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HomeMy WebLinkAbout1.0 Staff ReportPC 8/13/97 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Sketch Plan review for the Lulling Stone Subdivision. APPLICANT: Francesca Real Estate, Co.; Beau King LOCATION: A tract of land located in a portion of Section 20, T6S, R93W of the 6th P.M.; located east of Rifle Village South Subdivision. SITE DATA: 28.718 Acres WATER: City of Rifle (proposed) SEWER: City of Rifle (proposed) ACCESS: County Road 320; 357 EXISTING ZONING: A/R/RD ADJACENT ZONING: West: R/L/UD North; South; East: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject tract is located in District A - Rifle Urban Area of Influence as designated by the Garfield County Comprehensive Plan's Management Districts Map (1981; 1984 Plans). II. DESCRIPTION OF THE PROPOSAL A. Site Description: The subject tract is 28.718 acres in size, located south of the Colorado River and east of Rifle Village South Subdivision, north of County Road 320. The entire tract lies within the 100- floodplain of Helmer Gulch and is currently undeveloped. B. Adjacent Land Uses: Land uses adjacent to the west, south and east are largely residential; however, north of the tract is a sizeable tract, used primarily for agriculture. See vicinity map, page • . Development Proposal: The applicant proposes a residential subdivision of 12 lots, ranging in size from 2.06 acres to 3.68 acres. Water and wastewater is proposed to be provided by the City of Rifle and access would be from existing county roads. III. REVIEW AGENCY COMMENTS A. Book Cliff Soil Conservation District: Submitted a letter detailing concerns for revegetation, weed control, animal control, irrigation ditches wetlands, irrigation rights, drainage and water quality. See letter, pages. B. City of Rifle: Has provided the County with a copy of an easement showing the contemplated extension of [Winchester Street] through the applicant's property and requests the subdivision be redesigned accordingly. See letter and easement, pages •;• . IV. MAJOR ISSUES AND CONCERNS A. Zoning: The subject tract is zoned AIR/RD and all proposed lots are in excess of the two (2.0) acre minimum lot size requirement. Development of the property should not be affected by slope; however, the 100 -year floodplain of Helmer Gulch would create impediments to development. Helmer Gulch is designated as a sheet flow flood hazard (Zone AO), where velocities of up to 4.5 feet per second could be expected, with associated flood/debris depths of up to one (1) foot. See mapping, page • IF • . As the map indicates, the flood hazard is present over a linear area of approximately 3600 feet, also affecting Rifle Village South Subdivision. Experience with Rifle Village South Subdivision (RVS) and the related floodplain designation leads staff to strongly suggest that if this subdivision proposal progresses to later stages, the developer/applicant address the floodplain and mitigate the hazard through development. Currently, all lots within RVS must go through Special Use review and permitting prior to issuance of a building permit. In fact, Section 9:12 of the Subdivision Regulations requires a Colorado registered professional engineer propose mitigation and further provides that no land shall be platted unless the hazard is eliminated or controlled. B. Provision for Water/Wastewater Service: The applicant is proposing the use of municipal water and wastewater service, provided by the City of Rifle (City) municipal supply. The applicant has made application to the City for a decision on this service; however, no response has been received by the Planning Department. A Preliminary Plan application must include definitive proof from the City that it will supply the subdivision, as well as the amount of water and wastewater capacity available to the subdivision. C. Access: The proposed subdivision is bounded, generally, by County Road 320 to the south and County Road 357 (Village Drive) to the west. Staff presumes both roads are adequate in providing access; however, no response has been received by the Road and Bridge Department. It appears the design of the subdivision lots has been accomplished to preclude the need for internal roadways, which staff strongly discourages. Along County Road 320, there are proposed eight (8) individual driveways, within a space of approximately 1000 feet. Apparently, there is an easement across the applicant's property that is contemplated to be a future extension of Winchester Street, which -idle City of Rifle requests be honored. Staff suggests the subdivision be redesigned to accommodate this situation and develop the access consistent with City of Rifle street standards. If the easement is not enforced, then staff recommends the "flagpole" portions of the proposed lots, instead be used as a looped, internal access, capable of providing access to 8 of the 12 lots. In fact, if further redesigned, all 12 proposed lots could be served by this contemplated access, thus reducing the number of intersections with county roads, from 12 to two (2). Given staffs suggestion, with all 12 lots served by an internal access, the roadway would be required to be developed to Rural Access standards, requiring a minimum right-of-way of 50 feet, two travel lanes of 11 feet each, six foot shoulders and a chip/seal or gravel surface. D. Fire Protection: The application does not address fire protection; however, if City water is supplied, staff would presume that adequately spaced fire hydrants could be provided. Additionally, in staffs access scenario, emergency vehicle access would be achieved, with no dead end streets and adequate travel lanes. Lot Design/Lavout: As discussed in the access section, lot layout and design has been accomplished to eliminate the need for internal access, resulting in creation of four (4) lots with "flagpole" appendages. Although this scenario is technically allowed under subdivision regulations, whereby the lots meet the minimum street frontage requirements, it makes little sense from a practical standpoint. It appears that, if redesigned, there would be sufficient area for the 12 lots to meet the minimum area requirements, while still deducting the land utilized for provision of access. The application letter proposes "single family homes;" however, it appears the developer is proposing two (2) dwelling units per each lot. If this is the case, the developer must detail how this would be achieved so we may determine compliance with applicable regulations. Naturally, any increased density would require adequate access and infrastructure and would be reviewed in a detailed manner. F Soils: According to the Soil Conservation Service, the soil on the majority of the site is classified as Arvada loam. When used for building site development, this soil is considered to have moderate to severe constraints due to high clay content and the shrink -swell potential. G. Comprehensive Plan: The subject tract is located within the Rifle Urban Area of Influence, as designated by the Comprehensive Plans in effect for this area. The Goal, Objectives and Policies of the 1984 Plan encourage annexation to the affected municipality and participation in mitigation of impacts. See Plan Information, page H. Additional Staff Comments: As discussed above, there are significant issues that the applicant must adequately address in a preliminary plan application. These issues include the floodplain, access, lot design and density, and acknowledgement of water and sewer service by the City of Rifle. The Sketch Plan process is purely informational. Completion of the Sketch Plan process does not constitute any form of approval or denial of the proposed plan. 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 within this period, the applicant shall submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. 1' 1.<u.1t •ii-, /` 2*rli st 7mt+ a a 7777! st :slit st. 3 -(..-e... _, a e 1 C .Slh • $1 }l1hSr .l. J.- }._.., fi d Lf 7fat *.r St; N 2flvsAir• 3L Isttr'. .. i aX .i � � lam St ID, t rtrot ., t e r ° z 1 F a f E i 11!ASt.� l a t2lAt .Sl 'a • n 4e j<== tttlf SJ? i -e4ldi ,St ! ,. .� 12th Si �'re frtrtlnmC . �` Afrsts i a. z: �I /It • ,�►��ti " 5%=.i tit !Ph St SOH? St. f K YI .1 -it ---Sar'"' it Pit '� Y'-.arl HarrnonyOr _ . i St <i F' • R ri:tttSl _,....<''`� . 4 _ r s*$t t •, K7.r ac' --ca. W Jtd Se• l►d u tO P.M et. laft.. Aersrs ird [/ICIN /TY MAP. BOOK CLIFF SOIL CONSERVATION DISTRICT P.O. BOX 1302 GT,FNWOOD SPRINGS, CO 81602 July 22, 1997 Eric McCafferty Garfield County Planning Department 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Sir, 47'"' 7 I • t: s At the regular monthly meeting of the Book Cliff Soil Conservation District, the Board reviewed the application and plan for the Lulling Stone Subdivision and have the following comments and concerns about the project. Any cuts for roads or construction should be revegetated to prevent erosion. Weed free seed and mulch should be used for any reseeding of the area. Monitoring of all seeding should be done to see if the grass is establishing or if weeds are becoming a problem. Reseeding or weed control practices should be implemented if a problem is noticed. The board is always concerned about animal control in an area where there is the potential for conflict between wildlife or domestic livestock and dogs from the subdivision. Dogs running in packs of two or more can maim or kill domestic livestock and wildlife. The District recommends animal control regulations be adopted in the covenants for the subdivision and that they be enforced. Of prime concern to the Board, is the proper maintenance and protection of any irrigation ditch which is on the site. New landowners should be informed that the ditch owners have right of way easement to maintain the irrigation system, that they will be cleaning and working on the ditch, and that this work may be in their yards. The district would like to know what the impact will be on the Wetlands in this area? A11 Wetlands should be protected and remain in as pristine condition as possible. The Board recommends that any irrigation water rights be used by the landowners so they are maintained. In order to use these rights, a raw water delivery system could be used for landscape, fire protection, open space, etc. If at all possible, this system should be incorporated into the infa-structure of the subdivision plans as it would be more cost efficient at this time. Their concern is always for soil and water conservation and preservation and plans should consider these concerns. Drainage has the potential to be a problem in the area and engineering recommendations for control of drainage should be closely followed by the builder and/or homeowner. They felt that any disturbance of soil could adversely affect other landowners, and great care should be taken to mitigate as many of the problems as possible which arise when building on an alluvial fan deposit area. With increased concerns about Water Quality, the District is concerned about monitoring chemical application for fertilizer, weed control, and other pest management reasons. Their concern is the chemicals that will be used to fertilize grasses and control weeds in the area. They feel that the chemicals should be closely monitored in this area due to the possibility that the chemicals will soak into the soils and run off into the creeks. The District suggests drilling of wells to monitor ground water pollution, and that this • expense and future expenses should be bore by the developer. Sincerely, L - Charles Ryden, President Book Cliff Soil Conservation District CITY of RIFLE 202 RAILROAD AVENUE • P.O. BOX 1908 • RIFLE, COLORADO 81650 • (970) 625-2121 • FAX July 31, 1997 FAX: (970) 945-7785 Garfield County Planning Department 109 Eighth Street, Suite 303 Glenwood Springs, CO 81601 Re: Various The. Planning Department and City Engineer have the following comments regarding the various applications recently submitted to the City for review and comment: Special Use - Rifle Village South Subd. Lots 10-15, Block_B: We believe that Shotgun Street east of Colt Drive should be constructed with a minimum of 28 feet of asphalt within the 40 foot right-of-way. We are concerned about how you propose to allow access to the remaining platted lots adjacent to and south of this portion of Shotgun Street. Sp pial Use - Contactor and Storage Yard_.(Lao Park„_I LC) - Due to the City's concern about visually protecting the entrances to the City, we request that the applicant be required to provide screening and landscaping on the north side of the property. The landscaping design should incorporate evergreen trees in order to effectively screen the contractor yard from I-70. Sketch Plan - Lulling Stone Subdivision - See enclosed comments from Tim Moore. We request that the subdivision be redesigned to provide access into these lots via the extension of Remington Street. Condition Use Permit - Wtxzn ademy - No comments. Sincerely, Elaine M. Bussone Planning Technician sll N.) ts1 OP -a> 9 -- N0 m URBAN AREAS OF INFLUENCE GOAL: ENSURE THAT DEVELOPMENT OCCURRING IN THE COUNTY rWHICH WILL AFFECT A MUNICIPALITY IS COMPATIBLE WITH THE FUTURE URBANIZATION PLANS OF THE APPROPRIATE JURISDICTION. OBJECTIVES 1. Discourage tne development of land adjacent to a municipality until it is annexed to tne muncipality. 2. Ensure that development in an Urban Area of Influence is com- petiole with the technical ser- vices availaole. 3. Ensure that community service levels are maintained after new development occurs in an Urban Area of influence. 4. Development in an Urban Area Influence will have streets that are compatiole with the municipal street system. POLICIES 1. New development located adjacent to a municipality will be encouraged to annex to the town or city. 2 a . All new development locating within an Urban Area of Influence snould eitner connect to the municipal systems if a cost effective connect- ion can oe made or design the sub- division such that the municipal system can ne connected at a future time to the development. 2o. In tnose areas that tne municipal system is at or near capacity, new development may be required, at the municipalities discretion, to contribute to tne upgrading of the municipal system, in addition to any service line extension costs. 3. The County will require new develop - to contribute to any community ser- vices that. will be adversely im- pacted by tne project, so that current levels of service are main- tained. of 4a New development will oe expected to design a street system tnat will meet the affected municipalities street standards for construction and right-of-way width. 4b It will oe tne responsioili ty of tne developer to improve any road or roads that will become inadequate as a result of the traffic generated by the development.