HomeMy WebLinkAbout2.0 Staff Report 11.8.00 PCREOUEST:
APPLICA]IIT:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
IIL
PROJECT INBORMATION AND STAX'F COMMENT
Planning Commission I l/08/00
Request for a review of the Gilead Gardens
Sketch Plan.
Bruce Lewis of Boundaries Unlimited
representing David and Renee Miller
Located between CR 335, the Colorado
River and is approximately three miles west
of Apple Tree Park.
Thirty-five acres of land along the Colorado
River.
Individual wells; shared well water
ISDS
CR 335 or a private easement to the
individual lots.
NI
A/I, A./R/RD and Open Space
I.
I
RELATIONSHIP TO THE COMPREHENSIVE PLAN
This proposal is located in Study Area II and recommended density is one dwelling unit per
acre.
DESCRIPTION OF' THE PROPOSAL
A. Site Description: The property is located immediately south of the Colorado River;
North of CR 335 and approximately three east of downtown Silt. The majority of this
parcel lies approximately thirty feet in elevation above the Colorado River.
Approximately four acres of the northerly-most portion of this land is situated in the 100-
year flood plain of the Colorado River.
B. Project Description: The applicant is requesting permission to divide their 35 acre parcel
of land into eight individual lots of between tfuee and six acres. Each lot would have
water supplied by a central well and sewage treated by ISD. Access is from CR 335
REVIEW AGENCY COMMENTS
All the required review agencies were notified of this proposal. Only the Division of Water
Resources had significant comments and those comments are listed under the Staff Comment
section item D.
IV. IV. STAFT'COMMENTS
A. Zorins: This proposal is zoned Agricultural/Industrial and complies with the two-acre
minimum lot size. The proposed uses, single-family dwelling units are a use by right in
this zone district. The applicant should be aware of the following zone standards:
Minimum Lot Area: Two (2) acres.
Maximum Lot Coveraee: Fifteen percent (157o)
Minimum Setback: (Unless othenrise permitted by special use permit)
Front yard: (a) arterial streets: seventy-five (75) feet from street centerline of fifty (50) feet
from front lot line, whichever is greater; (b) local streets: fifty (50) from street centerline or
twenty-five feet from lot line, whichever is greater;
(1) Rear yard: Twenty-five (25) feet from rear lot line;
(2) Side yard: Ten (10) feet from side lot line, or one half (%) the height of the principal
building, whichever is greater.
Maximum Height of Buildings: Fony (40) feet. (Unless otherwise permitted by special use
permi0
Additional Requirements: All uses shall be subject to the provisions under Section 5
(Supplementary Regulations)
B. Roads: CR 335 and then a private access easement to the various lots will serve this
subdivision. With the eight lots comes an increase on both the access easement and
County Road of approximately eighty new and additional trips per day therefore both
roads will have to conforms to the standard set forth in Section 9:35 of the Garfield
County Subdivision Regulations. The access road will have to at a minimum conform to
the standards of a semi-primitive road capable of handling 21-100 vehicles per day.
C. Traffrc: If approved this subdivision will have a total of eight lots. Currently on the
property are two residential units, which will be Lots I & 5. Overall this subdivision, at
frrll build out will add traffrc from six residential units onto CR 335. Six additional units
will increase the amount of trips per day on CR 335 by approximately 60 vehicle trips per
day.
D. Water and Sewer: Individual wells; shared well water and a Substitute Supply Plan with
the West Divide Water Conservancy District are being proposed. ISD systems will serve
the individual lots. The property has irrigation rights from the Goldman ditch.
In a letter from Colorado Division of Water Resources (copy attached) several points
were made: The Colorado Division of Water Resources reviewed this applications and
came to the following conclusions: That the proposed water supply is physically
adequate, however material injury will occur to decreed water rights unless the applicant
obtains and maintains valid well permits for all wells in the subdivision pursuant to a
court approved plan for augmentation or pursuant to the District's temporary substitute
supply plan. The use of the irrigation water rights must not result in an expansion of use,
and a change ofwater right application may be necessary ifthe place ofuse is changed.
This decision is supported by the following findings:o CRS requires that the cumulative effect of all wells in a subdivision be considered
when evaluating material injury to decreed water rights. Accordingly, if the parcel is
subdivided, the presumption under Section 37-92-602 (3Xb)(ID(A), CRS that there
will not be material injury to the vested water rights of others or to any other exsting
well from such well, will no longer apply. As such, an augmentation plan is required
to offset depletions caused by the pumping of all wells. As an alternative, tlte
applicant may apply for a new permit for this well, in addition to the well permits
required for the new wells, pursuant to a District contract.o A well completion report was submitted by, James Stoneman, on 5/11/81 for permit
number 106517. This report indicates that the well was constructed on l/15/80 to a
depth of 76 feet. The well produced 20 gallons per minute in a one-hour test at the
time of well construction. If the additional wells have similar production rates the
water supply should be physically adequate.. Although well permits for this area may be available if the applicant obtains a water
allotment contract from the District and is included in the District's temporary
substitute supply plan, a contract was not included in the submittal, well permit
applications have not been submitted for review by this offrce, and there is no
guarantee that well permits can be issued. Furthermore, to be considered a legally
reliable source of water the wells
augmentation plan, since there is
will be renewed.
E. SoilVGeoloqv: Except for where
dov,,nward slope toward the
tharl 4%. There are five rypes of
drained. Three soils tlpes have
permeability ranging from very slow
applicant shows that for the most
basement constraints.
F. ComDrehensive Plan:
G. Plat Notes: The following issues
proposed subdivision:
1. Land subjectto identifred
slides, mud flows, radiation,
any use other than open space
unless mitigation is proposed
qualified to do such work
Land subject to flooding or in a
occupancy unless adequate
potential flooding. In no case
requirements established in the
2. Development plans shall
features such as unusual rock
appropriate the subdivider may
preserve these features. In no
will be located closer than
of the fact that flood plain may
instances.
3" One (1) dog shall be allowed
the dog shall be required to be
The requirement shall be
with enforcement provisions
as a final remedy in worst
4. No open hearth, solid-fuel
One (1) new solid-fuel burning
the regulations promulgated
dwelling units shall be allowed
and appliances. (99-096)
5. Each subdivision shall have
directed inward, towards the
6. No further subdivision of a
it is provided for in an
7. In no case shall a lot be
less than twenty-five feet (25)
H. Overall: At time of Preliminary
plain information, definite water
Colorado Division of Water
septic systems.
The Sketch Plan Process is purely
not constitute any form ofapproval or of the proposed plan.
ultimately be included in a court approved
guarantee that a temporary substitute supply plan
adjoins CR 335 the property has a gentle
The average slope on this property is less
on this property all categoized as deep and well
permeability. The other two types of soils have
moderately rapid. The soils analysis done by the
all these soils have some t)?e of septic qystem and
density for this is one dwelling unit per acre.
to be included in the covenants of the
hazards, such as falling rocks, landslides, snow
or high water tables, shall not be platted for
an uninhabitable portion of a lot over two (2) acres,
Colorado registered professional engineer
drainage channel, shall not be platted for
have been made to eliminate or control any
a project conflict with standards and
County Floodplain Regulati ons
to the maximum extent possible, natural
lakes, rivers and streams and trees. Where
required to dedicate lands to lot owners to
r shall lots be designed such that a dwelling unit
(30) feet to a live stream, lake or pond, regardless
dwelling units located closer in some
each residential unit within a subdivision. and
within the owner's property boundaries
in the protective covenant for the subdivision,
for the removal of a dog from the subdivision
(ee-0e6)
are allowed anywhere within a subdivision.
as defined by C.R.S. 25-7-401, et. seq., and
, shall be allowed in any dwelling unit. All
unrestricted number ofnatural gas burning stoves
requiring that all exterior lighting shall be
of the subdivision. (99-096)
subdivision shall be allowed, except where
Plan. (99-096)
with accesses onto a public or private road witlr
of street frontage.
submittal staffwould like to see additional flood
that addresses the concerns set forth by the
and the effect these types of soils might have on
Completion of the Sketch Plan process does
The Sketch Plan comments shall be valid
of the Plaruring Commission review. If a
presented to the Garfield County Planning
submit an updated Sketch Plan
comparison with the original application.
a period not to exceed one (1) year from the date
Plan for the proposed subdivision is not
within this period, the applicant shall
to the Planning Department for review and
BOUNDARIES UNLIMITED, INC.
October 9,2000
Janice Loucks, P.E.
Garfield County Engineer
109 8th Street, Ste 100-C
Glenwood springs, CO 81601
RE: Gilead Gardens Subdivision - Response to Sketch Plan Review
Comments
Dear Janice:
This letter is written as the response to the Engineering Department's Sketch
Plan Review Comments received on September 29,2000 for the above
referenced project. The following responses are presented in the same order
as your comments.
1. In regards to electric and telephone utilities, they both currently run
along the adjacent County Road 335 Right of Way. According to
both utility representatives, their services can be extended to the end
of the new private road with a common electricltelephone trench
enabling them to service the new undeveloped lots. Copies of
willingness to serve letters for these companies are attached. In an
effort to avoid future digging, an additional conduit will be included
in the coflrmon trench for any potential future cable or Internet
providers.
At this time, natural gas is not available in the area andtherefore will
not be provided as a service for the subdivision.
The Applicant will be submitting an application to the West Divide
Water Conservancy District for a legal supply of domestic water for
the proposed wells serving the vacant lots. Individual sewage
disposal systems, consisting of septic tank and leach fields, also will
be proposed for each subdivided vacant lot and shall be completed in
accordance with Garfield County Regulations.
0401 Road 1498, Glenwood Springs, CO 81601 Ph: (970) 379-8362, Fx: (970) 945-5252
The potential loading of wastewater (storm water runoff) from the
street improvements into to the Colorado River will be negligible.
Item 6 below discusses the drainage issue in further detail.
2. Building envelopes for lots 7 and 8 and are shown on the attached
revised sketch plan since a portion of these lots lie within the
Colorado River's flood plan. The envelopes are approximate in size
and will be defined on the preliminary plat with a 50-foot minimum
set back distance from the Colorado River flood plain.
3. As shown on the title commitment included in the Sketch Plan
applicatioq David & Renee Miller are the current owners of the
property. We believe all the other requested information is provided
on the cover sheet of the Sketch Plan application.
4. As per our recent discussion, the proposed access road will be private
and maintained under a shared access agreement between the affected
lot owners. A utility easement will coincide with the private access
easement allowing for the extension of underground public utilities.
Also, as we discussed, Lots I &,2 would share the county road access
cturently serving the existing home on lot 1. The existing home on
Lot 5 will continue to use its existing county road access.
5. The proposed private road will end with a 45-foot minimum radius
cul-de-sac as shown on the attached revised Sketch Plan. As allowed
in Sec. 9.35 of the Garfield County Subdivision Regulations, the
roadway shoulder will be constructed with a two-foot shoulder.
6. We also believe, in general, that increases in developed drainage
should not be discharged into irrigation ditches. However, the ditch
that was referred to in this application is a field ditch or lateral. This
lateral is not owned by a ditch company nor does it serve water to any
adjacent property owners or rsers downstream. This ditch lateral
distributes irrigation water over a portion of the site and conveys
excess or tail water from this area to the river. The lateral's capacity
will be increased to carry the increased drainage runoffdeveloped
from the roadway improvements. The proposed lateral improvements
will be detailed in the Preliminary Plat application.
0401 Road 149B, Glenwood Spnngs, Co 81601 Ph: (970) 379-8362, Fx: (970) 945-5252
In regards to maintaining historic runoffflows, we do not recommend
this for this specific site for the following two reasons: (1) runoff
directly routed to the river does not cross any other properties and
therefore would not impact any adjacent property owners and (2)
runoffflows from this property would peak considerably sooner to
any river peak flow resulting no adverse affect on the river peak
flows.
Thank you for the Heads Up issues before the Preliminary Plat Submittal.
These will be carefully reviewed prior to our Preliminary Plat application.
We appreciate your effort in making this a more complete Sketch Plan
application. Please contact us with any additional comments or questions
you may have or if you need additional copies of the revised Sketch Plan.
Sincerely,
BO UNLIMITED, INC.
Bruce D.
Principal
P.E.
Attachment Revised Sketch Plan
Copy of Qwest commitment letter
Copy of Holy Cross Energy commitment letter
cc Greg Butler, Sr. Planner, Garfield County D/--
David & Renee Miller, Owner & Applicant
0401 Road 149B, Glenwood Springs, co 81601 Ph: (970) 379-8362, Fx: (970) 945-5252
RECEIVEDSEP2sMM
281 No. 7th Street I P,O. Bot ZO / Sllt, CO 8f 662
Phone: 97o.A76,-23,63 / Far: 97o-82&2ggz
September 22,2000
Mr. Greg Butler
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Dear Greg:
The Town of Silt is in receipt of the Gilead Garden Subdivision Sketch Plan referral
form. Thank you for referring this subdivision sketch plan to us for review. However,
this site is more than three miles outside of the Town of Silt boundaries, and therefore,
we have no comment.
Sincerely,
Janet Steinbach
Town Planner
RECEIVEDSEP262OOO
Adninistration Deparhent
(e70) 984 2311
Fax (970) 984-2716
Email: tnc@glenwood.no
Colorado
I888
Tovm ofNew Castle
P0. Box 90
450 W Main Street
New Casde, C0 81647
September 22,2000
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Attn: Greg Butler
RE: Gilead Garden Sub,Jivision
Dear Mr.Butler:
Thank you for providing the Town of New Castle with the opportunity to comment on the above
project. Town staff reviewed the proposal this week and had no major concerns regarding the
subdivision. Some discussion did occur regarding potential traffic impact to the area. Staff agreed
that with a density of one dwelling unit per 4.4 acres the impact should not be great enough to cause
a major concern.
Thank you again for this referral
Sincerely,
Sandy
Deputy Town Clerk
F:\WOR D FILES\LAND U SE\MSC\ I 998\0000 I S R. DOC
RECEIVEDSEPtSAm
@arfletd $choot ()istrict qre. W-2
tur,r,r.encc
".
#ffiI T:H[ 3:fi1ff1*x:
September 15, 2000
Garfield County Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Reference: Gilead Gardens Subdivision
Sketch Plan Application
Attention:Greg
Staff
Butler
Planner
Dear Mr. Butler,
At this time, we have no concerns with this proposal.
Si ru/-
Lennard Eckhardt
Superintendent
839 cwhiterirer {rrenue, cf(!fle, folorodo 8!650-3500 (970) 625-2500 ffax 625-2623
RU J J
r
o
o
>
3799 HIGHWAY 82 . PO. DRAWER 2150
GLENWOOD SPRINGS, COLORADO 81602
(970) 94s-5491 . FAX (970) 945-4081
October 2, 2000
Mr. Bruce Lewis
Boundaries Unlimted, lnc.
04Ol Road l49B
Glenwood Springs, CO 81602
RE: Gilead Gardens Subdivision
Dear Bruce:
The above mentioned development is within the certificated service area of Holy Cross
Energy.
Holy Cross Energy has adequate resources to provide electric power to the
development, subject to the tariffs, rules and regulations on file. Any power line
enlargements, relocations, and new extensions necessary to deliver adequate power
to and within the development will be undertaken by Holy cross Energy upon
completion of appropriate contractual agreements.
Please advise when you wish to proceed with the development of the electric system
for this project.
Sincerely,
HOLY CROSS ENERGY
Buzz Quaco,
Staking Engineer
Location #61-'l 9
z
w/o#
sso ua
Qwest
2524 Blichmann Ave
Grand Jct. ,Co. 81501
Boundaries Unlimited
Att. Bruce Louis
MOI RD I49 B
Glennwood Springs, Co. 81601
REFERENCE : Gilead Gardens Subdivision
Dear Bruce:
Thank you very much for your request for telecommunications
Qwest will provide service to your planned development located in Silt, Co., on CR 335. As
you may know, many of the telecommunications services provided by Qwest are regulated and
the service you requested will be provided under tarifls on file with the Colorado Public Utilities
Commission. At present facilites exist on the north side of CR 335. Please provide a final plat
of this subdivision, 60-90 days pror to start of construction to : LDA Group, att Carole Veysey,
3351 Easrbrook Dr., Ft. Collins, Co. 80525. Carole's telephone number is 970-377 -6406.
Qwest appreciates your business and looks forward to working with you to meet your needs,
thank you.
If there are any further questions, or if I can provide assistance, please feel free to contact me on
970-244-4916.
Sincerely,
.l*r'rt),t /- .; /-1 n(i/ ( ,:* .,/*?.{
Wm Carson Bell
Field Engineer