HomeMy WebLinkAbout2.0 Staff ReportBOCC 5/09/2007 CR
Orchard Creek Ranch Subdivision
Sketch Plan Application
Staff
REQUEST Sketch Plan "Orchard Creek Ranch Subdivision"
APPLICANT / OWNER Orchard Creek Ranch, LLC.
LOCATION Highway 6 & 24 west of Glenwood Springs
SITE DATA 25.67 acres
PROPOSAL 11 single family 2+ acre lots — or —
10 single family 1+ acre lots (Cluster)
EXISTING ZONING ARRD
COMPREHENSIVE PLAN Outlying Residential 2 ac. per dwelling unit
WATER Well
SEWER ISDS
ACCESS County Road 137 (Canyon Creek Road)
GENERAL PROPERTY DESCRIPTION
The subject property is located west of the City of Glenwood Springs, Colorado on County
Road 137 and situated on the west side of the valley floor east of Canyon Creek.
Established vegetation of the property is characterized by cottonwood trees and an apple
orchard. The Applicant proposes to preserve the existing apple orchard on the subject
property by utilizing the County's Cluster Option identified the Subdivision Regulations of
Garfield County, Colorado of 1984 § 4:11.
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GENERAL RELATIONSHOP TO THE COMPREHENSIVE PLAN
The subject property is located within Study Area 2 of the Garfield County County
Comprehensive Plan (the Plan). The Plan's proposed land use designation map identifies
the subject property as "Outlying Residential", which allows for one (1) dwelling unit per
two (2) acres. The over project desing conforms with the Pian.
APPLICABLE ZONING REGULATIONS
The following is an analysis of the Applicant's proposal with the required zoning
regulations of the ARRD zone district.
Proposed Uses
Orchard Creek Ranch, LLC. proposes to subdivide the subject property into a 11 lot
sinlge-family residential development. Single -Family dwelling is contemplated as a "use
by right" in the underlying ARRD Zone District.
Common Dimensional Requirments
Lot Size/Slope: The proposed Tots in this development all comply with the minimum lot
area requirment of two (2) acres. A portion of the property identified by the Applicant
adjacent to Canyon Creek has a slope steeper than 30 percent. At the time of preliminary
plan the Applicant must demonstrate that each lot contains a building area of at least one
(1) contiguous acre with slopes less than 40 percent pursuant to § 5.04.02 (2) of the
Garfield County Zoning Resolution of 1978, as amended (the Zoning Resolution).
Maximum Lot Coverage: Fifteen percent (15%)
Minimum Setback:
o 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;
o Rear yard: Twenty-five (25) feet from rear lot line;
o 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 Requirments: The proposed Tots shall be subject to the provisions Identified in
§3.02 and §5 of the Zoning Resolution.
DOMESTIC & IRRIGATION WATER
BOCC 5/09/2007 CR
The Applicant proposes to provide domestic and irrigation water to all lots within the
development by a central water supply system. A letter from John M. Currier, P.E. of
Resources Engineering, Inc. dated December 19th, 2006 states the two existing wells will
provide an adequate physical supply. The results of a pump test and water quality
analysis demonstrating evidence that the water supply is sufficient in terms of quality,
quanity and dependability shall be provided at the time of Preliminary Plan. The Applicant
will also be required to demonstrate an adequate legal supply of water for domestic and
irrigation purposes at the time of Preliminary Plan.
The proposed central water supply system has the potential to exceed the Colorado
Department of Public Health and Environment (CDPHE) established threshhold of 15
residences or 25 person classifying the proposed system as a "Community \Water Supply".
The Applicant will need to provide a CDPHE approved community water supply system.
The Applicant should review the following requirments found in §4:91 of the Subdivision
Regulations:
Section 4:91 of the Subdivision Regulations requires that a water supply 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, sufficient in terms of quality,
quantity and dependability, shall be available to ensure an adequate supply 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 supply for the
subdivision.
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B. If a central supply and distribution system is to be provided, a general
description of the system, as designed by a Colorado registered engineer. In
addition:
1. Nature of the legal entity which will own and operate the water system; and
2. Proposed method of financing the water system.
C. If connection is to be made to an existing water system, a letter from an
authorized representative of said system staging that the proposed development
will be served, and evidence from either the Colorado State Engineer's Office or
Water Court, Water Division No. 5, that the existing water system presently
possesses adequate legal water supply to serve the proposed development;
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, qualified 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 customary 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.
9:53 Central water systems shall be designed by an engineer qualified to design
water systems and be a registered professional engineer licensed by the State of
Colorado. Central water and treatment and storage facilities shall be approved by
the Colorado Department of Health. All lines in a central water system should be
looped, with no dead ends included in the system. Where dead ends are proposed
for cul-de-sacs, there will either be a fire hydrant or blow -off valve at the end of the
line.
9:54 Water supply stems, on -lot or otherwise located in a floodplain, shall be
designed to minimize or eliminate infiltration and avoid impairment during or
subsequent to flooding.
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9:55 All water mains shall be a minimum diameter of four inches (4'), provided
storage facilities adequate for fire protection are available.
WASTE DISPOSAL
Wastewater will be managed by individual Sewage Disposal Systems (ISDS). Permits for
the ISDS would obtained during the building permit process. At the time of Preliminary
Plan the Applicant must demonstrate the ability to replace a failed ISDS whine repecting
spacing requirments and live stream setbacks.
ROAD/ACCESS
The proposed subdivision will provide access to each lot via an internal road accessing
the property from County Road 137. The proposed internal right-of-way (ROW) will be
subject to the design standards identified in §9:00 of the Subdivision Regulations.
The proposed internal ROW utilizes a cul-de-sac which is allowed. §9:33 (A) states that
the length of a cul-de-sac or dead end ROS may not exceed six hundred feet (600'),
unless otherwise approved by the Board of County Commissioners for topographical
reasons. The proposed ROW appears to exceed this length requirement. Staff is not
aware of any topographical constraints that would restrict the subject property to the
utilization of a single access ROW.
FIRE PROTECTION
The subject property is located within the Glenwood Springs Fire Protection District
(GSFPD). The Applicant did not provide any information regarding a fire protection plan
for the subdivision. At the time of Preliminary Plan the Applicant shall provide a fire
protection plan that addresses the fire protection standards in §9:70 of the Subdivision
Regulations.
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 fire entrapment.
9:72 Where a central water system 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 Where there is no central water system available, a central located fire
protection storage tank shall be designed to meet the fire protection needs of the
subdivision and be approved by the appropriate fire district.
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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.
If required, the Applicant shall be required to demonstrate the legal ability to fulfill the
requirements of the GSFPD concerning water storage for fire protection. (see Domestic &
Irrigation Water pg. 3)
DRAINAGE/FLOODPLAIN ISSUES
The eastern portion of the subject property is located within ars identified 100 -year
floodplain. The building envelopes depicted on the site plan are not located within the
identified floodplain. Drainage from the subject lot has historically transferred from the
northwest to southeast, into Canyon Creek. The application states on-site irrigation
ditches will be constructed where appropriate to deliver flow to a pond and provide
additional water for features within the proposed subdivision. .All requirements identified in
§4:80 of the Subdivision Regulations must be met at the time of Preliminary Plan.
4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PLAN
A drainage plan, at the same scale as the Preliminary Plan and prepared by an engineer
registered in the State of Colorado, shall depict the following information in graphic and/or
written form:
A. Existing watercourses 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, and to prevent major
damage or flooding of residences in a one hundred (100) year storm, showing:
1. 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,
9:42 All drainage facilities shall be designed based on a twenty-five (25) year frequency
storm.
9:43 Where new developments create run-off in excess of historic site levels, the use of
detention ditches and ponds may be required to retain up to a one hundred (100) year
storm.
9:44 All culverts shall be designed such that the exposed ends are protected by
encasement in concrete or extended a minimum of three feet (3') beyond the driving
surface on each side. Culverts, drainage pipes and bridges shall be designed and
constructed in accordance with AASHO recommendations for an H-20 live load.
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WILDLIFE
No information was provided regarding this issue. The Applicant shall be required to
address §4:70 at Preliminary Plan.
§4:70(D) Wildlife - Description of wildlife habitation, including big game ranges based on
the mapping practices of the Colorado Division of Wildlife.
SOILS/GEOLOGY/RADIATION
The Applicant submitted Geologic Hazards Evaluation conducted by CTL/Thompson, Inc.
The study addresses Site Geology, Geologic Hazards, and Radiation as required in §4:70
of the Subdivision Regulations.
Based on the radiation analysis conducted as part of this report, no mitigation of the
typical background radiation levels found on the subject property will be necessary.
The report state that there are no geologic hazards observed that would prevent the
subject property from being developed for residential purposes. However, it is
recommended that detailed, site specific geotechnical investigations be performed for
future improvements and proposed roadways. Staff recommends that the Planning
Commission require the submission of site specific Geotechnical Reports with engineering
plans for the internal road submitted at the time of Preliminary Plan.
VEGETATION
The Applicant will be required to provide a vegetation management plan at the time of
Preliminary Plan. The vegetation management plan shall address the following:
➢ Vegetation Inventory
➢ Weed management
➢ Topsoil disturbance
➢ Revegetation of disturbed areas
04:70 (C) Vegetation - Map and description of plant associations following practices of
the Soil Conservation Service and including a description of adapted materials and the
location of major tree masses.)
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EASEMENTS
The Applicant shall delineate, legally describe, and convey the created easements within
the proposed subdivision to the Homeowners Association (including but not limited to all
access easements and domestic water easements). This dedication needs to be in a
form acceptable to the County Attorneys Office and the transfer shall occur at the time of
recording final plat.
A well owned and utilized by an adjacent property owner is located on the subject
property. This well related easement shall be depicted on the preliminary plan, final plat
and identified in the Declaration of Covenants.
ASSESSMENT/FEES
The subject property is not located in an identified Traffic Study Area. The Applicant is
not required to pay Traffic Impact Fees.
The subject property is located in the RE -1 School District. The developer will be required
to either make a cash payment in -lieu or dedicate land to the District. At the time of final
plat the Applicant will be required to provide a professional appraisal of the subject
property (unimproved) to determine the total fee. The formula Staff will use to determine
the total fee is as follows.
Land area provided per student (1,776 sq .ft. per student) x Student generated per
dwelling unit (single-family 0.49) = Land Dedication Standard
Unimproved per acre market value of land x Land Dedication Standard (9,570) x Number
of Units = Cash -in -lieu
RECOMMENDED PLAT NOTES/COVENANTS
The County requires the Applicant that the following plat notes be included on the final
plat and in Declaration of 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."
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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."
CLUSTER POTENTIAL
The Applicant would like to utilize the cluster development option on this property. This
process allows the minimum lot size to be reduced to one (1) acre.
The Cluster process is reviewed after completing the Sketch Plan process. A yield plan
determining that the property can be developed into 11 lots and a cluster option has been
provided as part of Sketch Plan Process. The Applicant will be required to complete all
Cluster Option Submittal Requirements identified in §4:11 of the Subdivision Regulations
at the Preliminary Plan stage.
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Cluster Option: A development option that may be undertaken by an applicant in
areas zoned All, AIRIRD, and R/L (Valley Floor) allowing for minimum lot size to
be reduced to one (1) acre provided that the number of allowable lots, and
consideration of additional incentive lots, is based on a density configuration derived
from the maximum number of lots allowable under a two (2) acre minimum lot size
as exists in current zoning. (2003-18)
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 in not presented to the Garfield County Planning Commission by that date, the
Applicant will have to resubmit the proposed Sketch Plan.
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