HomeMy WebLinkAbout2.0 Staff Reportrw 7-12-06 pc
STAFF REPORT TO PLANNING COMMISSION
SKETCH PLAN FOR Lexie Meadow Estates
APPLICANT / OWNER Jim Bob Ventures LLC
LOCATION Approximately 2 miles west of Silt
PROPERTY SIZE 76.19 acres
SITE DATA 35 Single Family lots — gross density of 2.17
acres per lot
WATER Ground Water Wells
SEWER ISDS
ACCESS CR 227 Miller Lane
EXISTING ZONING ARRD
COMPREHENSIVE PLAN Outlying Residential
I. GENERAL PROJECT INFORMATION
Proposed are 35 lots on 76.19 acres with a gross density of 2.17 acres per dwelling unit.
The net density will be 2.03 acres per dwelling unit on 71.15 acres — taking into account
for the 5.04 acres of right-of-way. The underlying zone district is ARRD. In this district the
minimum lot size is 2.00 acres. The proposed lot sizes are in conformance to the
underlying zone district. Proposed access is a looped driveway that will have two access
points to Miller Lane. The access points are approximately 900' apart.
II. REFERRAL AGENCIES
a. Town of Silt
b. RE -2 School District
c. Colorado Division of Water Resources — Exhibit B
d. Garfield County Road and Bridge — Exhibit A
e. Garfield County Vegetation
f. Mountain Cross Engineering
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III. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The comprehensive plan for this area is "Outlying Residential". The minimum lot size is 2
acres. Proposed are 35 lots on 76.19 acres with a gross density of 2.17 acres per dwelling
unit. The request is in conformance to the Comprehensive Plan.
IV. APPLICABLE ZONING REGULATIONS
The following is an analysis of the proposed development with the required zoning
regulations of the ARRD zone district.
A. Proposed Uses in ARRD Zoning
The Applicant proposes single-family residential development on all lots, which is a
"use by right" in the A/R/RD zone district and is therefore consistent with the underlying
zone district. For other uses, the Applicant should consult Section §3.02 of the Zoning
Resolution.
B. Common Dimensional Requirements in ARRD Zoning
1. Minimum Lot Size of 2 acres: The Applicant proposes the 46.069 -acre property
be subdivided into four (3) lots that are approximately 19.15, 14.45, and 12.45
acres. This proposed acreage satisfies the minimum lot size in the zoning
2. Maximum Lot Coverage: Fifteen percent (15%)
3. 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.
4. Maximum Height of Buildings: Twenty-five (25) feet
V. APPLICABLE SUBDIVISION REGULATIONS
The following section addresses common subdivision components that will need to be
addressed as part of any Preliminary Plan and Final Plat submittal to the County.
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A. Domestic & Irrigation Water
The proposal is to use ground water wells. The applicant has not submitted any
information concerning physical, legal and adequate water for the proposed
subdivision. If the wells will be shared, they shall be owned and operated by the HOA
and the ownership and maintenance shall be incorporated into the protective
covenants.
Other requirements for the Preliminary Plan application include the following:
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 conceming the potability of the proposed water supply for the
subdivision.
8. 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 stating 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
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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.
9:55 all water mains shall be a minimum diameter of four inches (4"), provided
storage facilities adequate for fire protection are available.
B. Waste Disposal
The Applicant is proposing that each lot will be served by an ISDS. All systems shall
meet all county requirements. A Professional Registered Engineer within the State of
Colorado shall engineer the Individual Sewage Disposal Systems.
C. Roads / Access
A looped driveway is proposed with two access points to Miller Lane. Lots SF:1 and
SF:13 should not have direct access to Miller Lane. As required by §9:34, all streets
are to be dedicated to the public, all roads will be constructed to standards consistent
with these regulations. Repair and maintenance shall be the responsibility of the HOA
of the subdivision. It is strongly suggested that one of the accesses lines up with
Antonelli Lane (CR216) to create a 4 way intersection at Miller Lane CR (227).
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D. Fire Protection
The property is located in the Rifle Fire Protection District. As such the Applicant shall
be required to address the following sections of the subdivision regulations in the
Preliminary Plan application.
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.
9:74 Water used for fire protection purposes does not have to be potable water and
may be from a source separate from the domestic supply.
E. Drainage
The Applicant has not submitted any information concerning drainage. At the time of
Preliminary Plan, the Applicant will be required to address the following:
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 water courses 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.
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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.
F. Wildlife
No information was provided regarding the issue of wildlife. The Applicant shall be
required to address the following 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.
G. Soils / Geology
Identified soils in the area are Potts loam and Potts-ildefonso complex. In addition to
identifying soils in the area, the Applicant shall also address the following section in the
Subdivision Regulations for preliminary plan:
4:70 (A) Geology - Description and/or illustration by a registered professional
engineer licensed by the State of Colorado of bedrock lithology and the stratigraphy
of overlaying unconsolidated materials in sufficient detail to indicate any potential
development problems resulting from groundwater, subsidence, instability in road
excavations and ills, expansive soils, drainage patterns, structural bearing strength,
or the like;
H. Vegetation
The Applicant shall be required to provide a weed management plan to be approved by
the County Vegetation Manager as well as provide a revegetation security prior to final
plat to ensure that any required revegetation is established for improvements made in
the subdivision. The Applicant shall also address the following section in the
Subdivision Regulations:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND
WILDLIFE
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.
I. Mineral Estate
It is unclear if the property's mineral estate has been severed and is owned or leased to
another party. If so, the Applicant shall include a plat note on the final plat stating the
following: "The mineral rights associated with this property have been partially or wholly
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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)."
J. Easements
In the southwest corner is the Lower Cactus Valley ditch and irrigation pond. On lot SF:21
is a well and easement for westerly adjacent owner. In the northeast corner is a water
tank and irrigation pond site. All other easements for the subdivision shall be shown on
the Preliminary Plat pursuant to §4:50 (0). Any common easements specific to this
development shall be dedicated and maintained by the HOA.
K. Assessment / Fees
The property is located in Traffic Study Area 6, which requires a $210.00 per average daily
trip (ADT) fee be paid to the County in a traffic impact fee. This fee will be figured at the
time of final plat, of which '/2 shall be paid at final plat and included as a component of the
Subdivision Improvement Agreement (SIA). The remaining half shall be divided among the
lots to be paid at the time building permits are submitted to the County for individual lot
development.
The development is also located in the RE -2 School District. As such the developer is
required to pay the appropriate School Site Acquisition Fee to be paid at final plat and
included as a component of the Subdivision Improvement Agreement (SIA).
L. Recommended Plat Notes/ Covenants
Please be aware, the County requires the Applicant place the following plat notes on the
final plat and in protective 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.
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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. The mineral rights associated with this property have been partially or wholly
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. A Professional Registered Engineer within the State of Colorado shall engineer
all foundations and Individual Sewage Disposal Systems.
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.
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GARFIELD COUNTY
Building & Planning Department
Review Agency Form
Name of application: Lexie Meadow Estates
Sent to: Garfield County Road & Bridge Dept.
Date Sent: June 16, 2006
Comments Due: July 5, 2006
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: Richard Wheeler
109 8th Street, Suite 301
Glenwood Springs, CO 81601
Fax: 970-384-3470
Phone: 970-945-8212
General Comments: Garfield County Road & Bridge Department requests that a full
traffic study be done on Cr. 227. We would also request that the possibility of aligning
the entrance with Antonelli lane be considered.
All entrances to Cr. 227 shall have stop signs installed. The stop signs and installation
shall be as required in the MUTCD (Manual on Uniform Traffic Control Devices). All
entrances to Cr. 227 shall be permitted by Garfield County Road & Bridge Department.
The driveway access permit (s) will have conditions specific to the location of the
entrances.
All equipment and material used in the construction of the project shall abide by Garfield
County Road & Bridge Department's oversize/overweight regulations.
Name of review agency: Garfield County Road and Bridge Dept
By: Jake B. Mall Date June 22, 2006
STATE 01- COLOFADO
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
www.water.state.co.us
JUN 2 3 2006
BUILDii' G &
June 20, 2006
Richard Wheeler
Garfield County Building and Planning Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Re: Lexie Meadow Estates Sketch Plan
Section 6, T6S, R92W, 6th PM
W. Division 5, W. District 39
Rill Owens
Governor
Russell George
Executive Director
Hal D. Simpson, P.E.
State Engineer
Dear Richard:
Review of the above-mentioned Sketch Plan indicates that the water supply plan is under
development. Our experience has been that such plans are usually incomplete at the time of
sketch plan submittal. Also note that CRS 30-28-136(1) requires distribution of a complete
preliminary plan submission to referral agencies.
In compliance with the statutes, we will defer comments until the preliminary plan is filed.
If you or the applicant has any questions concerning this matter, please contact me for
assistance.
Sincerely,
FA
17c;
Cynthia J. ove
Water Resources Engineer
CJULexie Meadow Estates.doc
cc: Alan Martellaro, Division Engineer
James Lemon, Water Commissioner, District 39