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HomeMy WebLinkAbout2.0 PC Staff Report 02.14.2007PC 02/14/07 CR PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Sketch Plan review for the Suarez Subdivision APPLICANT / OWNER: Juan Suarez REPRESENTATIVE: Darrell White LOCATION: Lot 44 Grass mesa Ranch (003711 Grass Mesa Rd. Rifle, CO) PROPERTY SIZE: 40 acres WATER: 2 permitted water wells SEWER: ISDS ACCESS: Grass Mesa Rd., and Rodeo Dr. EXISTING ZONING: ARRD SURROUNDING ZONING: ARRD / Residential Subdivision COMPREHENSIVE PLAN: Study Area III (Subdivision) a?JF ] t t< I. GENERAL PROJECT INFORMATION A. General Property Location / Description The subject property is located south of Rifle in the Grass Mesa Subdivision. More specifically the subject property is described as Lot 44, of the Grass Mesa Subdivision. The Lot is currently vacant except for the presence of oil and gas activity. An existing natural gas well and a Satellite Water Gathering Facility, operated by EnCana Oil and Gas Inc. is located on what is proposed as Lot 1. B. Proposal The Applicant requests approval from Garfield County to subdivide 39.85 acres into four single- family residential lots. The proposed lots will have access via Grass Mesa Rd. and Rodeo Dr. Proposed Development ➢ Four single-family residential Lots Designation Acreage Lots 1 - 4 39.85 Lot Size Breakdown Area ➢ Lot 1 ➢ Lot 2 ➢ Lot 3 ➢ Lot 4 11.22 AC 9.71 AC 9.36 AC 9.56 AC II. REFERRAL AGENCIES The Sketch Plan Application was referred to the following agencies and County departments for their review and comment. a. City of Rifle: No Objections b. Rifle Fire Protection District: No Comments Received c. RE -2 School District: No Comments Received d. Garfield County Road and Bridge Department: Exhibit A e. Garfield County Vegetation Manager: Exhibit B III. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in Study Area III, with the designation of "Subdivision" on the Proposed Land Use Districts Map. The proposed subdivision is in compliance with the Comprehensive Plan. IV. APPLICABLE ZONING REGULATIONS The subject lot is located within the A/R/RD Zone District and is subject to all regulations found in Section 3.02 of the Zoning Resolution. A. Proposed Uses The Applicant is proposing to subdivide Lot 44 of the Grass Mesa Subdivision into 4 single- family residential lots. B. Common Dimensional Requirements ➢ Lot Size: The Applicant is proposing to subdivide the existing 39.85 -acre lot into 4 lots. All proposed lots exceed the minimum lot size allowed in the ARRD Zone District. However, there is an issue regarding the Declaration of Restrictions and Covenants for Grass Mesa Ranch. Article four, item 15 cites that all divisions of land within the Grass Mesa Subdivision may not result in a lot less than 10 acres in size. Garfield County does not enforce deed restrictions or covenants, but the Applicant should be aware that these requirements are legally binding and may be enforced by other affected parties. ➢ Maximum Lot Coverage: Fifteen percent (15%). ➢ Minimum Setback: • Front yard: (a) arterial streets: seventy-five (75) feet from street centerline or fifty (50) feet from front lot line, whichever is greater; (b) local streets: fifty (50) feet from street centerline or twenty-five (25) feet from front lot line, whichever is greater; • Rear yard: Twenty-five (25) feet from rear lot line; • Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the principal building, whichever is greater. ➢ Maximum Height of Buildings: Twenty-five (25) feet ➢ Additional Requirements: All uses shall be subject to the provisions under Section 5 (Supplementary Regulations) V. APPLICABLE SUBDIVISION REGULATIONS The following section addresses common subdivision issues that will need to be fully addressed in the Preliminary Plan submittal to the County. A. Domestic Water The Applicant has provided two well permits allowing the use of ground water for household purposes inside two single family dwelling units each. The existing permits provide a legally adequate source of water for the proposed lots. B. Waste Disposal The Applicant proposes that the wastewater generated will be handled by an individual sewage disposal system (ISDS) on each lot. The dominant soils found on the property are Morval Loam and Vale silt loam. The Applicant will be required to provide proof of ISDS suitability in the Preliminary Plan submittal. C. Public Access / Internal Road System Each Lot will have direct access fee simple to a dedicated road easement. Access to Grass Mesa Road (Private) is controlled by a stop sign at County Road 319 (West Mamm Creek Road). D. Traffic Generation Section 4:94 of the Subdivision Regulations requires that off-site road impacts shall be evaluated for subdivisions through completion of a traffic study identifying the volume of traffic generated from the development, based on Trip Generation Rate calculations utilizing the most current Institute of Traffic Engineers, Trip Generation Manual, to establish an Average Daily Traffic (ADT). The road impact fee shall be established as a result of entering the applicable data identified in the Road Impact Fee calculation Work Sheet located in Appendix A. Fifty percent (50%) of the road impact fees shall be collected at the Final Plat for a subdivision, if the affected County road project is scheduled to start within five years in a Capital Improvements Plan adopted by the Board of County Commissioners. All other road impact fees will be collected at the issuance of a building permit. Any road impact fees collected will be put into a separate interest bearing account in the County Treasurer's office, for each road that impact fees are collected. All fees collected and interest accrued must be spent on capital improvements to the specific road for which the fees were collected within twenty (20) years of the date that the fee is established. All capital expenditures must be consistent with the capital improvements plan used as a basis for establishing the fee. If after twenty (20) years, the fees collected have not been spent in accordance with the capital improvements plan used to establish the fee, all fees will be returned to the land owner of the property assessed an impact fee, with interest accrued. To the extend the County has expended funds consistent with a capital improvements plan for a particular road and a property owner has not paid a road impact fee as required for a building permit which establishes additional ADT, the impact fee shall be collect at the time a building permit is issued to recoup the expenditure. Any fees collected after the completion of an identified road project, will be credited to the appropriate project and will be used to reimburse the County for the funds advanced to complete the project. The County may use road impact fees for a specific road improvement identified as a critical facility with a high priority for health and safety reasons in a Capital Improvements Plan adopted by the Board of County Commissioners, in advance of the completion of the entire road improvement project. Any such use of funds must be consistent with the basis for the impact fee. If, after the use of road impact fees for a critical facility road improvement, the County fails to 4 complete the entire project identified in the capital improvements plan within the twenty (20) year period of collection, the proportionate share, with interest, will be returned to the owner of the property subject to the impact fee based on the actual amount of the expenditures made on a particular road system. As a part of the Capital Improvements Plan, the Board may determine that certain portions of the road improvements to a road are critical to complete, before there are any additional traffic generating uses added to the road. If a development is proposed before the County has scheduled to make the necessary improvements identified in the Capital Improvements Plan, the developer may be allowed to pay the total cost of the needed improvements prior to the County's schedule. The County will reimburse the portion of the cost that exceeds the amount that would be applicable for road impact fees, plus interest, by the time that the project had originally been scheduled to be completed. Based on the above, the proposed 4 single-family dwellings will generate approximately 40 average daily trips to and from the subdivision using the l'i'b Manual. Further, the property is located in Traffic Study Area II which will require that a Traffic Impact Fee be paid which is generally calculated to be $448.00, the actual fee will be determined after the submittal of the Final Plat. E. Fire Protection The property is located in the Rifle Fire Protection District. A fire protection plan approved by the Rifle Fire Protection District will be required at the time of the Preliminary Plan Submittal. F. Vegetation Management At the Preliminary Plan stage, the Applicant will be required to provide a vegetation management plan that addresses weed management, topsoil disturbance issues, and revegetation of disturbed areas in the development of the site. The County Vegetation Manager reviewed the proposal and provided the following comments regarding noxious weeds. Noxious Weeds 1) The Applicant shall be required to map and inventory the property for Garfield County listed noxious weeds. 2) The Applicant shall be required to provide a weed management plan for the inventoried noxious weeds. G. Assessment / Fees Traffic Impact Fees will be calculated at the time of Final Plat submittal. The Applicant can expect to pay approximately $480.00. The development is located in the RE -2 School District which will require a standard impact fee of $200 per new lot. This fee will be paid at final plat and included as a component of the Subdivision Improvement Agreement (SIA). 5 The Rifle Fire District may require impact fees after review of the fire protection plan. H. Recommended Plat Notes/ Covenants 1. "Colorado is a "Right -to -Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect of living in a County with a strong rural character and a healthy ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may naturally occur as a part of a legal and non -negligent agricultural operations." 2. "No open hearth solid -fuel fireplaces will be allowed anywhere within the subdivision. One (1) new solid -fuel burning stove as defied by C.R.S. 25-7-401, et. sew., and the regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling units will be allowed an unrestricted number of natural gas burning stoves and appliances." 3. "All owners of land, whether ranch 'or residence, have obligations under State law and County regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and landowners are encouraged to learn about these rights and responsibilities and act as good neighbors and citizens of the County. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State University Extension Office in Garfield County." 4. "All exterior lighting will be the minimum amount necessary and all exterior lighting will be directed inward and downward towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries." 5. "One (1) dog will be allowed for each residential unit and the dog shall be required to be confined within the owner's property boundaries." 6. If applicable, the following plat note shall be included regarding a severed mineral estate: "The mineral rights associated with this property known as the Hunt Ranch Subdivision have been partially severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s)." 7. Resubdivision of recorded lots shall not be allowed. 6 8. All lots are subject to the Declaration of Easements, Restrictions and Covenants for Grass Mesa Ranch. I. Sketch Plan Comments and Preliminary Plan Review The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of the Planning Commission review. If a Preliminary Plan for the proposed subdivision is not presented to the Garfield County Planning Commission by that date, the Applicant will have to submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. 7 GARFIELD COUNTY Building & Planning Department Review Agency Form • EXHIBIT 1\ Date Sent: November 27, 2006 Comments Due: December 29, 2006 Name of application: Suarez Subdivision Sent to: Garfield County Road & Bridge Dept. Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff contact: Craig Richardson 109 8th Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfield County Road & Bridge Department has no objection to this application as it is on a private road and does not require driveway access permits for this property. The access to the private road (Grass Mesa Road) is an existing access and controlled by a stop sign onto Cr. 319 (West Mamm Creek Road) and the minimal amount of added traffic to Cr. 319 will not significantly impact Cr. 319. Name of review agency: Garfield County Road and Bridge Dept By: Jake B. Mall Date December 4, 2006 Revised 3/30/00 MEMORANDUM To: Craig Richardson From: Steve Anthony Re: Comments on the Suarez Subdivision sketch Plan Date: December 18, 2006 Thanks for the opportunity to comment on the Suarez Subdivision Sketch Plan. The Vegetation Management Department requests that the applicant survey the parcel (the 39.85 acres) for Garfield County Noxious Weeds and provide a weed management plan for any weeds found on the property. Russian knapweed may be found in this area and the applicant should be able to identify old patches of it, even in the winter, and map it. Attached is a copy of the Garfield County Noxious Weed List.