HomeMy WebLinkAbout2.0 PC Staff Report 03.11.1998PC 3/11/98
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Sketch Plan review for the proposed Lacy
Park Subdivision.
APPLICANT: Lacy Park LLC; Dave Johnson
LOCATION: A tract of land located in portions of Sections
13, 14 & 24, T6S, R94W of the 6th P.m.;
located on the southwest side of the West
Rifle I-70 interchange.
SITE DATA: 21.777 Acres
WATER: Shared well
SEWER: Individual Sewage Disposal Systems (ISDS)
ACCESS: Interstate 70 frontage road
EXISTING ZONING: Resource Lands - gentle slopes and lower
valley floor
ADJACENT ZONING: Resource Lands - gentle slopes and lower
valley floor
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject tract is located in District C - Rural Areas/Minor Environmental Constraints, as
designated by the Garfield County Comprehensive Plan's Management Districts Map (1981;
1984 Plans).
11. DESCRIPTION OF THE PROPOSAL
A. Site Description: The subject tract is approximately 21.8 acres in size, located
approximately three (3) miles west of Rifle and south of the West Rifle Interstate 70
interchange. The tract slopes gently toward the Colorado River, with a portion of the
site home to Lacy Park construction. See vicinity map, page _��.
Adjacent Land Uses: Land uses adjacent to and in the vicinity of the subject tract vary
and include commercial/industrial and agricultural.
C. Development Proposal: The applicant is proposing a five (5) lot subdivision with lots
ranging in size from 3.3 acres to 6.3 acres. Although no specific development is
proposed at this time, it appears that the applicant would pursue rezoning of the
property to Commercial General, with no residential uses proposed.
III. REVIEW AGENCY/PUBLIC COMMENTS
A. Rifle Fire Protection District: Has responded noting that the property is within its
response district and that the Uniform Fire Code requires commercial occupancies to
have a minimum of 1500 gpm fire flow. Suggests this minimum fire flow be provided,
as well as recommending fire hydrants within 500 feet of each structure. See letter,
page �.
IV. MAJOR ISSUES AND CONCERNS
A. Zoning: The subject tract is zoned Resource Lands (R/L) - gentle slopes and lower
valley floor and all proposed lots are in excess of the two (2.0) acre minimum lot size
requirement. The existing Lacy Park construction headquarters has received special
use permit approval and any other similar land use would also require similar
permitting. However, the applicant does propose a future zone district amendment,
likely to Commercial General zoning. Staff would suggest that if rezoning is
proposed, then the entire tract be included in such application. This would assist in
alleviating the notion of "spot -zoning" and would result in a more comprehensive,
inclusive approach, whereby potential zoning -created conflicts could be addressed.
Additionally, the applicant is proposing 50 feet front -yard, 25 feet rear -yard and 10
feet side -yard setbacks. These setbacks conflict with the underlying zoning and could
only be approved by Special Use Permit or a zone district amendment.
B. Water Supply: Water would be supplied by an existing well that would be shared
among the proposed lots. This well has been pump -tested for a duration of four (4)
hours and found to produce 15 gallons per minute. However, the well permit limits
the use of the well . d t . - amount of water that can be diverted to 6 gpm. See
information, pages - . It is evident that additional well permitting will be
required by the Division of ater Resources and should be included in a preliminary
plan submittal. The water supply must be designed by a professional engineer and
meet all requirements of Sections 4:91 and 9:50 of the Subdivision Regulations.
Water Quality: A water sample from the existing well has been analyzed and found
to exceed the State suggested limit for Gross Alpha particles and other analytes. The
water is proposed to be treated by reverse osmosis, which would apparently be
sufficient to remove the alpha particles and may have a positive removal effect on the
other analytes.
C. Soils/Sewer: Wastewater is proposed to be treated by individual sewage disposal
systems (ISDS). According to the Soil Conservation Service, soil on-site is classified
as Arvada loam, typically a deep, well -drained soil. When utilized for building site
development and the use of ISD systems, the soil is considered to have moderate to
severe constraints, due to clay content and shrink -swell potential. The existing
building is served by an ISD system that was not required to be engineered; however,
site specific percolation tests are required at preliminary plan stage, consistent with
Section 4:92.
D. Access: Access to all lots would be directly from the Interstate 70 frontage road. It
appears that the I-70 frontage road, as built, is at least 100 feet north of the proposed
lots. This would allow sufficient area, within the right-of-way, to construct additional
collector or travel lanes, if they become necessary in the future. Staff has visited the
property and sight distances along the frontage road should be adequate. The site is
not within any of the Traffic Impact Areas adopted by the Board of County
Commissioners, therefore, the road impact would not be applicable to this
development.
E. Subdivision Lot Design: It appears that the design of the subdivision has been done
with respect to the existing site conditions. There are no excessive slopes on the tract
and the one significant drainage should not contribute to development problems, as
long as erosion is controlled.
F. Fire Protection: The sketch plan does not address fire protection and how it might be
provided. Staff suggests that a preliminary plan discuss the nature of fire protection
and coordinate emergency vehicle access and water supply with the Rifle Fire
Protection District.
G. Comprehensive Plan: Although the Comprehensive Plans are generally concerned with
"large-scale commercial and industrial development," the Plans encourage this type
of development, as long as it is sited correctly. Further, District C is considered to
have a moderate ability to absorb growth.
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.
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03/02/1998 16:28 FROM RIFLE FIRE PROT. DIST..
TO 9457785 P.02
RIFLE FIRE PROTECTION DISTRICT
February 27, 1998
Eric McCafferty
Garfield County Planning Department
109 8 Street, Suite 303
Glenwood Springs, CO 81601
Reference: Lacy Park Subdivision
Mr. McCafferty,
The Rifle Fire Protection,_District has reviewed the
proposed Lacy Park Subdivisioe.lt is the District's
understanding that thi's'.propos'al'-is.•'to,'take a single
parcel of 21.777 acTes-nd de~velap it into 5 commercial
lots _ This proposed.sub vision-as'-w.ithin the service area
of the District and is; ap o .matei-3 mites from a fire
station.
According to the,,Uniofm Fite C de,/tommercial
occupancies are required to ha_ue a m imuM fire. flow of
1500 gallons ..pper Minute. The,amount of regt4red. fire flow
may increasefrom this depebdng Tipon tt '\ oC,cupancy and
construction materials used. As stated in the proposal,
the four hour° well --test resulted -in the existing, well
being capable of; producing 15 ..Sallons per�Ininut: &•. The
amount of storage, capacity _.hag, not been addressed in this
proposal.
The District would.'recou Lleatl that a water supply and
delivery system be °rleveldped to prode at -minimum of 1500
gallons per minute ire flo c- o --the 'development. The
District would also recommend that hydrants be spaced
within 500 feet of each s-t.ructure but within the
subdivision. If these recoitMendat-ons are not followed, it
should be recognized that the District's ability to
provide adequate fire protection will be severely
hampered.
Thank you for your cooperation and feel free to
contact me if you have any questions or if I can be. of
further assistance.
Sincerely,
ike Mo gasc
District Chief
Telephone (970) 625-1243 • Fax (970) 625-2963
1850 Railroad Avenue • P.O. Box 1133 • Rifle, Colorado 81650
418-1151.7—
TOTAL P.02
orm No. OFFICE OF THE NATE ENGINEER
WS -25 COLORADO DM. JN OF WATER RESOURCES µ �2 T
818 Centennial Bldg., 1313 Sherman St.. Denver, Colorado 80203 2 t
(303) 866-3581
PPLICANT
DAVID & ANNA JOHNSON
2720 RAILROAD AVE
RIFLE CO 81650-
(970) 625-2251
PERMIT TO USE AN EXISTING WELL
•
1095
WELL PERMIT NUMBER 0 `SSS :r'7
DIV. 5 CNTY. 23 WD 39 DES. BASIN MD
Lot: Block: Filing: Subdiv:
APPROVED WELL LOCATION
GARFIELD COUNTY
SE 1/4 SE 1/4 Section 14
Twp 6S
RANGE 94 W 6th P.M.
DISTANCES FROM SECTION LINES
111 Ft. from South Section Line
142 Ft. from East Section Line
ISSUANCE OF THIS PERMIT DOES NOT CONFER A WATER RIGHT
CONOrnONS OF APPROVAL
1) This well shall be used In such a way as to cause no material Injury to existing water rights. The Issuance of the permit does
not assure the applicant that no Injury will occur to another vested water right or preclude another owner of a vested water right
from seeking relief in a civil court action.,
2) The construction of this well shall be in compliance with the Water Well Construction Rules 2 CCR 402-2, unless approval of a
variance has been granted by the State Board of Examiners of Water Well Construction and Pump Installation Contractors in
accordance with Rule 18.
3) Approved pursuant to CRS 37-90-137(2) for the construction of a well, appropriating ground water tributary to the Colorado River,
as an alternate point of diversion to the Avalanche Canal and Siphon, on the condition that the well shall be operated only when
the West Divide Water Conservancy District's substitute water supply plan, approved by the State Engineer, is in effect aro when
a water allotment contract between the well owner and the West Divide Water Conservancy District fcr the release of replacement
water from Ruedi Reservoir is in effect, or under an approved plan for augmentation. WOWCD contract rt970707DAJ(a).
4) The use of ground water from this well is limited to commercial use associated with a construction sncp and office and the
Irrigation of not more than 250 square feet of landscaping. All use of this well will be curtailed unless the water allotment contract
or a plan for augmentation is in effect.
5) The maximum pumping rate shall not exceed 6 GPM.
6) The average annual of amount of ground water to be appropriated shall not exceed one (1) acre-foot (325,850 gallons).
7) A totalizing flow meter must be installed on this well and maintained in good working order. Permanent records of all diversions
must be maintained by the well owner (recorded at least annually) and submitted to the Division Engineer upon request.
8) The well shall be located not more than 200 feet from the location specified on this permit and not less than 600 feet from any
existing well.
9) The owner shall mark the well in a conspilcuous place with well permit number(s), name of the aquifer, and court case number(s)
as appropriate. The owner shall take necessary means and precautions to preserve these markings.
10) Approved for the installation of a pump in, and the use of, an existing well, constructed on June 3, 1997, to a depth of 70 feet,
under monitoring hole notice MH -30816, acknowledged June 3, 1997.
This permit has been approved for a well location of 111 feet from the south section line to place on this parcel (application
indicates 111 feet from the north section line). You are hereby notified that you have the right to appeal the issuance of this
permit, by filing a written request with this office within sixty (60) days of the date cif issuance, pursuant to the State Administrative
Procedures Act. (See Section 24-4-104 through 106, C.R.S.).db 9-•)S-1
11)
APPROVED
JD2
Receipt No.
State, Engrnaar
0418208
. do Cio
DATE ISSUED SEP 2 6 1997
By
EXPIRATION DATE SEP 26 1998
Jan. 29
'98 9:55
SANYU
FAX +303-625-2888
SAMUELSON PUMP CO. INC.
P.O. BOX 297 WATER SYSTEMS
(3LENW000 SPRINGS SALES. SERVICE & INSTALLATION
COLORADO 81602 945-6309
January 15, 199$
Dave Johnson Const.
2720 Railroad Ave.
Rifle, Co. 81650
Attn: Dave
On January 13, 199% a well test was conducted on a new
well on the Johnson property west of Rilfe. The following
information was obtained;
Well Depth
Casing size (top)
Standing water level
Total test time
75'-0"
7"(steel)
44'-8"
4 hrs.
Drawdown @ 4 hrs. @ 15 qpm ---47'-6"
Production 15 qpm.
This test was conducted with a 1/2 Hp. Submersible Model
10SPO5 Sta-Rite. If you have questions please call me Raun
Samuelson at 945-6309.
Sincerely;
Raun Samuelson
JOHN C. KEPHART & CO.
GPINEI1 JUNCiION LABORATOTIE
Received fxum:
Customer Nu. none
ANALYTICAL REPORT
GRAND JUNCTION, COLORADO 81601
Samuelson Pump Co., Raun Samuelson
Glenwood Springers CO
Date Received 1/13/9S
Lab number
Sample ID
Arsenic (As)
Fiarium(Ba)
Cadmium(Cd)
Chromium(Cr)
Fluoridc(F)
Lead(Pb)
Mcrcury(Hg)
Nitrate(N)
Selenium(Se)
511ver(Ag)
Color(Co/Pt unit)
pH
Conductivil:YM25 deg.
Sodium(Na)
Calcium(Ca)
Magnesium(Mg)
Potassium (1<)
Chloride(C1)
SulfaLw(504)
Phenol. A14:a1inity(CaCO3)
Total Alkalinity(CaCO3)
Bi carbonate= (HCO3)
Carbonatc3 (CO3)
Dissolved Solids
Hardness (CaCO3)
Turbidity(NTU)
Boron (D)
Copper (Cu)
Iron (Fe)
Manganese(Mn)
Molybdenum(Mo)
Ammonia(N)
Phosphate(P)
Zinc (Zn)
C
LsboT!Y No_— 6613
st
water
Sample
Date Repeated 2/2/98
6613
Johnson Well
Page 1 of 2
0.000
0.07
0-0000
0.000
0. 13
0.000
0.00000
0.70
0.000
0.0000
0.5
7.40
4330 umhos/cm
714 mo/1
363 mg/1
156 mg/1
10.6 mg/1
350 m0/1
1920 mg/1
0 mg/1
460 mg/1
557 mg/1
0 mg/1
3620 mg/1
1550 mg/1
7.1
0.453 ma/1
0.000 mg/1
0.70 mg/1
0.074 mt / 1
0.004 mg/1
0.00 mg/1
0.01 mg/1
0.033 mg/1
mg/1
mg/1
mg/1
mg/1
mg/1
mg/1
mg/1
mg/1
mg/1
mg/1
4 -
Limits for Drinking Suggested
by Coln. Dept_ Health
0.03 mg/1
1.0 mg/1
0.01 mp/1
0.05 rug/1
4 mg/1
0.05 mg/1
0.002 mg/1
10.0 mg/1
0.01 mg/1
0.05 mg/1
none
none
none
70 mg/1
none
125 mg/1
none
250 mg/1
.75rl mg/1
none
none
none
none
500 ma/1
200 mg/1
1
nr r P
1.0 mg/1
0.3 mg/1
0.05 mg/1
none
none
none
5.0 mg/1
Lab Dir.: Brian S. Bauer
100 'd
KOaa
Received from:
'l 4
JOHN C KEPHART & CO.
gpRITI),AJACTIO.N LA ATO#f[S PI4ONE 242-7618 • GRAND JUNCTION. COLORADO 81501
ANALYTICAL REPORT
Samuelson Pump Co., Raun Samuelson
Glenwood Springs, CO
none 6613 water
Customs No Laboratory No Sample
1/13/98 2/2/99
Date Received Date Reported
Lab number 6613 Limits for Drinking Suggested
Sample ID Johnson Well by Colo. Dept. Health
Gross Alpha
Gross Beta
68.0 pCi/1
(+/-40 pCi/1)
0.0 pCi /1
(+/-30 pCi/1)
Total Coliform Bacteria 0 colonies
/1OOm1
15 pCi/1
200 pCi/1 (50 proposed)
0 colonies
/lOOml
NOTE: Large margin of error on radiological results due to high salts
present in sample.
Page 2 of 2 Lab Dir.: Brian S. Bauer
—9
.. 7mPl s •. .. '8Re a 4-' v11.'�
l00 'd
COLORADO GEOLOGICAL SURVEY
Division of Minerals and Geology
Department of Natural Resources
1313 Sherman Street, Room 715
Denver, Colorado 80203
Phone (303) 866-2611
FAX (303) 866-2461
June 22, 1998
STATE OF COLORADO
JUL 0 6 1998
GA -98-0026
klPtirr;iiiZ
115
Mr. Mark Bean
Garfield County Department Building and Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
RE:
Lacy Park Subdivision Geologic Hazard Review
Dear Mr. Bean,
NATDEPARTMEUNT OF
RAL
RESOURCES
Roy Romer
Governor
Jame, S. 1 hhcad
Lve(utive Director
Michael B. Lon};
Division 1)irertor
Vicki Cowart
State Geologist
and Director
At your request and in accordance to Senate Bill 35 (1972) this office has reviewed the materials
submitted for this proposed subdivision. The application form included a Geologic Hazard and Preliminary
Geotechnical Investigation, and a Drainage Report. A site inspection was conducted on June 19, 1998. The
site lies on a strip of land between the railroad ROW and the West Rifle Intersection of Interstate 70. Proposed
are five commercial lots. Lot 2 in currently occupied with a commercial, metal -sided, garage structure on it.
A significant drainage passes through the proposed development along the boundary of lots 3 and 4. Overlot
grading has already occurred in lots 4 and 5 at the time of our inspection.
This office has reviewed the Geotechnical Report by CTL Thompson, Inc. dated April 30, 1998 and
we concur with its content. Moderate collapsing soils occur at this site, as shown in the soil testing results. We
reiterate CTL/Thompson's report that positive drainage away from the foundation is absolutely necessary. We
recommend that no irrigation of flower beds or grass be allowed immediately adjacent to footing walls. Soil
moisture increases below slabs may result in minor settlements and cracking. The site soils can also be highly
erodible. Care is needed in preventing concentrated run-off from gullying or creating piping voids near the
natural drainage between lot 3 and 4. Since the Drainage Study has stated that the existing drainage geometry
will contain the flow from the concrete box culvert below Interstate 70, the developer should not alter it without
a channel geometry design or opinion from the consultant.
As we understand, ISDS are proposed for this development. ISDS infiltration lines should be placed
far enough from the structure so that moisture induced ground settlements will not affect foundation support.
Also the lot owners must comply with regulations mandating ISDS field distance minimums from the open
drainage channel between lots 3 and 4.
Provided the developer and lot owners address the concerns and all of the recommendations of the
consultants and this office, we have no other concerns with the intended development of this property. If you
have any questions please contact this office at (303) 894-2167.
Sincerely,
Jonathan L. White
Engineering Geologist
STATE OF COLORADO
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
March 5, 1998
Mr. Eric McCafferty
Garfield County Building and Planning
109 8th St Ste 303
Glenwood Springs CO 81601
_Roy Romer
overnor
James S. Lochhead
Executive Director
fl
Hal D. Simpson
State Engineer
a'i�"iLa.r �.vv TV
Re: Lacy Park Subdivision
Secs. 13, 14 & 24, T6S, R94W, 6TH PM
W. Division 5, W. District 45
Dear Mr. McCafferty:
We have reviewed the above referenced proposal to subdivide a parcel of 21.777 acres into five
commercial lots. Water is to be provided through the well with permit no. 48897-F, which was issued pursuant to
a water allotment contract with the West Divide Water Conservancy District. Sewage is to be through individual
disposal systems. No estimates of water use for the lots was provided.
Permit No. 48897-F is limited to commercial use associated with a construction shop and office and the
irrigation of not more than 250 square feet of landscaping, and will be curtailed unless the water allotment
contract or a plan for augmentation is in effect. It appears that this well may currently be in use for the structure
on lot 2.
Due to the lack of water use estimates and a well permit for additional use, the State Engineer finds
pursuant to Section 30-28-136(1)(h)(I), C.R.S., that the proposed water supply will cause material injury to
decreed water rights and is inadequate. If you or the applicant has any questions concerning this matter,
please contact Craig Lis of this office for assistance.
Steve Lautenschlager
Assistant State Engineer
SPUCMULacy Park.doc
cc: Orlyn Bell, Division Engineer
Larry Gepfert, Water Commissioner, District 45
RIFLE FIRE PROTECTION DISTRICT
February 27, 1998
Eric McCafferty
Garfield County Planning Department
109 8 Street, Suite 303
Glenwood Springs, CO 81601
Reference: Lacy Park Subdivision
MAR 0 4 1998
GAF.--- MELD cowry
Mr. McCafferty,
The Rifle Fire Protection District has reviewed the
proposed Lacy Park Subdivision. It is the District's
understanding that this proposal is to take a single
parcel of 21.777 acres and develop it into 5 commercial
lots. This proposed subdivision is within the service area
of the District and is approximately 3.3 miles from a fire
station.
According to the Uniform Fire Code, commercial
occupancies are required to have a minimum fire flow of
1500 gallons per minute. The amount of required fire flow
may increase from this depending upon the occupancy and
construction materials used. As stated in the proposal,
the four hour well test resulted in the existing well
being capable of producing 15 gallons per minute. The
amount of storage capacity has not been addressed in this
proposal.
The District would recommend that a water supply and
delivery system be developed to provide a minimum of 1500
gallons per minute fire flow for the development. The
District would also recommend that hydrants be spaced
within 500 feet of each structure built within the
subdivision. If these recommendations are not followed, it
should be recognized that the District's ability to
provide adequate fire protection will be severely
hampered.
Thank you for your cooperation and feel free to
contact me if you have any questions or if I can be of
further assistance.
Sincerely,
ike Mo ga
District Chief
Telephone (970) 625-1243 • Fax (970) 625-2963
1850 Railroad Avenue • P.O. Box 1133 • Rifle, Colorado 81650