HomeMy WebLinkAbout2.0 Staff Report PC 07.14.04PC 7 /14/04 JH
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Sketch Plan Review for the Wentzel Subdivision
APPLICANT & OWNER: Shane an d Joy Wentzel
LOCATION & ACCESS: Access is gained by easement to County Road 293
WATER: Well and Irrigation
SEWER: ISDS
SIZE: 5 lots, (4 -4.01 ac. +/-,and 1 -18 .96 ac.)
EXISTING ZONING: AIR/RD Agricultural Residential Rural Density
I. DESCRIPTION OF THE PROPOSAL & SITE
The Applicant proposes to subdivide 35.006 ac . into five (5) lots for residential development which
range from 4 .00 ac. to 18.96 ac. The property is accessed from County Road 293 north to an
existing access easement located less than 1 mile east of the City of Rifle. The property proposes one
(1) main access point onto the property. The property is gently sloping to the south and contains
possible wetlands. The property has historically been used for grazing and is adjacent to the recent
development approvals of Ranch Savers Rural Development Option and the Latham Subdivision
Exemption.
View : Looking northwest from so uth at lot s Parcels 4A, 48 a nd 4C View: Looking northeast from south at Parcel 40 and 4
II. REFERRALS
Staff referred the application to the followin g review agencies and departments for
general and /or specific commentary and/or revie w. The comments received have been
generally incorporated into this Memo:
a . City of Rifle (no comment)
Exhibit G
(no comment)
b. Garfield County Road & Bridge Depar(cment
c. Garfield County Attorney
III. STAFF COMMENTS
The following section presents an analysis of the proposed p roject regarding compliance
with provisions in the Comprehensive Plan, Zoning Resolution, and Subdivision
Regulations. These comments are intended to pro vide regulatory direction regarding the
development of the property as proposed. The Planning Commission will review the
application materials and this memorandum prep red by Staff and will provide comments
to the Applicant accordingly.
A . Comprehensive Plan
The property is located in Study Area 3 and is designated as "Prime Irrigated
Outlying Residential and Subdivisio n" land . The property is located in the
sphere of influence of the City of Rifl e.
While the Applicant shall be requ i red to demonstrate that the proposal
conforms to and is compatible with the Comprehensi ve Plan, the Applicant
should pay p articular attention to the fo llowing sections of the Plan .
B. Zoning
3.02
3.02.01
The property is located in the AIR/RD Agricultural Residential Rural Density
zone district which allows the propo s ed use. The Applicant shall be made
aware of the uses contemplated in that zone district as further described in
Section 3.07 of the Zoning Resolutio n of 1978 , as amended, as seen below .
AIR/RD --AGRICULTURAL/RESIDENTIAL/RURAL DENSITY
Uses, by right: Agricultural in cluding farms , garden, greenhouse,
nursery, orchard , ranch, small a nimal farm for production of poultry,
fish, fur-bearing or other small nimals and customary accessory uses
including buildings for shelter or enclosure of persons , animals or
property employed in any of the above uses , retail establishment for sale
of goods processed from raw materials produced on the lot;
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3.02 .02
3.02.03
3.02.04
3 .02.05
3.02.06
3.02.07
Guiding and outfitting, and park ;
Single-family dwelling and customary ac essory uses. (A . 86 -09)
Accessory dwelling unit appro ved as part of a public hearing or
meeting on a subdivision or subd ivision xemption or guesthouse special
use approved after 7/95 and meet ing the tandards in Section 5.03.02.
Uses, conditional: Aircraft landing strip church, community buildings,
day nursery and school; group home for e elderly. (A . 97-60)
Boarding or rooming houses, stud io for onduct of arts and crafts, home
occupation, water impoundments . (A. 86 09;87-108)
Uses, special: Airport utility, feedlot as principal use of the lot,
crematorium, agriculture-related busines , resorts, kennel, riding stable,
and veterinary clinic, shooting range faci ity(A.98 -108);
Two-family dw elling, camper p ark, s i lift and trails; broadcasting
studio , communication facility, orrecti ns facility, storage, storage of
heavy equipment, golf course driving ange, golf practice range and
accessory faci l ities, commercial recreat on facility /park;(A. 97 -60; 97 -
112) Mass Transit Facility (adde d 2002-12)
Public gatherings; storage of o il and s drilling equipment; Site for
extraction, processing, storage or materi 1 handling of natural resources;
utility lines, utility substations; recreati na l support facilities and guest
house. (A. 79 -132; 80-64; 80-180; 80-31 , 81-145; 81-263; 84-78; 86-9;
86-84; 86 -106; 87-73; 99-025)
Accessory dwelling unit meeting the sta <lards in Section 5 .03 .02 for any
lot not created after a public hearing or eeting after 7/95.
Kennel
Minimum Lot Area: Two (2) acres; ex ept as otherwise approved in a
Cluster Option (2003-17)
Maximum Lot Coverage: Fifteen percent (1 5%).
Minimum Setback :
(1) Front yard: (a) arterial streets: se enty-five (75) feet from street
centerline or fifty (50) feet from front l t line, whichever is greater; (b)
local streets: fifty (50) feet from street c nterline or twenty-five (25) feet
from front lot line, whichever is greater;
(2) Rear yard: Twenty-five (25) feet fro rear lot line;
(3) Side yard: Ten (10) feet from sid lot line, or one-half (1 /2) the
height of the principal building, whichev r is greater.
Maximum Height of Buildings: Twenty-ive (25) feet.
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3.02.08 Additional Requirements: All u ses sh 1 be subject to the provisions
under Section 5 (Supplementary egulat ons).
Staff Comment: At pres e t, the 1 ts as proposed comply with the
minimum Zoning Regulations.
C. Subdivision
The Applicant should be aware of th e require ents outlined in Sections 4:00,
5:00, and 9:00 of the Subdivision R egulation of 1984 regarding subdividing
property in Garfield County . Staff has out ined areas of concern for the
Applicant to consider during the prelimina p la n and final plat portion of
subdivision in Garfield County.
a. Potable Water
Staff Comment: The A pplicant proposes that all lots will be
served by a single well to be c nsidered a Non-transient Non
Community water system.
The Applicant shall be a ware o the requirements required at
preliminary plan for shared wate systems as set out in Section
4:91 of the Subdivision Regulation :
Ultimately, the Applicant will n
water system is legal and physicall
subdivision. In addition, Sta ff will
Division of Water Resource s duri
order to obtain an opinion from t
there is material injury to decreed
to prove that the proposed
adequate to serve the proposed
efer the preliminary plan to the
the Preliminary Plan Phase in
e State Engineer as to whether
ater rights.
4:91 A water supply plan, at the sam e scale s the Preliminary Plan, shall
provide the following information in grapl. ic and~ r written form:
A. In all instances , evidence that a w ter supply, sufficient in terms of
quality, quantity and dependability shall be available to ensure an
adequate supply of wate r for th proposed subdivision . Such
evidence may include, but s hall not be limited to:
1. Evidence of owne r, hip or right of acquisition or sue of
existing and proposed wate rights;
2. Historic use and estimated ield of claimed water rights;
3. Amenability of exis ting righ to change in use;
4. Evidence that public or pri ate water owners can and will
supply water to th e prop sed subdivision, including the
4
r
amount of water available or use within the subdivision by
such providers, th e feasib lity of extending service to the
area, proof of the legal dep ndability of the proposed water
supply and the represent tion that all necessary water
rights have been obtai ed or will be obtained or
adjudicated, prior to submi sion of the.final plat; and
5. Evidence concerning the otability of the proposed water
supply for the subdiv ision.
B. If a central supply and d istributi n system is to be provided, a
general description of the syste , as designed by a Colorado
registered engineer. In a ddition:
I. Nature of the legal entity hich will own and operate the
water system; and
2. Proposed method of financz g the water system.
C. If connection is to be made to a existing water system, a letter
from an authorized repres entative of said system staging that the
proposed development will be serv d, and evidence from either the
Colorado State Engineer 's Office r Water Court, Water Division
No. 5, that the existing water ystem presently possesses an
adequate legal water supp~v to sen e the proposed development;
D. If individual water system s shall be provided by lot owners, a
report indicating the availa bility o ample potable ground water at
reasonable depths through out th subdivision and the expected
quality and long-term yield of sue wells, with the written report
by a registered professional eng'neer licensed by the State of
Colorado, qualified to perfo rm sue work; and
E. If applicable, a Plan of Augmenta ion and a plan for subdivision
water supplies, as req u ired b law, with the supporting
engineering work signed by a Col rado registered engineer, shall
be submitted by the appli cant, e en if the applicant is not the
actual supplier of water.
In addition, because the applicant propo se s a cen ral water system, the following
design criteria (Section 9:51) shall be addressed a part of preliminary plan:
9:51 An adequate potable and irrigation water supply shall be available to all
lots within a subdivision, taking into cons ideratio peak demands to service total
development population, irrigation uses, a d adequate fire protection
requirements in accordance with recognized and customary engineering
standards.
9: 52 Individual wells may be used as the wate
has submitted the required documentation to the
Colorado Division of Water Resources will appr
5
supply, provided the applicant
propriate water court, and the
ve well drilling permits for all
,
I
lots within the development.
9:53 Central water systems shall be d~s igned b an engineer qualified to design
water systems and be a registered profi ss ional e gineer li ce nsed by the State of
Colorado. Central water and treatment and star ge facilities shall be approved
by the Colorado Department of Health. ~ll lin es n a central water sy stem should
be looped, with no dead ends include Jl in the ys tem. Where dead ends are
proposed for cul-de-sacs, there will eit1er be a re hy drant or blow-off valve at
the end of the line.
9:54 Water supply stems, on-lot or o erwise l cated in a floodplain, shall be
designed to minimize or eliminate in.fl! ra tion a d avoid impairment during or
subsequent to flooding .
9:55 All water mains shall be a minim tm diam ter of four inches (4''), provided
storage facilities adequate for fire prate ti on are vailable.
9:51 An adequate potable and irrigation water supply shall be available to all
lots within a subdivision, taking into co As ideratio peak demands to service total
deve lopm ent population, irrigation uses, a d adequate fire protec tion
requirements in accordance with r c ognize and customary engineering
standards.
b. Waste Disposal
Staff Comment: The Applicant roposes that individual sewage
disposal systems (ISDS) fo r each t will be adequate to serve the
wastewater needs of the lve (5) lot within the subdivision.
Applicant shall be aware of the re uirements for preliminary plan
regarding ISDS in Sectio 4:92 of e Subdivision Regulations:
4:92 A sanitary sewage disposal pla ~, at the same scale as the Preliminary
Plan, shall pro vide the following inform tion in g aphic and/or written form:
D . If no central sewage tre tment w rks is proposed and individual
sewage disposal systems ·ill be u iliz ed, a description of sewage,
the disposal means, as we ll as vidence as the result of soil
percolation tests and pro uce exc vations to determine ma ximum
seasonal ground water I level an depth to bedrock shall be
provided. In addition: I
1. Indicated by locatio n on th plat;
2. Performed and s igned y a registered professional
6
engineer licensed ly the St te of Colorado;
3. Adequate in numqer and l cation to meet requirements of
the Garfield <J;o unty ndividual Sewage Disposal
Requirements anJi the C lorado Department of Public
Health, Water Qu 1 lity Con ol Commission; and
E. If individual sewage disposa l systems are to be utilized, a proposed
management plan for the operatio and maintenance of on-site
systems shall be provided.
Staff Comment: Regarding the apacity o f ISDS, the Applicant
should be aware of the si t e and ty e of limitations of ISDS on lots
of this size to minimize ~ound w ter contamination. Specifically,
the preliminary plan shap addres the following sections of the
subdivision regulations:
9:61 Disposal by individual sewag{ dispos l systems may be permitted,
provided lot sizes are consistent with he Gar eld County Zoning Resolution.
Individual systems must have represent five soil bsorption tests performed by a
qualified engineer registered to perform uch test in the State of Colorado.
9:62 Central sewage treatment wor · shall
professional engineer licensed by the ta te of
designed, in accordance with the s ndards
Department of Health. Site location approv
Colorado Water Quality Control Com ission
(2, 000) gallons per day. In no event m y a syste
than the anticipated maximum daily ser age flo
c. Road / Access
be designed by a registered
olorado. The system shall be
established by the Colorado
l shall be obtained from the
r systems over two thousand
be designed for less capacity
or treatment requirements.
Staff Comment: The froperty · s accessed by easement from
County Road 293 to the southw st of the property. The road
within the subdivision t shall be constructed to meet county
requirements. The Appl cant ha not indicated if the internal
proposed road is to be de i ated to the County road system or kept
as a private drive and at his time oes not meet the standards for
cul-de-sac development al it is in e cess of 600 feet.
The Applicant shall be 11ware tha Section 9:34 requires that all
streets are to be dedica1ed to th public and cannot be private
unless approved as such T ough a tanned Unit Development.
7
Staff referred the applic tion to he Garfield County Road and
Bridge Department whi ~h indica ed the Applicant may need to
upgrade the road from th propos d property to County Road 293
and add a stop sign at the intersecti n
d. Fire Protection
Staff Comment: Sectir n 9:70 f the Subdivision Regulations
requires all subdivisions to addre s the following fire protection
provisions as part of the i elimina plan:
9: 71 Subdivision fire protection plan!s hall be eviewed by the appropriate fire
protection district to ensure that all l , ts have rimary and secondary access
points to escape fire entrapment.
Staff Comment: Acee
1
s to new buildings within the proposed
commer cial subdivision ~hould be constructed in accordance with
the Uniform Fire Code (J FC) 199 edition, Section 902
9:72 Where a central water system as fire drants, all fire hydrants shall
meet the specifications for the approp ia te fire ro tection agency, particularly
with regard to thread size on the fire hy;rants.
9: 73 Where there is no central wate j ~,ystem vailable, a central located fire
protection storage tank shall be designe'(l to mee the fire protection needs of the
subdivision and be approved by the app ,Jopriate Ji e district.
9:74 Water used/or fire protection p rposes d es not ha ve to be potable water
and may be from a source separate from t ze dom tic supply .
e. Drainage/Floodplain Issues
4:80 A drainage plan, at the same sc le as the Preliminary Plan and prepared
by an engineer registered in the State of Colo ado, shall depict the following
information in graphic and/or w~·t en for :
A. Existing water courses an lakes;
B. Limits of tributary areas, here pr ctical;
C. Computations of expecte1t ibuta flows; and
D. Design of drainage facili ies to pr vent storm waters in excess of
historic run-off from e te ring, maging or being carried by
existing drainage facili t"es, and to prevent major damage or
8
flooding of residences in a on hundred (100) year storm,
showing:
1. Area s ubject to inu ndation ; and
2. Location and size of pro osed culverts, bridges, ditches
and channels.
9:41 Drainage easements, channels, culverts and required bridges shall be
designed by an engineer registered in the State if Colorado .
9:42 All drainage faciliti es shall be designed ased on a twenty-five (25) year
frequency storm .
9:43 Where new dev elopments create run-off ·n 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.
9:44 All culverts shall be designed such that th exposed ends are protected by
encasement in concrete or extended a rninimu of three feet (3) beyond th e
driving surface on each side. Culverts, drain ge pipes and bridges shall be
designed and constructed in accordance ·with AA 'HO recommendations for an H-
20 live load.
f. Wildlife I Vegetation
Staff Comment: The Ap licant ill need to address impacts to
wildlife as required in Section 4:70(D) which requires the
Applicant to provide a "desc pt ion of wildlife habitation,
including big game range s based n the mapping practices of the
Colorado Division of Wildlife ."
As required in Section 4:570(C) o the Subdivision regulations, the
Applicant shall be required to pr vide a map and description of
plant associations following pra ices of the Natural Resource
Conservation Service and inclu e a description of adapted
materials and the location of major tree masses.
Further, the Applicant shall pro ide a weed management and
revegetation plan in accordan e with the county's weed
management requirements .
9
g . Geology /Soils
Staff Comment: Rega rding eo logy, the preliminary plan
application shall contain the fol owing as required in Section
4:70(A):
4:70(A)Description and/or illustration by a r gistered professional engineer
licensed by the State of Colorado of bedrock li hology and the stratigraphy of
overlaying unconsolidated materials in s iifficient detail to indicate any potential
development problems resulting from gro undwate , subsidence, instability in road
excavations and ills, expansive soils, draina patterns, structural bearing
strength, or the like;
Staff Comment: the soils in thi area are, as submitted by th e
applicant, a combination of Olney loam with moderate percolation
rates and low strength with fill, a d Ildefonso stony loam severe
percolation rates poor strength ill fill. For more information
please see the applicatio mate · als that explain these soils in
greater detail.
h. Assessment I Fees
Staff Comment: The traffic impa t fees are applied to residential
subdivisions that access to a cou ty road. Regarding School Site
Acquisition fees, the property is located in the Garfield RE-2
School District. Normally, a fee f $200 is collected for each lot
created in a residential subdivisio ; however, this fee cannot be
collected for a commercial subdivi ion. Staff has determined that if
residential units are constructed o any of these lots, this school
site acquisition fee woul dl be re uired at the time of building
permit. It appears the only fees (as they relate to the county)
include land use application fees and building permit fees to be
paid at the time building ermits are obtained for the individual
lots as they develop.
Impact Fees -Rifle F ire Pro ection District has cited the
development is subject to impact ees adopted by the District for
new commercial lots. The Applic nt will be required to enter into
an agreement with the di:;trict fo th e payment of development
impact fees. This payment is due rior to the recording of the final
plat. Fees are based upon t e impa t fees adopted by the District at
the time the agreement is executed .
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i. Recommended Plat Notes/ Covenants
Staff Comment: Please be a are, the county requires the
Applicant place the following pla notes be included on the final
plat and in protective covenants:
1. "Colorado is a "Righ t-to-Farm" S tate pur uant to C.R.S. 35-3-101, et seq.
Landowners, residents and visitors mu t be prepared to accept the
activities, sights, sounds and smells of Garfield County s agricultural
operations as a normal and necess ary as ect of living in a County with a
strong rural character and a healthy ranching sector. All must be
prepared to encounter noises, odor, ligh s, mud, dust, smoke chemicals,
machinery on public roads, li ve stock n public roads, storage and
disposal of manure, and the applicatio by spraying or otherwise of
chemical fertilizers, soil amendments, her icides, and pesticides, any one
or more of which may naturally occur s a part of a legal and non-
negligent agricultural operations. "
2. "No open hearth solid-fuel firepla ces will be allowed anywhere within the
subdivision. One (1) new solid-ji1 e l burni g stove as defied by C.R.S. 25-
7-401, et. sew., and the regulations pr mu/gated thereunder, will be
allowed in any dwelling unit. All dwe ling units will be allowed an
unrestricted number of natural gas burnin stoves and appliances. "
3. "All owners of land, whether ran ch or re idence, have obligations under
State law and County regulations with reg rd to the maintenance of fences
and irrigation ditches , controlling weeds, eeping livestock and pets under
control, using property in accordance wi h zoning, and other aspects of
using and maintaining proper ~v. R sidents and landowners are
encouraged to learn about thes e rights nd responsibilities and act as
good neighbors and citizens of th e Coun . A good introductory source
for such information is "A Guide to Rural Living & Small Scale
Agriculture" put out by the Colorado Stat University Extension Office in
Garfield County. "
4. "All exterior lighting will be th e mini um amount necessary and all
exterior lighting will be directe d inwar and downward towards the
interior of the subdivision, except that pr visions may be made to allow
for safety lighting that goes beyond the pr erty boundaries. "
5. "One (1) dog will be allowed for each resi ential unit and the dog shall be
required to be confined within the owner's roperty boundaries. "
11
-
05 /03/2 004 2 2:42 5 2 585 2 7 RO AD A~D BRID i;E P AG E EH --. • .& ...... -...... --._ B~EC1 ~1, D ·
Garfield County Building and p . '.J Sent: May 20, 2004
108 gth Street, Suite 201 Glenwlanning I?ePart:ment Return Re JUN ( 4 2004 quested: June 7, 2004 .1.970) 945-8212/Fax: .(9l0) 384-~~~0Sprmgs, CO 81601
FiJe-Name<s) Gl\RFIELI DCOUNTY
Project Name(s) t:lUILUl1'l\.:l< k J L ,,, 1 ·-~emzeJ SubdNision
Same . Type of Aooncation(s) .
Sta-fJ Planner: Jim Hardcastle Sketch
Phone: 945-8212 Applicant: Shane and Joy Wentzel
Pboue: 970-625-4657
Contact Penon: Same
Location: 500 Hutton Ave, and CR 293, Rifle
Phone: 970~945-6067
Summary of Request: Request is to divide 35 acres into 5 lots, (4-4+ acre llnd 1-18+ acre Jots)
The Garfield County Planning Department has received a land uue reque Id as referenc:ed above. Your comments
a.-e an important part of the evaluation process. In order to review all a~ propriate agency comments and
iacorponte them into the Staff Report, we request your respon•e by M-. ..a ,. •• .Ju.,fl! 7_ '100.i
...
GARFIELD cOUNIT
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SERVICE DIS11UCT
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Holy Cro• Bloellic
G.S.ICuboadalc: Fire Disaict
Sili/New Cutlll/R.ilie Fin: District
Soil C~ DUlric1
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-----
•
Exhibits for Sketch Plan review of the Wen
Planning and Zoning Commission Public 04
D
E A lication
F Sta ff Memorandum
G Review Memo: Garfield Count
JUL. 1. 2004 1 :47 PM ALPlN E BA NK NO. 315 2 P. 1
OFFICE OF THc ATE ENGINEER Form No.
GWS-W COLORADO DIV1"'10N OF WATER RESOURCES
818 Centennial Bldg., 1313 Sherman Sl, Denver. Colorado 60Z03
(303) 865-3581
WELL PERMIT NUMBER __ ...... 2 .... 5...,3,..88...,1...___ __ ---·
APPLICANT DIV. 5
SHANE & CHRISTIN IE JOY WENTZEL
500 HUTTON AVE
RIFLE. CO 81650-
WD39 DES. BASIN MD
APPROVED WELL LOCATION
GARFIELD COUN1Y
NW 1/4 SW 1/4 Section 2
Township 6 S Range 93 W Sixth P. M.
DISTANCES FROM SECTION LINES
2120 Ft. from South Section Line
564 Ft. from West Section Line
(970) 625-4657 UTM ~OORDINATES .
PERMIT TO CONSTRUCT A WELL Northing: Easting: ,
·-··-· · -· ··"·-· 1ssuANC~tiFTHrs ·'~RMltbbEs .NOT coNFEFfAWATER.RIOOT .-~· ··
CONDITIONS OF APPROVAL
LIC
1) This well shall be used in such a way as to cause no material injury to eicisting water rights. The issuance of this permit
does not ensure that no injury will occur to another vested water right or preclude another owner of a vested water right from
seeking relief in a civil court action.
2) The construction of this well shall be in compliance with the Water Wall Construction Rules 2 CCR 402-2, unless approval
of a variance has been granted by the StaW Board of Examiners of Water Well Construction and Pump Installation
Contractors In accordance With Rule 18.
3) Approved pursuant to CRS 37-92-602(3)(b)(ll}(A) as the only well on a tract of land of 35.00 acres described as ihat portion
of the $W 114 of Sec. 2, Twp. 6 s. Rng . 93 W, Sixth P.M., Garfield Coumy, more particularly described on the attached exhibit
A.
4) The use of ground water from this well is limited to fire protection, ordinary household purposes inside not mote than
three (3") $ingle family dwellings, the irrigation of not more than one (1) acre of home gardens and lawns, and the watering
of domestic animals.
5) The pumping rate of this well shall not exceed 15 GPM.
G) The return flow from the use of this well must be through an individual waste water disposal system of the
non-evaporative type where the water is returned to the same stream system in which the well is located.
7) This well shall be constructed not more than 200 feet from the location s peclflecl on this permit.
NOTE: Expired permit no. 231801 was previously issued for this lot4'? /'[;>/ ,i.. 'f fe ;$
APPROVED
JSG
·:------··-.----. --·----··. -. ~---··
By
RECEIVED
JUL 0 1 2004
GARFIELD co
BU/LD/N.G & PLA~~Jci .
Recei No. 0516877 EXPIRATION DATE 10-29-2005
Jim Hardcastle
From:
Sent:
Matt Sturgeon [msturgeon@rifleco.org]
Thursday , July 01, 2004 3 :33 PM
To: Jim Hardcastle
Subject: Fwd : Wentzel Subdivision
>>>Matt Sturgeon 06/01/04 02:26PM >>>
Mark,
Please pass on to Jim Hardcastle; I don't have his e-mail addres s.
The City of Rifle reviewed the Wentzel Subdivision application. There is no objection to the proposal; however ,
the City would like to point out that there has been occasions when Garfield County has raised concerns
regarding the traffic being put onto CR 293 . This is the 2nd subdivision request in as many months within the
County that is placing additional traffic onto CR 293. Is the County monitoring how much of the traffic is
heading south to CR 210 (Mile Pond Road)?
Thanks for the opportunity to comment.
Matt Sturgeon, Planning Director
City of Rifle
202 Railroad Ave
Rifle, CO 81650
970-625-6224
1
Vicinity Map
Sca le: J "~200 0 '
SKETCH PLAN
WENTZEL SUBDIVISION
A TRACT OF LAND SITUATED IN THE SWl/ 4 OF SECTION 2 AND THE SEl/ 4 OF SECTION 3 , TOWNSHIP
6 SOUTH, RANGE 93 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF
COLORADO
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