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HomeMy WebLinkAbout2.0 PC Staff Report 12.10.2008PC 12/10108 FJ PROJECT INFORMATION AND STAFF COMMENTS REQUEST APPLICANT LOCATION SITE DATA WATER SEWER ACCESS EXISTING ZONING ADJACENT ZONING COMPREHENSIVE PLAN i. DESCRIPTION OF THE PROPOSAL The Site Sketch Plan for the Doug Coffman Subdivision Doug Coffman 1837 CR 100 (1.7 miles east of Carbondale on the north side of CR 100) 149-acre parcel (approximately) Individual Well Individual Sewage Treatment System CR 100 (Catherine Store Road) ARRD ARRD Study Area 1 (10+ acres per unit) The 149-acre parcel lies on the north side of CR 100 and south of the Roaring Fork River approximately 1.7 miles east of Carbondale. The site is predominantly flat and is currently used primarily for agricultural purposes such as grazing & irrigated pastureland. While CR 100 forms the property's southern border, the northern boundary somewhat parallels the Roaring Fork River with a small portion actually lying on the north side of the river. As such, a portion of the property falls within the 1 OO-year floodplain which is heavily vegetated with mature cottonwood stands. The Slough Ditch cuts through the entire lower portion of the property. In addition, there appear to be a network of lateral ditches that cut through the property for irrigation purposes. The property is improved with the Coffman single-family residence which sits at the west end of the property. {Note, in 2004, the property was split into a total of 4 lots via an Exemption approval thereby extinguishing any ability to subdivide via Exemption.} -1- The Proposal The Applicant proposes to divide the 149-acre property into a total of two lots by way of the County's Subdivision process. Specifically, the proposal includes creating one new 9-acre lot from the larger 149-acre remainder lot that will continue to be improved by the Coffman residence. The new 9-acre lot is proposed to be on the eastern portion of the property just east of the three Exemption Lots created in 2004. ii. REFERRAL COMMENTS It is anticipated that Staff will refer the application to the following agencies I County Departments for their review and comment. Comments received will be attached as exhibits and incorporated into the memorandum where applicable: a) Town of Carbondale b) Carbondale & Rural Fire Protection District c) Garfield County Road and Bridge Department d) Garfield County Vegetation Management Department e) US Army Corps of Engineers f) Colorado Division of Water Resources g) Colorado Geologic Survey h) Colorado Department of Public Health & Environment i) Colorado Division of Wildlife iii. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in Study Area I and is designated as "Low Density Residential" on the proposed land use district map of the Comprehensive Plan which suggests an overall density of 10 acres per dwelling unit or greater. The proposal, if approved, will result in an overall density which is well below the density suggested in the Comprehensive Plan. As a result, this low density residential proposal is consistent with the Comprehensive Plan. In any event, this subdivision can only be approved by the Board of County Commissioners (BOCC) if it is found "to be in conformity with or compatible with the Comprehensive Plan" which includes the map, goals, policies, and objectives. Staff finds the proposal is consistent with the mapped designation as "Low Density Residential" and provides some comments on the goals, policies, and objectives below. The following section reviews the proposal against the County's Goals, Objectives, and Policies in the Comprehensive Plan of 2000 by topic. -2- 2.0 HOUSING GOALS To provide aI/ types of housing that ensures current and future residents equitable housing opportunities which are designed to provide safe, efficient residential structures that are compatible with and that protect the natural environment. Housing at cost of no more than 30% of gross median income. Encourage mix of housing types within a development. Deed restrictions placed on the title to fix increase in value of a home. OBJECTIVES 2.1 To encourage adequate, integrated housing at a reasonable cost to residents throughout Garfield County. 2.2 To ensure construction of quality housing by continued enforcement of the County's building code. 2.3 Residential development should be designed and located to ensure compatibility with existing and future adjacent development. 2.4 The County should encourage the development of energy efficient design, including solar access. 2.5 Residential development should respect the natural characteristics of a particular site, including topography, vegetation, water features, geology and visual relationships with surrounding land uses and view sheds. 2.6 The County should coordinate efforts with the Garfield County Housing Authority and respective municipalities to foster regional housing goals. POLICIES 2.1 The County, through the development of regulations, shall provide for low and moderate income housing types by allowing for mixed multi-family and single-family housing in appropriate areas throughout the County. 2.2 To include an assessment of the impact of present and future subdivisions in both incorporated and unincorporated portions of the County during the subdivision -3- review process. 2.3 Major access ways, topographic features, open space and other undeveloped land will be used to separate residential uses from industrial and commercial centers. 2.4 Solar orientation that allows for both passive and active design will be strongly encouraged in the design review process and will not be restricted by protective covenants. 2.5 The Garfield County Zoning Resolution will address the issue of potentially conflicting uses within each zoning designation that allows for residential and non- residentialland uses. Staff Comment The subdivision does not require the provision of any regulated affordable housing as that is restricted to developments in Study Area I that increase the density in the Comprehensive Plan. This does not trigger the affordable housing requirement. Solar access I orientation can be met due to the size of the properties. A Preliminary Plan Application will need to address the question of reasonable afford ability raised in Objective 2.1. 3.0 TRANSPORTATION GOALS Ensure that the County transportation system is safe, functional, appropriately designed to handle existing and future traffic levels and includes options for the use of modes other than the single-occupant automobile. Determine appropriate nodes and col/ector points for public transportation. OBJECTIVES 3.1 To encourage the development of a regional public transit system that respects the interaction between emerging land use patterns and travel behavior in the Valley. 3.2 To encourage the use of modes other than the automobile. 3.3 Proposed developments will be evaluated in terms of the ability of County roads to adequately handle the traffic generated by the proposal. 3.4 Proposed developments will include street designs that will reduce adverse impacts on adjacent land uses, respect natural topography and minimize driving hazards. -4- 3.5 Proposed developments will provide a minimum number of access points on through streets and highway corridors. 3.7 Street extensions will be required to occur in a logical manner. POLICIES 3.2 Developments are encouraged to integrate bikeways, pedestrian circulation patterns and transit amenities into project design. 3.3 The project review process will include a preliminary assessment of the projected traffic impact associated with all commercial projects and residential projects greater than 50 dwelling units. 3.6 Development proposals will be required to mitigate traffic impacts on County roads proporlional to the development's contribution to those impacts. Mitigation may include, but not be limited to the following: A. Physical roadway improvements; B. Intersection improvements; C. Transit amenities; D. Signage requirements; E. Alternative traffic flow designs; F. Funding mechanism to implement necessary mitigation. Staff Comments Staff finds that Objective 3.5 seeks to minimize access points onto roads. The Exemption already created a driveway from CR 100; however, the Road and Bridge Department has issued a permit for a new direct driveway to the proposed lot. 5.0 RECREATION AND OPEN SPACE GOALS Interconnect trail system through the county with community trail systems. OBJECTIVES 5.1 Encourage the location of active recreational opportunities that are accessible to County residents. 5.2 The County will support and encourage the creation of open space, through the development and implementation of zoning, subdivision and PUD regulations designed to retain and enhance existing open space uses. -5- 5.4 Rafting and fishing access will be strongly encouraged during the development review process. 5.5 Visual corridors are considered an important physical attribute of the County and policies will reflect the need to carefully plan these areas. POLICIES 5.1 Developments that propose densities above one (1) dwelling unit per acre and exceed 50 dwelling units will be required to provide adequate recreational opporlunities to serve the residents of the project. Altematives for meeting this requirement will be defined in the Subdivision Regulations. 5.2 Imporlant visual corridors will be identified and appropriate policies developed to address the retainment of open space areas that link communities in the County. 5.5 With the cooperation of the Division of Wildlife, developments proposed in areas next to streams or rivers with rafting or fishing potential should dedicate easements for public access to these areas. 5.2 Developers shall develop and adopt sufficient standards for: A. Setbacks from ridges/mesas to ensure that sky-lining or reverse sky-lining do not occur; B. Building envelope designations that preserve visual corridors; C. Environmentally-sensitive or clustered development. Staff Comments This is a large I Low Density lot design that does not conflict with this section of the Comprehensive Plan. The remainder of the larger 140-acre lot is encumbered by a perpetual conservation easement held by Aspen Valley Land Trust. 6.0 AGRICULTURE ISSUES Issues identified throughout the Comprehensive Plan process related to agricultural uses include the following: • The rollover of agricultural land into more intense uses is accelerating in the County; -6- • Historical agricultural lands are also those lands which present the least development constraints (geology, topography, water availability); • As the rural areas of the County continue to develop, the need to ensure compatibility between these uses and active agricultural lands will intensify; • A growing number of traditional agricultural lands can be expected to intensify into agricultural businesses, which may affect County land use policies designed for traditional ranching, grazing and .crop production. GOAL To ensure that existing agricultural uses are allowed to continue in operation and compatibility issues are addressed during project review. Consider the use of Transfer of Development Rights. Join farmers and ranchers together to develop a land use plan for agriculture. Consider land trusts and conservation easements. OBJECTIVES 6. 1 Ensure the compatibility of development proposals with existing farms and ranches. 6.2 Ensure that active agricultural uses are buffered from higher-intensity adjacent uses. 6.3 Developments adjacent to agricultural uses should be reviewed in a manner that allows for flexibility in resolving compatibility conflicts with adjacent uses. POLICIES: 6.1 Agricultural land will be protected from infringement and associated impacts of higher-intensity land uses through the establishment of buffer areas between the agricultural use and the proposed project. 6.2 Densities greater than the under/ying zoning will be discouraged if the proposed development would adversely affect the adjacent agricultural operations. 6.3 Clustered development will be strongly encouraged in areas that present potential incompatible uses. -7- Staff Comments It does not appear that this type of low density development will have any adverse affect on any existing agricultural activities in the area. 7.0 WATER AND SEWER SERVICES ISSUES • The proliferation of Individual Sewage Disposal Systems (ISDS) on individual sites should be carefully reviewed in terms of soil constraints and drainage characteristics of each site; • High-density development, defined as exceeding one (1) dwelling unit per one (1) acre, should be located in areas where central sewage treatment facilities are either currently available, or feasible in the future. GOALS To ensure the provision of legal, adequate, dependable, cost-effective and environmentally sound sewer and water services for new development. OBJECTIVES 7. 1 Development in areas without existing central water and sewer seNice will be required to provide adequate and safe provisions for these services before project approval. 7.2 Development located adjacent to municipalities or sanitation districts with available capacity in their central water/sewer systems will be strongly encouraged to tie into these systems. 7.3 Projects proposing the use of ISDS will be required to assess the site's capability to accommodate these systems prior to project approval. 7.4 Development will be required to mitigate the impact of the proposed project on existing water and sewer systems. 7.5 Garfield County will strongly discourage the proliferation of private water and sewer systems. 7.6 High-density development, defined as exceeding one (1) dwelling unit per one (1) acre, will be required to assess the potential of connecting into existing central water and sewer facilities. -8- POLICIES 7. 1 All development proposals in rural areas without existing central water andlor sewer systems will be required to show that legal, adequate, dependable and environmentally sound water and sewage disposal facilities can be provided before project approval. 7.2 Where logical, legal and economic extension of service lines from an existing water and/or sewage system can occur, the County will require development adjacent to or within a reasonable distance, to enter into the appropriate agreements to receive service. The burden of proof regarding logical, legal and economic constraints will be on the developer. 7.3 The County will require developers proposing ISOS to provide data that demonstrates to the County that the proposed site can accommodate these systems prior to project approval. 7.4 Where ISOS is not feasible, Garfield County will require a sewage disposal system approved by the State of Colorado. 7.5 High density development is considered urban in nature and requires appropriate services. Through the Zoning Resolution, Garfield County will strongly encourage high-density development to locate in areas where these services are available. Staff Comments The property is located in general river bottom land of the Roaring Fork River. As such the water table is relatively high in this area. The Exemption approval required that Individual Sewage Treatment Systems (lSTS) be used in this area. Staff would follow suit and require the newly proposed site to have the same type of system. These are typically engineered "mounded" systems to achieve the 4-foot separation between groundwater and leachfield. B.O NATURAL ENVIRONMENT ISSUES Issues related to the natural environment identified during the Comprehensive Plan process are as follows: • Tourism is an integral component of the economy of Garfield County. Therefore, it is essential that the planning process respect the natural environment that brings residents and visitors to the County; -9- • The existing Management District Map, designed to address areas of minor, moderate, and severe environmental constraints, does not allow for specific hazards to be identified and mitigated; • Protection of air and water quality should be an essential component of the Comprehensive Plan and subsequent amendments to the Zoning Resolution and Subdivision Regulations; • Development should respect the natural contours and drainage patterns on each individual project site; • Important visual corridors should be identified and companion design guidelines regarding signage, setbacks, buffer areas and landscaping should be formally adopted and enforced by the County. GOALS Garfield County will encourage a land use pattern that recognizes the environmental sensitivity of the land, does not overburden the physical capacity of the land and is in the best interests of the health, safety and welfare of Garfield County. Enhancement of the river corridor. Protection of watersheds and flood plains. OBJECTIVES 8.1 The County of Garfield reserves the right to deny a project based on severe environmental constraints that endanger public health, safety or welfare. 8.2 Proposed projects will be required to recognize the physical features of the land and design projects in a manner that is compatible with the physical environment. 8.3 Garfield County will ensure that natural drainages are protected from alteration. 8.4 River-fronts and riparian areas are fragile components of the ecosystem and these areas require careful review in the planning process. 8.5 Development proposals will be required to address soil constraints unique to the proposed site. 8.6 Garfield County will ensure that natural, scenic and ecological resources and critical wildlife habitats are protected. -10- 8.7 Development will be encouraged in areas with the least environmental constraints. POLICIES 8.1 Garfield County shall discourage and reserve the right to deny development in areas identified as having severe environmental constraints such as active landslides, debris flows, unstable slopes, bedrock slides, major mudflows, radioactive tailings, slopes over 25 percent, riparian areas and wetlands and projects proposed within the 100 year floodplain. 8.2 Garfield County shall discourage development proposals that require excessive vegetation removal, cut and fill areas or other physical modifications that will result in visual degradation or public safety concerns. 8.3 Natural drainage patterns will be preserved so the cumUlative impact of public and private land use activities will not cause storm drainage and floodwater patterns to exceed the capacity of natural or constructed drainage ways, or to subject other areas to an increased potential for damage due to flooding, erosion or sedimentation or result in pollution to streams, rivers or other natural bodies of water. 8.4 The County will require development with river frontage to address the issue through physical design in a way which will protect fragile wetlands and scenic resources and protect floodplains from encroachment. 8.5 The County will discourage development in areas where severe soil constraints cannot be adequately mitigated. 8.6 Garfield County will protect critical wildlife habitat needed by state and federally protected, threatened or endangered species. Development within these designations that cannot be designed, constructed and conducted so as to have a minimum adverse impact upon such habitat or these wildlife species, shall be discouraged; however, it is the intent of this policy, that no private landowner lose the ability to develop his/her land without fair compensation as a result of owning significant wildlife habitat. 8.7 Garfield County will require development on lands having moderate or minor environmental constraints to mitigate physical problems such as minor rockfalls, 17 to 24 percent slopes, minormudflows, potential subsidence, high water tables, slow percolation, radioactive soils and/or corrosive and expansive soils. Staff Comments The proposed lot is located in the mapped 1 DO-year floodplain. As such, no development can occur in the flood-way portion of the floodplain. This is discussed further in this memo. -11- IV. SKETCH PLAN COMMENTS A. Zoning The proposal intends to develop one new lot for the construction of a single-family dwelling which is a use by right in the ARRD zone district. In addition, the proposed lot size (approximately 9-acres) meets the criteria of a two (2) acre minimum lot size as required by the ARRD zone district and all other dimensional standards can be met. B. Legal Access Legal access from a public right-of-way is to be provided directly from Catherine Store Road (County Road 100). The Applicant has already created a 3D-foot access easement (shared drive) from CR 100 to the three Exemption lots. Staff suggests that rather than cutting yet another driveway into CR 100, the Applicant could extend the existing shared driveway to the new lot. Depending on where the driveway is located, it may have to traverse an irrigation ditch (Slough Ditch) on the Subject Property. A culvert will be installed at this location to accommodate the water flown in the irrigation ditch. This ditch serves several downstream users and will remain unobstructed. C. Domestic I Irrigation Water Domestic water for the property is proposed to be from a new well. A well permit application has been filed with the Division of Water Resources. It is assumed that the Applicant will need to purchase legal water from the Basalt Water Conservancy District for this well. While the Applicant submitted a well permit application, an approved permit has not been issued from the Colorado Division of Water Resources. This shall be required as a condition of approval. Regarding adequate physical supply, Staff reviewed the 2004 Exemption information which included. a test report for a well located on property owned by Ackerman Land, LLC approximately Y. miles feet from the proposed well on the subject property. The Well Construction and Test Report indicate the Ackerman well produces 15 gallons per minute which shows that a new well in this general location should produce adequately. As normally required, prior to the signing of the plat, all physical water supplies shall demonstrate the following: a. That a four (4) hour pump test be performed on the well to be used; b. A well completion report demonstrating the depth of the well, the characteristics of the aquifer and the static water level; c. The results of the four (4) hour pump test indicating the pumping rate in gallons per minute and information showing drawdown and recharge; -12- d. A written opinion of the person conducting the well test that this well should be adequate to supply water to the number of proposed lots; e. An assumption of an average or no less than 3.5 people per dwelling unit, using 100 gallons of water per person, per day; f. The water quality be tested by an approved testing laboratory and meet State guidelines concerning bacteria, nitrates and suspended solids; g. A water sharing agreement will be filed with the exemption plat that defines the rights of the property owners to water from the well. It is unclear if the Applicant proposes to convey any raw irrigation water from the Slough Ditch which traverses the property to the new lot. D. Sewer I Waste Water The Applicant proposes to install an engineered ISTS system that will adequately mitigate the high water table issues in this area. This was the approved method for the Exemption lots as well. Staff referred the Exemption application to the Town of Carbondale which indicated the proposal is located upstream from their Roaring Fork well field aquifer and is also located well beyond any municipal sewer service. The Town asked that special care be taken regarding the proliferation of ISDS in this area. County Staff agrees and suggests the Board require ISTS rather than ISDS in this area. This would be included as a plat note on the final plat. E. State and Local Health Standards Colorado Department of Public Health & Environment ISDS standards require the County to issue an ISTS permit for all such systems installed in the County. F. Drainage I Floodplain I Soils A portion of the property is traversed by the Roaring Fork River and therefore, a significant portion of the property to the north is located within the 1 ~O-year floodplain. More specifically, the majority of the proposed 9-acre lot is located in the floodplain as shown on the plat as well as shown in the graphic on the right. The dark shaded area depicts the floodplain. In any case, the Applicant will be required to create a building envelope that does not encroach into the floodway portion of the Floodplain. The floodway v. flood-fringe is illustrated here to show the -13- difference: Staff suggests the following condition of approval to cover any future issue regarding development in the floodplain: ''All future lot purchasers / builders that they are required to submit an "elevation certificate" performed by a registered engineer licensed to practice in the State of Colorado that shows the building envelope is outside the 1 OO-year floodplain with the building permit application. If a building envelope is found to contain portions of the 100-year floodplain, no building permit shall be issued until a floodplain Special Use Permit (or equivalent adequate land use permit) has been obtained. As an alternative, the building envelope may be adjusted to exclude any portions of the floodplain if practical. An amendment to the building envelop will require a plat amendment approval from the Board of County Commissioners. G. Fire Protection The property lies within the Carbondale and Rural Fire Protection District and can most likely be served by the District. New lots are subject to development impact fees for the district which equates to $417 per lot to be paid to the District at the time offinal plat and prior to final recordation of the final plat. H. Vegetation Management / Wetlands / Waters of the US It is anticipated that the Vegetation Management Department would provide the following comments: -14- The applicant {must] provide a map and inventory of any County Listed Noxious Weeds on the parcels and provide a weed management plan that will address any inventoried noxious weeds. Note that weeds that may be present in the area are: plume less thistle, Canada thistle, oxeye daisy, and Russian-olive. Staff referred the approved Exemption application to the US Army Corps of Engineers in 2004 regarding the crossing of the Slough Ditch. The Corps indicated they found the Ditch to be considered an ephemeral channel with direct connection to the Roaring Fork River which is also considered to be defined as "Waters of the US" and is therefore subject to the Clean Water Act (a federal law). As a result, the Corps requires that any discharge (including mechanized land clearing) of dredged or fill material be required to obtain a Corps permit. As a result, Staff has suggested the following condition: The Applicant shall provide a copy of an approved 404 permit from the Army Corps of Engineers (as appropriate) regarding any development impacting the Slough Ditch as it has been classified as an ephemeral channel (a "water of the US"). This permit shall be provided as part of the final plat submittal. I. Easements Any proposed I required easements shall be required to be depicted on the exemption plat. It is antiCipated that the new lot may be provided with some amount of irrigation water from the "Slough Ditch," which traverses the Coffman Ranch. In order to access the water in the Slough Ditch the owners of the proposed lots will have to install one or more water lines and associated pumps. J. School I Development Impact Fees The Applicant shall be required to pay the appropriate school site acquisition fee to the RE- 1 School District for the newly created 9-acre lot, prior to the approval of the final plat. In addition, the Applicant shall pay the Development Impact Fee ($417.00 per new lot) to the Carbondale and Rural Fire Protection District at the time of final plat for each new lot created. There is no Traffic Impact Fee. K. Expected Plat Notes and Conditions Upon a more substantive review, it is likely that the following conditions and plat notes could be expected for any approval: 1) The Applicant shall include the following text as plat notes on the final plat: a. "Control of noxious weeds is the responsibility of the property owner. " -15- b. "One (1) dog will be allowed for each residential unit within a subdivision and the dog shall be required to be confined within the owners property boundaries. " c. "No open hearth solid-fuel fireplaces will be allowed anywhere within an exemption. One (1) new solid-fuel burning stove as defied by C.R.S. 25-7- 401, et. seq., 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". d. "All exterior lighting shall be the minimum amount necessary and that all exterior lighting 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". e. "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. Those with an urban sensitivity may perceive such activities, sights, sounds and smells only as inconvenience, eyesore, noise and odor. However, State law and County policy provide that ranching, farming or other agricultural activities and operations within Garfield County shall not be considered to be nuisances so long as operated in conformance with the law and in a non-negligent manner. Therefore, 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, anyone or more of which may naturally occur as a part of a legal and non-negligent agricultural operations. f. "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 '}:I Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State UniverSity Extension Office in Garfield County." g. '}:III new septic systems for Lot A 1 of the Doug Coffman Subdivision shall be designed by a professional engineer licensed to practice in Colorado. All -16- systems shall be Individual Sewage Treatment Systems (lSTS) due to the property's location up-stream from the Town of Carbondale's Roaring Fork Well Field Aquifer. " h. ''All future lot purchasers / builders that they are required to submit an "elevation certificate" performed by a registered engineer licensed to practice in the State of Colorado that shows the building envelope is outside the 100- year floodplain with the building permit application. If a building envelope is found to contain portions of the 1 OO-year floodplain, no building permit shall be issued until a floodplain Special Use Permit (or equivalent adequate land use permit) has been obtained. As an alternative, the building envelope may be adjusted to exclude any portions of the floodplain if practical. An amendment to the building envelop will require a plat amendment approval from the Board of County Commissioners. 2) In order to provide adequate access to Lot A 1 for the Carbondale and Rural Fire Protection District, the Applicant shall construct a bridge across the Slough Ditch which has been designed and constructed to accommodate the weight of fire fighting apparatus. This design shall be approved by the Carbondale & Rural Fire Department at final plat. 3) The Applicant shall pay development impact fees to the Carbondale and Rural Fire Protection District per lot to be paid to the District at the time of final plat and prior to final recordation of the final plat. 4) The Applicant shall be required to pay the school site acquisition fee to the RE-1 School District for each newly created lot at the time of final plat and prior to final recordation of the final plat. 5) The Applicant shall provide a copy of an approved 404 permit from the Army Corps of Engineers (if necessary) regarding any development impacting the Slough Ditch as it has been classified as an ephemeral channel (a "water of the US"). This permit (if required) shall be provided as part of the final plat submittal. If this permit is required based on the opinion of the US Army Corps of Engineers, the Applicant shall have an extension of eight (8) months beyond the normal 120 days to file a final plat with Garfield County in order to obtain the necessary permit(s). 6) Regarding weed management, the Applicant shall 1 ) provide a map and inventory of any County Listed Noxious Weeds on the 140 acre parcel and 9-acre parcel and 2) provide a weed management plan that addresses any inventoried noxious weeds found on the property. 7) The Applicant shall submit an approved well permit issued from the Colorado Division of Water Resources as part of the final plat submittal. No submittal shall be accepted by the County without this well permit. Prior to the signing of the plat, all physical water supplies shall demonstrate the following as part of the final plat -17- submittal: a) That a four (4) hour pump test be performed on the well to be used; b) A well completion report demonstrating the depth of the well, the characteristics of the aquifer and the static water level; c) The results of the four (4) hour pump test indicating the pumping rate in gallons per minute and information showing drawdown and recharge; d) A written opinion of the person conducting the well test that this well should be adequate to supply water to the number of proposed lots; e) An assumption of an average or no less than 3.5 people per dwelling unit, using 100 gallons of water per person, per day; f) The water quality be tested by an approved testing laboratory and meet State guidelines concerning bacteria, nitrates and suspended solids; g) A water sharing agreement will be filed with the exemption plat that defines the rights of the property owners to water from the well. V. Sketch Plan Comments and Preliminarv 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. -18-