HomeMy WebLinkAbout2.0 Staff Report PC 12.10.08REQUEST:
LOCATION:
PROPERTY SIZE:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
SURROUNDING ZONING:
PC 12t10108
FJ
Sketch Plan Review for "Highline Ranch
Subdivision"
Ryan A. May
Lot 6A of Grass Mesa Subdivision
39.683 acres
lndividualWells
ISDS
Private Roads
ARRD
ARRD
PROJECT INFORMATION AND STAFF COMMENTS
coM Study Area 3 (Subdivision)
L GENERAL PROJECT INFORMATION / SKETCH PI.AN PROPOSAL
The owner, Ryan A. May, owns Lot 6A of Grass Mesa Subdivision and proposes to
subdivide this 39 acre property into 3lots that range from 10 to 16 acres in size. Each lot
would have an individual well and manage wastewater with an ISDS. Access to the
individual lots is via private internal roads that lead down to CR 317 or CR 319. The
property is significantly bifurcated by Public Service and Colorado UTE overhead power
iines (in easements). The property is relatively flat with a slight northward slope towards
the Colorado River and is improved by an existing modular house on the SW corner.
There is a small pond (1/4 acre surface) on the north end of the property and a drainage
swale running in a south to north direction in the middle of the property.
[As a matter of background, Grass Mesa Subdivision is not a subdivision that was created
by Garfield County; rather, it is a statutorily created subdivision. This means it can be
further subdivided under the County's jurisdiction. There are CC&Rs in place that provide
private covenants for the subdivision which were not required by Garfield County.l
REFERRAL AGENCIES
Once a Preliminary Plan Application is submitted, Staff will refer it to the following
agencies and County Departments for their review and comment. Comments that are
received will be briefly noted below and more substantively included in the body of the
memorandum.
Colorado Department of Public Health & Environment:
Colorado Division of Wildlife:
Colorado Division of Water Resources:
Colorado Geologic Survey:
County Road and Bridge DePartment:
Garfield County Vegetation Manager:
Bureau of Land Management:
City of Rifle:
III. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The property is located in Study Area 3 and is designated as "subdivision" because Grass
Mesa Subdivision (albeit a staiutory creation) existed prior to the Comprehensive Plan's
designations created in 1997. As such, the Comprehensive Plan simply applied the
"Subdivision" designation to existing subdivisions'
ln any event, this subdivision can only be approved by the Board of County
Commjssioners (BOCC) if it is found to be in conformity 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 "subdivision" 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.
2.0 HOUSING
GOALS
To provide all types of housing that ensures current and future resfdenfs equitable
housing opportunities which are designed to provide safe, efficient residential
structules that are compatible with and that protect the natural environment.
Housing at cost of no more than 30%o 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 cosf fo restdenfs
th ro u gh out G arfie ld Co u ntY.
2.2 To ensure construction of quatity housing by continued enforcement of the County's
building code.
a.
b.
c.
d.
e.
f.
g.
h.
2.3 Residential development should be designed and located to ensure compatibility
with existing and future adiacent development.
2.4 The County shoutd encourage the development of energy efficient design, including
solar access.
2.5 Residential development shoutd respect the natural characterisfrcs of a particular
srte, 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, sha// provide for low and
moderate income housing types by altowing for mixed multi-family and single-family
housing in appropriate areas throughout the County.
2.2 To inctude an assess ment of the impact of present and future subdivisions in both
incorporated and unincorporated portions of the County during the subdivision
review process.
2.3 Major access ways, topographic features, open space and other undeveloped land
witt be used to separate residential uses from industrial and commercial centers-
2.4 So/ar 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 Garfietd County Zoning Resolution will address the issue of potentially
conflicting uses within each zoning designation that allows for residential and non-
residential land uses.
Staff Comment
fne suUOrvblon does not require the provision of any regulated affordable housing as that
is restricted to development in Study Area l. Solar access / orientation can be met due to
the size of the properties. A Preliminary Plan Application will need to address the question
of reasonable affordability raised in Objective 2.1 .
3.0 TRANSPORTATION
GOATS
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-
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Determine appropriate nodes and collector points for public transportation.
OBJECTIVES
3.1 To encourage the development of a regional public transit sysfem 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 autamobile.
3.3 Proposed developments witt be evaluated in terms of the ability of County roads to
adequately handle the traffic generated by the proposal.
3.4 Proposed developments wilt include street designs that will reduce adverse impacts
on adjacent tand uses, respect naturaltopography and minimize driving hazards.
3.5 Proposed developments witl provide a minimum number of access poinfs on
through sfreefs and highway corridors.
3.7 Sfreef extensions will be required to occur in a logical manner.
POLtCIES
3.2 Developments are encouraged to integrate bikeways, pedestrian circulation
pattems and transit amenities into proiect design.
3.3 The project review process witt include a prelimina4f assessment of the proiected
traffic impact associated with all commercial projects and residential proiects
greater than 50 dwelling units.
3.6 Development proposals witt be required to mitigate traffic impacts on County roads
proportional to the development's contribution to those impacts. Mitigation may
include, but not be limited to the following:
A. Physical roadway improvements;B. lntersection 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. While these
roads in Grass Mesa are private, the safety concerns are the same. lt appears the
driveway access for proposed Lots 1 & 2 could easily be shared thereby meeting this
Objective.
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5.0 RECREATION AND OPEN SPACE
GOATS
lnterconnect trailsysfem 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 wilt 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.
5.4 Rafting and fishing access will be strongly encouraged during the development
review process.
5.5 Visual corridors are considered an impoftant physical attribute of the County and
policies will reflect the need to carefully plan these areas.
POLtCtES
5.1 Developments that propose densities above one (1) dwelling unit per acre and
exceed 50 dwelting units witl be required to provide adequate recreational
opportunities fo serye the residents of the project. Alternatives for meeting this
requirement will be defined in the Subdivision Regulations.
5.2 tmportant 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 sfreams 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. Sefbacks from ridgeslmesas to ensure that sky-lining or reverse sky-lining do
not occur;
B. Building envelope designations that preserue visual corridors;
C. Environmentally-sensitive orclustered development.
Staff Comments
This is a large / Low Density lot design that does not conflict with this section of the
Comprehensive Plan.
6.0 AGRICULTURE
,SSUES
/ssues identified throughout the Comprehensive Plan process relafed to agricultural uses
include the following:
. The rollover of agricultural land into more intense uses rs accelerating in the
County;
. Histoical agricultural lands are also those lands which present the least
development con straints (geology, to pog raphy, wate r avail ability) ;
. 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 busrnesses, 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 trusb and conseruation easemenfs.
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.
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6.2 Densities greater than the underlying 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.
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 SERY'CES
,SSUES
The proliferation of lndividual Sewage Disposa/ Sysfems (/SDS) on individual sifes
should be carefully reviewed in terms of sorT 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.
GOATS
To ensure the provision of legal, adequate, dependable, cost-effective and
environmentally sound seyyer and watersenrices for new development.
OBJECTIVES
7.1
7.2
Development in areas without existing central water and sewer seruice will be
required to provide adequate and safe provisions for these services before project
approval.
Development located adjacent to municipalities or sanitation districts with available
capacity in their central water/sewer sysfems will be strongly encouraged to tie into
these sysfems.
Projects proposing the use of /SDS will be required fo assess fhe sife's capability to
accommodate these sysfems pior to project approval.
Development will be required to mitigate the impact of the proposed project on
existing water and sewer sysfems.
Garfield County will strongly discourage the proliferation of private water and sewer
sysfems.
7.3
7.4
7.5
7.6 High-density development, defined as exceeding one (1) dwelling unit per one (1)
acre, will be required fo assess fhe potential of connecting into existing central
water and sewer facilities.
POLICtES
7.1 All development proposals in rural areas without existing centralwater and/or sewer
sysfems will be required to show that legal, adequate, dependable and
environmentally sound water and sewage dr'sposal facilities can be provided before
project approval.
7.2 Where logical, legal and economic extension of seruice lines from an existing water
and/or sewage sysfem can occur, the County will require development adjacent to
or within a reasonable distance, to enter into the appropriate agreements to receive
seruice. The burden of proof regarding logical, legal and economic constraints will
be on the developer.
7.3 The County will require developers proposing /SDS to provide data that
demonstrafes fo the County that the proposed site can accommodate fhese
sysfems prior to project approval.
7.4 Where /SDS is not feasible, Garfield County will require a sewage disposal system
approved by the Sfafe 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 fhese services are available.
Staff Comments
The soils in the area include Vale Silt Loam and Morval - Tridell Complex which are both
well draining soil types and are suitable for ISDS. The Application states that they are
going to require each ISDS to be engineered. This meets these provisions of the
Comprehensive Plan.
8.0 NATURAL ENVIRONMENT
,SSUES
/ssues related to the natural environment identified during the Comprehensive Plan
process are as follows:
o Tourism is an integral component of the economy of Garfield County. Therefore, it
is essenfial that the planning process respect the natural environment that brings
residents and visitors to the County;
. 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;
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. Protection of air and water quality should be an essenfia/ component af the
Comprehensive Plan and subsequent amendments to the Zoning Resolution and
Su bdivi sion Reg u I ations;
. Development should respect the natural contours and drainage patterns on each
individual project site;
. lmportant 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.
GOATS
Gaffield County will encourage a land use pattern that recognizes the environmental
sensitivity of the land, does not overburden the physical capaciU of the land and is
in the best interesfs of the health, safety and welfare of Gafiield 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 ipaian areas are fragile components of the ecosysfem and these
areas require careful review in the planning process.
8.5 Development proposals will be required to address soi/ constraints unique to the
proposed site.
8.6 Garfield County will ensure that natural, scenic and ecological resources and critical
wildlife habitats are protected.
8.7 Development will be encouraged in areas with the least environmental constraints.
POLICtES
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, debis flows, unstable s/opeg bedrock sfdes, major mudflows,
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8.2
radioactive tailings, s/opes over 25 percent, riparian areas and wetlands and
projects proposed within the 100 yearfloodplain.
Garfield County shall discourage development proposals fhaf require excessive
vegetation removal, cut and fill areas or other physical modifications that will result
in visual degradation or public safety concerns.
Natural drainage patterns will be preserved so fhe 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 drainageways, or to subiect other
areas to an increased potential for damage due to flooding, erosion or
sedimentation or result in potlution to streams, rivers or other natural bodies of
water.
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.
8.3
8.4
8.6 Garfietd County will protect critical wildlife habitat needed by state and federally
protected, threatened or endangered species. Development within fhese
designations that cannot be designed, constructed and conducted so as to have a
minimum adverse impact upon such habitat or fhese wildlife species, shall be
discouraged; however, it is the intent of this policy, that no private landowner lose
the abitity to develop his/her land without fair compensation as a result of owning
sig n ifica nt wi ld I ife h ab itat.
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 s/opes, minor mudflows, potential subsidence, high water tables, slow
percolation, radioacfive sor/s and/or corrosive and expansive soi/s.
8.7
Staff Comments
There do not appear to be any areas of the property that contain significant challenges to
low-density development.
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IV. SKETCH PLAN COMMENTS
The following is an analysis of the proposed development specifically including a review
against the County's required zoning regulations of the ARRD zone district and a technical
review of issues that would need to be further addressed in a Preliminary Plan
(Subdivision) review.
A. Zoning Uses
The Application proposes single-family residential development on the two new lots being
created which is allowed as a Use-By-Right.
B. Zoning Dimensional Standards
It appears that all of the ARRD dimensional standards (setbacks, height, lot coverage, etc.
can easily be met.
C. Domestic Water
The Application proposes an individual well on each of the two new lots created and are
represented on the site plan. The existing modular has an existing well and cistern. The
Application included approved contracts with West Divide Water Conservancy for
proposed Wells #2 and #3 each allotting 1-acre feet of water. Each contract provides the
legal water for:
1 single-family residence
12,000 sq. ft. of home garden / lawn irrigation via sprinkler
Watering of 2 animals
Fire protection
The Applicant will need to obtain well permits for each of the new lots and drill those wells
so that they adequately produce as part of the Final Plat approval. During the Preliminary
Plan review, a well pump test will need to be performed from the existing well to determine
what the likely production will be.
Regarding the physical components of the water system, the Applicant should review the
following requirements found in Section 9:00 of the Subdivision Regulations included here:
9:51 requires an adequate potable and irrigation water supply shall be available to
all lots within a subdivision, taking into consideration peak demands to seruice
total development population, irrigation uses, and adequate fire protection
requirements in accordance with recognized and customary engineering
standards.
9:52 lndividual wells may be used as the water supply, provided the applicant has
submitted the required documentation to the appropriate water court, and the
Colorado Division of Water Resources will approve well drilling permits for all
lots within the development.
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Water supply sysfems, on-lot or otherwise located in a floodplain, shall be
designed to minimize or eliminate infiltration and avoid impairment duing or
subsegue nt to flooding.
4:91 of the Subdivision Regulations requires that a water supply plan, at the same
scale as the Preliminary Plan, shall provide the following information in
graphic and/or written form:
A. ln all instances, evidence that a water supply, sufficient in terms of quality,
quantity and dependability, shall be available to ensure an adequate supply of
water for the proposed subdivision. Such evidence may include, but shall not be
limited to:
1. Evidence of ownership or right of acquisition or sue of existing and
proposed water rights;
2. Historic use and estimated yield of claimed water rights;
3. Amenability of existing right to change in use;
4. Evidence that public or private water owners can and will supply water to
the proposed subdivision, including the amount of water available for use
within the subdivision by such providers, the feasibility of extending seruice
to the area, proof of the legal dependability of the proposed water supply and
the representation that all necessary water rights have been obtained or will
be obtained or adjudicated, prior to submission of the final plat; and
5. Evidence conceming the potability of the proposed water supply for the
subdivision.
D. Sanitary Sewer System
The Application states that ISDS will be used on each lot to manage wastewater and that
those systems will be designed by an engineer. The soils appear to be suitable for this
approach. Staff would suggest that this be included as a plat note on the Final Plat.
Regarding the physical components of the system, the Applicant should review the
following requirements found in Section 9:00 of the Subdivision Regulations included here:
4:92 A sanitary sewage disposa/ plan, at the same scale as the Preliminary Plan, shall
provide the following information in graphic and/or written form:
D. lf no central sewage treatment worksis proposed and individual sewage disposal
sysfems will be utilized, a description of sewage, the disposal means, as well as
evidence as the result of soil percolation fesfs and produce excavations to determine
maximum seasona/ ground water level and depth to bedrock shall be provided. ln
addition:
lndicated by location on the plat;
Performed and signed by a registered professional engineer licensed by the
Sfafe of Colorado;
1.
2.
t2
9:54
3. Adequate in number and location to meet requirements of the Garfield County
lndividual Sewage Disposal Requirements and the Colorado Department of
Public Health, Water Quality Control Commission; and
E. lf individual sewage disposa/ sysfems are to be utilized, a proposed management
plan for the operation and maintenance of on-site systems sha// be provided.
E. Access ln / Out of Property
The site plan shows the two newly created lots will obtain direct access to Mustang Mesa
Trail which is a private road within Grass Mesa Subdivision. The existing house has a
driveway from Cedar Breaks Road. The County does not have jurisdiction over these
roads and can only comment as traffic impacts the connection to public County roads. The
Applicant will be required to adhere to the Grass Mesa Covenants regarding access.
As stated earlier, Staff recommends Lots 2 and 3 share a driveway from Mustang Mesa
Trail to reduce traffic / turning conflicts thereby increasing safety on that road. This also
would be compatible with the Comprehensive Plan.
Public Access is provided to Grass Mesa Subdivision via Bureau of Land Management
Right-of-Way. You will recall that an attorney for a similar subdivision reviewed the
existing BLM Easement and Grass Mesa Homeowner's Association private road
easement. lt was that attorney's opinion that these lots in Grass Mesa have legal access
as required by Garfield County Subdivision Regulations of 1984, $a:60(C) and 9:31 .
F. Traffic lmpact
ln this case, it appears that adding two lots will generate approximately 20 trips a day
which would not require any substantial improvements to CR 319 or CR 317; however,
Staff suggests the Applicant meet with the County Road and Bridge Department prior to
submitting the Preliminary Plan. The Subdivision Regulations will require the Applicant to
submit a Traffic lmpact Study with the Preliminary Plan Application to determine what
impact will be expected on the County road system.
G. Fire Protection
The property is located within the Rifle Fire Protection District (the District). The Sketch
PIan Application states that the Applicant intends to either install a 30,000 gallon tank or
improve the existing pond on the property to such a state so that it could provide fire
protection water. ln the latter, the West Divide water contracts do allow for "fire protection"
however, it remains unclear as to how much could legally be devoted to that use.
Section 9:70 of the Subdivision regulations requires an Applicant to address and satisfy
the following provisions in the Preliminary Plan Application:
9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire
protection district to ensure that all lots have primary and secondary access pornfs
to escape fire entrapment.
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9:72 Where a central water sysfem has fire hydrants, all fire hydrants shall meet the
specifications for the appropriate fire protection agency, particularly with regard to
thread size on the fire hydrants.
H. Drainage
Applicant shall be required to address the following regulations in the Preliminary Plan
submittal (Section 4:80 and Section 9:41 - 9:44).
A drainage plan, at the same scale as the Preliminary Plan and prepared by an
engineer registered in the Sfafe of Colorado, shall depict the following information in
graphic and/or written form:
A. Existing water courses and lakes;
B. Limits of tributary areas, where practical;
C. Computations of expected tributary flows; and
D. Design of drainage facilities to prevent storm waters tn excess of historic run-off
from entering, damaging or being carried by existing drainage facilities, and to
prevent major damage or flooding of residences in a one hundred (100) year
storm, showing:
1. Area subject to inundation; and
2. Location and size of proposed culverts, bridges, ditches and channels.
9:41 Drainage easements, channels, culvefts and required bridges shall be designed
by an engineer registered in the Sfafe of Colorado.
9:42 Alt drainage facilities shall be designed based on a twenty-five (25) year
frequency storm.
9:43 Where new developments create run-off rn excess of histoic 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 the exposed ends are protected by
encasement in concrete or extended a minimum of three feet (3') beyond the
driving surtace on each side. Culverts, drainage pipes and bridges sha// be
designed and constructed in accordance with AASHO recommendations for an H-
20 live load.
l. Wildlife
An analysis shall be provided with the Preliminary Plan Application that indicates if there
any impacts to wildlife and if any mitigation is required.
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J. Soils / Geology
The Applicant shall also address the following section in the Subdivision Regulations for
Preliminary Plan.
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SO/L, VEGETATION AND
WILDLIFE
lnformation on the following characteristics of the area proposed for subdivision shall
be shown graphically and/or by repofts, whatever is appropriate, for a complete
description of existing conditions, and shall include a "description and/or illustration by
a registered professional engineer licensed by the Sfafe of Colorado of bedrock
lithology and the stratigraphy of overlaying unconsolidated materials in sufficient detailto indicate any potential development problems resulting from groundwater,
subsidence, instability in road excavations and ills, expansiye soi/s, drainage pattems,
structural bearing strength, or the like;"
K. Vegetation Management
The County Vegetation Manager reviews Preliminary Plan Applications and commonly
offers the following comments:
1) Noxious Weeds
o lnventory and mapping-The applicant shall map and inventory the property,
including the conservation area, for County Listed Noxious Weeds.
. Weed Management-The applicant shall provide a weed management plan for the
inventoried noxious weeds.
Common area weed management-The applicant needs to address weed
management in common areas including road rights of way, parks, and open
space. lssues to address are monitoring, treatment, and funding.
Covenants-lf the subdivision will have covenants this is an opportunity to encourage
weed control with new property owners, and to let them know that they are legally
obligated to manage county listed noxious weeds.
2) Revegetation
The revised Revegetation Guidelines from the Garfield County Weed Management Plan
(adopted on May 7,2001) calls for the following:
. Plant material list.. Planting schedule.o A map of the areas impacted by soil disturbances (outside of the building
envelopes).o A revegetation bond or security at Preliminary Plan and prior to Final Plat.
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Please provide a map or information, prior to final plat that quantifies the area, in terms of
acres, to be disturbed and subsequently reseeded on road cut and utility disturbances.
This information will help determine the amount of security that will held for revegetation'
The security shall be held by Garfield County until vegetation has been successfully
reestablished according to the attached Reclamation Standards. The Board of County
Commissioners will designate a member of their staff to evaluate the reclamation prior to
the release of the securitY.
3) Soil Plan
The Revegetation Guidelines also request that the applicant provide a Soil Management
Plan that includes:
. Provisions for salvaging on-site topsoil.
. A timetable for eliminating topsoil and/or aggregate piles.
o A plan that provides for soil cover if any disturbances or stockpiles will sit
exposed for a period of 90 days or more'
L. Easements / ROW
There are several significant overhead electrical power lines running across the property.
Should the Applicant consider a shared driveway, there may be the need for an access
easement to cover that roadwaY.
M. CC&Rs
Although the proposed development will be subject to the existing Grass Mesa Subdivision
Covenints, the Applicant is required to create any necessary restrictions and covenants,
including a homeowner's association, specific to the proposed development' These
CC&Rslfratt include a reference that each lot is subject to the existing covenants enforced
by the Grass Mesa Home Owners Association. The Applicant shall submit the covenants
for review with the Final Plat application, including information from Grass Mesa
Homeowner's Association concerning how the new lots will be included in that
Homeowner's Association.
The Applicant is required to create a Subdivision lmprovements Agreement (SlA). The
SIA wiil'be submitted as part of the Final Plat application and will govern the installation of
the public improvements such as the shared driveway and fire protection tank.
N. Assessment / Fees
Traffic lmpact Fees will be calculated at the time of Final Plat submittal. The Applicant can
expect to pay approximately $2,760.00; 50% of which shall be paid by the Applicant prior
to approval of the Final Plat. lndividual Lot owners will be responsible for the remainder at
the time of Building Permit Submittal. Language regarding this requirement shall be
included in the Restrictive Covenants.
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The proposed development is located in the RE-2 School District, which will require a
standard impact fee of $200 per new lot. This fee shall be paid at Final Plat and included
as a component of the Subdivision lmprovement Agreement (SlA).
O. Recommended Plat Notes/ Covenants
The County requires, at a minimum, the Applicant place the following plat notes on the
final plat and in protective covenants:
l. "Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101, et Seq.
Landowners, residents and visitors must be prepared to accept the activities, sights,
sounds and smells of Garfield County's agricultural operations as a normal and
necessary aspect of living in a County with a strong rural character and a healthy
ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust,
smoke chemicals, machinery on public roads, livestock on public roads, storage and
disposal of manure, and the application by spraying or othenruise of chemical fertilizers,
soil amendments, herbicides, and pesticides, any one or more of which may naturally
occur as a part of a legal and non-negligent agricultural operations."
2. "No open hearth solid-fuel fireplaces will be allowed anywhere within the subdivision.
One (1) new solid-fuel burning stove as defied by C.R.S. 25-7-401, et. sew., and the
regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling
units will be allowed an unrestricted number of natural gas burning stoves and
appliances."
3. "All owners of land, whether ranch or residence, have obligations under State law and
County regulations with regard to the maintenance of fences and irrigation ditches,
controlling weeds, keeping livestock and pets under control, using property in
accordance with zoning, and other aspects of using and maintaining property.
Residents and landowners are encouraged to learn about these rights and
responsibilities and act as good neighbors and citizens of the County. A good
introductory source for such information is "A Guide to Rural Living & Small Scale
Agriculture" put out by the Colorado State University Extension Office in Garfield
County."
4. "All exterior lighting will be the minimum amount necessary and all exterior lighting will
be directed inward and downward towards the interior of the subdivision, except that
provisions may be made to allow for safety lighting that goes beyond the property
boundaries."
5. "One (1) dog will be allowed for each residential unit and the dog shall be required to
be confined within the owner's property boundaries."
6. lf applicable, the following plat note shall be included regarding a severed mineral
estate: "The mineral rights associated with this property known as the Hunt Ranch
Subdivision have been partially severed and are not fully intact or transferred with the
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