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HomeMy WebLinkAbout3.0 Staff ReviewOctober 7, 1977 Mr. Jon Mulford Attorney at Law P.O. Box 8069 Aspen, Colorado 81611 Dear Jon: I had several questions concerning the status of the preliminary plat approval of the Panorama Ranches Subdivision in light of the fact that the District Water Court has yet to act on the subdivisionts request for water rights. Section 4.02.05 of the County's Subdivision Regulation requires that evidence of a physical and legal supply of water must accompany a subdivision application. When the Planning Commission and County Commissioners approved the preliminary plat of Panorama Ranches, one condition of approval should have been a favorable decision by the Water Court on the subdivision's request. However, that was not made a specific condition of the preliminary plat at the time of action. I have to accept the responsibility for not stressing that at the time of the Planning Commission's recommendation. Since the time that the County Commissioners took action to approve the pr&liminary plat of the subdivision, I have talked with Mr. Gerald Hartert, the County Attorney, regarding the matter. It is his opinion that whether or not this requirement was made a specific condition at the time of preliminary plat approval, it still remains a requirement which must be met by the subdivision. In short, this means that a favorable court action on the request for water rights would have to accompany any final plat application. In no way does this, in my opinion, invalidate the County's action on the preliminary plat. If you have any further questions, please do not hesitate contacting me. RAW/kay Sincerely, PLANNING DEPARTMENT Robert A. Witkowski Director August 9, 1977 MEMO TD: Board of County Commissioners FROM: Planning Department SUBJECT: Certification of Action of Planning Commission on Panorama Ranches Preliminary Plan On August 8, 1977, the Planning Commission held the public hearing on the Panorama Ranches Preliminary Plat. In addition to receiving my recommendation and rebuttal from Mr. John Wix, the applicant, the Commission members received comments regarding the proposed subdivision from surrounding land owners. After considerable discussion, Dale Albertson moved that the Preliminary Plat for Panorama Ranches be approved subject to the following conditions: (1) The water system provide a minimum of 500 gallons per minute flow for the purpose of fire protection. (2) The applicant submit a map showing the exact location of the bus shelter. (3) The applicant include an acceptable school dedication fee in the final plat submission to the County. (4) The applicant drill wells prior to the presentation of the final plat to the County, and demonstrate an adequate water supply to provide the minimum requirements of the subdivision, which for the purposes of this action are held to be equal to 24 acre feet per year. Dotti Pretti seconded the motion. The nation carried with four aye votes to one nay vote. Dick Martin, Dotti Pretti, Arnold Mackletl, and Dale Albertson all voted aye. Dr. Carter Jackson voted nay. • Board of County Commissioners Page 2 Included with this Memo is a copy of my recommendation to the Planning Commission regarding Panorama Ranches. This is a substantive development decision, and no testimony was offered at the meeting which would cause ne to reconsider. For those reasons my recommendation regarding the Preliminary Plat remains the same. The Subdivision Regulations provide for review of the Planning Commission action by the Board of County Commissioners. The Board has 35 days from the official receipt of the Planning Comriission action to conduct its review, which will be Monday, August 15th. If no action is taken by the end of the 35 day period, the Preliminary Plat is automatically approved. RAW/kay Enclosure • • GARFIELD COUNTY PLANNING DEPARTMENT GLENWOOD SPRINGS, COLORADO 81601 2014 BLAKE AVENUE PHONE 945-8212 June 28, 1977 MEMO TO: Planning Commission Members FROM: Planning Department SUBJECT: Preliminary Plat for Panorama Ranches The preliminary plat for the Panorama Ranches Subdivision located off of County Road 100, above the turn-off of County Road 102, has been re -submitted to the Planning Department for continued review. The purpose of this meeting is to hold a Plat Review Committee meeting to begin the Planning Commission's processing of the request. To date, no action whatever has been taken by the Planning Commission, nor has any recommendation by the Planning Department been made. The long delay in the review by the Planning Commission was caused by a negative comment on the proposed source of water by the State Engineer's office. Since that last review, the petitioner has submitted additional information regarding water, a copy of which is enclosed. I have sent the additional information to the State Engineer's office for their comment. Other points of discussion in the past review of this project were the rural location of the proposed subdivision, its impact upon County Road 100 from the juncture of County Road 102 to the subdivision and other portions of the County road system, the low percolation rates obtained on many of the proposed subdivision lots and their suitability for ground absorbed individual septic systems. The proposed average lot size of 6.4 acres for 53 building lots is very obviously going to be a change in the character of the area as it has developed in the past. Quite a bit of concern over lots in the medium price range was expressed when a similar subdivision, King's Row, was approved some time ago. They are still not on the market due to legal and financial complications. But the fact remains they are still not on the market, nor has the County addressed, in a systematic way, what kind of impact the King's Row decision will Planning Commission Members Page 2 have on County Road 100 and County Road 102. This proposed subdivision would further extend that long-range impact on the road beyond the point of the junction of County Road 100 and County Road 102. Approximately six of the test sites for percolation tests showed perc rates of 1" in 70 or more minutes. The slowest perc rate allowed by the State and County health regulations is 1" in 60 minutes. Evapotranspiration fields have been suggested as a method of engineering around the problem. However, it is not clear that such systems would work due to the slopes involved. If such systems are to be a requirement of this proposed subdivision, then this begins to destroy the argument of providing medium -cost lots for the working man. The subdivision could hardly be said to do that if after the lot price a cost of $4,000 or more is tacked on for an engineered sewage disposal system, which in turn, requires extensive maintenance. Statements in the application still propose that the drainage systems be designed for a 10 year storm. However, our Subdivision Regulations requires drainage systems be designed for the 100 year storm. Section 4.02.04 (d) ..."Design of drainage facilities shall be such as to prevent major damage or floodings of residences in a 100 year storm;...". There is no provision for dedication of land or fees to the RE -1 School District as is provided for in the County Subdivision Regulations. In a recent discussion with Mr. Nick Massaro of the school district, it seems that the Board would be more interested in the fees coming from the dedication provision rather than the land itself. Water storage has been changed from a pressure tank system scattered throughout the development to one consisting of a 100,000 gallon storage tank. Because of the change, more information regarding the exact fire flows and pressure throughout the subdivision for fire protection are necessary, as well as the placement of fire hydrants. Also enclosed with this memo are the various letters of response which were submitted to the County by Senate Bill 35 review agencies at the time of the original submittal. RAW/kay Enclosures • 2014 BLAKE AVENUE GARFIELD COUNTY PLANNING DEPARTMENT GLENWOOD SPRINGS, COLORADO 81601 June 28, 1977 Division of Water Resources Department of Natural Resources 300 Columbine Building 1845 Sherman Street Denver, Colorado 80203 Attn: Dr. Jeris A. Danielson Deputy State Engineer Dear Mr. Danielson: PHONE 945-8212 Enclosed is additional information pertaining to the Panorama Ranches Subdivision located in Garfield County. Your office reviewed this subdivision early in 1976 and submitted a letter to the County Planning Commission regarding the subdivision on February 13, 1976. In that letter, your office concluded that approval of the subdivision was not recommended due to the lack of a dependable water supply. Since that review, the petitioner has developed alternative water information, some of which is touched upon in the enclosed material. Does this additional information serve as a basis for a change in your recommendation, or does the letter of February 13, 1976 still stand? The Planning Commission will begin discussion and review of the preliminary plat at their meeting of Monday, July 11, 1977. Review of the additional information and your response would be appreciated. Thank you very much. Sincerely, PLANNING DEPARTMENT RAW/kay Robert A. Witkowski Director Enclosure • • 4,,(oetpii,404v-air.- -4,,e07-0( eeorotiotie-lew /tlCprioZcl,it.0/Gk�ort � ' � , ' Gt" /7e Gd�l'�yfs��i ki/ii i ' i �» 64rsrock coe4 0,042/42, 6-efi- -4172stem 444 "61.tt.. -24,o cri19j�(ASG1w4.ZL Qe-€Gv7—.. „it -400444 /406/. 4;,/ 44, ff)9127" -?z_ //4:4.1 - le/o- a_ fror- e . 41;,441.7 ixii/Afg ‘e. Aeapo50 did)aos-,0( /WA- a/ze_ Da 444 Zdteeii>eio-- -- 4kf,- am .0,004Z 11-1 7A/2 a7 °Cafotayee-e— a//3' - filep,n /r, dzez/%7 5"-ifiee42liafres4717260, ii/zr- air146,- Afew- Aole 4710-,v1944_6(47.• r4.00 ooe- pa°�,oC ,41.*S� :r; Ge.; -74 • • oem d/di' ',1441Z �7 Gig+ /?%t Vii' GLida/t2 4� /ea:rt. W-17/4'.0/ AG �iy� ��e� -tot ,mi t sib � 14-)4.o/.s Viteifit 1%1: (11/ie, 6t)/0/1. 0%9. '/?elee 41.11114";$Z;d21 •%7,/dia 71/1 7 Adle 4e4g, ti/4e0).' /21e()241 /1'40r?‘A �.s. e,2 lei a.dier �' ‘41.1 1171 a71 - g ,1-67/62 771-lafrr Aro/715 *e'24; a2/4" .cAido/L.. 1), :SIVI4gyo 41A__ AUe ty° to d D 6.4s4� .%lire �,��iif v4t40/0P1 Os*ct�E z�C - /upd- dais Ori 04,f 4‘1/1 77(Zel,‹ - 6et4- ,a-,610 Ade pi-eyriesia-t- fioo/r4000a. a4ir £��C Zieffe ZdFoe. 2014 BLAKE AVENUE r • GARFIELD COUNTY PLANNING DEPARTMENT GLENW❑DD SPRINGS, COLORADO 81601 February 9, 1976 MEMO TO: Planning Commission Members FROM: Bob Witkowski SUBJECT: Plat Review Committee Meeting l PHONE 945-8212 On Tuesday, February 3rd, the Plat Review Committee formed to review the Panorama Ranches Preliminary Plat at a meeting held at 1:30 P.M. In attendance were Mr. Deyoe Green, Dotti Pretti, Mr. Jack Mitchell and Mr. John Tripp. After a presentation by Mr. Larry Graham of Scarrow & Walker,the points of discussion were: 1. Information submitted with the application pertaining to the utility plan (4.02.05) is insufficient to base a plat decision upon. The areas of water rights, physical availability, well locations, well characteristics need much more substantiation and work. 2. No fire protection is indicated in the plans for the subdivision. 3. Information on the drainage system and basis for the recommendation on drainage is insufficient upon which to render any kind of decision. 4. The County Health Officer should be contacted as soon as possible for his review. 5. No comments had been received from any of the reviewing agencies as yet. 6. RE -1 district representative spoke in favor of a school dedication from this project and requested consideration be given to establishing school pick-up points within the subdivision on the loop road. 7. Other comments during the meeting related to the road work which will have to be completed on County Road 100 if such a project is approved. i • Planning Commission Members Page 2 It was the consensus of the members at the meeting that the Planning Commission could not render a decision on the preliminary plat at this time. A request of a 30 day extension from February 12th should be requested. G. SUBDIVISION SUMMARY FORM • _ , .FiE2_D County Type of Subdivision: Request for Exemption Date ✓4/V'. 2 /9..74":, Prelimina'ry Plan Final Plat Subdivision Name /Q/Vef'i9-m,9 ,'U/' Filing /� Location of Subdivision TOWNSHIP S, RANGE 5 7 t4< SEC. /7 1/4 Owner(s) NAME `e.,cty"9oo C.,u,,,,,� /AN0/✓9/,7,v Es, -297&s, /Ccpct;,z,„oo^u,��rp 6,--7>ADDRESS po..69,c 357 Cee�t./«vno ,2 -,vs s e""co2nvn Subdivider(s) NAME ADDRESS `ss '9� " Designer NAME /IL. ADDRESS po,.8ex 16o: a) .S7,k-�/A1,4 s Cc) . �N Type of Subdivision Number of Area % of Dwelling Units (Acres) Total Area (X) Single Family ( ) Apartments ( ) Condominiums ( ) Mobile Home ( ) Commercial ( ) Industrial N.A. N.A. Street Walkways Dedicated School Sites Reserved School Sites Dedicated Park Sites Reserved Park Sites Private Open Areas Easements At -e- 1A)C . 'c7 D „J; A2&-7175) Other (Specify) Total 4/9.9 /Co/ E31��6'Z� OAA Qj�6 Sc S/LoT Estimated Water Requirements (vg) Proposed Water Source 2./>2c -)C> Gallons/ Estimated Sewage Disposal Requirement Olio-)Gallons/day. Proposed Means of Sewage Disposal 6,�,_�„ ,� ;,��,,,w,y L r�,,9 c ACTION: Planning Commission Recommendation Approval ( ) Remarks Date Disapproval ( ) Board of County Commissioners Approval ( ) Remarks Date , 19 Disapproval ( ) , 19 .