HomeMy WebLinkAbout2.0 Staff Report PC 11.13.85REQUEST:
OWNER:
PLANNER:
LOCATION:
SITE DATA:
WATER:
SEWER:
Pc LL/L3/85
PROJECT INFORMATION AND STAFF COMMENTS
Deer Creek Estates Subdivision
PreliminarY PIan
Landco V. Inc.
High CountrY Engineering
Section 2, T65, R92W; Iocated
approximately 3/4 mLLe east of Silt
off of CountY Rd. 2L8.
The site consists of 1I9.3 acres
Proposed central sYstem served by
weII.
Proposed individual sewage disposal
systems.
ACCESS:Proposed
2L8.
A/R/RD
access off of CountY Rd-
EXISTTNG ZONING:
ADJACENT ZONING:A/R/RD in aII directions
I. RELATToNSHTP TO rHe COepnnHeuffi
The site is located within the silt urban Area of Influence as
indicated on the Garf ield county comprehensive PIan I s ivlanagement
District Map. Some of the Comprenensive PIan objectives and policies
ielating to lfris proposal are summarized as follows:
Nonproductive agriculture land is best suited
for develoPment.
Encourage build-out of existing subdivisions'
Development creating adverse impacts on road
systemi shall be reguired to improve the
systems.
Excessive road cuts wiII be discouraged'
Where logical and economic new development
should become part of existing systems.
The developer is reguired to demonstrate chat
land can Physically accommodate ISDS systems'
Agr iculture I. IA:
Housing 2.2A2
Transpor tation 2 .2e'z
Water/Sewer
5.50:
2.22
3.3A:
Environment I.1 &
6.6:Discourage develoPment in
constraints.
New develoPment wiII be requireo
fire protection facilities.
areas of severe
to provideCommunitY
Services
Urban Area of
Influence
2 .2A
New development wil} be expected to construct
street systems that wiII meet affected
muni.cipaliiies standards for construction and
r ight-of -$ray width .
_.!r
4.4A:
II. DESCRIPTION OF THE PROPOSAL
Site Description: The site lies north
Road 218. The site includes an openlivestock, while the majority of thevegetated hillsides with varying
Approximately 508 of the total acreage
of Hwy. 6 & 24 and Countyfield currently used for
area consists of sparselydegrees of slopes.
has slopes above 16t.
A.
B. Project Description: The applicants propose to subdivide thesingle family residential lots. Lots areproposed to be mainly 3 to 5 acres in size with one I8 acreparcel.
III.MAJOR ISSUES AND CONCERNS
Zoning: AII proposed lots are greater than 2 acres, the minimumlot size in the A/R/RD Zone District.
Comments from Adjacent Property Qwners: Adjacent property ownerjection to - thl pioposedsubdivision other than concern over any modification to anexisting fence line along the eastern boundary of Lhe site.
Agency Comments:
1. The Town of SiIt ' s Board of Trust,ees opposed the granting ofapproval to Deer Creek Estates. Major concerns of the To$rn ofSiIt, included: impacts to Siltrs road system and the reguirementof a direct access onto Hwy. 6 & 24, width and grades or roads,pollution of local irrigation ditches from septic tanks andrunoff, additionar flooding and inadequate drainage prans, andinadeguate proposed source of water. (See letter , page- I t 7 | .
2. The Colorado Geological Survey suggested reguiring a minimum25 ft. setback from the tops of the steep slopes between terraceIevels 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 theappricantrs geologic study compreted by R. J. rrish are compliedwith.
3. Western Gas Supply Company, operators of a Z, high pressuregas Iine crossing the site, submitted eight proposed conditionsand a proposal for a license agreement between the developers andwestern Gas in order to assure compatibility between thesubdivision and the existing gas line. (See page tt7 l.
4. The gookcliff Soil Conservation Distr ict noted severalconcerns regarding the development including: soil erosionrerated to steep road grades, revegetation of arr cut anddisturbed areas, severe limitation on development due to steepslopes and potential for seepage of effluent from septic systemsand related contamination of ground and surface water. (seepase l0 ).
5. The U.S. Department of the Interior, Bureau of Reclamation
commented that no permanent structures can be constructed on theSilt, Pump Canal easement or use of their existing maintenanceroad initiated without written approval. They also indicatedconcern regarding safety issues, including safety fences toprevent accidental drownings. (See page i/ \.
A.
B.
-2-
D.Staff Comments:
1.Roads and Access:
a) The applicant's attorneyr John Schenk, has representedthat the site does have a regal and insured access viapubric right-of-ways, including- countv na. 218 and ord Hwy.6 & 24. f .\9. 44e qrr(r
b) All roadways incruding the extension of county Rd. 2Lgto the property should Oe upgruJ"d to County standardsincluding chip and seal "rrti.ing. Maintenance of thesystem, including snow removal, shail be the responsibilityof the Home owneis Association: --
c) The propo:gg road system is in generar compliance withthe Town of gilt'" r.guirements with the exception of one3i!!,llln=lt t1E srade, and rhe rack of .rro=i -g,rft.r=,
and
d) A11 proposed internar streets terminate in cul-de_sacsIit!.no-proposed extensions or connections identified. TheGarfierd county subdivision Regurations rimit cul_de_sacs to600 ft. with exceptions arloied roi topographical reasons,if it can be proveE that- fire piot""Li6r, '"na--emergencyegress and access is provided u" piii-or the longer design.
Geologyr Soils and topography:
The geol0gy report submi!!.g by the appricants found ,,noevidence ot . geologic conditions' it,it shourd precrude orseriousry inhibit the residentiai- development of theproperty". rt does incrude --severar guarificationsincluding: y9i1. engineering una ;ii. specific foundationstudies, limitation of arI ioaa ina-n'omesite cut banks to 5I:. with. speciar $9sign considerations, and rhe rikerihoodthat reach fields will 5. "difficuia-t; develop, but couldbe constructed with "una" and g.".r"1" obtained from thef loodplain,,.
Utilities:
a) The applicants have an agreement with the west DivideWater Conse.rvancy Oistrict " i;;-'- the purchase ofaugmentation/exchange water to arrow for. the aiiiii"g or theproposed werl. orilling of a tesi *.ii-." proposed prior tofinal plat submittar to-determine ttre-aaequacy of the werrto service the proposed deveIopm..i. - --
b) Due to the number of dwerring units to be served by theproposed water system, approval 0f the system and storagefacitities wirr be iequi?ea bt tr,. dororaao state HearrhDepartment.
c) The Garfield county comprehensive plan encouragesdevelopers r:.:.:?T: ,p.rt of -exisai;s uritiry sysrems.However, in rhis case due ro rhe ro*-a.isi;;;;';ila iisr"r,c"to an existing systemr rro rogicar-una-economicar means havebeen worked out between the deveroper and the rown of sirtto serve the development.
2.
3.
-3-
Fire Protection:
a)Theapplicantsproposea331000gallonstoragetankand
seven hydrants as part of theii water and fire protection
system.
b) The Garfield County Subdivision Regulations call for the
review of all plans to ensure that all lots have primary and
secondary acceis points to escaPe fire. With the wide usage
of cul-de-sacs in this development, no secondary accesses
have been develoPed.
SUGGESTED FINDINGS
4.
IV.
A.
B.
D.
That proper publication, public notice and posting were provided
i= rLquirea by law -tor the hear ing bef ore the Planning
Commission; and
That the hearing before the Planning Commission was extensive and
complete, that iff pertinent facts, matters and issues were
submitted and that uif interested parties were heard at that
hearing; and
That the proposed subdivision of land is in general compliance
with the recommendations set forth in the Comprehensive PIan for
the unincorporated area of the County; and
That all data, Surveys, analyses, studies, plans and designs aS
ir" reguired by the State of Colorado and Garfield County have
been submitted, reviewed, and found to meet all requirements of
the Garfield County Subdivision Regulations; and
That the proposed subdivision of land
County Zoning Resolution; and
That for the above-stated and other
subdivision is in the best interest
conforms to the GarfieldIa
F reasons, the
of the health,and welfare
proposed
safetY,of the
V.
moralsr corlv€nience, order, Prosperity,
citizens of Garfield CountY.
RECOIIIMENDATION
2. The following plat notes shall be included on the
c) No inhabitable structures shall be allowed
designated building enveloPes.
AppROVAL, pending the determination by the Planning Commission-that
exceptions to th6 length Iimitations on cul-de-sacs be granted and
that fire safety an6 access issues have been adequat'ely addressed'
with the following condiE,ions:
I. AII proposals of the applicant shall be considered conditions of
appr|trai unless stated otherwise by the Planning Commission.
a) Engineered septic systems and foundations
Cirloraa5 registered professional engineer may be
b) Each lot shall be required to submit a site sPecific soils
test with thg building permit application to determine if
engineered septic systemi ana foundations wiII be reguired'
Final PIat:
designed bY a
reguired.
outside the
all improvements, from the toPs
leve1s shall De observed.d) A minimum 25 ft. setback for
of st,eep sloPes between terrace
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il.q...
e.rV4r*
e) AII homesite an<l road cut
and designed with near vertical be limited to 5 ft.;
slopes.
f) fn accordance with water augmentation agreements a yearly feefor water rights may be assessed property owners of each rot.
9) r.imitations to development relating to the western Gas andBureau of Reclamation easements are inclucled in the covenants.
h) AII irrigation ditch easements beas existing and in place.recognized and maintained
are established
including snow
banks shall
or 2 L/22 L
A11 streets, including the extension of county Rd. zLB to thesubdivision, shall be upgraded to County standirds including chipand sear surfacing at the developer's 6xpense. rn additioi, i;no case sharr road grades exceed gE within 300 ft. of anyintersect ion.
W-The applicant shall demonstrate that proceduresto assure for maintenance of alI roadways,removal, through the Homeowners Association.
A signed contract with the west Divide water Conservancy Districtfo.t the purchase of augmentation/exchange water sharl besubmitted
A test well shall be drilled prior to Final plat submittalestabrishing the adeguacy of tha werl and restrictions onirrigation of lawns and gradens sharr be incruded in thecovenants all in accordance with the Division of Water Resourcesrecommendations.
The hrater distribution and storage system shalr be designed by aregistered professional engineei ricensed by the state ofcolorado and sharr be approved by the coloraa6 Department ofHeaIth
The covenants shall include maintenance and pumping reguirementsfor .septic systems, and delegate the authoriiy to enforce suchreguirements to the Homeowneri Association.
The appricants shalr obtain arr reguired permission andagreements for the use of existing easements for Western Gas andthe Bureau of Reclamation on irre site. Any rimitations todevelopment estabrished by these agreements sharr be clearrystated in the covenants.
5.
6.
7.
8.
9.
10. A 40 ft. wide easement for the Ware andeach side of the centerline of the ditch beon the Final p1at.
Hinds Ditch, 20 ft. onrecorded and included
11.10 ft. utility easements be included adjacentcul-de-sacs, side and rear property lines.to all roads,
Due to inadeguate sizing and configuration of the availablebuilding envelope on lot L6, and proximity to identified areas offlooding potential, lots rG and L1 shourd be combined.
The appricants shaIl contribute to the schoor rmpact fund, $2ooPer lot or 5t of the full market value of the lross land areaincluded on the Final PIat. The Scnool Impact fees shal1 be paidprior to rinal Plat approval.
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(DwestGos"
Garfield County Planning Dept.
109 Eighth Street
Gl enwood Spri ngs , C0 81601
RE: Deer Creek Estates
Gentl emen:
Thank you for -your cooperation in sending the information regarding theabove referenced p1ans. Western Gas Supply 'Company (WestGas) tris reviewedth'is material . We. own and operate t_he 2'"' iigh piesiure natural gas pipel inewhjch run diagonally across the development s.ite.
l./estGas does not intent.ionally discourage the use ofeasements in the development of land; however, to ensurewelfare of al1 people in the v'icinity of our high pressure gasadhere to the condi ti ons p1 aced- on us 5y ' the U. S-.Transportation and the colorado pubr'ic Util jtiei commjssion.
-Therefore, l.lestGas -will approve these development plans provided thedeveloper maintains the following cond.itjons:
The easement and location of the pipe]ine facilities must be shownand identified as western Gas supp]y company high pressure gaspipelines on all p1ats. A notation must be ihown- thit will warnand advise contractors to contact our division off.ice in Meeker,co., telephone no.878-4031, for an actual line location before anyconstruction begins near WestGas' easement.
westGas' personne'l must have access to the easement at all, timesand the p'ipeline will be marked at intervals with pipeline markersas required by the Department of Transportat.ion.
Western Gas
Supply Company
500 Prudential Plaza
1050 17th Slreet
Denver, CO 80265-0501
(303) 534-1261
0ctober 11, 1985
1.
GARFItLD tu. PL,\i'iriL/
our right-of-way
the safety and
I ines, we must
Department of
The easement must be left open with no structures of any type,including fences, 'large trees or shrubs. Landscaping -on-the
easement with sod and flowers shal'l be allowed; howevei, l,lestGasSupply shall not be responsible, in any way, for said laniscaping.Lot l'ines must not exceed onto the easement area.
2.
3.
-r -
4. Surface crossings greater than 60 feet in width may require casingor relocation of the affected p'ipelines within the easement; and,in the event that encasement or relocation is required, I'lestGas
Supply shall be reimbursed for all costs related to the encasementor relocation.
5. No permanent'impounding of water shall be allowed on the easement.
6. A mjn'imum 25-foot horizontal separation from the gas pipeline must
be maintained on all paral'lel encroachments. All crossings of thegas pi pe1 j ne must mai ntai n a mi nimum 18-i nch verti cal separati on.
crossings of the pipeline shall be under or over the gas pipeline
as directed by WestGas.
Removal of overburden that produces less than 36'inches of cover
over the pipelines and addition of fill dirt that creates an excessof 5 feet of cover over the pipelines shall not be allowed withoutspecific wrjtten approval from WestGas Supply.
All of the cond'itions governing the construction, operatjon and useof utilities, driveways, roadways, b'ikepaths, and similarfacil'ities which encroach or, under or over the easement, will bepermitted under cond'itions to be set forth 'in a Westel.n Gas Supp.U
company L'icense Agreement. Thjs Agreement mffi
submitted and fjnal'ized by WestGas' approval prior to anyconstruction; certain safety procedures must be followed per the
License Agreement.
Please note that WestGas is a transmission utl1ity and our response cioesnot reflect our abiljty to supply gas to the development.
t,lith the cond'it'ions I'isted above and those contained in the License
Agreement, WestGas feels a compatible relationship can be maintain. If you
have any questions or require additional information, p'lease feel free tocontact us.
Very truly yours,
6-"6"Mp
Tim Knowl ton
Associate Ri ght-of-Way Agent
TK: mmo
cc: liigh Country Engineering, Inc.
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po liff Soil Conservation DistrictP.0. ,ox 7302
Glenwood Springs, CO g1602
October 11, 198S
Garfi.cld County planning t)epartment
109 Sth Street, Thircl F1oor
Glcrtrvood Springs, C0 g1601
P lanning Departrnent,
TIte Bookcliff Soil conservation District received a preliminary plan fortltc Deer creek Estates Subdivisj.on and reviewed it at a special meetingOctober 7, 19g5. This proposed rleveiopmeni-.onaoin, 110 acres and ist-o havc 22 singre family rlsiclences. Location of thc dcveloprnent is inSection 2 Torvnship 6 S it"nge 92 ltt, 3/4_L mile east of Si1t, Colorado an<labout 1/8 mile north of Flighrvay 6 E 24.
Access to the property is apparently frorn }iighway 6 t, 24. The roads appearto be designed to county splcirications, but"we would like to point out thata portion of ll'rnters l{ay is on an 77% graae. lvith this grad",'ioi1 erosionmay occur i, tlte barrorv ditch and on tf,e roadway if propE. ;;;"- and reseedingof vegetative cover is not taken. Alternate routes are available for uservhiclt rvould Iessen the erosion potential .
Al1 cut and disturbecl areas should be revegetatecl to reduce soil erosion andresulting sediment deposition. Successful revegetation of this area willrequire much care and the application of topsoii or adequate growth medium,fertilizer, mulching and r"Liirg.
Tlte Soils lvlap and Description are included in the preliminary filing. Twosoils are on the property--Irdefonso stony Loam and a complex of pottsIldefonso. Tlte Ildefonso stony Loam is ratecl severe for all uses associatedtvith dcvelopnent because of the steep slopes. Any slope above 15 eo is ratedin the severe category. In some cases thl most severe item other than slopeis seepage of fluids through the soil. seepage of effluent from septic systemst9t]1d be a potential to contarninate groundrvate, or srrrface waters if theeffluent is forced to the surface.
The current land use for this area is rangeland.
Sin cere Iy,
Bookcliff Soil Conservation District BoardCharles Ryden, presiclent
CONSERVATION DEVELOPMENT SE LF,GOVE RNME NT
I\ RTPI \
Rr.l].R ro: GJ-450
704.
Garfield County planning De Par tmen t,2014 B1ake Avenue
Glenwood Springs,Cotorado 81601
Re:Preliminary plan Review,
Deer Creek EsEaEes Subdivision
Gen E1 emen :
I'Je have reviewed the plans submiEEed for Ehe Deer Creek EstaEes and offerthe following corEnenEs :
l. No permanent sE.rucEures can be construcEed on the United StatesEasemenE for the silr pump canar wiEhouE writ.ten permission ofEhe Bureau of ReclamaEion in the form of a licensl "g.""*".,t.This includes use of the operation and maintenance road.
The developmenE of a new subdivision adjacenE t.ocreaEes new safety concerns; more people, includwould be in the vicinicy of che canal. Every saincluding safeEy fences, should be considered toacc idenE.al drownings in Ehe canal .
an open canal
ing children,
feEy precauEion,
prevenE
Thank you for the opportunity Eo commenE on Ehe planned deveroprnent.
cc: Jake Haas
President
Silt Vlater Conservancy DistricE,
Box 2116,sitr, c0 81652
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United States Departmenr of the Inrerior
IItJI(l:AU ol. RECLAT\tA'ilON
IJPPE.R COLORADO REGION
GRANI) JUNCI'ION PROJT,CTS OFTICE
P.(.). Box 1889
GRAND JUNCTION, COI_ORADO 81502
I]cI i 0 1985
cerely
.' Rinckel
jecEs Manager
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PLANNIIiIG CCIE{ISSION MEEf, I}IG
October 9, 1985
MEMBERS PRESENIArnoffiaEy, Chairman
Barbara Lorah, Secretary
Dale Albertson
Allan Etrowl-es
John TriF,p
Dick Stepfienson
COI]I{IY STAFT' PRESETVI@Director
Glenn Hartrnann, planner
Eleanor Haring, Recording
Secretary
Ihe meeting was called to order at 7:03 P.M. The following plaruring
Corcnission IIEITbers were absent: DaIe ivlcpherson, Evelyn [,lcKay, Iavernestarbuck with oick stephenson arriving after roLl carl.
Barbara Lorah moved that the minutes of September 1I, I9B5 oe approvedwith corrections apprying to proper sperling irt names prefacing remarKs,al! adding "Bureau" to firearrns, etc. in ; staternent oy ernofO uackley.Allan Bowles seconded the nrotion and the nnotion carried r.rianimously.
l{ark Bean introduced Dave Grounds who h/as hired by ttre Board of CountyCorunissioners to analyze the Four MiIe road area and various alternativelrcations where a new road could be built to access the area. Mr. Beansaid there wilr be more detair later on the alternatives.
Dave Grounds displayed a nrap for the planning conrnission stai:ing that theobjective of the study is to select a corridoi from an area Oounaea by rbwCastle, Glenwood Springs and Carbondale whicn wirl serve private lanos,
^oublic land, local conununities and the ski area. rhe pr-oiect wirl bedeveloped in four phases.
Phase f.Ttaffic conditions existing and projectecl future conditions1. Origination and destination2. Review '84-'85 ski area usage3. Current use of puJclic land4. Cr:rrent population
Mr- Grounds said that a survey was done early in ttre surrrEr regardingorigination and destination on the Ebur tvtile road for a two hour peiioA a[peak time. Etom this it was determined what future roads could be used.Ihe 1984-85 ski area usage was looked at and also information on the trnstthree ski seasons. IvIr. Gounds said the current use of public lands wasalso looked at in regards to cattle, sheep and timber ieases along wittrcurrent population. t4r. Grounds said for the future Srcpurationprojections, he looked at ttre areas which could be developed and also forthe traffic conditions. Mr. C,rounds pointed out thredcorridors wherehighways could be built and showed on ttre map ttre areas ttrat could iredeveloped. ltre corridors are the t\brthwest coiridor - Baldy Creek toGarfield Creek, Garfield Creek and then to South Canyon. A secondalternative is inproving the existing Ebur l,tile noute wiUf the possibilityof new bridges in the airtrrcrt area or the Etrur IrIiIe Creek area. the thirdalternative is the Carbondale alternative across the ory park area and inthe vicinity of the coal loadout facility.
Itlr. Grounds continued ttrat the survey was taken during ttre peak hour of 7to I in tfie morning and I to 9 A.M., on weekends. vcetldays -trrere were lI0vehicles per hour on the Four MiIe Road and on the wee-kends 25 vehiclesper hour during the months of epril through l{ovember. Eyom DecernDer toMarch on the weekdays, at the above tiies, there were 200 vehicles perhour and on the weekends, I75 vehicles per hour.
!1r. Grounds, in answer to Barbara Iorahts guestion, said tnat most of the
Glenwood and west Glenwood residents wouLd use the Four Mile road.
He felt that people from Rifle, I{ew Castle, Eagle would use the alternateroute.
Arnold I{ackley asked if the New Cast1e alternative was built then FourMiIe wouldnrt need uSrgrading? Nlr. Grounds replied there would have tougErading to Ebur Mile because it is unsafe in sorne spots presentry.
Paur Iappara, carbondare resident, said if a route was buirt fromCarbondale it would help the lrca1 economy.
IIr. Grounds speculated that the nunber of people who were driving up toCarbondale on their way to ski would probably then go on to Asper,, rattrerthan go to Ski Sunlight.
Ihere was discussion amongst the Planning @nrnission regarding the presentunsafe conditions on the Ebur Mile road and that it did not neet thestandards necessary for a county road.
DaIe Albertson noted that the County does not need to pay for a ski arearoad and wondered how many residents used ttre road and -perhaps the roadcould be paid partially by the users.
Dick Stephenson said he would vote to drop the tlew Castle alternative.
Dale Albertson said a Carbondale route, in addition to Eour Mile, would bepreferable.
I'lr. Grounds then presented sonre projections regarding traffic in the areasbeing contenplated.
Iaverne Starbuck inquired as how ttre skiers were accounted for in thesurvey and llr. Grounds said he took a 1979 survey stating how many skierslirere at Sunlight on various days.
John Tripp said ne felt the Ebur Mile Road shourd be the one toconcentrate on since nxrst of the tourists and Glenwood Springs residentsused the ski area and because of Glenwood's effort to promcte tourisrn.
Dale Arbertson said if ttre slci area hras going to be extrnnded, it wasunfair to ask the County to pay for all the road inprovenents and ttratsore of it should be paid by the ski area.
PauI IapSnla said that in looking at alternatives, it would be wise toconsider the cost of a four lane witn buying prognrty at developnentprices for the future ilrproverent of fbur MiIe road.
Mark Bean said that Dave crounds was basically trying to get areas ttrat heshould be looking at anq next phase of the study wiff Oe iore specific asto the costs and other factors.
Ihe Planning @nrnission then rnade an infornnl reconrnerdation to the Boardof County Conrnissioners to focus on ttre Four MiIe corridor with asecondary emphasis on a Carbondale alternative route. Itris item on the
agenda was closed.
!!ark Bean then presented a draft revised floodplain regulation for reviewby the Plaru:ing Conunission and noted ttre various changei.
Itre neeting was adjourned.
Respectfully subrnitted,
Barbara Iorah, Secretary
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