HomeMy WebLinkAbout3.0 Staff Report BOCC 12.16.85/
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BOCC L2/t6/85
PROJECT INFORMATION AND STAFF COMMENTS
Deer Creek Estates Subdivision
PreliminarY Plan
Landco V. Inc.
High CountrY Engineering
Section 2, T65, R92W; Iocated
approximately 3/4 miLe east of Silt
off of CountY Rd. 2I8.
The site consists of II9.3 acres
ProPosed central sYstem served bY
weII -
eroposed individual sewage disposal
sYstems.
Proposed access off of CountY Rd '
2L8.
A/R/RD
REQUEST:
OWNER:
SITE DATA:
WATER:
SEWER:
ACCESS:
PLANNER:
LOCATION:
EXISTING ZONING:
ADJACENT ZONING:A/R/RD in all directions
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The site is located within the silt urban Area of Influence as
indicated on the Garfield County Comprehensive PIanrs Management
District MaP.
II. DESCRIPTION OF THE PROPOSAL
A.Site DescriPtiffisiteinc1udesanopenfieIdlurrent1y-usedf?'Eo-aA--2-18 .
pt].on 3
The s
The site lies north of Hwy. 5 & 24 and County
iiilr..ii, *tit" the maioiity of the area consists of sparsery
-t -1^-^^vegetated hillsides wit,h varying degrees of sloPes.
i[;;;;ilI."rv'sot of the total acreise-has slopes above r6E'
proiect Description: The aPplicants propose - to- subdivide the
1I9.3acreS,ffisingIei:bmiIyresic1entiaI1ots.LotSare
pioposea to be mainly 3 to 5 acrel in size with one 18 acre
parcel.
III.IITAJOR ISSUES AND CONCERNS
A.
B.
zoning: AII proposed lots are greater than 2 acres, the minimum
TolTize in the a,/nr/no zone Distr ict '
Comments from Adjacent Propertv Owners:
ffi property owne-M€lz Pf erdesterrer registered no
oujection' t; the proposed subdivision other than concern
over any modification to an existing fence line along the
eastern boundarY of the site'
2.HowardRaleyexpressedconcernregarding.damageto!t]"oberto wastewater and Torino Gulch springs and his
associated water rights, dt the Planning commissionrs public
hear ing.
B.
-e-
Agency Comments:
1. The Town of siltrs Board of Trustees opposed the granting ofapproval to Deer Creek Estates. Major concerns of the Town ofSilt included: impacts to SiIt's road system and the reguirementof a direct access onto Hwy.6 & 24, wiatn and grades or roads,pollution of local irrigation ditches from leptic tanks andrunoff, additionar floodin! and inadeguate drainaie prans, andinadequate proposed source of water. is". letter, iage-/lrto ).
2. The Colorado Geological Survey suggested reguiring a minimum25 ft. setback from the tops of the sleep slopes between terracelevers on the site, in order to manage the erosion hazard. Theyregistered no objection to approval of the subdivision as long asthe above noted recommendation along with those submitted in theapplicantts geologic study completed by R. J. rrish are compriedwith.
3. Western Gas Supply Company, operators ofgas Iine crossing the site, submitted eightand a proposal for a license agreement betweenWestern Gas in order to assuresubdivision and the existing gas line.compatibility between the
(See page tl"E ).
Bureau of Reclamationbe constructed on theexisting maintenance
They al-so indicatedsafety fences to
).
a 2" high pressure
proposed conditionsthe developers and
4 - The Bookcliff Soil Conservation District noted severalconcerns regarding the deveropment including: soil erosionrelated to steep road grades, revegetation of arI cut anddisturbed areas, severe limitation oi development due to steepslopes and potent,ial for seepage of effluent fiom septic system3and related contamination oi ground and surface water.(Seepage tC ).
5.
D.
5. The U.S. Department of the Interior,
commented that no permanent sLructures canSilt Pump Cana1 easement or use of theirroad initiated without written approval.concern regarding safety issues, includingprevent accidental drownings. (See page /7
The Colorado Division of Water Resources recommended approval ofthe subdivision with several conditionsr ds noted in th6ir letter(see pages/?./f ) including the suggestion that two welrs beutirized toEve the waier system and that a test weLr bedrirled having a sustained yield of 30 gpm during a 4g hour pumptest.
Staff Comments:
1. Roads and Access:
a) The applicant's attorneyr John schenk, has representedthat the site does have a legar and insured aciess viapubric right-of -hrays, incruding county Rd. 2Lg and ord Hr{y.5 a 24.
b) All roadways including the extension of county Rd. 2Lgto the.property should be upgraded to county itandardsincruding chip and seal surticing. Maintenaice of thesystem, incruding snow removar, shalr be the responsibirityof the Home Owners Association.
c) The proposgd road system is in general compliance withthe Town of sirt's reguirements with the exception of onesection of 1It grade, and the lack of curbsl gutt,ers, andsidewalks.
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d) A1I proposed internal streets terminate in cul-de-sacswith no proposed extensions or connections identified. TheGarfield county subdivision Regulations limit cur-de-sacs to600 ft. with exceptions allowed for topographical reasons,if it can be proved that fire protection and emergencyegress and access is provided as part of the longer design.
Geology, Soils and Topography:
The geology report submitted by the applicants found ,'no
evidence of geologic conditions that should preclude orseriously inhibit, the residential development of theproperty".It does include several qualificationsincluding: soil engineering and site specific foundationstudies, limitation of all road and homesite cut banks to 5ft., as much as possible, with speciaj- designconsiderations, and the likelihood that leach fields will be
"difficurt to develop, but courd be constructed with sandsand gravels obtained from the floooplain',.
3. Utilities:
a) The applicants have an agreement with the West DivideWater Conservancy District for the purchase ofaugmentation/exchange water to allow for the drilling of theproposed weII. Drilling of a test weII is proposed prior tofinal plat submittal to determine the adequacy of the weIIt,o service the proposed development.
b) Due to the number of dwelling units to be served by theproposed water system, approval of the system and storagefacilities will be reguired by the colorado state Hearth
Department.
c) The Garfield County Comprehensive plan encouragesdevelopers to become part of existing utility systems.
However, in this case due to the row densities and disLanceto an existing systemr Do logical and economical means have
been worked out between the developer and the Tor^rn of sirtto serve the development.
d) Percolation tests were performed at three locationswithin the proposed subdivision. while results varied from30-5.5 minutes per inch, all were considered acceptable forproperly designed, sized and percolation tested individualseptic systems according to the Garfield county Building andSanitation Department.
Fire Protection:
a) The applicants propose a 33r000 gallon storage tank andseven hydrants as part of their wat,er and fire protection
system.
b) The Garfierd county subdivision Regulations carl for thereview of all plans to ensure that all lots have primary andsecondary access points to escape fire. wit,h the wide usageof cu1-de-sacs in this development, no secondary accesseshave been developed.
IV. SUGGESTED FINDINGS
2.
4.
A. That proper publication, public noticeas reguired by law for the hearing
Commissioners; and
and posting were provided
before the Board of County
-/ -
V.
B. That the hearing before Lhe Board of County Commissioners wasextensive and complete, that all pertinent facts, matters andissues !'rere submitted and that a1I interested parties were heardat chat hearing; and
C. That the proposed subdivision of land is in general compliancewith the recommendations set forth in the Comprehensive PIan forthe unincorporated area of the Countyi and
D. That all data, surveys, analyses, studies, plans and designs asare reguired by the State of CoLorado and Garfield County have
been submitted, reviewed, and found to meet all reguirements ofthe Garfield County Subdivision Regulations; and
E. That the proposed subdivision of land conforms to the Garfield
County Zoning Resolution; and
F. That for the above-stated and other reasons, the proposedsubdivision is in E,he best interest of the health, saf ety,
morals , convenience , order , prosper ity, and welfare of thecitizens of Garfield County.
RECOIUMENDATION
On November 13th, 1985, the Planning Commission recommended toBoard of County Commissioners, approval of the Preliminary PIan
Deer Creek Estates, with the following conditions:
the
for
1. AII proposals of the applicant sha1l be considered conditions ofapproval unless stated otherwise by the Planning Commission.
2. The following plat notes shall be included on the Final PIat:
a) Engineered septic systems and foundations designed by a
Colorado registered professional engineer may be required.
b) Each Iot sha1l be required to submit a site specific soilstest with the building permit application to determine if
engineered septic systems and foundations will be reguired.
c) No inhabitable structures shalldesignated building envelopes.
be allowed outside the
d) A minimum 25 ft. setback for aII improvements, from the topsof steep slopes between terrace levels shall be observed.
e) All homesite and road cut banks shall be limited to 5 ft., as
much as possible, and designed with near vertical or 2 l/22 L
slopes.
f) In accordance with water augmentation agreements a yearly feefor water rights may be assessed property owners of each lot.
g) Limitations to development relating to the Western Gas and
Bureau of Reclamation easements are included in the covenants.
h) A11 irrigation ditch easements beas existing and in place.recognized and maintained
3. AIl streets, including the extension of County Rd. 2Lg to thesubdivision, shall be upgraded to County standards including chipand seal surfacing at the developerrs expense. fn addition, inno case shall road grades exceed 8E within 300 ft. of anyintersection.
The applicant shaI1 demonstrate that proceduresto assure for maintenance of all roadways,
removal, through the Homeowners Association.
are establishedincluding snow
4.
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5.
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A signed contract with the West Divide Water Conservancy oistrictfor the purchase of augmentation/exchange water sharl besubmitted.
A test well
establishingirrigation of
shall be drilled prior to Final Plat submittalthe adequacy of the weII and restrictions onlawns and gardens shall be included in the
6.
7.
covenants all in accordance with the Division of Wat,er Resources
recommendat ions .
The water distribution and storage system shall be designed by a
registered professional engineer Iicensed by the State of
Colorado and shall be approved by the Colorado Department of
Health.
The covenants shall include maintenance and pumping requirements
for septic systems, and delegate the authority to enforce such
requirements to the Homeowners Association.
The applicants shalI obLain all required permission and
agreements for the use of existing easements for Western Gas and
the Bureau of Reclamation on the site. Any limitations to
development established by these agreements shall be clearly
stat,ed in the covenants.
A 40 ft. wide easement for the ware and Hinds Ditch, 20 ft. on
each side of the centerline of the ditch be recorded and included
on the Final Plat.
I0 ft. utility easements be included adjacent
cul-de-sacs, side and rear property 1ines.
to all roads,
The applicants shall contribute to the Schoo1 Impact fund, $200per lot or 5E of the fuII market value of tne gross land area
included on the Final P1at. The Scnool Impact fees sha1l be paid
prior to Final PIat approval.
The Oberto wastewater and Torino Gu1ch springs are to be noted on
the final plat, and protected by covenants from lot or^rners usingthe springs and with engineering of all improvements to protect
the springs productivity, if necessary.
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Viri ni ty rnaps ar-E e){trernel y or-rtda.Led:A. T-7e ig rrr:{: Fjhoujn an the map-q.ii. T nwn L1{ Si. l l: bolrnda.r i es a1flEJ atrtrr:sse,s ar.E
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Roads;
A" A'-:trEEirj ro state r-rigrrr.ray (: &t ?4 as pr-EEently shownr,ror-.rl tJ he t,y r.ray o{ Town of si I r_ , s 16th streetanrj Er-a.nd Ave. , wlri ch coutl d have a ma jor traf .f i cir"i*r-r+aEe t-lral: the street_ wor_rl.d have t_61 bE.rr.DirE:ct access i_s 6 .qr 24 is manditory.E'{. -[h* la.ne {rom r-he east end of Grand Ave. to Deercr-eel': Este.f-es is v.:ry nar-rtrw {rorn f ence to {encec,.fid ure qurestion ttre r^liclttr {or- trrlo Iane traf{ic
r.rj. t:h l:wenty-two .rcldi tion.qI hoctses.C. Tlri: prr-sprrsecj roa,Js wit_hin t_he pf-DposecJ sr_rLrdivision;rr'ra r_rif to ttii qr-ade, wtiictr are vEry steepr wit_l.rolrt!".rry rnalinr-E'lanr-E-r ;:r-oposed, Runoff wiII probaLllyf:FLqs,:? sisvEar-E? deter-i or.-rtion an,l washulrts.
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-['lre prabab1 *: i,creras*r i ^ por I lrti o. calrsecr by .trrridrai niige i ntn the Cactlrs Val 1ey Di.hch r .rf r.rhi ch.1.r.:t t-hri:r-relr torrrn , i s o{ gt-eat cf,Jt-tc.r-n. I_tai nr-ltnn.Ff , c1E urell ct!! the septic tanh:si, may ;;;,;;,.rdrJ i. t i urnal poI I r_rt i orr ,Tlrere is the danger o{ adcJitional floodingclne'r t-fl tfigi t-a.lds, e{:c. , channeling the rJrai.age tol:hr+ rJit-i:hes which rLul into t_own.kJe { eel tlre byp.es:: drai naqe i s i n.rde.qcratei to ta}i:r:.tr,,r-p of this, and qnestion as to whether thehighr,lay cutlvert is r,*fficient to tal,:e the extrar-lrnnf.t Lo the river.
Thel proposed maF strows ea rrrater well which isarjdressed i n f:,he wr i tten proposal s.
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o/i watr=r f rorn blesL Divide are dellTtS
even r-rrrcJer cortsl:rr-rtrL.ion ancJ rnay nLEVEI-
Irlo deil j. rler-y or {:re;rtment- pI an i,s
bec.1t-rse. o{ i nadeqr-ra'te
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I n .Elrrrrrner-Y,s wE upFrrsE 't--h i s surbd i vi si onrtlad,.-,, ina.rlc1r-rate r,ratr-.r'r pc:l llrtimrr of oLir
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{f9 westGos,,Western Gas
Supply Company
500 Prudential Plaza
1050 17th Street
Denver, CO 80265.0501
(303) 534.1261
Garfield County planning Dept.109 Eishth Strlet
Glenwood Springs, C0 gl60l
RE: Deer Creek Estates
Gentl emen:
Thank you for your cooperation in sending the information regarding theabove referenced plins. westeri. dql s,lp;ii"tompany (westGas) has reviewedthis mate.ial' we own and operate the z\i iigh-p.ersure naturil gas pipelinewhich run diagona'lly acros, {n. alr.loi,*.r,t"r.Yi.,.
t'JestGas does not .intentional r-y d,iscourage the use of our right-of-wayents i n the devel opment of iand: howe,Ter -- t., oncr| 6 rha e rra*., --r
October 11, lg85
easements in the development ofssrs,,s,L5 ril Lne 0ever0pment 0f land; however, to ensure the sitety;;i::lli:. ?l .l-1 people.ln 'the viiinitv oi or.-r.,igt, pressure aas r ines - wp m,,qr
wE,,,or tr ur d r r peopre 'ln the vicinity of our high pressure gas Iines, ,rd ,ritadhere to the condi tions piaced- on us rj, the u^s r)on:rrmani ar| . -u.s - by _ the U. S. Department ofTransportation and the coloiudS F;biic "uuiiti.!'
commission.
Therefore, l'lestGas will aDprove these development plans provided thedeveloper maintains the rorlowirig condiiloni: --'
ffiffit]
GARFILLU uU. Pt-;iNitcrr
1.The easement and rocation of the pipe)ine facilities must be shownand identif ied -as l.trestern eas
-,sip-ply coqrffi high pressure gaspipe'lines on al l p1ats. A notation must f,. iho*n that wiil warnand advise contractors to contact our division office in Meeker,co., telephone no. 878-403r, for an actuar tine toiailon t'.ror."unvconstruction begins near [,IestGas, easement
l.lestGas' personnel must have access to the easement at all, timesand the.pipeline wiil be marked at rnterviis *iil, pip.lin.'ri.r.r,as required by the Department of Transportatlon.
The easement must be reft open with no structures of any type,including fences, rargg_ trebs or shrubi.- landscaping on theeasement wi th sod and f r owers sha'l I be .i io*.a; rroru-&er", iestoasSupply shall not be responsible, in uny -;y;-?;; said landscaping.Lot 'lines must not exceed onto 1!e .ur.h.ni irli'.
2.
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A minimum 25-foot horizontal separat.ion from
be maintained on all parallel encroachments.gas pipeline must mainta.in a minimum Ig-.inchCrossings of the pipe)ine shall be under oras directed by WestGas.
7. Removal of overburden that produces less than 36 jnches of coverover t-he pipelines and addition of fill dirt that createJ an "r.essof 5 feet of cover over the pipelines shall not be allowed withoutspecific written approval from'WestGas Supply.
All of the conditjons governing the construction, operation and useof -utiljties, driveways, ioadways, bikepaths, anO iiriiu.faciljt'ies which encroach 0h, under-oi over the easement, will bepermitted under conditions to be set forth in a western Gis suppl: stsL rurLn 1n d ulestrern bas suDDlV
9oTpqny Ljcen.se _Aqqe.ement. Thjs Agreement,nffi
submi tted and fi naTizEE- bv westGai' aDorova'l nrior ' ro envby WestGas' approval prior' td anyconstruction; certajn safety procedures must be fo.ilowed per th;L'icense Agreement.
Please note that WestGas is a transmiss'ion utj'lity and our response cioesnot reflect our ability to supp'ly gas to the developr."nt.
l.lith the condi t'ions I isted above and those contained in the LicenseAgreement, WestGas feels a compatible relationifrip can be-maintain. If-r;,have any quest'ions or require.additional information, pleiie reel free tocontact us.
6.
4. Surface crossing-s greater than 60 feet in width may requ'ire casingor relocation of the affected p'ipelines within th6 easement; anaiin the event that encasement or relocation is required, lrLstGaiSupply shall be re'imbursed for all costs related to the encasementor rel ocation.
5. No permanent impounding of water shall be allowed on the easement.
the gas pipe'line mustAll crossings of the
verti cal sepirati on .over the gas pipeline
Very truly yours,
6r,/r6rrfuO
Tim Knowl ton
Associate Right-of-Way Agent
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911field County planning t)cpartmcnt109 8rh Str.eet, Thircl l toorGIerrr,'ood Spr.ings, CO g1601
SincereIy,
Bookcliff SoiI Conservation District BoardCharles Ryden, presiclent
:::?::::ll^I:",.1lislway 6.q. ?!: rhe roads appearil"::f::"ll:"r, but we i,ouri tik" ;;-p;i;;"";11il.Lv yvrrtL vuL Lllil
1:^:r^:i 1I%. grade. . lvith-trris grade, soit "rorion
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[ .,liff Soil Conservationl'. -..dox 1302
Glcnrvood Springs, C0 g1602
October 11, 198S
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P lanning Departrnent,
The Bookcliff soil conservatiott District received a preliminary plan fort'c Deer creek Estates Subdivision and reviewed it at a special rneetingOctober 7, 198s. This profor"J-aurur"p;;;;-;Jltoins 110 acres and ist'o h:rvc 22 sinsre farnily rtriJun""s. Location of trrc clcvelopment is insecrion 2 Torvninip g s ir"rg"-9i"iv, 3/4_t;ii;"";;t of silt, cotorado andabotrt 1/8 mite noittr of ui[trwai o d zq.
;\ccess to the property isto be designed to countya portion of lJuuters lvay
3i',[:::.i]"'l:,::'i:."::':1,::o ;1,:t-:ua*ui'ir'riir;;1"i"":ii ;:::::1",:,|'J;-;::i:'i"::::'.i: ::i::ll;lr^"0,i"1"',1:";:1.:: Iil'f"ii:;':"i"lT::rvhich rvould lessen the erosion-potential.
i\l I cut and distrrrbed areas should be revegetatecl to red,uce soil erosion andresulting sediment deposition. succesrrui'r"ruletation of this area willrequire much care.and ttre application of aoproii or adequate growth medium,fertilizer, mulching uua r"Liing.
Tltc Soils lvtap and Description are included in the preliminary filing. Twosoils are on trre property--Ildefonso stony Loam and a complex of pottsIldefonso' The Ilcteionsl stony Loam is ratea severe for arr uses associatedtvitlt development because or tnl steep slopes. Any slope above 15 % is ratedin the severe category. In some cases th; most severe item other t.an slopeis secpage of fluidr ir,rorgh;il; soir. s"";;;; of effrue"t i;;; septic systemscottld be a potential to coitaminate groundrvitEr o" surface lraters if theeffluent is forced to the ,""f."".
Tlre current land use for this area is rangeland.
CONSERVATION OEVELOPMENT . SELF.GOVERNMENT
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I.II' PE.R COI.ORAT)O RECION
cR'\Nt) JUNCT'loN pROJr:cTs olj!.rcE
P.0. tlox 1889
GRAND JUNCTIoN, CoLORADO 8t502
{lcl i 0 1985
9::.f i:_ta CounEy pI anning DeparrmenE2014 BIake Avenue
Glenwood Springs, Cotorado gI60I
GenElemen:
I"le have reviewed che plansthe fol lowing conmenEs :
Preliminary plan Review,Deer Creek EsEaEes Subdivision
submiEted for the Deer Creek EsEaEes and offer
Re:
I. No permanenE struct,ures can be construcled on Ehe UniEed SEacesEasemenE for -t,he SiIt pump Canal without *iaa"n permission ofEhe Bureau of ReclamaEion in the form of .-ii""r,"" agreemen..This includes use of the operat,ion and slaingenance road.
2' The developmen. of a new subdivision adjacen. Eo an open canalcreaEes new safeEy concerns; more peopl-, includi.g "iiiar""lwould be in Ehe viciniry of rhe ""n"i.
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safer,y precauEion,including safeEy-fences, should be consid"""i to prevenEaccidenEal drownings in the canal.
Thank you for E,he opportunity to commenE on Ehe planned developoent.
Jake Haas
President
SilE, wat,er Conservancy
Box 2116,silr, co 9I552
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jecEs Manager
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1985
NICI{^RO D. LAMM
Govcrnor
OFFICE OF THE STATE ENGINEER
DIVISION OF WATER RESOURCES
l3l3 Sherman Street-Room BtB
Denver, Colorado 80203
(303) 866-3s81
November 4, 1985
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JERIS A. OANIELSON
Slale Engineer
No\/ s
GARF'EL;C0. PtrAt{t{ER
Subdivision,
Mr. Glen Hartman
Garfield County Planning Department
109 Eighth Street
Glenwood Springs, C0 81601
Deer Creek Estates
Sec.2, T65, R92W
Dear Mr. Hartman:
we have received the above referenced proposal for 22
be served by a central well(s): Thg developer is pursuing
West Dividle-l,latei Conservaniy' District for augmentation of
..iitrj. in.-contract is to be developed on the basis of I
for delive:ry of the augmentation water.
,l
i:..'/ F;;,-
''',,,:''
residential lots to
a contract with the
the central
an annual PaYment
It aprpears the 18.34 acre-feet of exchange water to be purchased from
West Divicle llater Conservancy District will bi adequate f9r l2 lots' This
quantity qf water is consistlnt nitn t6u water demand estimates contained
the Utilit;y plan narrative. tawn size restrictions should be included in
covenants to limit water use.
The hlest Divide Water Conservancy 0istrict has a substitute water supply
plan to relplace out-of-priglitV diveriions. The District has submitted a
service area map [o 1,ii officir.-.rne-pioposed subdivision is in area r]A'l
*f,.r. no problei .iists with intervening water users not being-ab1e to access
water carried in t'6e-iolorado River. t^16 can recommend approval of this
proposal subject to the following conditions:
l. A contract is cornpleted between the applicant and the west Divide
water coni.rruna/ Districi for 18.34 itre-feet annually- Provisions
should be made to turn the contract over to the homeowners
association. If the contract becomes the responsiblity of an
associuii6ii, g.'LV-l[ouio nive the power to eniorce individual
compl iartce.
2. Lot purchasers should be made aware that use of the central systent is
subiect-io puy*.nt of annual fees and other terms and conditions of
the water allotment contracts. t|le recommend a covenant to this
effect. t.le also recornmend covenants be developed limiting lawn
irrigation.
the
in
the
ffi
?r
Mr. Glen Hartman
Novemtrer 4, I 985
3. The applicants test hole pump test verifies preliminary water
availability estimates. We agree yith.the applicants proposal to
dril'l a tesi witt prior to fiial platting to firmly establish the
availability of a suitable groundwater supply. The sustained yield
of the wellis) should probaSty be at least 30 gallons.per minute
during i-qg'fr6ur pump test. We suggest tvro wells in the event one
well becomes inoPerable.
Please let us know if you have any questions.
Si ncerely,
#,es#,, P.E.
Deputy State Engineer
HDS/JRH: ma/6'l 34H
cc: Orlyn Bell, Div. Eng.
Steve Lautenschlager