HomeMy WebLinkAbout2.0 PC Staff Report 09.11.1996• •
PC 9/11/96
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Preliminary Plan for the Petts/Holmes
subdivision
APPLICANT: Robert F. Petts & Cathleen E. Holmes
LOCATION: A tract of land located in Section 4, T7S
R87W and Section 33, T6S R87W of the 6th
PM; located approximately seven (7) miles
northeast of Carbondale, off of County Road
113.
SITE DATA: 39.8 acres
WATER: Wells
SEWER: ISDS
ACCESS: CR 113
EXISTING/ADJACENT ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The site is located in the Medium and Low Density Land Use Districts in the Carbondale Area
Map in the Area I Garfield County Comprehensive Plan.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The site is located along the Eagle County/Garfield County Line,
south of Coulter Creek. The parcel has historically been used for agricultural uses,
and no residential are located on the site. The parcel is bounded on the west side of
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the larger parcel by County Road 113 and the road splits the smaller parcel from the
larger parcel. Shipees Draw runs through the larger parcel.. A vicinity map is shown
on page 7 .
B. Project Description: The applicant is proposing split the 39.8 acre parcel into two
(2) parcels of approximately 37.5 and 2.3 acres in size. The two parcels will share a
well and utilize individual sewage disposal systems. Access is from CR 113. A plan
submitted with the application is shown on page
III. MAJOR ISSUES AND CONCERNS
A. Zoning. All of the parcels are consistent with the required two (2) acres minimum lot
size for the A/R/RD zone district.
B. Legal Access. Both parcels access directly from County Road 113. The road splits
the proposed lots. The access to each lot needs to be approved by the County Road
and Bridge Department prior to approval of a final plat and the portion of the road
within the property be dedicated to the County at the time of Final Plat.
C. Water and Sewer. The applicant will serve the parcels with a well permit that allows
for a total of three (3) dwelling units and up to one acre foot of outside irrigation.
It will be necessary to put a water line under the road, which will also require
approval of the County Road and Bridge Department. Prior to the approval of a final
plat, the applicant should drill the well and demonstrate the following:
1) A well be drilled and a 24 hour pump test shall be performed;
2) The applicant supply, to the Planning Department, the well completion report
demonstrating the depth of the well, the characteristics of the aquifer and the
static water level;
3) The results of the 24 hour pump test indicating the pumping rate in gallons per
minute and information showing drawdown and recharge shall be submitted
to the Planning Department;
4) A written opinion of the person conducting the well test that this well would
be adequate to supply water to the number of proposed lots and be submitted
to the Planning Department;
5) An assumption of an average of no less than 3.5 people per dwelling unit,
using 100 gallons of water per person, per day;
6) If the well is to be shared, the provision for individual water storage tanks of
no less than 1000 gallons for each proposed lot (required at time of building
permit application);
7) A legal, well sharing agreement which discusses all easements and costs
associated with the operation and maintenance of the system and who will be
responsible for paying these costs and how assessments will be made (for
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shared well systems);
8) The water quality be tested by an approved testing laboratory and meet State
guidelines concerning bacteria and nitrates.
D. Sewage Disposal: Sewer will be provided by ISDS. Soils on the site include five
separate soil types (acree, arle, ansari, grotte, jerry, and torriorthents), all which are
considered to have severe constraints for conventional septic tanks and leach fields
due to slow perc rates and depth to bedrock. The applicant's engineer performed
percolation tests on each site and found areas that perc within t e limits allowed by
the State ISDS regulations. (See map and tests pgs.
E. State and Local Health Standards. No State or Local health standards are applicable
to the application, with the exception of Colorado Department of Health ISDS
setback standards, which should be verified by an engineer.
F. Drainage. No drainage easements appear to be necessary due to the physical
separation of the sites by the county road.
G. Fire Protection. The site is not located within any fire protection district. This needs
to be noted on the final plat as a plat note.
H. Easements. Any required easements (drainage, access, utilities, etc..) will be required
to be shown on the final plat.
I. School Impact Fees The applicant will be required to pay the $200.00 per lot impact
fee prior to the approval of the final plat.
J. Natural Hazards.. The applicant's geotechnical engineer has established parameters
for constructing a building on each lot within specific areas of each lot. There are
specific recommendations for compaction of the structural fill under basements and/or
footings for a structure. They also recommend that all drainage slope away from the
buildings. Staffsuggests that these be noted by a plat note requiring that all buildings
submit engineered plans for the footers/basements consistent with the
recommendations contained in the geotechnical report prepared by CTL/Thompson,
Inc., dated 6/3/96.
K. Compatibility with Adjacent Land Uses: Staff noted during a subdivision exemption
request made by the applicants, that the majority of parcels in the area within Garfield
County are in the 60 to 100 acre range. The fact that the proposed subdivision is
consistent with underlying zoning noted earlier is a significant issue. Even though the
smaller lot represents a dramatic change in the character of the adjacent land uses, it
cannot be used as a basis to deny an application for a standard subdivision. In the
interest of recognizing the agricultural character of the properties in the area, a plat
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note stating "that the area surrounding the properties in this subdivision is agricultural
in nature and some agricultural practices may not be compatible with rural residential
land uses, but the agricultural use has priority over the residential use."
L. Agency Comments: The following comments have been received:
Colorado Geologic Survey: The State geologist generally concurs with the
recommendations of the applicant's engineers. (See letter pgs. 45- )
Colorado Division of Water Resources: The State engineers note that the well permit
issued to the applicant can legally supply domestic water to both lots. They cannot
comment on the physical capacity to serve the lots. (See letter pg. / 7 )
IV. SUGGESTED FINDINGS
A. That the proper publication, public notice and posting were provided as required by
law for the hearing before the Planning Commission; and
B. That the hearing before the Planning Commission was extensive and complete, that
all pertinent facts, matters and issues were submitted and that all interested parties
were heard at that hearing; and
C. That the proposed subdivision of land conforms to the Garfield County Zoning
Resolution; and
D. That all data, surveys, analyses, studies, plans and designs as are required by the State
of Colorado, and Garfield County, have been submitted and, in addition, have been
found to meet all requirements of the Garfield County Subdivision Regulations.
VII. RECOMMENDATION
That the Planning Commission recommend approval of the proposed subdivision subject to
the following conditions of approval:
1. All representations of the applicant, either within the application or stated at the
public hearings before the Planning Commission shall be considered conditions of
approval unless otherwise state by the Planning Commission.
2. The applicant shall pay $200 per lot in School Impact Fees prior to the approval of
the Final Plat.
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3. A Final Plat shall be submitted, indicating the legal description of the property,
dimension and area of the proposed lot, access to a public right-of-way, and any
proposed easements for setbacks, drainage, irrigation, access or utilities, including the
dedication of a 60 ft. wide right-of-way for County Road 113 and include the
following plat notes:
1. "Soil conditions on the site may require engineered septic systems. Specific
ISDS needs on the site will be based on percolation rates at the time of
building permit."
2. "All buildings shall submit engineered plans for the footers/basements
consistent with the recommendations contained in the geotechnical report
prepared by CTL/Thompson, Inc., dated 6/3/96."
3. "The area surrounding the properties in this subdivision is agricultural in
nature and some agricultural practices may not be compatible with rural
residential land uses, but the agricultural use has priority over the residential
use."
4. "The property in this subdivision are not within any fire district and should
expect to pay for any services provided by district."
5. "Control of noxious weeds is the responsibility of the property owner."
6. "All construction shall be consistent with USFS Wildfire Prevention
Guidelines."
7. "No open hearth solid -fuel fireplaces will be allowed; each dwelling unit will
be allowed one(1) new wood -burning stove as defined by C.R.S. 25-7-407,
et. seq. and the regulations promulgated thereunder; and there will be no
restriction on the number of natural gas burning fireplaces or appliances
included in the protective covenants."
8. "One dog will be allowed in each residential dwelling unit in the PUD This
requirement will be included in the protective covenants, and will be enforced
by the homeowners association."
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4. Prior to the approval of a final plat, the applicant drill the well and demonstrate the
following:
1) A well be drilled and a 24 hour pump test shall be performed;
5
2) The applicant supply, to the Planning Department, the well completion report
demonstrating the depth of the well, the characteristics of the aquifer and the
static water level;
3) The results of the 24 hour pump test indicating the pumping rate in gallons per
minute and information showing drawdown and recharge shall be submitted
to the Planning Department;
4) A written opinion of the person conducting the well test that this well would
be adequate to supply water to the number of proposed lots and be submitted
to the Planning Department;
5) An assumption of an average of no less than 3.5 people per dwelling unit,
using 100 gallons of water per person, per day;
6) If the well is to be shared, the provision for individual water storage tanks of
no less than 1000 gallons for each proposed lot (required at time of building
permit application);
7) A legal, well sharing agreement which discusses all easements and costs
associated with the operation and maintenance of the system and who will be
responsible for paying these costs and how assessments will be made (for
shared well systems);
8) The water quality be tested by an approved testing laboratory and meet State
guidelines concerning bacteria and nitrates.
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HIGH COUNTRY ENGINEERING, INC.
923 COOPER AVENUE
GLENWOOD SPRINGS, CO 31601
(970) 945-8676 • Fax (970) 945-2555
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SATURATION AND PREPARATION
DATE: 05-29-96
TIME AT START OF SATURATION: 6:00
PERCOLATION TEST
DATE: 05-30-96
WATER IN BORING AFTER 24 HOURS
YES x NO
PERCOLATION TEST RESULTS
HOLE
NUMBER
DEPTH
(INCHES)
TIME AT
START OF
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TIME
INTERVAL
DEPTH TO WATER
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DEPTH
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(MIN/INCH)
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START OF
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Job No. GS -1848A
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SATURATION AND PREPARATION
DATE: 05-29-96
TIME AT START OF SATURATION:
PERCOLATION TEST
DATE: 05-29-96
WATER IN BORING AFTER 24 HOURS
YES x NO
PERCOLATION TEST RESULTS
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(INCHES)
TIME AT
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TIME
INTERVAL
DEPTH TO WATER
CHANGE
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(INCHES)
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(MIN/INCH)
(MINUTES)
START OF
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Job No. GS -1848A
Fig. 6
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STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
Division of Minerals and Geology
Department of Natural Resources
1313 Sherman Street, Room 715
Denver, Colorado 80203
Phone (303) 866-261 1
FAX (303) 866-2461
August 8, 1996
Garfield County Department Building and Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
NDEPARTMENT AL OF
ATUR
GA-97-0002 RESOURCES
Roy Romer
Governor
AUG 12196
1 i I Michael B. Long
Division Director
GAr,'=L..� : '��" I Y
lames S. Lochhead
Executive Director
RE: Petts/Holmes Subdivision Land Use Review
Dear County Planner;
Vicki Cowart
State Geologist
and Director
At your request and in accordance to Senate Bill 35 (1972) this office has reviewed the
materials submitted for this proposed subdivision and conducted a site inspection on August 1,1996.
The site is located adjacent to County Road #113 within Shippees Draw on the border with Eagle
County. Proposed are two lots: Lot #1 is 2.3 acres, west of CR #113, and on the ridgeline; Lot #2
is 37.E acres, east of CR #113, and occupies the bottom land of Shippees Draw. Lot #2 contains
active subsidence features to the west of the creek, one of which has been fenced. They were most
likely created by soil and bedrock dissolution from sheet flood irrigation from the roadside ditch that
runs from the pond on the property. The land is currently being used as pasture.
This office has reviewed the Geologic Hazards Evaluation and Soils and Foundation
Investigation reports by CTL Thompson, Inc. and the Drainage Plan by High Country Engineering
and generally concurs with the conclusions and recommendations that they contain. We agree that
there is no inherent geologic hazard that would impact the development of Lot 41. The consultant
has reported ground subsidence, potentially unstable slopes, and hydrocompactive soil hazards for
lots #2 and has made the appropriate engineering recommendations to mitigate the hazards. At the
time of our inspection an access road (?) was stripped of vegetation through the subsidence hazard
zone to the wet bottom lands where it terminates in severe ruts. Across the creek from CR #113
there are two sites where vegetation has been stripped and lot grading has apparently begun. One
is within the proposed building envelope for the lot, the other is to the north partially within the
mapped Potentially Unstable Slopes Hazards Area. The site within the mapped slope hazard area
was not investigated by the consultant with drill borings and will need to be is that is to be a home
site.
Provided the owner abides by the recommendation of the geotechnical consultant this office
has no undue concerns with the subdivision as planned. We reiterate that a on-site inspection be
completed of the final building pad excavation prior to the placement of structural fill so the
consultant can verify soil conditions. Because of the moisture sensitive soils we recommend that
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Petts/Holmes Sub., Page 2
the infiltration septic system be located a sufficient distance down slope from the building pad so
if moisture induced ground subsidence or settlement occurs it will not impact the residence or any
other structures. If you have any questions please contact this office at (303) 866-2645.
Sincerely,
,; Jonathan L. 'te
Engineering Geologist
•
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 818
Denver, Colorado 80203
Phone (303) 866-3581
FAX (303) 866-3589
Mr. Eric McCafferty, Planner
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, Colorado 81601
Dear Mr. McCafferty:
July 17, 1996
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RE: Robert Petts & Cathleen Holmes
SE 1/4 Sec.33, Twp.6 S, Rng.87 W, 6th P.M.
Water Division 5, Water District 38
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Roy Romer
Governor
James S. Lochhead
Executive Director
Hal D. Simpson
State Engineer
We are in receipt of your subdivision referral to subdivide approximately 39 acres into
2 single family homesites, located about twelve miles southeast of the Town of Glenwood
Springs, Colorado. The proposed water supply will be a common well for the two lots. The
applicant has obtained a well permit, no. 188850, from our office.
The permit was approved on July 27, 1995 on a condition that it shall be the only well
on the tract of 39.11 acres. The permit expires on July 27, 1997, unless the well is
constructed prior to that date. The use of the well is limited to fire protection, ordinary
household purposes inside not more than three single family dwellings, the irrigation of not
more than one acre of home gardens and lawns and the watering of poultry, domestic
animals. Pursuant to Section 30-28-136(1)(h)(I), C.R.S., it is our opinion that the proposed
water supply will not cause material injury to senior water rights. Our office has no
information if the well is constructed. The applicant has not provided information about the
adequacy of the water supply.
If you have any questions regarding this matter, please feel free to contact Mr. Kris
!Ml!urthy of this office or Mr. Orlyn Bell of our Division office in Glenwood Springs at 945-5665.
SPL/km
cc: Orlyn Bell, Division Engineer
Joe L. Bergquist, Water Commissioner
holmes.sub
Sincerely,
Uul
Steve Lautenschlager
Assistant State Engineer