SCS pro{-ile supports the CDOH suggestion that all
lots tie into the existing central sewer capabilities adjacent to the project.
Site-specific Lincoln-Devore mapping for the site is shown on page ll . to.
area is considered to have "major" constraints for conventional ISDS due to
slow percolation rates. No percolation rates have been submitted by the
applicant. If the Board approves the preliminary plan using ISDS, staffwould
suggest that percolation tests be submitted prior to final plat. If the percolation
rates are unacceptable, staffwould suggest the lollowing the lollowing plat note:
"All new or replacement systems shall require engineered ISDS, designed and
stamped by a registered engineer"
Road Design: Lots 1 and 2 would access the site from an "acc,ess easement"
from County Road 335. A 30 foot ROW is consistent with the County Road
standards for semi-primitive acc€ss. Lot 3 would use Riverbend Drive.
Water: As indicated earlier, the existing residence on Lot I would use water
provided by the Riverbend Water and Sewer Company. Lots 2 and 3 would
utilize an 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 domestio water must be reached by hnal
plat.
E.Wastewater: Sewage disposal will be by ISDS for Lots I and Z,andl-ot 3 would
be served by the Riverbend Water and Sewer Company.. No feasibility of ISDS
has ben presented by the applicant. Section 4.91(D) requires the following:
"If no central sewer treatment is proposed and individual 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 deterrnine the
maximum seasonal groundwater level and depth to bedrock shall be provided.
In addition:
A
B.
C.
D
3
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l. Indicate by location on the plat;
Performed and signed by a registered professional engineer licensed in
the State of Colorado;
Adequate in number and location to meet the requirements of the
Garheld County ISDS Requirements and the Colorado Water Quality
Control Commission.
If individual sewagedisposal systemsareto beutilized, aproposedmanagement
plan forthe operation andmaintenance olthe on-site systemsshall be provided."
The applicant has yet to comply with this condition. Staffwould suggest that
satisfaction of Section 4.91 be a condition of approval prior to the any
presentation of a hnal plat to the Board of County Commissioners.
Fire Protection: The site is within the New Castle -Silt Fire Protection District.
The District responded at Sketch Plan and had no comments.
Zoning: All of the proposed lots conform with the minimum parcel size and
development requirements of the Zoning Resolution.
Recommendation
On November 9th, 1994, the Planning Commission recorlmended approval, with the
following conditions:
All representations of the applicant, either within the application orstated at the
public hearing with the Planning Commission, be considered conditions of
approval.
The applicants shall prepare and submit a Subdivision lmprovements
Agreement, addressing all improvements, prior to recording a hnal plat.
3 The applicants shall submit improvement plans forall road, drainage and utility
improvements prior to the approval of a linal plat.(*q
etfrtititie* shall be placed unclergrouncl.4
5 All cut slopes created during construction shall be revegetated with native
grasses using certified weed-free seed.
The applicants shall pay $200 per lot in school impact fees prior to approval of
the hnal plat.
Only one (l) dog will be allowed lor each dwelling unit to protect adjacent
agricultural uses. Kennels shall be required, and language ensuring compliance
shall be enforced through the covenants.
Prior to Final Plat, the applicant shall submit percolation tests and a ISDS
Management Plan consistent with Section 4.92 (D). If the percolation tests are
not adequate, the applicant shall include a plat note for the affected lots
2.
3.
F.
G.
IV
I
2
6.
7
8
t
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requiring engineered systems for new construction or replacement of existing
systems (added by staff following Planning Commission recommendation)
No open-hearth wood-burning devices will be allowed within the subdivision.
Each dwelling unit will be allowed one (l) EPA Phase II stove, and an unlimited
number or natural gas/propane devices.
Prior the presentation of a final plat, a final water supply plan shall be submitted
to the Planning Department, including a court-approved augmentation plan and
well permit if necessary.
The following plat notes addressing geologic constraints on the site shall appear
on the final plat:
Lor 3
"Alllrots shall have positive drainage around each home of at least 5 percent fy>
at least l0 feet from the foundation wall." -
"Lot 3 requires the submittal of soil tests and foundation design at the time of
building permit submittal."
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STUVER & cEoRGE, P.C.
ATTORNEYS AT LAW
I2O WEST THIRD STREET
P. O. BOX 907
RIFLE, COLORADO 8t650
THOMAS W. STUVER
RUSSELL GEOFIGE
TELEPHoNE 3O3
FAX 303
625-tBA7
623-444A
September 23, L994
GARFIELD COUNTY PLANNING COMMISSION1O9 Eighth Street, Suite 303Glenwood Springs, CO 8L601
RE: BECKY D. WARNER APPLICATTON FOR CEDAR RIDGE SUBDIVISION
Gentlemen:
submitted herewith on beharf of my crient, Becky D. warner, are themaps of the proposed Cedar niage subdivision and stipportingmaterial prepared and submitted for PreJ-iminaiy ri"r-,-"""=faliation,including:
L. Application form.
2- Preriminary pran map in the form of Finar prat.
3. Copy of USGS map showing property location.
4. Copy of deed.
5- copy of pertinent portions of titte commitment.
6. USDA soiL rnap and interpretations.
7 - Letters concerning availabirity of water s,ppry.
The forlowing additionar information is also provided:
and/or No reservations or dedications of sites for pubricfacilities are included in this subdivision.
This subdivision does not invorve phased pranning.
t,o a public . |s appears, aII lots and parcels created have accessr-tght-of -way.
t_
comnon
2.
3.
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GARFIELD COUNTY PLANNING COMMISSIONSeptember 23, L994
Page 2
5. Noradiation hazardradiation hazard
surrounded by the
4 - No areas of the proposed subdivision which mayinvolve soil or topographical conaftions presenting hazards orrequiring speciar precautions have been identifi6a, and theproposed uses of these areas are conpatibte with such conditions.
6.
subdivision.
7.
County A/R/RD
radiation evaluation to areas of potentialhas been performed, as their is no feasibledue to prior land use and this subdivision isexisting Riverbend Subdivision.
No subdivision of a section is required for this
Standard lot set backs
zone regulations.
sames it.
shaII comply with Garfield
B- Access for the lots in the subdivision is providedvia existing county roads; no street grades or road centerlines areaffected.
9. The property to be subdivided is currently occupiedby .a single-f amiry residence ( rocated on existing r.ol 1) , andagricultural outbuildings. The non-residential fortion oi thepfgpefty is fenced pasture and does not have native plants orwildlife habitation.
LO. The property to be subdivided shares thegeologic features as the Riverbend Subdivision whiclr surround
L1 - No change is anticipated in the natural drainage ofthe subdivided property.
L2. With respect to utilities:
a.the additional twotelephone services
1ots.
The existing residence is presently served,lots will be served by electrical powerin place in the county roads adjacent to
and
and
the
b. The existing residence is served with domesticwater from the Riverbend Water Association. The two new lots wiII
be_ served by the Riverbend Water & Sewer Companies or individualwel}s augmented with Vulcan Ditch water (sce letters from NCIGFj-nancial, Inc., Resource Engineering ana iiverbend Water & Se$rerCompany submitted herewith).
1
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GARFIELD COUNTY PLANNING COMMISSION
September 23, L994
Page 3
c. The existing residence is served by anindividual septic system located on proposed Lot L. The residenceon Lot 2 would be served by an individuar septic system. Theresidence on Lot 3 can be served by an individual septic system orby the Riverbend Water & Sewer Company.
Very truly yours,
sTwgr & cEory;E, P. c7kffi,
TWS/cpm
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OFFICE OF THE STATE ENCINEE
Division oI Water Resources ii IJrDepartment of Natural Resources t,
.1.
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STArE OF
February 25, '1994
I l'l 3 Slrernran Street, Roonr B I Il
Denvur, Colorado 80201
Phone (.101) 866-J581
FAX (JOl) 866-15{J9
tln o 3 0s4 i
(.;r.:j ri .,i.Roy Romer
Covernor
Ken Salazar
Ixeculive Direclor
llal f). Sinrpson
Slale Ingineer
I-r-j i_.t.t)l j'\/
Mr. Dave Michaelson, planner
Garfield County Building and planning
109 Bth Street, Suite 303
Glenwood Springs, CO 81601
RE: Cedar Ridge Subclivision
NE1/4, SE1i4, Section 34, T5S, R9OW, 6th p.M
Water Division S, Water District 45
Dear Dave:
Thank you lor referral for the Cedar Bidge subdivision locatec] approximately 3.0 miles eastof the Town of New castle for Becky Warnei. The applicant is requesting to split two exislingtracts, having net areas of 10.28 and 2.12 acres, into i tracts wrrose size wis not specilied in thesubmittal' The water source lor lhe development is given as lhe Riverbencl Water Association.
Please be advised that there is insufficient information containecl in the materials submittedfor our office to evaluate the adequacy of the water supply and to determine if the clevelopmentwill cause injury to other water rights. ln order to complete our evaluation, we will need thelollowing information.
1' Location map showing tlre water supplies of the Association including wells and diversiorrpoints and tlreir relationship to ttre river.
2' Present water supply requirements of the Association arrd any other areas currenuy served.This should include a summary of monthly supplies and demarrds along with gross walerdiversions and estimated consumptive uses. ih" .orr""s of the water supplies should beindividually identified.
3' Future water supply commitments that the Association has entered into.
4' Copies of all water right decrees, plans for augmentation, well permils, and any waterrelated agreements.
5. Evidence of ownership or right of acquisition of water rigrrts.
6' A letter from the Association stating tlrat it will supply ure proposed developmenl.
q
o o
Mr. Dave Michaelson
February 25, 1994
DJF/df
cc: Orlyn Bell, Division Engineer
Robert Glenda, Water Commissioner
cedar.sub
David J. Fox
Sr. Professional Engineer
Page 2
Should you have lurther queslions or comments regarding the water supply lor this project,please contact me at the above address.
Sincerely
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NCIG FINANCIAL. INC.
y!A_P^r
June 231 L994
Tom Stuver, EsqulrEStuver E George, Ir.C.I20 WeEt Third StreetRifle, CO 81650
SUBJECT: Sale of lrlatar to Bccky ?Iarner.
Dear Tom:
;;ii'*?f,,'r"".i="'.?,'H::,.,""'ll,i,lT,l,,li:,1,:acr€ f L. ,- 1; ; xi"r1i1!. l'he totur p'rrce7
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Rushton O.Dacker, presldent
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Enclosed ig copywitl provida you rvif'or the two lotn.
Sincerely,
NCTG FINANCIAL, I
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NCIG is willi.rrg
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ENBINEEtrlINJGi INT]
Mr. Rushttrt Backar
NCIG Ftnunclgt
PO Box tB27
Pebblo Baecl.r CA 03983
HE: Worner Water Rsqlo6t
Dotr Ruth!
lf you hEve any quasliorta, plouao rlo nol ltBsitale to call-
tlincetOtV.
BOUn ENOINEERINC, INC.
9IlQr .8.
At yorruequest we havo oetcrrlrtod lh-r wrtor requiremonte for two sinole .fomllyho,roc ln thc Hivcrbond 3i"ba;;;i";';r:", ooch *,rth s.ooo sqra,o roer or rawn encflandaoepe irrigelio.' trte purplod il'iJinrnr,,,.ine u',e un,rr^t oI water righte neee e e aryto provldo Ms' gockyw"tiul *ltfr,Irr"i",rt wero, ,;;i;;;proposod srtrdivreior,l, !r isour underotanding that chs haa tho .igr,t rr, :"" i;;'";;;l,n"ni.,s-rl,orr<t nrunicipat e yster^lor one oI three rore ond rr";;;i;j'Io'p,rr"f,uoo waror rrglrrs ror rlre orrrer two.
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NCIG has thr right to divlrt up to o'66cls (2s2 gprrr) et oactr of fivo Riverbanrl worsrlscreod In caeo No' w-ar2o'"ro"g'*itrr rt'o rrsti-;;';;;rre up ro aBs.o rcre reerpor yoor' The 285.t acrg fssl rs pirt ,l ttr" rr"o r"io l.ri'rl "unr,r*ptivc use creditllowowned by NcrG ontt decreeoi,"in,rtrig,ru uru, i,iir*u No. w-2r27. Trre c,U,credit lo associeted with th. Vul.in-oliof, worer rights.
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Dear Hec l*y ,
f\s previr.:utsLy tlisct..tssecl, I ;rnr writirrrS yclu to confirm that
;rrrrJ EiG!wGrr t;r;rs are cLlrr-errtl y avai I abI re f rom the tliverbetrd
arrd ricrwer syr;'term'for- a ccttrrbitted fere of $5tl)l)lJ.
'f utrtlrer' lrr'f ormatiorr i s r-equtrt:cJ, please f eeI f ree t'o
iltE! .
[ii rrr:erreI y.'
Sit ervc:n ,J. Lloat
Iiti tJ/.\ I ER "qr SEWER Cul.'lF',/\llY
F-'. (l.. Hor: 198?
Eil errwc.rr:ti Sg:rings, Co, B16l)t
(Jo:s) gtJ4-3421
wattlr
water
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corrtact
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Nicholas Lampiris, ph.D
CONSULIING GEOLOGIST
P.O. BOX 2
SILT. COLOHADO 8I652
(303) 876.s400 {24 lrouns)
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STA|E, OF COLOI(ADO
COTORADO DEPARTMENT OT HEATT]I
I)cdicalett t<t ltr.rleclinB atxl inrprovitrg, the hctlah ancl
etwirctnntenl ol tlrc people o( Coktrado
(iranrl lrrnclion Rr:gional ()ffice
222 S. 6th Street, Rnr. 212
Granrl lrrrrcliorr, (-O tl I 50l -27611
FAX: (l()J) 248-7198
Fcbruary 23,1994
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99442
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(iAJrFr L:,-ul t,(ilfi.J'fV P.,,i.i" A. Nolan, MD, MPl l
Execulive Directol
Garfield County Building and Planning
109 8th St., Suit0 303
Glenwood Springs, CO 81601
Attn: Dave Michaclson, Planner
RE: Ccdar Ridge SuMivision, Skctch Plan
Dear Dave:
We have reccived the subject sketch ptan and have the following oomments:
This project is immedialcly adjaccnt to Riverbcnd SuMivision. The project propos€s to utilize
onsito Individual Sewage Disposal Syst,ems for wastewater disposal. We have received and are
currently evalusting a propossl from Steve Boat to upgradc and ex;nnd the wastewater treaEnent
presently serving Riverbend SuMivision. Mr. Boat has expressed his willingness to allow others to
utilize his wastewater treatment plant in order " to serve everyone's best interests."
We shongly recommend that these lots be required to tie into the Riverbend wastcwater treatment
facility.
Thank-You for the opporhrnity to comment on this project
If you have any questions pleasc do not hesitate to call me at 248J150.
Dwain P. Watson
West Slope District Technician
Wat,er Quality Control Division
DPW
l}l8
cc: File
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@ P,i,r",l,r, It rtlrltl Prpr
1 Oo
Cedar Ridge Subdivision and
Surrounding Septic System Constraints
Hwys & County Rds
Al
Cedar Ridge Subdivffi
Colorado Riv
t$ffi!ffi.B'fl
Septic Constraints
%M HIGH WATER TABLE
771 SLOW PERC RATE
Septic System Conetraints Data Source:
Lincoln-DeVore Testing Lab, Geologic Hazarde
ldentification Study-, prepared under the
supervision of the-Colorido Geologic Survey,
7975-76.
nrelorB
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J002000
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