HomeMy WebLinkAbout2.0 PC Staff Report 07.12.2006PC 07/12/06
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PROJECT INFORMATION AND STAFF COMMENTS
REQUEST Sketch Plan: Pioneer Glen Subdivision
APPLICANT / OWNER Specialty Restaurants Corporation
LOCATION Adjacent to Battlement Mesa, on the south side of the
Colorado River
PROPERTY SIZE 35 acres
SITE DATA 6 residential lots (approximately 4 — 7 acres in size)
WATER Individual Wells
SEWER ISDS
ACCESS County Road 300
EXISTING ZONING
COMPREHENSIVE PLAN
ARRD
Residential (varying density)
Zoning Map: Property shown in red adjacent to Battlement Mesa and South of the River.
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I. GENERAL PROJECT INFORMATION
The property is located on the southwest side of Battlement Mesa RV Park on the Colorado River
on the north side of County Road 300 also known as Stone Quarry Road in Section 24, Township 7
South and Range 96 West. The subject parcel was created as Parcel 1 of the Lynch & Chanes
Exemption created by the state exemption shown below on the County Assessor's maps.
Physically, the parcel
contains steep slopes in the
southeast corner which
flatten out in a northerly
direction until the property
slopes down (northward)
into the Colorado River.
The Application proposes
to subdivide the 35 -acre
parcel into 6 residential lots
whose lot sizes range from
4 to 7 acres in size. Five of
lots extend out into the Colorado River which comprises approximately 16 acres.
EE MAP
2409-24
124
II. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The property is located in an area that has been designated as "varying density residential" and is
located in the area of influence of the Town of Parachute. This proposal in terms of residential use
and average density is compatible with the Comprehensive Plan and general character of the area.
III. APPLICABLE ZONING REGULATIONS
The following is an analysis of the proposed development with the required zoning regulations of
the ARRD zone district.
A. Proposed Uses in ARRD Zoning
The Applicant proposes single-family residential development on all 6 lots which is a "use by
right" in the A/R/RD zone district and is therefore consistent with the underlying zone district.
For other uses, the Applicant should consult Section 3.02 of the Zoning Resolution.
B. Common Dimensional Requirements in ARRD Zoning
1. Minimum Lot Size of 2 acres: The Applicant proposes the 35 -acre property be
subdivided into three (6) lots that are at least 2 acres in size which satisfies the minimum
lot size in the zoning.
2. Lot Area: Lot area is defined as the total land area within the boundaries of a lot,
excluding land below normal high water in a river or lake or that is a portion of a public
or private street/road for the purpose of calculating the minimum lot area of any lot, tract
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or parcel of land. This defmition applies to this property because so much of each
proposed lot has land in the Colorado River.
3. Lot Area regarding Slope: Section 5.04.02(2) of the Zoning Code requires that all lots
shall have a 1 -acre building envelope that does not have any 40% slopes. This may be
particularly important for Lots 1, 5, and 6.
4. Maximum Lot Coverage: Fifteen percent (15%)
5. Minimum Setback:
o Front yard: (a) arterial streets: fifty (50) feet from street centerline or twenty-five
(25) feet from front lot line, whichever is greater;
o Rear yard: Twenty-five (25) feet from rear lot line;
o Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the
principal building, whichever is greater.
6. Maximum Height of Buildings: Twenty-five (25) feet
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IV. APPLICABLE SUBDIVISION REGULATIONS
The following section addresses common subdivision components that will need to be addressed
as part of any Preliminary Plan and Final Plat submittal to the County.
A. Domestic & Irritation Water
The Application proposes to provide domestic and irrigation water via individual wells that are
augmented by a West Divide Water Conservancy District contract. As required for any
Preliminary Plan, the Applicant will be required to provide a well pump rest for a well within 1/4
mile of the property that demonstrates the probability that adequate water can be obtained on
the property in addition to the following:
Section 4:91 of the Subdivision Regulations requires that a water supply plan, at the same
scale as the Preliminary Plan, shall provide the following information in graphic and/or
written form:
A. In all instances, evidence that a water supply, sufficient in terms of quality, quantity and
dependability, shall be available to ensure an adequate supply of water for the proposed
subdivision. Such evidence may include, but shall not be limited to:
1. Evidence of ownership or right of acquisition or sue of existing and proposed
water rights;
2. Historic use and estimated yield of claimed water rights;
3. Amenability of existing right to change in use;
4. Evidence that public or private water owners can and will supply water to the
proposed subdivision, including the amount of water available for use within the
subdivision by such providers, the feasibility of extending service to the area, proof
of the legal dependability of the proposed water supply and the representation that
all necessary water rights have been obtained or will be obtained or adjudicated,
prior to submission of the final plat; and
S. Evidence concerning the potability of the proposed water supply for the
subdivision.
D. If individual water systems shall be provided by lot owners, a report indicating the
availability of ample potable ground water at reasonable depths throughout the subdivision
and the expected quality and long-term yield of such wells, with the written report by a
registered professional engineer licensed by the State of Colorado, qualified to perform
such work; and
E. If applicable, a Plan of Augmentation and a plan for subdivision water supplies, as
required by law, with the supporting engineering work signed by a Colorado registered
engineer, shall be submitted by the applicant, even if the applicant is not the actual supplier
of water.
Section 9:51 requires an adequate potable and irrigation water supply shall be available to
all lots within a subdivision, taking into consideration peak demands to service total
development population, irrigation uses, and adequate fire protection requirements in
accordance with recognized and customary engineering standards.
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9:52 Individual wells may be used as the water supply, provided the applicant has submitted
the required documentation to the appropriate water court, and the Colorado Division of
Water Resources will approve well drilling permits for all lots within the development.
B. Waste Disposal
The application states that wastewater generated from the new residential uses is to be
accommodated by ISDS. The area primarily set aside for development appears to contain soils
defined as Nihil channery loam which is suitable for community development and the
placement of ISDS. However, due to the proximity of the Colorado River, setbacks shall be
adhered to that are set out in the State ISDS regulations. The Application commits that each
ISDS will be designed by an engineer.
Staff notes that the property lies approximately 350 linear feet from the nearest central sewer
system operated by Battlement Mesa Metropolitan District. As such, the Application states they
have contacted the District for service but the District indicated their service plan was already
committed to serving areas yet to be developed in Battlement Mesa and they were not consider
offering out -of -area service at this time.
The Preliminary Plan Application shall address the following:
If no central sewage treatment works is proposed and individual sewage disposal systems will
be utilized, a description of sewage, the disposal means, as well as evidence as the result of soil
percolation tests and produce excavations to determine maximum seasonal ground water level
and depth to bedrock shall be provided. In addition:
1. Indicated by location on the plat;
2. Performed and signed by a registered professional engineer licensed by the State of
Colorado;
3. Adequate in number and location to meet requirements of the Garfield County Individual
Sewage Disposal Requirements and the Colorado Department of Public Health,
Water Quality Control Commission; and
If individual sewage disposal systems are to be utilized, a proposed management plan for the
operation and maintenance of on-site systems shall be provided.
C. Roads / Access
The property's southern boundary fronts directly onto CR 300 for a distance of approximately
530 feet. The sketch plan proposes a formal access point from this frontage into the property.
The internal road design is a split tongued cul-de-sac that extends to two dead -ends. This design
meets the 600 linear foot maximum. Additionally, 9:34 requires that all streets are dedicated to
the public but all streets will be constructed to standards consistent with these Regulations and
repair and maintenance shall be the responsibility of the incorporated Homeowners Association
of the subdivision. Staff finds that a redesign of the internal road system is warranted in this
plan. The proposal will generally generate 54 ADT onto the County road system. The property
is not located in Traffic Study Area so there are no traffic impact fees to be collected for this
development.
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• •
D. Fire Protection
The property appears to be located in the Grand Valley Fire Protection District. As such the
Applicant shall be required to address the following sections of the subdivision regulations in
the Preliminary Plan application.
9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire protection
district to ensure that all lots have primary and secondary access points to escape fire
entrapment.
9:73 Where there is no central water system available, a centrally located fire protection
water tank shall be designed to meet the fire protection needs of the subdivision and be
approved by the appropriate fire protection district.
9:74 Water used for fire protection purposes does not have to be potable water and may be
from a source separate from the domestic supply.
E. Drainage
There is a significant drainage channel that is called out crossing Lot 1. This channel has steep
slopes associated with it that carries water to the Colorado River. This may be a challenge to
siting a building envelope and access onto the lot. Lots 5 and 6 also have steep slopes that could
produce drainage issues for building and access. The Applicant shall be required to address the
following:
4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PLAN
A drainage plan, at the same scale as the Preliminary Plan and prepared by an engineer
registered in the State of Colorado, shall depict the following information in graphic and/or
written form:
A. Existing water courses and lakes;
B. Limits of tributary areas, where practical;
C. Computations of expected tributary flows; and
D. Design of drainage facilities to prevent storm waters in excess of historic run-off
from entering, damaging or being carried by existing drainage facilities, and to
prevent major damage or flooding of residences in a one hundred (100) year storm,
showing:
1. Area subject to inundation; and
2. Location and size of proposed culverts, bridges, ditches and channels.
9:41 Drainage easements, channels, culverts and required bridges shall be designed by an
engineer registered in the State of Colorado.
9:42 All drainage facilities shall be designed based on a twenty-five (25) year frequency
storm.
9:43 Where new developments create run-off in excess of historic site levels, the use of
detention ditches and ponds may be required to retain up to a one hundred (100) year
storm.
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9:44 All culverts shall be designed such that the exposed ends are protected by encasement
in concrete or extended a minimum of three feet (3) beyond the driving surface on each
side. Culverts, drainage pipes and bridges shall be designed and constructed in accordance
with AASHO recommendations for an H-20 live load.
F. Floodplain
The property is located adjacent to and in the Colorado River; however, the Colorado River in
this location has not been mapped by FEMA but is located in a floodplain. The Sketch Plan
does illustrate 100 -year floodplain mapping. As a practical matter, the property appears to be
located in an area that maybe subject to flooding. Section 6.03.02(2) of the Zoning Code states
that the floodplain regulations shall apply to all areas of land in unincorporated Garfield County
which are identified as being subject to the 100 -year floodplain in the processing of any
application for PUD zoning or for subdivision.
In this case, the Sketch Plan has identified the area included in the 100 -year floodplain which
covers the eastern half of the property. The areas proposed for development appear to be outside
of this delineated area. Staff would like to review the 100 -year floodplain data used by the
Applicant to verify the coverage.
The County also has a setback requirement from live stream which would apply in this case as it
is adjacent to the Colorado River. As a result of this, no development shall occur within at least
30 feet from the high water mark of the Colorado River and that area shall be demarked as a
"greenbelt" on the final plat which is defined below:
Section 2.02.28: Greenbelt: Land retained in an open or unimproved condition, except for
agriculture, for the placement of landscape materials, including trees, shrubs and grasses and
structures limited to foot paths, bridges, irrigation structures, erosion protection devices and
underground utilities, or improved for park use as defined herein; ownership of such land may
be private with an easement or reservation for greenbelt use by deed restriction, or it may be
dedicated to the public. Designation of greenbelt does not imply provision for access by the
public.
This area shall be shown on the preliminary plan and this greenbelt definition shall be included
as a plat note on the Final Plat.
G. Wildlife
The Applicant shall be required to address the following at preliminary plan:
4: 70(D) Wildlife - Description of wildlife habitation, including big game ranges based on
the mapping practices of the Colorado Division of Wildlife.
H. Soils / Geology
The Applicant shall also address the following section in the Subdivision Regulations for
preliminary plan:
4:70 SUPPLEMENTAL INFORMATION:: GEOLOGY & SOILS
7
Information on the following characteristics of the area proposed for subdivision shall be
shown graphically and/or by reports, whatever is appropriate, for a complete description of
existing conditions, and shall include:
A. Geology - Description and/or illustration by a registered professional engineer licensed
by the State of Colorado of bedrock lithology and the stratigraphy of overlaying
unconsolidated materials in sufficient detail to indicate any potential development
problems resulting from groundwater, subsidence, instability in road excavations and ills,
expansive soils, drainage patterns, structural bearing strength, or the like;
I. Vegetation
The Applicant shall be required to provide a weed management plan to be approved by the
County Vegetation Manager as well as provide a revegetation security prior to final plat to
ensure that any required revegetation is established for improvements made in the subdivision.
The Applicant shall also address the following section in the Subdivision Regulations:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND
WILDLIFE (Vegetation - Map and description of plant associations following practices of
the Soil Conservation Service and including a description of adapted materials and the
location of major tree masses.)
J. Mineral Estate
It is unclear if the property's mineral estate has been severed and is owned or leased to another
party. If so, the Applicant shall include a plat note on the final plat stating the following: "The
mineral rights associated with this property have been partially or wholly severed and are not
fully intact or transferred with the surface estate therefore allowing the potential for natural
resource extraction on the property by the mineral estate owner(s) or lessee(s)."
K. Recommended Plat Notes/ Covenants
Please be aware, the County requires the Applicant place the following plat notes be included
on the final plat and in protective covenants:
1. Colorado is a "Right -to -Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners,
residents and visitors must be prepared to accept the activities, sights, sounds and
smells of Garfield County's agricultural operations as a normal and necessary aspect of
living in a County with a strong rural character and a healthy ranching sector. All must
be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery
on public roads, livestock on public roads, storage and disposal of manure, and the
application by spraying or otherwise of chemical fertilizers, soil amendments,
herbicides, and pesticides, any one or more of which may naturally occur as a part of a
legal and non -negligent agricultural operations.
2. No open hearth solid fuel fireplaces will be allowed anywhere within the subdivision.
One (1) new solid fuel burning stove as defied by C.R.S. 25-7-401, et. sew., and the
regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling
units will be allowed an unrestricted number of natural gas burning stoves and
appliances.
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3. All owners of land, whether ranch or residence, have obligations under State law and
County regulations with regard to the maintenance of fences and irrigation ditches,
controlling weeds, keeping livestock and pets under control, using property in
accordance with zoning, and other aspects of using and maintaining property.
Residents and landowners are encouraged to learn about these rights and
responsibilities and act as good neighbors and citizens of the County. A good
introductory source for such information is "A Guide to Rural Living & Small Scale
Agriculture" put out by the Colorado State University Extension Office in Garfield
County.
4. All exterior lighting will be the minimum amount necessary and all exterior lighting will
be directed inward and downward towards the interior of the subdivision, except that
provisions may be made to allow for safety lighting that goes beyond the property
boundaries.
S. One (1) dog will be allowed for each residential unit and the dog shall be required to be
confined within the owner 's property boundaries.
6. Greenbelt as shown on this final plat shall be defined as "land retained in an open or
unimproved condition, except for agriculture, for the placement of landscape materials,
including trees, shrubs and grasses and structures limited to foot paths, bridges,
irrigation structures, erosion protection devices and underground utilities, or improved
for park use as defined herein; ownership of such land may be private with an easement
or reservation for greenbelt use by deed restriction, or it may be dedicated to the public.
Designation of greenbelt does not imply provision for access by the public."
General Comments
➢ It appears the lot configuration is very unconventional and creates lots with very
unusable acreage into the Colorado River and on an island in the river. Staff suggests the
Applicant place the area in the "greenbelt out to the north property line in an easement
for the benefit of all the owners rather than restrict that area to slivers of property. The
drainage may need to be reviewed for the presence of jurisdictional wetlands which may
impact the ability to cross the channel with a bridge.
➢ The County Attorney's office raises the question of ownership due to the precarious
nature of lands that extend well into the ColOrado River. A full Title Commitment shall
be submitted with the Preliminary Plan Application.
➢ Road and Bridge should be consulted prior to the design for preliminary plan to
determine if it should be located further west of the drainage channel.
Sketch Plan Comments and Preliminary Plan Review
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 by that date, the Applicant will have to
submit an updated Sketch Plan application to the Planning Department for review and
comparison with the original application.
9
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07/03/2006 11:33 FAX 9702850292
TOWN OF PARACHUTE
PO Box 100
222 Grand Valley Way Parachute, CO 81635
Telephone: (970) 285-7630 Mayor
FAX: (970) 285-9146 Roy McClung
Garfield County Building & Planning Department
108 - 81" Street, Suite 201
Glenwood Springs, CO 81601
RE: REFERRAL FORMS
Pioneer Glen Subdivision
The above referral was received by the Town of Parachute regarding development in an area
adjacent to Battlement Mesa. 1 must continue to express the Board's and my concerns related to
the ongoing development within the areas near the Town of Parachute that utilize the Colorado
River Bridge and the 1-70 Interchange in Parachute. Any and all growth in Garfield County,
Parachute and Battlement Mesa area has a direct impact on this interchange. The Town of
Parachute sees this as an impact that should be shared.
The additional growth related to the natural gas industry is the generator for added commercial and
residential development in Garfield County, the Town of Parachute and Battlement Mesa. To
continue to accommodate this growth the local, county and state roads must be considered.
is the county required to submit access permits to CDOT for development?
Re¢pectfully,
o cClung
May r
RECEIVED
JUL 0 3 2006
GARFIELD COUNTY
BUILDING & PLANNING