HomeMy WebLinkAbout2.0 Staff Report PC 5.13.98l
PC 5/13/98
PROJECT INFORMATION AND STAIT' COMMENTS
PreliminaryPlan review of the Clinetop Ranch
Subdivision'
RalPh, Connie, Gary & Doris Hubbell
REOTIEST:
APPLICANTS:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
A tract of land located within Sections 35 and
36, T4S, R91W of the 66 P'M'; located
approximately six (6) miles northwest of New
Castle, along CountY Road 243 '
L
AD.IACENT ZONING:North/South. A/R/RD
East/West: O/S
U.
RELATIONSHIP TO THE COMPREHENSTYE PLAN
The subject tract is located in District C - Rural Areas/Jv1inor Environmental Constraints' as
designated by the Garfietd County Comprehensive Plan's Management Districts Map ( l98l '
1984 Plans).
DESCRTPTION OF TEE PROPOSAL
A. Site Description: The subjea tract is 24.76 acres in size' located approximately six (6)
miles northwest of New castle, on the east side of county Road 243 . The westerly
boundary of the tract is defined by the county^ road and the easterly boundary is
defined by Main Elk Creek. itre *alotity of vegetatiorl consists of annual and
perennial grasses, with cottonwood trees'atong the crlek' The surficial geology is an
alluvial fan, which has been ,*n*J by the 6reek. with an average slope across the
24.76 Acres +/-
Individual wells
Individual Sewage Disposal Systems (ISDS)
County Road 243; easement
A/R/RD
,--
I
IIr.
tract of approximately 7.5Yo. Currently, there are no residential structures on the
proPertY.
B. Adjacent Land Uses: Land uses adjacent to and in the vicinity of the tract are
generally agricultural and residential. The United States Forest Service administers
sizable tracts of land in the vicinity. See vicinity map, page ?
C. Development Proposal: The zubject tract was originally created as Lot 3 of the Rigoli
subdivision .o*_ption. The Pianning Commission reviewed the sketch plan at the
January regular session. At that time, the applicants proposed to subdivid e the 24 '7 6
acre tract into three (3) parcels of 4.60, 4.52 and 14.86 acres. Since then, the
applicants have scaled-back their plans and now propose fwo (2) lots of
approximately 14.5 and 10.2 acres each. Each lot would be developed with a single
family residence and possibly an accessory dwelling unit sometime in the future.
REVTEW AGENCY/PUBLIC COMMENTS
B
A. Book Cliff Soil Conservation District.Has submitted a letter detailing concerns for
erosion, revegetating cut slopes using weed-free seed, animal control, irrigatron
and water rights, wetlands, drainage,and water quality. See letter, pages
well producing at least 25 gPm Resource engineering has reviewed the pump test
information and has found that each well is for the proposed water demands
Division of Water Resources: Has reviewed the sketch plan and states that due to the
tu.t of * approved augmentation plan, this subdivision would cause injury to decreed
water rights and is ina-dequate. See letter' pug" l0
Garfield School Distrist, Re-2: States that due to the minimal impact this subdivision
would have, the District has no comment. See letter, page I I
Colorado Geological Survey Personal Communication): John White from the Survey
called to state he had reviewed the site, but was unable to send a letter in time for
inclusion with this report. Mr. White stated verbally that his review did not uncover
any geologically-related issues that would preclude development.
MAJOR ISSUES AND CONCERIIS
A. Zoning: The subject tract is located within the A/R/RD zone district and all lots are
in excess of the frvo (2.0) acre minimum lot size requirement.
B. Water Supply: The water supply would be derived from individual wells that would
serye the inaividual lots. Both wells have been drilled and pump-tested. with each
C
D
ry
t-See water information, Pages
-z a,
Water quality has been tested and
C
analyzed. with the exception of hardness, all tesSi parameters are within State
reco'mmendations. See informatiorq pages l* l"
An augmentation plan has been completed and is expected to be approved in Water
Court within the next 45 to 60 days. Upon completion and acceptance by the Court'
a legal water supply will exist to serve the subdivision'
Sewer/Soils: The method of wastewater treatment is proposed to
^be
individual
sewage disposal systems (ISDS) According to the Soil conservation Service' there
are two (2) classifications of soil, the Ascalon-Pena complex and Torrifluvents' When
utilized for building site development and the location of ISD systems' the Ascalon-
pena soil is considered to have moderate to severe constraints due to slope and the
presence of large stones. The Tonifluvent soils are not classified due to their location
within the floodplain of Main Elk Creek'
Preliminary percolation testing was conducted in January, 1998, in three (3) different
areas, representative of the entire property. Averaged percolation rates ranged
between 10 MPI and 43 MPI, which should allow conventional individual sewage
disposal systems to be utilized within the zubdivision. An ISDS management plan has
been deretoped and is sufficient to meet County regulations'
Natural Hazards: The property has two physical impediments to development: the
floodplain of Main Elk Creek and an oflsiie drainage basin' The floodplain is not
evaluated by the Federal Emergency Management Agency mapping; however, the
applicants have consulted geologic engineers for an-evaluation of the flood hazard'
Based on the proposed builJing "nu"lop-"r,
there would be no danger to homes in the
event ofa 1O0-Year flood'
An off-site drainage basin, west of the properry, has also been evaluated for the
expected Z5-year Ind IO0-year rainfall events. The associated alluvial fan' which
comprises the site, is not considered to be extinct and would be expected to convey
the occasional flood flow. The 1O0-year storrn event has been calculated to be 522
cfs and could be managed in at least three ways. Staff recommends that a decision be
made concerning the most appropriate *unn.t to handle the expected flow and
include this proposed mitigation within a final plat application' The mitigation must
strive to ensure that no adjacent properties *ouid be damaged by the development of
or within this drainage basin and depositional zone' The final plat should also address
maintenanceoftheadoptedmitigationplanandanyphysicalstructures.
The subject tract consists of approximately l20O feet ofriver frontage' which' due to
historic runoffconditions, has eroded the banks' The Army corps of Engineers has
evaluated the property and has authorized the applicants to stabilize the banks and
streambed.
D
aa 3 -
E Access: Both lots are proposed to be accessed from County Road 243, along-arr
internal cul-de-sac, approximately 700 feet in length, terminating at Parcel 2' The
roadway would be required to bL buitt to primitive-residential roadway standards
includin! a 30 foot right-of-way, a single, 12 foot travel lane, with a maximum grade
of 10%. The roadiay is identified on the mapping as an access easement, which
should be dedicated and conveyed to the subdivision's homeowners association at
time of final plat. Staff recommends that either a bulb, with a radius of at least 45
feet, or a T-turn, be built at the terminus of the access to enable emergency vehicles
to turn-around.
This subdMsion would be zubjea to the road impact fee, as discussed within Section
4.94 ofthe Subdivision Regulations. utilizing the established formula, the total
impact fee would be $2080, or $1040, per lot'
Fire Protection: The application suggests that fire protection could be assisted by
utitiring tto existing pona ut a water source. Cul-de-sacs greater than 600 feet in
length may be upproi.a so long as fire protection and emergency ingress and egress
".Jp.ouided.
Statr suggests a plat note with the standard language addressing
wildfire mitigation.
Wildlife Mitigation Plan: The application contains a wildlife mitigation plan that
*brtuntiully addresses environmental and wildlife issues' This plan includes
stabilizing the streambanks and streambed, improving the riparian habitat' dredging
and stocfing the existing pond with greenback cutthroat trout, livestock fencing and
avoiding wetland areas.
Comprehensive Plan: The application addresses comprehensive planning issues related
tO agficulture, houSing, recreation and open space, water and sewer, transportation'
environment and corimunity services. Although staffgenerally concurs with these
statements, the following items should be noted:
Agriculture.. Increased iesidential development affects agricultural activity due to
re-ducing "critical mass" of actively cultivated areas; increased property taxes on the
n.* ,.rid"ntial parcels and additional traffic in the agricultural area'
Recreatioru'Open Space: If the property is to be utilized for guided fishing trips' there
would be a commensurate increase in traffic to the site'
Transportation: TlteGarfield County Board of Commissioners has recently adopted
a mechanism for assessing and collecting road impact fees. These fees would be
applicable to this subdivision'
F
G
H.
v SUGGESTED FTNIDTNGS
t. That proper publication and public notice and posting were provided as required by
law for the hearing before the Planning Commission'
o 4 -
)That the hearing before the Planning Commission was extensive and complete, that
all pertinent facts, matters and issues were submitted and that all interested parties
were heard at the hearings.
That the proposed subdivision of land is in conformity with the recommendations set
forth in the bomprehensive Plan for the unincorporated area of the County'
That the proposed subdivision of land conforms to the Garfield County Zorung
Resolution.
That all dat4 zurveys, analyses, studies, plans and designs as are required by the State
of Colorado and Garfield County have been submitted'
J
4
5
VI. RECOMMENDATION
Based on this analysis, staffrecommends APPROVAL of the application, pursuant to the
following conditions
That all representations of the applicant, either within the application or stated at the
meeting Uifore the Planning Comhission, shall be considered conditions of approval'
A Final Plat shall be submitted, indicating the legal description of the property'
dimension and area of the proposed lots, access to a public right-of-way, and any
proposed easements for setbacks, water supply, drainage' irrigation ditches' access'
utilities, etc.
The applicant shall prepare and submit a Subdivision lmprovements Ag-reement
adaressing all on-site improvements, which shall be included within the final plat
submittal.
That the applicant shall submit 5200.00 in School Site Acquisition Fees for the
creation of the new parcel, prior to or at the time of authorization of the final plat'
That the following plat notes shall be included on the final plat:
,'The minimum defensible space distance shall be 30 feet on level terrain. plus
appropriate modification to reiognize the increased rate of fire spread at slo-ped-sites'
The methodology described in "Determining Safety Zone Dimensions, Wildfire Safety
Guidelines for Rural Homeowners," (Colorado State Forest Service) shall be used to
determine defensible space requirements for the required defensible space within
building envelopes in areas exceeding five (5) percent grade'"
,,The individual lot owners shall be responsible for the control of noxious weeds'"
2
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4
5
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6
7
That the final plat submittal include a copy of a computer disk of the plat data,
formatted for use on the County Assessor's CAD system'
That all proposed lots shall comply with the Garfield County ZorungResolution of
1978, as amended, and any building shall comply with the 1994 Uniform Building
Code, as adopted.
That the following provisions be included in the protective covenants governing the
subdivision:
One (1) dog will be allowed for each residential unit within an exemption and the dog
shall be rJquired to be confined within the owner's property boundaries' with
enforcemeni provisions allowing for the removal of a dog from the area as a final
remedy in worst cases.
No open hearth solid-fuel fireplaces will be allowed anywhere within an exemption'
one (t; new solid-fuel burning stove as defined by c.R.S. 25'7-401, et. seq', and the
regulations promulgated therelunder, will be allowed in any dwelling unit' All dwelling
units will be allowed an unrestricted number of natural gas burning stoves and
appliances.
All exterior lighting shall be the minimum amount necessary and that all exterior
lighting be directel inward, towards the interior of the subdivision, except that
plouir[n, may be made to allow for safety lighting that goes beyond the property
boundaries.
The final plat documents shall include mitigation measures for the physical
improvements and management of the 10O-year flood flow from the westerly drainage
basin.
The subdivision's internal access shall terminate in a manner that provides adequate
room for emergency vehicles to turnaround.
The applicable road impact fees shall be paid in accordance with Section 4:94 of the
Subdivision Regulations.
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BOOK CLIFF SOIL CONSERVATION DIStrRIEI
P.O. BOX 1302
GLEImOOD SPRINGS, CO 81602
December 29, L997
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..G,fuiTiELD COIJN rY
Mark BeanGarfield County Plarming Departoent
109 8th Street, Suite 303
Glenwood Springs, CO 81501
Dear Sir,
At the regrrlar monthly meetlng of the Bools Cliff Soil
Conse::vation Districtl tt" Boird reviewed the application and
plan for th,e Cliactop lracb SnDdLvlrloa and have the following
Lo--ents and concerns about the project.
Any cuts for roads or constrrrction should be revegetated to
prlvent erosion. Weed free seed and mulch should be used for any
ieseeding of the area. ltonitoring of all seeding should be done
to see ii tfre lrrass is establishing or if weeds are beconing a
problem. Reseeding or veed control practices should be
irnplemented if a probleu is noticed-
The board is always concerned about animal control in an area
where there is thi potential for confLict betseen wildlife or
douestic livestock ind dogs frora ttre subdivision. Dogs nrnning
in packs of tvo or uore can maiu or kj.Il douestic livestock and
withtite. The District recorurnends animal control regulations be
ad,opted, in t5e covenants for the subdivision and that they be
enforced.
Of prirue concern to t[e Board, is the.proper rnaintenance and
prot,ection of any irrigation ditch rhich is on the site. New
Iandowners shoul& be iieorned that tlre dltch osners have right of
way easeuent to uaintaln tlre lrrigation syst€Er - .that they will
be cleaning and working on the diich, and that thiE work may be
in their yarde.
The diEtrict would like to knon vhat the lupact sill be on the
Wetlands ln thiE area? At1 l{et].andg should be protected and
remaln in as prlstlne condltlon as poealble.
The Board recommends that any irrigation sater rlghts be used by
the landosners so tfiey are uaintained. In order to use these
rights, a raw water alllvery eyetea could be ueed for landacaPe,
fiie protectlon, open spacel elc. ll at all possible, tltl:,_1Y:!:t
shouli be lncorporitea into tlre lnfa-stnrcture of the subdlvisron
pi"t" "" ii woufa be roore coat efflclent at thls tlne' Their
Loncern is always for soil and Yater consenratlon and
preseF/atlon and plans should conelder thege concerns1'
Im5J Ssr
't)a
DraLnage hasengineering
the potential to be
feCOt"tendatiOnS fOf control ofprobleu Lndralnage should be
area andaL.re
closely foI I.osed by the builder andr/or houeowner.
with increased concerns about water Qua[ty, ttre DLstrLct is
concerned about uonitoring cheuical ippficition for fertiliz€Er .
weed control, and other pest uanageuenL reason8. lfheir concern is
the ctremicali tbat wiII Le used to Certilize girasses and control
weeds in the area. Ihey feel t-hat ttre cheuicals should be
closely nonitored in thls area due to tlre posqifility th,at the
cheulcils will soak into the sollE and nrn off Lnto the creeks.
The District suggests drilling of sells to rnonitor ground water
pollution, and f,6at this o<peise and future e:q)enses should be
bore by the developer.
Sincerely,
Cfrarto o{dJ-, h /^^&ot/*
charres Ryden, President
'^noou@/
Book clifi Soil Conserration District
(-g aa
STATE OF COLOTUDO
OFFICE OF THE STATE ENGINEER
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 818
Denver, Colorado 80203
Phone (303) 866-3581
FAX (303) 866-3589
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tyfilt 0I teeo
Gr.i:t'.c',-[i :: fil-fj j-l
January 2, 1998
Roy Romer
Covemor
lame: 5. Lochhead
Executive Director
Hal D. Simpson
Sute Engineer
Mark Bean
Garfield County Building and Planning
109 8th St Ste 303
Glenwood Springs CO 81601
Re: Clinetop Ranch, Hubbel Family Subdivision
Secs.35 & 36, T4S, R91W,6TH PM
W. Division 5, W. District 39
Dear Mr. Bean
we have reviewed the above referenced proposal to subdivide a parcel of 24-76 acres into three lots,
which will contain three residences and one guesthouse. Therefore, a total of four single-family dwellings are
proposed. Also, a horse bam and equipmen-t shed are proposed to be constructed. water is to be provided
through three individual on-lot wells, pursuant to an augmentation plan that was filed on December 10, 1997'
Sewage is to be through individual septic and leach field systems.
Due to the lack of a water court approved augmentation plan, the State Engineer finds pursuant to
section 3o-2g-136(1)(h)(l), c.R.s., that the proposed water supply will cause material injury to decreed water
rights and is inadequate. lf you or the applicant has any questions conceming this matter, please contact
Craig Lis of this office for assistance.
SincerelY,
Steve Lautenschlager
Assistant State Engineer
SPUCMUgarfield clinetop ranch sub.doc
cc: Orlyn Bell, Division Engineer
Jim Lemon, Water Commissioner, District 39
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()islrict IIV. (Qe-2
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APR2O
Iooch
qnnia rE&hordr $uperintcndcnt
frwrentc $. $(c!!ridc {sociatc $upcrintendcnt
April 16, 1998
Garfield County Planning Department
109 8-!h Street, Suite 303
Glenwood Springs, CO 81601
To Whom lt May Concern:
The sketch plan of the Clinetop Ranch Subdivision has been reviewed. Due to the
minimal impact this development will have on Garfield Re-2, we have no comment.
Sincerely, .
/*,-".,A Zt''*tl
Lennard Eckhardt
Superintendent
859 ,Whitcrlvcr ,.$cnue. tT(lflo. foforodo El65O-5500 t970t 525-7600 f,ox 625-7523
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ENGINEEFIING INC
Mr. Ron Liston
Land Design Partnership
PO Box 517
Glenwood Springs CO 81602
March 23, 1998
RE: Hubbell Lot Split
Dear Ron:
Resource Engineering, lnc. has reviewed the well pump test data for Hubbell Wells 1
and 2 which were recently completed on the Hubbell property along Middle Elk Creek.
Copies of the pump test results from Samuelson Pump Co. are attached.
Both wells are shallow wells completed in the alluvial formation. Each was pump tested
at rates exceeding the proposed maximum pumping rate of 15 gpm. Well No. 1 was
pump tested for 4 hours with 4k" of drawdown and complete recovery in 2 minutes.
Well No. 2 was pumped for t hour with zero measurable drawdown. Based upon the
location of these wells in the Elk Creek alluvium and the results of the pump tests it is
our opinion that each has more than sufficient yield to meet the proposed water
demand.
We have been informed that water quality samples were taken and the results of the
laboratory analysis will be available soon. We will be happy to review the water quality
results when available.
Sincerely,
RESOURCE ENGINEERING, INC.
S. Bussone, P.E.
Water Resources Engineer
PSB/mmm
695-1.0 rlorrtnpra.t.695.w9d
Attachment
CongulErng Engineens End Hydrologiaca 'lZ-
9Q9 Colonado Avenue I Glenwood Spnrngs, CO Et1601 I (S7Ol 945-6777 a Fax (97O) 9a3'1137
tMuElsoll PUUP (CO. ll|G.
P.O. xrx2C'
GLENTYOOO SPFtl.lGS
caon^ootr@
WATEF TITTITEI/III
sAtEs. gEHvrCE I lr{Srlu.ATloila.6en
ltarch 9, 1 998
ntlPh Eubbcl{Ol 23rd. st. Eulte 102
Glenuood sprlncs co 61601
tttn, Ralph
onEebruarylg,lggEawglltertrasconductodonnclrell
12 on rrrlddle EIk Creek Property. The lolloclnq tnlortnatlon
rar obtalned;
HelI Depth--- ---------52'
Casing Slze (top) -----7tt (steel)
Standing water level----------33'- ar
Total teet tlme_-__ ___-_-_l hr.
!lax- drardowrr E 27.5 qPn------33'-4"
groduction ls greater than '--27.5 qpm
Thls Test wa8 Concluctcd riLh a I IIP Gouldg subrrcrslble
uodcl 13 GS- Th€ ueII had no recovGay Llne. Thg drard,orn rould
lndicate a tocal production greatser than 2'1.5 gPm. {! vou havc
any gu3stiong please call me Raun Saouellon at 970-9{3-6309.
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Raun Sanuelson
- lt-
SlnuEl.tox PUnP co. txc.
'P.O. EOX 297
GL$Mrc'OO SPFIHGS
coton^m lr€(Il
WATER SYSTEMS
s tEs. SERVEE I lMl?Aurnoil!l.n{E
t{arch 9, 1998
Ralph Hubbeta0l 23rd. st. Sults 102
Glcnrood Sorlnqs co 81601
Attn, Ralph
On February 19,1998 a yell test raa conductcd on nev yell
f1 on tlllddle Ell( Creek Property. The tollovinc lnforrnationrar obtained;
rell Depth--- ------82 I
Caslng rlzo (top) --7" (stacll
Standlng vater levr:I--- ----52'9 314"
Totql teEt tiltc- -----------4 hra.
Hax. drawdovn B 25 gpm-- ---53'- Z"
Productlon 1r qaeater than---------25 cpa
Thts t.st uas conducted vlth a t hp Goulds Submcrslble
model 13Gs, TtlG re].l recovered back Eo 5z'- 9" in 2 m!n. The
draydown vould lndlcate a total groductlon qreater than 25 qpm.
ff you have guestions please call nq Raun Sanuelson at'
970-9{5-6309
Sinccrelv:P{-L
Baun Samuelson
-14 -
IIITIIIIIIIIIIIIIIII ENGINEEFlING INC
IIIII
FIESOUFIGh
r,
Mr. Ron Liston
Land Design Partnership
PO Box 517
Glenwood Springs CO 81602
.APR r .7 t9e0 April 17, 1 998
Qtrri-o @t"IlrrY
RE: Hubbell Lot Split, Wells
Dear Ron:
At your request Resource Engineering, lnc. reviewed the attached water quality
analytical report by Grand Junction Laboratories. The water quality analysis was
conducted on a sample taken at the Hubbell Well No. 1 by Samuelson Pump Co., lnc.
The results indicate that the water is acceptable for domestic use. lt has a hardness
of 213 mg/lwhich slightly exceeds the Colorado Department of Health's recommended
limit of 2OO mg/|, however, this does not present a serious known health risk and can
be readily treated by common household water softener equipment if desired.
All other parameters are well within the recommended limits and zero total coliform
bacteria was detected.
lf you have any questions, please do not hesitate to call.
Sincerely,
RESOURCE ENGINEERING, INC.
I S. Bussone, P.E.
Water Resources Engineer
PSB/mmm
695-1.O
Attachment
CC:
rlwrlb.696.uo<l
Mr. Mark Bean, Garfield County, w/attachment
Mr. Bob Noone, w/attachment
Mr. Ralph Hubbell, w/attachment
-lf'Consuitrrng Engrneens and HydrologrsEs
9CsCcroraooAvenuelGlenwood$prrngs,CC816Ollt97O)945'6777'Fax(97QJ9'l='":-
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20 ng/l
none
tZS mgzl
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23o ,,,,9/l
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nona
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