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Home My WebLink About2.0 Staff ReportPC 11/13/96 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Sketch Plan review of the Long Subdivision APPLICANT: Bernard, Martha & Kevin Long ENGINEER/PLANNER: Schmueser Gordon Meyer, Inc. LOCATION: A tract of land Located within Section 32, T6S, R90W of the 6th P.M.; approximately 7.5 miles southeast of New Castle along County Road 312 (Garfield Creek Road). SITE DATA: 35.705 Acres WATER: Shared Well SEWER: Individual Sewage Disposal Systems (ISDS) ACCESS: County Road 312; easements EXISTING ZONING: A/R/RD ADJACENT ZONING: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject tract is located within District C - Rural Areas/Minor Environmental Constraints, as designated by the Garfield County Comprehensive Plan's Management Districts Map (1981; 1984). II. DESCRIPTION OF THE PROPOSAL A. Site Description: The subject tract is 35.705 acres is size, located approximately 7.5 miles southeast of New Castle along County Road 312. The majority of the tract has historically been irrigated and utilized to raise alfalfa. Slope across the tract is gradual, generally in an east -west fashion at an average slope of 7% and Belodi Creek flows across the southwestern corner. There are two (2) existing, single family dwellings on the tract and a few small sheds. Adjacent Land Uses: The most significant land uses adjacent to and in the vicinity of the subject tract are residential and agricultural, on generally large lots. There are large tracts of Bureau of Land Management land and the Garfield Creek State Wildlife Area are also located in the vicinity. See vicinity map, page 5 C. Development Proposal: The applicants are proposing to subdivide the 35.7 acre tract into three (3) parcels of 5.0, 9.5 and 21.2 acres each. The 9.5 acre tract and the 21.2 acre parcel would each have a dwelling and staff presumes that the 5.0 acre parcel would be developed in a similar fashion. III. REVIEW COMMENTS A. Garfield School District No. Re -2: Replied stating the District has no comment. See letter, page . Staff notes that, customarily, prior to recordation of a final plat, all additional residential lots are subject to a $200 school impact fee ($400 total). IV. MAJOR ISSUES AND CONCERNS A. Zoning: The tract is within the A/R/RD zone district and all proposed lots are in excess of the two (2.0) acre minimum lot size requirement. Slope of the tract should not present any significant development obstacles and no slopes are in excess of 40%. Belodi Creek flows across the southwestern corner of the tract and Garfield Creek forms a portion of the northern boundary of the tract. Staff has consulted floodplain maps and neither creek has been designated as having 100 -year floodplain hazards. Water Supply: The existing dwellings are supplied with water by an exempt domestic well, permitted as a water supply for up to three (3) single family dwellings, domestic animals, and the irrigation of not more than one (1) acre of lawn and garden. See Permit #168645, page 7 . It appears the well permit does allow a legal supply for the proposed lots. At this time, no physical pump -test information has been presented and staff recommends the well be pump -tested a minimum of four (4) hours, with the results of the test included in a Preliminary Plan submittal. Additionally, as this would be a shared supply, a Colorado registered engineer shall be required to design the system. Additionally, the ownership of all water rights and facilities would be required to be turned -over to an incorporated homeowner's association, at time of final plat. Irrigation Water: The applicants have a water right from the Williams Ditch #2 for 74.52 cfs that is used to irrigate the fields on the parcel. It is the applicant's intent to continue utilizing this irrigation water for its agricultural uses by enacting a maintenance agreement through what staff would presume to be the homeowners association. Staff suggests the protective covenants contain specific language regarding the irrigation water supply. Water Quality: This water supply would not be subject to permitting by the state department of health; however, staff recommends the water be tested for nitrate/nitrite and fecal coliform bacteria levels (at a minimum), and be included in the Preliminary Plan submittal. C. Soils/Sewer: The proposed method of waste water disposal would be the use of individual sewage disposal systems (ISDS). The existing dwellings are currently served by ISDS and, according to the engineer, both systems are in good working condition. Soils comprising the site of the proposed, third parcel are designated by the Soil Conservation Service to be within the Cimarron loam classification, generally a deep, well -drained soil. When used for building site development, the soil is considered to have moderate to severe constraints due to high clay content and high shrink -swell potential. When used for placement of ISD systems, the soil is considered to have severe constraints due to slow percolation. Based on this information, an engineered septic system may be required. D. Access: Access to the subdivision would be from County Road 312, much as it currently exists. County Road 312 is paved for its initial 2.5 miles, which becomes an improved, dirt road for its remaining length. Lot 2 would be accessed via the historic, shared driveway; Lot 1 would be accessed from an existing driveway that directly intersects with CR 312; and Lot 3 would also have access to CR 312, via an individual driveway. Since it appears that all lots would be accessed individually, the driveways would not be required to be built to any certain standard. E. Fire Protection: The sketch plan application contains no mention of fire protection. Staff suggests that, at a minimum, the appropriate fire district review the development proposal and make recommendations concerning fire protection. Staff requests this information be contained within a Preliminary Plan submittal. F. Impacts From Development: Given the scope of the proposed development, staff does not contemplate significant impacts to result, especially since the applicants plan to continue the agricultural tradition of the property. As this would occur in a relatively remote area of the County, the most significant impacts would likely be to the county road and to the groundwater supply. G. Staff Comment: The applicants have suggested they are interested in continuing the agricultural tradition on the property. With this in mind, staff has briefly discussed the possibility of placing a conservation easement on the property that could enhance the agricultural intent of the property and perhaps accrue other benefits to the applicants and/or future owners. Staff notes that a conservation easement is voluntary and is not a requirement of the applicants to complete subdivision; but suggests the applicants explore the feasibility of such designation. 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. 5 NI 1 c 1 IN1 1 FY F" Scale 1 inch equal 2000 feet Garfield 5c['ioo[ (District c\9.e-2 Eric McCafferty Garfield Building & Planning 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Mr. McCafferty: gennard (Eckhardt Superintendent J�avvrence LJ . Ac(Bride associate Superintendent October 23, 1996 The Long Subdivision Sketch Plan was presented to the Board of Directors for review at last night's regular meeting. There were no comments from the directors regarding this proposal. Sincerely, i a J Lennard Eckhardt Superintendent _C . S-0") .VVhiteriver ,.Venue. �l�i�Te oforado l'701 01 E I ; buy 62:,- ;_1�1 Form No. OFFICE OF THE STATE ENGINEER GWS -25 COLORADO DIVISION OF WATER RESOURCES 818 Centennial Bldg., 1313 Sherman St., Denver, Colorado 80203 (303) 866-3581 APPLICANT / BERNARD & MARTHA LONG 7700 312 ROAD NEW CASTLE CO 81647 LIC WELL PERMIT NUMBER 168645 DIV. 5 CNTY. 23 WD 45 DES. BASIN MD Lot: Block: Filing: Subdiv: EXPANSION OF USE OF EXISTING WELL APPROVED WELL LOCATION GARFIELD COUNTY SW 1/4 NE 1/4 Section 32 Twp 6 S RANGE 90 W 6th P.M. DISTANCES FROM SECTION LINES 2540 Ft. from North Section Line 2400 Ft. from East Section Line ISSUANCE OF THIS PERMIT DOES NOT CONFER A WATER RIGHT CONDf1lONS 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 and Pump Installation 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 17. 0) Approved pursuant to CRS 37-92-602(3)(b)(II)(A) for the expansion of use of permit no. 141405 (canceled), and as the only well on a tract of land of 40 acres described as that portion of the W 1/2 of the NE 1/4 of Sec. 32, Twp. 6 South, Rng. 90 West of the 6th P.M., Garfield County, being more particularly described on the attached exhibit 'A'. The issuance of this permit hereby cancels permit no. 141405. 4) The use of ground water from this well is limited to ordinary household purposes inside three (3) single family dwellings, fire protection, the watering of pouttry, domestic animals, and livestock on a farm or ranch, and the irrigation of not over one (1) acre of home gardens and lawns. 5) The maximum pumping rate shall not exceed 15 GPM. 6) The retum flow from the use of the well must be through an individual waste water disposal system of the non -evaporative type where the water is returned to the same stream system in which the well is located. ,c,--11-13 O\NNEBS OPy AE0ROVED //Alp_ _Z-) CD2 -.?:pt No. 0343033 DATE ISSUED FEB 2 4 igq r Py FEB EXPIRATION DATE 2 E 1