HomeMy WebLinkAbout2.0 Staff Report 2•ROJECT INFORMATION AND COMMEN•
PROJECT NAME: Hawk Ridge Subdivision -Preliminary Plat
OWNER:
PLANNER/ENGINEER:
LOCATION:
SITE DATA:
WATER:
SEWER:
PROPOSED ROADS:
EXISTING ZONING:
PROPOSED ZONING:
ADJACENT ZONING:
A.W. and Carolyn Ackerman
930 Monarch Bay
South Laguna, CA 92677
H.P. Hansen
278 Garfield
Carbondale, CO 81623
Richard Kinshella-Ponderosa Engineering
1512 Grand Avenue, Suite 220
Glenwood Springs, CO 81601
945-6596
Located approximately 4 miles north of Highway 82
on County Road 103 (Crystal Springs Road)
The proposal lies on a site with a raised hill in the
central portion with gentle slopes falling away from
the high point. The central part of the property is
pinyon and juniper tree cover with some pasture land
surrounding.
Water is to come from a central well and pumped to
a 30,000 gal elevated storage tank. The well has been
pump tested for 24 hours at 20 gpm constant flow with
3 feet of draw down.
Individual systems on each lot. All lots are over 2
acres and the average size is 6.1 acres.
Proposed roads are to be constructed to county standards
and dedicated to the county.
A/R/RD
Same, no change
North: A/R/RD
South: A/R/RD
East : A/R/RD
West: A/R/RD
RELATIOL]SHIP TO THE COMPREHENSIVE PLAN:
This proposal lies within district C on the comprehensive plan areas with minor
environmental constraints to development. The minimum recommended lot size is
5 acres. The average lot size of this proposal is 6 acres which exceeds the recommended
minimum. The project will impact County Road 103 but the applicant has proposed to
minimize this impact by improving portions of 103 Road to the property. This project.
fits the provisions of the comp. plan by providing lot sizes which are compatible with the
area and densities which are appropriate with the rural area.
DESCRIPTION OF THE PROPOSAL:
The request is for 17 single family lots on 103.7 acres. The lots will be accessed
primarily by internal streets; however, one lot will access County Road 103. Lots
will be served by central water and individual septic systems. The internal street
system has been redesigned since sketch plan to reduce the number of lots directly
accessing 103 Road. This design change has resulted in the addition of one lot
increasing the number from 16 at sketch plan to 17 at preliminary plat.
MAJOR CONCERNS AND ISSUES:
A) Comprehensive Plan: The major concern is the impact of this project on County Road
103. The applicant at sketch plan has agreed to chip and seal County Road 103 from the
existing pavement up to the most northerly access point on the property.
B) Zoning: No major concerns. This project maintains the existing open character of
the area. The area has larger lot sizes and this proprosal is consistant with those lot
sizes.
C) Standard Conditions:
1)
Reviewing Agency Comments:
Basalt Water Conservancy District: No problems with
not impact the District.
Division of Water Resources: (See letter) It is my
amended augmentation plan has been filed and another
of Water Resources will be forthcoming.
the project as it does
understanding that an
letter from the Division
Colorado Geologic Survey: (See letter)
Colorado Department of Health: (See letter)
Mount Sopris Soil Conservation District: (See letter)
RE -1 School District: (See letter)
County Sanitarian: (See letter
Planning Commission: (See previous minutes and Commissioners
resolution)
FINDINGS:
This proposal meets the major provisions of the comprehensive plan and presents no
major problems relating to the subdivision of this property.
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RECOMMENDATION: Approval with' the following conditions:(,/
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1) That County Road 103 be chipped and sealed up to the most northerly access on the
property and the line of sight problems on 103 Road be resolved with the Road
and Bridge Supervisor to the satisfaction of the Board of County Commissioners.
The costs of this road improvement shall be shared with the Cedar Ridge Farm project
on a cost per lot basis.
2) That notation be made. on the final plat that because of potentially low perculation
rates in the soils some type of engineered septic system may be required.ai4-that
t s e _,a'te substantially -,more expensive t s ndard sept-ic-sys�ems
3) That . 4 o
acres n the dollar -Value), there be given to the RE -1 School District for
the schoo-I impact.
4) That the ditch companies or persons who's ditches cross the property be notified
of this development and some agreement be reached regarding protection of the ditches.
5) Any structures proposed for slopes exceeding 20% should have on-site evaluation for
site specific slope stability and rock fall/creep hazards.
6) That prior to final plat approval, there be an approved plan for augmentation which
has been amended to take into account evapotranspiration septic systems instead
of standard septic/leach field systems.
That some arrangement be made with the Carbondale Rural Fire District to reduce
the impact to the District.
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Roaring Fork School District RE -1 r�-�``'' r ��
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' Box 820 `_ • NICHOLAS R. MASS/V10, Superintendent :
Glenwood Springs, Colorado 81602 �� "' — `DWIGHT L HELM,'AssistantSuperintendent
Telephone 5303) 945-6558 � t�. _��"`" •.y ROBERT D. LAFFOON, Assistant Superintendent, Business
Mn. Davis S. Fcuvuvc, PLannen
Gaq.ie ed County PLann.ing Dept.
2014 Blake Avenue
Glenwood Spn.ings, CO 81601
RE: Hawk Ridge Subdi.'Li on
tianch 3, 1482
Dean. Mt. Fwurapt.:
The Boand o i Education o 15 Roa/L ing Fonfz Schoo.2 Distnict RE -1 is necom-
mending the donation g one ache of .land lion each 6.i.f.y home L.t 6 on
do.ECait value g said donation to be deposited with the Ganf.i.eLd County
Commiss.ionens to be used by the school d tst t Let bon the p nchase ol6
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6wtun.e sehoo.l sites.
Seventeen would nepnesent .34 ached on dottan value theneg. The Boated
as° nequests that deve.lopehs be notis.ied that extension of bus senv.iee
into the subdivision is not planned due to the incneas ng costs o6 such
senv.ice. Devetopens should plan to pnov.ide a su,i a.bL.e bus stop on County
Road 103.
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Since ie.P y yo LVL ,
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N J i to R. Massa to
GAR'r iELD COUNTY
ENVIRC.7F•ENTAL HEALTH DE AR' NT •
GLENW'OOD SPRINGS. COLORADO 61601
2014 BLAKE AVENUE
PHONE 9452339
C.
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Davis S. Farrar Department '
TO: planning Dep- t
Garfield County
Terry L. Howard drtment
FROM: Environmental Health Dep
Garfield County
DATE: March 1, 1982
RE: Hawk Ridge Subdivision
preliminary plan for the Hawk Ridge Sub -
I have reviewed the p It is apparent from the plan
division and recommend approval.
engineered systems based
require eng
that the lots will probably otranspra-
i
on the very slow percolation rate of the soil. Evapiven
tion systems would probably be employed and in the 9
e
uation, the environmental risk is minimal. alThndl ishe carter
e
sit d�spos
appropriately large for on-site sewage
supply appears to be adequate and of good quality.
• CC;•:•1 i SS?Oil
Peclular Members
Xe7lbers Present
Arnold Mackley
John Tripp
Allan Bowles
Barb Lorah
Kelley ^eyer
Dale McPherson
Chairman Mackley called the meeting to order at 7:37 P.M.
Barb Lorah moved to recommend approval of the minutes of October 14, with the
correction that Kelley Meyer be shown as being present.
Kelley Meyer moved to recommend approval of the minutes of October 20.
Barb Lorah seconded.
FIRST ITEM ON THE AGENDA: Hawk Ridge Sketch Plan
Davis stated that Hawk Ridge Subdivision has 16 single family lots on 135 acres.
Liston made a brief presentation of the proposal.
Barb Loarh stated that her main concern was the curve in the road.
Ron Liston said that the view from the hill was questionable too.
Arnold was concerned with all of the access roads on to the county road.
November 10, 1980
County Officials Present
Ray Baldwin, Planning Director
Davis Farrar, Assistant Planner
Ronda Goodwin, Recording Sec.
Ron Liston stated that five lots are accessed by the County Road.
Kelley asked if the cul-de-sacs would be chip and sealed.
Ray stated that the county road also needs to be chip and sealed some day, and that
Leonard Bowlby needs to go up and take a look at the project to see when and if this
needs to be done.
Ray suggested that maybe the county could designate driveways to solve the access
problem.
BarbLorah suggested that the P and 7 go through the Sketch Plan Check List:
Schools - the bus noes right by the project.
Fire Protection - there is a central water system and project is served by
the Carbondale Fire District. There are also fire hydrants located on the site.
Barb asked how to address the problem of newly drilled wells injuring previously drilled
wells?
Lee Leavenworth stated that they could implement ditch water to bring greater amounts
of water into the project, and that augmentation water had already been purchased.
C & M ditch water will be used primarily to serve domestic use and the irrigation water
would be used for outside water.
Kelley stated that if this area is going to be developed, that this would be a good site
to do it.
Barb stated that she did not like developments taking place that are not close to
urban developments. She also stated that she would like to make sure that the
Environmental concerns are addressed.
Kelley asked if the staff had a recommendation. Davis replied that the project had
rural lot sizes, and that h•,ould recor.:end approval.
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Kelley Meyer suggested that the developer should share in the cost of chin P, sealing the
road.
Allan Bowles was appointed a voting member.
John Tripp made a motion to recommend approval with thefollowing conditions:
1. That the County Road supervisor take a look at the road and make a
recomendation.
2. That the water plan be filed with the district by Preliminary Plat.
Kelley Meyer seconded.
BOARD VOTE: For:
Meyer, Mackley, Tripp and Bowles
Against:
Lorah
Barb Lorah stated that the approval of the sketch plan does not mean there is an approval
for the preliminary plat.
SECOND ITEM ON THE AGENDA: Crystal Springs Farm Sketch Plan
Davis said that there is one well presently on the site and another will be
drilled. The present road is a private drive and will remain that way.
Ron Liston made a brief presentation outlining the project.
Kelley said that the lot sizes were too small for the area, and is also concerned with
the density that the owner is asking for. He stated that he would vote to oppose on
this basis. Could you make less lots and make them larger? Instead of 5 lots just make
it three, with two driveways onto the county road.
Ron Liston stated that the developers would agree to three lots, and that one well would
be sufficient to supply water for these.
The Sketch Plan Check List was omitted as it had been discussed during the Hawk Ridge
proposal.
The county road would have to be chip & sealed if the County Road Supervisor thought it
was necessary.
Allan Rowles was appointed a voting member.
John Tripp moved to recommend approval of the Sketch Plan to the Commissioners with the
following conditions:
1. That it be approved as a three lot subdivision with two accesses onto the •
County Road. -
2. If the County Road Supervisor determines that the County Road should be
chipped and sealed, the applicant pay an equitable share of the chipping and sealin
Kelley Meyer seconded the motion. Motion carried unanimously.
After further discussion, Kelley Meyer moved to recoi end to the Commissioners that they
consider this for an exemption due to the fact that all information has been presented
and no further review is necessary.
Barb Lorah seconded the motion. Motion carried Unanimously.
L.: -f i 0) CV} (alt/IDU
C:.,:.r t; of C_ f..td
Ata reoular
l.r!•! at 11.t Court llct:cc in Gt.:n...:mod ! rar?. on t'iond aV , :he 8 tb c?dy of
-December A. D. 19. B.0 , t!:c,cv.•;sc Pr -`^n:: .
..Richard....C_....JDiley , Connnti.sions Chairman
.Larry.. V.elasq.ue.z , X-1...-r-_L-r.cr
r1avPn...J_...-Cerise . Cr::..r.:Ss:ioncr
.AT -f bur...A .....nbp.lana In , Jr. , Ct.t,r.:y At:or, ey
Nancy S.priCk Paoe,._-Deputy , `;ter;; cf the B and
wh._-, the. f:•1lowing ;.rocee:iings, a:nor.g others wore had and done, to -wit:
RESOLUTION NO. 80-298
r. c-cti:.0 of the ;.Jrd cf Coc-iy G.r.:-isionc:s for Gai.'icid County, Cc? r'3o,
RESOLUTION CONCERNED WITH THE AP?ROVAL OF THE SKETCH PLAN
SUBMITTAL FOR HAWK RIDGE SUBDIVISION
WHEREAS, Crystal Springs Land Company has filed an application
with the Planning Department of Garfield County for the approval of a
sketch plan in the A/R/RD Zone District; and
WHEREAS, based on the -material submitted by the applicant
the comments of the Garfield County Planning Depart=ent, this Board
as follows:
1. That the sketch plan conforms
Requirements of the Garfield County Zoning
2. That the sketch plan conforrs
zone district which the development is in.
3. That for the above -stated and
sketch plan appears to qualify for approval
and
finds
to Section 4.01 Sketch Plan
Resolutions.
to the requirements of the
other reasons, the proposed
by this Board.
NOW, THEREFORE, BE IT RESOLVED that the sketch plan of Pawk Ridge
Subdivision for the following described unincorporated area of Garfield
County be approved: - - -
Lots 7, 11 and 14 of Section 13, Township 7 South, Range 88
west of the 6th P.M. of Garfield County, Colorado.
AND BE IT FURTHER RESOLVED that the following conditions shall
be placed upon this approval:
1. That a final decision regarding water for the subdivision be
Lade prior to filing preliminary plat.
2. That the road situation be resolved prior to filing preliminary
plat, ie: line of sight problems and chip and sealing of Road 103 up to the
subdivision entrances.
ATTEST:
1 a uty , erK of the jard
BOARD OF COUNTY CO'."-ISSION:RS
Gam•?FIELD COUNTY COLORADO
By: / r �=
'Elko- Oily - ' de d -.d 7r .. tom, 7•_e
0911ev
Larry Velascuez
Chairman
tee. by the .c_ — ••vee:
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Flaven J. Cerise
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PONDEROSA ENGINEERING, INC.
�,,,r..,� -• - - CONSULTING ENGINEERS
rst�[.c..; ? �^L ?;.:',E14,q,-.43- LAND SURVEYORS
March 2, 1982
Park Ditch Company
c/o Mr. Stephen H. Callicotle
2369 103 Road
Carbondale, CO 81623
Re: Proposed Hawk Ridge Subdivision
Dear ?ir. Callicotle:
Enclosed for your review is a copy of the Hawk Ridge Subdivision Prelim-
inary Plan and Drainage Plan which has recently been submitted to Garfield
County for. review. Please note that the Park Ditch and a lateral of the
Park Ditch cross through the proposed development.
We proposed a 20' ditch easement for both of these ditces on the Prelim-
inary Plat. You have indicated that a 30' casenent will be necessary on
the Park Ditch. We will make this. charge when the mina'_ Plat is " .itt:ed
to Garfield County. We are proposing the installation of an 18" culvert
in OrcLar:1 Lane to carry the 3 cfs flow in the latt=:r2l 'ich goes to
property.
It is anticipated that the Public Hearing for this development will hi.
held April 12, 19E2. Any question or comments you may have with re and
to the above would be appreciated before this date.
Sincerely
Rick Kinshella
Ponderosa Engineering
xc: ?;r. H. P. Hanson
Mr. Davis Farrar
1512 GRAND AVENUE, SUITE 220
GLENWOOD SPRINGS, COLORADO 81601
(303) 915-0595
, RICHASD D LAVH
Go•�,nor
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OFFICE OF THE STATE ENGINEER
DIVISION OF WATER RESOURCES
1313 Sherman Street -Room 818
Denver, Colorado 80203
(303) 866-3581
March 10, 1982
Mr. Davis S. Farrar
Garfield County Planning Department
2014 Blake Avenue
Glenwood Springs, CO 81601
Dear Mr. Farrar:
JEPIS P Dnr\'!E Srn&
State Engineer
TffC; 1 ;5?
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Re: Hawk Ridge Subdivision
We have received the above referenced subdivision proposal for 17 single
family dwellings. Water supply would be from wells decreed in case no.
80CW552. Water would be required for inhouse use and irrigation of 1000 square
feet of lawn and garden for each dwelling. Wastewater would be disposed of
through evapotranspiration systems.
An augmentation plan has been decreed for this proposal (80CW'S52). This
plan would use water decreed in case no. 79CW97. Unfortunately, the decree for
this proposal would not allow evapotranspiration systems. Therefore, the
applicants indicate they will amend their augmentation plan to allow the water
use currently proposed. We have some concern regarding the applicants' calcula-
tion of the consumptive use associated with the evapotranspiration system. Our
analysis indicates that all of the proposed changes will result in more than
3.6 acre-feet consumptive use.
We are not able to establish that the applicants have filed for an amend-
ment to the original decree and, therefore, we cannot determine if they have
adequately compensated for all the consumptive uses associated with this project.
We must, therefore, ask to review this proposal again. We would also require
information on whether any other subdivisions have been approved pursuant to
79CW'97.
Sincerely,
al D. Simpson, P.E.
Assistant State Engineer
HDS/KCK:mvf
cc: Lee Enewold, Div. Eng.
Land Use Commission
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RICHARD D. LAMM
GOVERNOR
OFCO�O
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COLORADO GEOLOGICAL SURVEY
DEPARTMENT OF NATURAL RESOURCES
715 STATE CENTENNIAL BUILDING — 1313 SHERMAN STREET
DENVER, COLORADO 80203 PHONE (303) 866-2611
March 15, 1982
Davis S. Farrar, Planner
Garfield County Planning Dept.
2014 Blake Ave.
Glenwood Springs, CO 81601
Dear Davis:
RE: HAWK RIDGE SUBDIVISION
The preliminary geologic and soils report prepared by Lincoln-Devore provides
an excellent description and discussion of geologic factors which will affect
development of this site. All recommendations made in this report should be
closely followed by the developer. We would like to emphasize the following
recommendations:
1. Evapo-transpiration systems or a central sanitary system, designed by
a qualified engineer, should be used for sewage disposal on this property
due to the geologic conditions outlined in the Lincoln-Devore Report.
2. Steeper talus and colluvial slopes below basalt outcrops should generally
be avoided as home sites. Any structures proposed for slopes exceeding
20% should be evaluated on a site specific basis for slope stability
and rockfall/creep hazard.
3. Site specific soils and foundation investigations should be conducted
for the proposed storage tank and home construction sites.
If these and all recommendations contained in the engineering geologic report
are closely followed, we have no objections to this application.
Sincerely,
Bruce K. Stover
Engineering Geologist
It
cc: LUC
GEOLOGY
STORY OF THE PAST . KEY TO THE FUTURE
Richard D, Lamm
Governor
March 9, 1982
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D . E APr TVt -RIT O.:
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Mr. Davis S. Farrar
Garfield County Planning Department
2014 Blake Avenue
Glenwood Springs CO 81601
Frank A. Traylor, M.D.
Executive Director
Re: Preliminary Plat for Hawk Ridge Subdivision, Garfield County
Dear Mr. Farrar:
I have reviewed the preliminary plat for the Hawk Ridge Subdivision and have
the following comments. First, the plans and specifications for the proposed
water supply system must be submitted to the Colorado Department of Health
for review and approval before any construction can begin. Second, the recom-
mendations for individual sewage disposal systems in the preliminary plat are
well researched and should be followed.
If you need any further comments, please feel free to call me at 245-2400.
Sincerely,
FOR DIRECTOR, WATER QUALITY CONTROL DIVISION
2-/
John R. Blair
District Engineer
JRB/zp
cc: Denver Office (Tom Bennett)
District Engineer
125 NORTH 8TH STREET, GRAND JUNCTION, COLORADO 81501 PHONE (303)245-2400
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"; P.O. BOX 1302 GLEr:1VOOD SPRINGS, COLORADO E1601' F�j:� —
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March 3, 1982
Davis Farrar
Garfield County Planning Department
2014 Blake Avenue
Glenwood Springs, Colorado 81601
Dear Mr. Farrar:
The Mount Sopris Soil Conservation District Board has reviewed the Hawk
Ridge Subdivision. We would like to point out the hazard of building on
soils with high gypsum content.
An on-site investigation before construction would be beneficial and
could save the expense of rebuilding a foundation.
An adequate surface drainage system needs to be developed. This area
is subject to intensive thunderstorms and these could cause flash flood-
ing.
Adequate protection is needed to protect the irrigation ditches in the
area. When subdivisions develop around irrigation ditches there is a
strong possibility of people plugging up the ditches and this causes
erosion. When an irrigation ditch breaks a great deal of damage is
caused to buildings, roads, and to the soil. If the ditch owners are con-
tacted before the plans are approved, they can work out a solution.
If we can be of further assistance, please contact us.
Sincerely,
Richard Cerise
Secretary
RC/te
CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT
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