Loading...
HomeMy WebLinkAbout2.0 Staff ReportP•CT INFORMATION AND STAFF COMM" PROJECT NAME: Countryside Subdivision OWNERS: Clifford Sisk Tim Reynolds 767 Cedar Court 0796 County Road 260 Rifle, CO 81650 - " it e, CO 81650 PLANNER: same as above ENGINEER: Eldorado Engineering 140 East 3rd Street, Suite 202 Rifle, CO 81650 DEED OF TRUST HELD BY: Sylmar Corporation 0263 295 Road Rifle, CO 81650 LOCATION: Block 6-A within the RIfle Village South Subdivision approximately 4 mile south-west of Rifle, CO SITE DATA: The parcel is a triangular shaped lot that gently slopes (2%+) to the west -north-west and has been cleared of all vegetation. WATER: Rifle Village South Metro -District SEWER: Rifle Village South Metro -District PROPOSED ROADS: Existing Village Drive to non -existing but previously platted 40 foot right-of-way around the project with chipped and sealed surfaces. EXISTING ROADS: Residential -Limited -Urban Density PROPOSED ZONE: Same ADJACENT ZONE: North: A/I (Agricultural/Industrial) South: A/R/RD (Agricultural/Residential/Rural Density) East: A/R/RD ( " ) West: A/R/RD ( " ) RELATIONSHIP TO THE COMPREHENSIVE PLAN: This parcel lies within District A, the urban area of influence. Buildability: good; Serviceability: excellent; Accessibility: poor -fair; Community services: fair (p. 56 of comprehensive plan) New growth shall be encouraged to locate within suitable areas in District A. DESCRIPTION OF PROPOSAL: Project Description: This proposal is a request for 22 single family lots located on 4.39 acres. The average lot size is 7,500 square feet. The applicant is proposing one short cul-de-sac on the north side of the triangular shaped parcel. MAJOR CONCERNS AND ISSUES: A) Comprehensive Plan: There do not appear to be any conflicts with the general scope of the comprehensive plan. The plan does indicated that the county should work closely with the City of Rifle to ensure that periferal development is compatible with city growth and that development standards are up to city standards. B) Zoning: The applicant does not propose any change in zoning and will develop the property to the requirements of the R/L/UD zone district. C) Standard Conditts: 110 1) Reviewing Agency Comments: City of Rifle: (see letter) Colorado Department of Health: (see letter) Division of Water Resources: (see letter) Bookcliff Soil Conservation District: (see letter) Western Slope Gas: no problems with the project Department of Highways: no problems with the project Forest Service: no problems Colorado Geologic Survey: (see letter) FINDINGS: This project meets the general provisions of the comprehensive plan but there are a number of concerns that need specific consideration. The Planning Commission has required another developer in the immediate area (Coloroso) to have 50' right-of-way and asphalt mat on his roads. The Commission also requested that the staff inform Countryside of some possible conditions that may be attached to preliminary plat review. This has been accomplished. A copy of the letter and list of conditions sent to Countryside is enclosed. RECOMMENDATION : Staff recommendation: This preliminary plat should be tabled because the question on the availability of water for the project has not been resolved. For the Commission's information, the following are recommended conditions to be considered for further review of the proposal: 1) That all of the roads within and adjoining the project have at least 50 foot right-of-way and be paved with asphaltic - concrete mat. 2) That some provision be made, on site, for a small park site that would include a tot -lot to service this project. The site plan for the park site shall be subject to review by the planning staff prior to submission of final plat. 3) That all lots have an appropriate building site when set backs, easements, and road right-of-way are considered and that all lots meet the minumum require- ment of 7,500 square feet in the R/L/UD zone district. 4) That a plan for augmentation be filed and approved for the district prior to submission of final plat. 5) That on-site and off-site provisions for drainage be addressed in detail. The geological survey indicates that natural drainage on the site is poor and disintegrated and must he carefully controlled. They suggest that rip - rapping the existing drainage should be supervised by an engineering geologist and drainage facilities should be inspected and maintained so that failures would be avoided. Off site drainage must be addressed in detail by final plat. 6) That curb, gutter and sidewalks be required in and around block 6-A as required in the subdivision regulations for lots less than 12,00 square feet. ,/, a)r"? " :" : / • GARFIELD COUNTY • PLANNING DEPARTMENT GLENW000 SPRINGS, COLORADO 81601 2014 BLAKE AVENUE February 25, 1982 Tim Reynolds Clifford Sisk 0796 260 Road Silt, CO 81635 Dear Tim and Clifford: I am writing regarding your preliminary plat for the Country Side Subdivision. The Planning Commission has requested that I send you a list of items that they are considering as possible concerns for review of your plat. I have briefly discussed these with Tim Reynolds previously. They are as follows: 1) Dedication of a 50 foot right-of-way on the access roads with the provision for acceptance for county maintenance. 2) Some provision for a small park space to serve your sub- division. PHONE 945-8212 3) That streets be paved with an asphalt mat as opposed to a chip and seal surface. I am also enclosing a copy of the letter I have received from the Division of Water Resources relating to availability of water. If you have any questions regarding this letter, please contact this office. Sincerely, ahit4 Davis S. Farrar Planner DSF/lw enclosure ZVI? 4 Mr. Davis Farrar Garfield County Planning Department 2014 Blake Avenue Glenwood Springs, CO 81601 Dear Davis: March 5, 1982 Cl?1 i r 77I!"-iFf'lr . ui.:... milk 8 i9gg 17p .:R.:1.....„ The City of Rifle Planning Department has reviewed the preliminary plat for the Countryside Subdivision and has the following comments: 1. The Countryside Subdivision is within 125 feet of the Conestoga project which was under review for annexation to the City some months ago. Although the proposed Conestoga project has been informally withdrawn from our review process, there is still a good chance that the property will at sometime be annexed to the City, as the area is within the City's primary development zone. Development of the Countryside property should be consistent with City standards including: a. Minimum 50 foot rights-of-way including curb and gutter and four foot wide attached sidewalks on both sides of the right- of-way. A 50 foot right-of-way requires five feet of additional right-of-way to be dedicated parallel to the existing 40 foot right-of-way on each side. b. Paved streets --chip and seal is not an acceptable street surface under existing City standards and projected traffic loads for this subdivision and general area. c. Twenty-five foot front and rear yard setbacks should be applied to the proposed lots to be consistent with City standards. 2. Should City setback standards be adopted, Lots 11 and 12 will not be buildable due to the triangular lot configurations. 3. Staff still feels that the design of the project could be improved particularly within the cul-de-sac area and the far western portion of the project. Should you have any questions regarding the above comments, do not hesitate to call. 1W 337 East Avenue P.O. Box 1908 Sincerely, acy E. Timms Assistant City Planner Phone 625 - 2121 Rifle, Colorado 81650 -Wt HOME OF "OIL SHALE" U.S.A. �Q� vr.CvC • ul COLORADO DEPARTMENT OF HEALTH S1HL r+e:" *F Richard D. Lamm Frank A. Traylor, M.D. Governor 18 76 '''� ` Executive Director March 10, 1982 Mr. Davis. S. Farrar Garfield County Planning Department 2014 Blake Avenue Glenwood Springs CO 81601 MAR 1 1 1982 , av filiktbsLD 6U. rvulriEj Re: Preliminary Plat for Countryside Subdivision, Garfield County Dear Mr. Farrar: I have reviewed the preliminary plat for Countryside Subdivision and have the following comments. The proposed subdivision is within the Rifle Village South Metropolitan District and the District is working to insure adequate water and sewer service to this fast growing area. I believe that the District should provide some form of management certification of how they plan to serve this area, rather than just an engineer's analysis. If you have any questions or need further comments, please feel free to call me. Sincerely, FOR DIRECTOR, WATER QUALITY CONTROL DIVISION John R. Blair District Engineer JRB/zp cc: Denver Office (Tom Bennett) Rifle Village South Metro District District Engineer 125 NORTH 8TH STREET, GRAND JUNCTION, COLORADO 81501 PHONE (303)245-2400 RICHARD D. LAMM Governor • • OFFICE OF THE STATE ENGINEER DIVISION OF WATER RESOURCES 1313 Sherman Street -Room 818 Denver, Colorado 80203 (303) 866-3581 February 19, 1982 Mr. Davis S. Farrar Garfield County Planning Department 2014 Blake Avenue Glenwood Springs, CO 81601 Re: Countryside Subdivision Dear Mr. Farrar: JERIS A. DANIELSON State Engineer We have received the above referenced subdivision proposal. The pro- posed 22 lots would be located southwest of Rifle across the Colorado River. The Rifle Village South Metropolitan District is named as the source of water. Our files contain no information concerning the District, however, information prepared by Paragon Engineering was included in the transmittal. The District is supplied by junior wells, one of which was adjudicated in Water Court Case No. W-1310 in March 1973. The engineer's report indicates senior water rights in the Last Chance Ditch are held by landowners within the District. Such rights could be used in support of an augmentation plan if dedicated to the District. Unfortunately, there is no indication that the District is acquiring senior rights or that they are actively pursuing a plan for augmentation. Without an augmentation plan, use of the wells would be subject to curtailment when a valid downstream call was in effect. Since no information has been presented to indicate the District has or is actively pursuing a plan for augmentation, we must recommend this proposal be held in abeyance. Sincerely, A Hal D. Simpson, P.E. Assistant State Engineer HDS/KCK:mvf cc: Lee Enewold, Div. Eng. Land Use Comm. February 22, 1982 Bookcliff Soil Conservation District • P.O. Box 1302 Glenwood Springs, Colorado 81602 Garfield County Planning Department 2014 Blake Avenue Glenwood Springs, Colorado 81601 Dear Mr. Farrar: The Bookcliff Soil Conservation District has reviewed the Rifle Village South Subdivision. We felt the soils report was very good and should be followed by the contractors. An on-site investigation would be beneficial to the construction of foundations. Proper surface drainage will be extremely important. Heavy thunder- storms in this area can cause excessive runoff from the surrounding terrain. Areas that are disturbed by construction should be revegetated if they are going to be exposed for a long period of time. Fast growing grasses such as annual rye will help control erosion on these sites. Any canal passing through this area should have an adequate right-of-way for maintaining the system. Please notify us if we can be of further assistance. Sincerely, Warren Dodo Secretary WD/te CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT