HomeMy WebLinkAbout2.0 Staff Report BOCC 08.22.1983PROJECI'NAME:
REQUEST:
OWNER/APPLICANT:
SURVEYOR:
LOCATION:
SITE DATA:
WATER:
SEhIER:
EXISTING ZONING:
ADJACENT ZONING:
BOCC Bl22/83
PROSIBSI INEoRMATIoN AND STAFF CoMMENTS
J-Mar Estates Subdivision
Preliminary Plan
Gary Sheveland
Tim Callahan
NE L/4 NW 1/4 and W l/2 L{tfi L/4 NEL/4 and E L/2 NW 1/4 NE 1/4 ofSection L6, Township 6 South, Range
92 West of the 6th principal
Meridian. Located approximately Imile southwest of Silt on County
Road 346.
Request to divide a 44.5 acre siteinto single family lots
Individual Wells
Individual septic systems
A/R/RD
North t A/I
South: A/R/RD
East: A/R/RD
West z A/R/RD
1. RELATIONSHIP TO THE COi\,IPREHENSIVE PLAN:
The proposal is within District B, Subdivision/Rura1 Serviceable Areas,l/2 to I mile radius, Minor Environmental Constraints. District B density
may be the same as the existing subdivision, but should not exceed three(3) units per acre. Developments within District B shall- connect to anexisting central water system or construct its own central water system.
The proposed density is consistent with the Planr but the individual wel1sproposed are not consistent with Plan language for technical services.
II. DESCRIPTION OF THE PROPOSAL:
A. Site Description: Steeper slopes of roughly 2OZ grade on the southernboundary represent a stnall portion of the project. The gentle slopingagricultural land is the predominant physical feature.
B. Project Description: This request for L2 single family lots of 3.5acres +, is less than then previous Sketch Plan proposals of 18 singlefamily lots of 2 acres +. The applicant's previous submittals r^rere denieddue to inconsistency wiEtr the PIan language. sarlier proposals weredenser with a central water system and individual septic systems. Thisproposal substitutes individual we11s for the central water system.Previous denials were also based on the poor access to the development dueto the condition of the Silt Bridge.
III. MAJOR ISSUES AND CONCERNS:
A. Comprehensive Plan: The District B technical services policy requiresthat developments in this <iistrict hook into an existing subdivision'swater system or develop a new central water system. The applicant hasanalyzed the cost of a central water system and concluded that it wouldcost $71000 per lot to develop t}:is type of system versus $4,000 per lotfor individual we11s. The applicant feels the $3,000 increased cost couldcreate a burden on individual buyers in obtaining the necessaryfinancing. The applicant has agreeo to hook into the Silt services whenthey are available to the suboivision.
-6-
Bocc 8/22/83B. Review Agency Comrnents:
1. The Colorado Division of Wildlife requested that the covenants
have a restriction in it that domestic dogs be attendeo by the
owner, tied up or kept inside a fenced enclosure. (See letter,page 16 )
2. The Silt-New Castle Fire Protection District recommends that a
10r000 gal1on water storage tank be placed in the development.
They further recommend that after six lots are soldr dD adequate
water system with fire hydrants be installed. (See letter,
page 17 )
3. The Division of Water Resources has reviewed the applicantrs
contract with the West Divide Water Conservancy District and
recommended approval subject to certain conditions. (See letter,page 18-19 )
4. The South Side Soil Conservation District noted that some soils
have a high risk for septic tanks and recommended that the
Environmental HeaIth Officer make sure the soils are compatible
with the proposed septic system. They further recommended that
engineering plans address the potential for high water run-off
f rom the hil-Iside on the south side of the property. (See
letter r pdge 20 )
5. The Colorado Geological Survey noted the following mitigation
measures: (See letter, page 2L-22 )
a. That foundations may have to be engineered and that the
soils report be made available to each lot owner.
b. Recommended that lots 5, 61 7, B and t have a restriction
thaL no structures be built closer than 150 feet from their
southern boundary Iines.
c. Recommended that the developer demonstrate that the soilsfor the lots can accommodate septic tank leach fields.
C. Staff Comments:
I. The Board of County Commissioners approved the J-Mar Estates
Sketch PIan in Resolution No. 83-149r with the following
conditions:
a. That the applicant agree to hook-up to the Town of Silt's
water and sewer system when they are available;
b. The structural design of Giomi Lane shal1 be determined by a
pavement thickness design prepared by a licensed professional
engineer experienced in geotechnical soils analysis and submitted
with the Preliminary PIan;
c. A11 culverts for roads and driveways shall be sized, with the
sizes noted on the preliminary plan drainage study;
d. A11 culverts shal1 be designed such that the ends will not be
crushed as a result of direct pressurei
e. Giomi Lane will have a hard surface its entire length, withmaterials approved by the County Road Supervisor;
f. At least threer S foot profile holes will be completed, andprofile information provided as a part of the Preliminary Plan;
g. That evidence of a legal and adequate source of water be
provided at Preliminary Plan along with a copy of the contractwith the water conservancy district for evaluation by the County
Attorney;
h. An analysis of the cost difference between a central water
system and individual- welIs;
i. A flre protection plan that meets County standards at a
minimum and is approved by the fire protection districts;
-7-
The applicant has complied with the conditions
manner:
Bocc 8122/83
in the following
The applicant has agrred to hook up to the Silt water and
sewer system when available. This should be further
confirmed by plat note on the Final PIat and in the
restr ictive covenants .
A structural design of Giomi Lane was done by Chen and
Associates, with three recommended alternatives. One being
3 inches of asphalt with a 6 inch aggregate base course; a 5
inch asphalt mat; or a 3 inch aggregate base witir 9 inches
of granular sub-base and an emulsion seal and subsequent
chip and seal applied. Careful design of water drainage
will be necessary to avoid any soil-s with the potential for
collapsing as a result of saturation. Due to the proximit.y
to the Town of Silt and lower cost long term maintenanC€rthe County Road Supervisor has recommended that the 3 inches
of asphalt and 6 inches of aggregate base course be used for
the length of Giomi Lane.
A culvert design has been provided showing a L2 inch
sub-base with a 6 inch base course and a culvert extenoing a
minimum of 3 feet beyono the driving surface. No culvert
sizes were recommended for driveway entrances or roaoway
widLh. It is recommended that aII driveway culverts be a
minimum of 15 inches in size with a minimum of a 16 foot
wide driving surface.
The applicant has proposed a 60 foot right-of-way for the
entire length of Giomi Lane, with the materials specified
above in (b)
Three 8 foot profile hol-es were completed and were the basis
for the Chen and Associates recommendations.
A signed contract with the West Divide Water ConservancyDistrict has been provided as a part of the Preliminary PLan
submittal. Division of Water Resources has recommended
approval subject to certain conditions. One of those
conditions being the approval of the Districts operatingplan, which has subsequently been approved oy the Divisron.
The cost analysis has been provided and was discussedpreviously.
A fire protection plan was provided that called for a 500
ga1Ion cistern to be installed on each lot. This conflicts
with the Silt.-New Cast1e Fire District recommendations and
was resolvecl by the Planning Commission, which reguireci a
5000 gallon stroage tank at a central- location with a letter
of approval from the Silt-New Castle Fire District.
IV. FTNDINGS:
That proper publication and public notices was provided as required by
Section 3.06 of the Garfield County Suboivision Regulations of L979,
as amended;
That the meeting before the Planning Commission was extensive and
complete, that aII pertinent facts, matters and issues were submitted
and that all interested parties were heard at that meeting;
c. & d.
The Planning
recommended
Commission held a
approval with the
a.
b
g.
h
3.
The Preliminary Plan conforms to the requirements ofin which the development is located;
requirements of
as amended;
the zone district
That for the above stated and other reasons, the proposed subdivision
is in the best interest of the health, safety, moral-s, convenience,order, prosperity and welfare of the citizens of Garfield County.
V RECOMIvIENDAT]ON:
The Preliminary Plan conforms to the Preliminary PIanthe Garfield County Subdivision Regulations of 1979,
public hearing on August 10, 1983 andfollowing conditions:
That covenants be provided with the Final PIat and at a minimum havethe following provisions:
That aII dogs wil-I be attended by the owner, tied up or keptinside a fenced enclosure;
-B-
I.
a.
c.
d.
BOCC B/22/83
b. Provisions for annuar payment to the west Divide water
Conservancy District be inclucied, with recourse for the
Homeowners Association to assess property owners if
necessary iA I50 foot rear yarci setback for Lots 5, 6, 7, B and 9iThat the Homeowners Association will agree to hook up to theSilt water and sewer systems when the services areavailable.
That all- driveways sha11 have a minimum of a 15 inch culvertthat extends at least three feet beyond the drivingsurface. That the driving surfaces sharl be at least 16feet in width with at least a L2 inch sub-base and 6 inchbase course.
e.
2.
3.
4.
5.
6.
7.
B.
That Giomi Lane wirl be designed to have a 3 inch asphalt mat 24feet in width, with a 6 inch aggregate base course 32 feet inwidth, for its entire length. That all recommendations forcurverts on county Road 346 be included in the finar oesign.
That the appricant provide a 5r000 gallon water storage tankcentrally locateci in the subdivision with a letter approval fromthe Silt-New Castle Fire District.
The developer comply with all recommendations
Water Resources per the letter dated June 23,
That plat notes on the Final plat include:a. That engineered individual sewage systems
of the Division of
1983.
and housefoundations may be requireci.b. That lots 5, 6,7t 8 and 9 sha1l have a I5O foot rear yardsetback in addition to all other setbacks requireci by theGarfield County Zoning Resolution.c. That arr lots wirl hook up to the silt water anci sewagesystem when available.d. That arr structural improvements sharl be subject to the
Chen and Associates recommendations in the Geotechnicalfnvestigations for J-Mar EsLates, Job. No. 25r366.
That the applicant comply with all recommendations of Chen andAssociates Geotechnical Analysis of the J-Mar Estates Subdivisionas recommended by the Colorado Geological Survey.
That the Homeowners Association be incorporated and a fund beestabrished to ensure that there wirl be money avairabl-e to payfor water from the west Divide water conservancy District, inperpe tu i ty .
That the water rights fromthe homeowners equally andbe noted and provided as aat Final Plat.
the Rising Sun Ditch be conveyed tothat irrigation easements and culvertspart of the subdivision improvements
One additional condition not included in the Planning Commissionrecommendation should be added:
9.That the deveroper provide 911r000 to the Garfield county Roadand Bridge Fund, silt Bridge improvements, either prior to FinalPrat approvar or as a part of the subdivision improvementsspecified in the Subdivision Improvements Agreement.
PROJECT NAME:
REQUEST:
OWNER,/APPLICANT:
SURVEYOR:
LOCATION:
SITE DATA:
WATER:
SEWER:
EXISTING ZONING:
ADJACENT ZONING:
GCPC B/iO/83
PROJECT INFORMATION AND STAFF COPIMENTS
J-IvIar Estates Subdivision
Preliminary Plan
Gary Shevelanci
Tim Callahan
NE L/4 NW 1/4 and W l/2 Nw I/4 NE
L/4 and E L/2 NW 1/4 NE 1/4 of
Section L6, Township 6 South, Range
92 West of the 6th PrincipalMeridian. Located approximately I
mile southwest of Silt on County
Road 346.
Request for L2 single family lotsof 3.5 acres + each.
Individual Wells
Individual septic systems
A/R/RD
North z A/ISouth:. A/R/RDEast: A/R/RDWest: A/R/RD
I. RELATIONSHIP TO THE COIUPREHENSIVE PLAN:
The proposal is within District B, Subdivision/Rura1 Serviceabl-e Areas,
l/2 to 1 mile radius, Minor Environmental Constraints. District B density
may be the same as the existing subdivision, but should not exceed three(3) units per acre. Developments within District B shall connect to an
existing central water system or construct its own central water system.
The proposed density is consistent with the PIan, but the individual welIs
proposed are not consistent with PIan language for technical services.
II. DESCRIPTION OF THE PROPOSAL:
A. Site Description: Steeper slopes of roughly 202 grade on the southern
boundary represent a smal1 portion of the project. The gentle sloping
agricultural Iands is the predominant physical feature.
B. Project Description: This request for L2 single family lots of 3.5
acres +, is less than then previous SketcLr PIan proposals of 18 singlefamily lots of 2 acres +. The applicant's previous submittal-s were denieo
due to inconsistency wiEfr the PIan language. Earlier proposals were
denser with a central water system and individual septic systems. This
proposal substitutes individual weIIs for the central water system.
Previous denials were also based on the poor access to the development due
to the condition of the SiIt Bridge.
III. MAJOR ISSUES AND CONCERNS:
A. Comprehensive PIan: The District B technical services policy requiresthat developments in this district hook into an existing subdivision's
water system or develop a new central water system. The appficant has
analyzed the cost of a central water system and concluded that it wouldcost $7,000 per lot to develop this type of system versus $4,000 per lotfor individual wells. The applicant feels the $7r000 increase<I cost could
create a burden on individual buyers in obtaining the necessaryfinancing. The applicant has agreed to hook into the Silt services when
they are available to the subdivision.
-7-
B.Review Agency Comments:
1. The Colorado Division
have a restriction in
owner, tied up or keptpage 25 )
GCPC B/iO/83
of WildIife requested that the covenants
it that domestic dogs be attended by the
inside a fenced enclosure. (See Ietter,
Z.
3.
4.
The Silt-New Castle Fire Protection DistricL recommends that a
10r000 gallon water storage tank be placed in the development.
They furLher recommend that after six lots are soldr drl adequate
water system with fire hydrants be installed. (See letter,
page 26 )
The Division of Water Resources has reviewed the applicant's
contract with the West Divide Water Conservancy District and
recommended approval subject to certain conditions (See letter,
page 27-28 )
The South Side Soil Conservation Distr
have a high risk for septic tanks and
Environmental Health Officer make sure
with the proposed septic system. They
engineering plans address the potential
from the hillside on the south side of
letter t page 29
The Colorado Geological Survey noted the following mitigation
measures: (See l-etter, page 30-31 )
a.That foundations may have to be engineered and that the
soils report be made available to each lot owner.
Recommended that lots 5,6,7,8 and t have a restriction
that no Structures be built closer than 150 feet from their
southern boundary Iines.
Recommended that the developer demonstrate that the soils
for the lots can accommodate septic tank leach fields.
C.Staff Comments:
The Board of County Commissioners approved the J-Mar Estates
Sketch Plan in Resolution No. 83-149, with the followlng
conditions:a. That the applicant agree to hook-up to the Town of Siltrs
water and sewer system when they are available;
b. The structural- design of Giomi Lane shall be determined by a
pavement thickness design prepared by a Iicensed professional
engineer experienced in geotechnical soils analysis and submitted
with the Preliminary Plan;
c. A11 culverts for roads and driveways shall be sized, with the
sizes noted on the preliminary plan drainage study;
d. A1I culverts shall be designed such that the ends will not be
crushed as a result of direct pressure;
5.
ict noted that some soils
recommended that the
the soils are compatible
further recommended that
for high water run-off
the property. (See
have a hard surface its entire length, with
by the County Road Supervisor;
8 foot profile holes will be completed, andprovided as a part of the Preliminary Plan;
b.
l.
e. Giomi Lane will
materials approved
f. At least three,profile information
g. That
prov ided
with the
Attorney;
evidence of a legal and adequate source of water be
at Preliminary PIan along with a copy of the contract
water conservancy district for evaluation by the County
h. An analysis of the cost difference between a central water
system and individual we11s;
i. A fire protection plan that meets County standards at a
minimum and is approved by the fire protection oistricts;
-B-
\
ccPC 8/10/83
The applicant has complied with the conditions in the following
manner:
a.
c. & d.
h.
b.
The applicant has agrred to hook up to the Silt water and
sewer system when available. This should be further
confirmed by plat note on the Final PIat and in therestrictive covenants.
A structural design of Giomi Lane was done by Chen and
Associates, wlth three recommended alternatives. One being
3 inches of asphalt with a 6 inch aggregate base coursei a 5inch asphalt mat; or a 3 inch aggregate base with 9 inches
of granular sub-base and an emulsion seal and subsequentchip and seal applied. Careful design of water drainage
will be necessary to avoid any soils with the potential for
collapsing as a result of saturation. Due to the proximity
to the Town of Silt and lower cost long term maintenance,
the County Road Supervisor has recommended that the 3 inchesof asphalt and 6 inches of aggregate base course be used for
the length of Giomi Lane.
A culvert design has been provided showing a L2 inch
sub-base with a 6 inch base course and a culvert extending a
minimum of 3 feet beyond the driving surface. No culvert
sizes were recommended for driveway entrances or roadwaywidth. It is recommended that a1l- driveway culverts be a
minimum of 15 inches in size with a minimum of a 16 foot
wide driving surface.
The applicant has proposed a 60 foot right-of-way for the
entire length of Giomi Lane, with the materials specified
above in (b) .
Three B foot profile holes were completed and were the basis
for the Chen and Associates recommendations.
A signed contract with the West Divide Water Conservancy
District has been provideo as a part of the Preliminary PIan
submittal. Division of Water Resources has recommended
approval subject to certain conciitions. One of those
conditions being the approval of the Districts operatingptan, which has subsequently been approved by the Division.
The cost analysis has been provided and was discussedpreviously.
A fire protection plan was provided that called for a 500gaIlon cistern to be installed on each lot. This conflicts
with the Silt-New CastIe Fire District recommendations and
needs to be resolved.
f.
g.
1.
1.
2.
3.
4.
5.
V.
1.
IV. FINDINGS:
That proper publication and public notices was provided as required by
Section 3.06 of the Garfield County Subdivision Regulations of r.979,
as amended;
That the meeting before the Planning Commission was extensive and
complete, that all pertinent facts, matters and issues were submitted
and that aII interested parties were heard at that meeting;
The Preliminary Plan conforms to the Preliminary PIan requirements of
the Garfield County Subdivision Regulations of L979r ds amended;
The Preliminary Plan conforms to the requirements of the zone district
in which the development is located;
That for the above stated and other reasons, the Preliminary PIan
appears to qualify for approval by this Commission.
RECOMMENDATION:
Approval with the following conditions:
That covenants be provided with the Final- PIat and at a minimum havethe following provisions:
That all dogs will be attended by the owner, tied up or keptinside a fenced enclosure;
a.
b. Provisions for annual payment to
Conservancy District be incluoeo
Homeowners Association to assess
c. A 150 foot rear yard setback for
the West Divide Water
, with recourse for theproperty owners if necessaryi
Lots 5,61 7,8 and 9i
d.
GCPC - B/LO/83
That the Homeowners Association will agree to hook up to the
SiIt water and sewer systems when the services are
available.
That all driveways shall have a minimum of a 15 inch
that extends at least three feet beyonci the drivlng
surface. That the driving surfaces sha1l be at least
feet in width with at least a L2 inch sub-base and 6
base course.
e.culver t
I6
inch
..)
3.
4.
5.
That Giomi Lane will be designe<l to have a 3 inch asphalt mat 24
feet in width, with a 6 inch aggregate base course 32 feet in
width, for its entire length. That all recommendations for
culverts on County Road 346 be included in the final Oesign.
That the applicant come to an agreement with the Silt-New Castle
Fire oistrict regarding the proper fire protection'
The developer comply with aII recommendations of the Oivision of
Water Resources.
That plat notes on the Final Plat include:
a. ffrat engineered individual Sewage systems and house
b.
foundations may be required.
That lots 5, 6-, 7 , 8 ind 9 shall have a 150 foot rear yard
setback in addition to all other setbacks required by the
Garfield County Zoning Resolution.
That all lots will hook up to the silt water and sewage
6.
system when available.
d. fhat all structural improvements shatl be subject to the
Chen and Associates recommendations in the Geotechnical
Investigations for J-Mar Estates, Job. No. 25r366'
That the applicant comply with ali recommendations of Chen and
Associates beotechnical analysis of the J-l,lar Estates Subdivision
as recommended by the Colorado Geological- Survey.
10