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PC 7/12/00
PROJECT INFO ' ' TION AND STAFF COMMENTS
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REQUEST: WA request for review of a Sketch Plan for an eleven
(`61-0(11) lot subdivision on sixty-six (66) acres. Request
, „qi, uv , . for approval of eleven (11) accessory dwelling units
W� �'`""` " for a total of twenty-two 22 units.
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APPLI ANT: Ver- QAA-Jim and Paul Luginbuhl
P\ tAiba
ENGINEER/PLR: —11.14A_ cAAJL-Iligh Country Engineering, Ronald Liston of Land
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� Design Partnership
1
LOCATION: L54
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SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
arcel lies less than two (2) miles east of the City of
Rifle along County Roads 210 and 221. Sections
11 & 2, Township 6 South, Range 93 West
Individual wells for each lot protected by WDWCD
contract.
Individual sewage disposal systems (ISDS)
CR 221, "Green Lane"
A/R/RD
A/R/RD to the east, north and west. A/I and C/G to
the south.
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
According to the Garfield County Comprehensive Plan of 1984, this site lies in "District
B — Subdivisions / Rural Serviceable Areas / 0 to 1/2 Mile Radius". District B is described
as having a good ability to absorb growth. The project area is identified as subcategory 2a
because it is in an area within one mile of subdivisions served by central water and has
only minor environmental constraints. The suggested density is no more than one (1)
dwelling unit per two (2) acres (unless an adjacent subdivision has a higher density, in
which case it may be increased, subj. ct to certain parameters). VIA,Oce
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II. PROJECT INFORMATION
A. Site Description: The site is bordered by CR 210 to the east and CR 221 to the south. It
is segregated from east Rifle by the high rock bluffs west of CR210. Below CR 210, the
slope drops 8 to 15 feet to the very gently sloping irrigated hay field that comprise the
vast majority of the property. The Lower Cactus Valley ditch runs parallel to CR 210.
An irrigation ditch runs diagonally across the site from the northeast to the southwest and
runs into a culvert under CR 221. To the west, almost entirely on the adjacent parcel,
two high voltage power lines run in a north/south direction. A small wetland area exists
along the southwest boundary of the property.
B. Development Proposal: The applicant is proposing to divide the sixty-six (66) acre
parcel into eleven (11) lots. Each lot will contain a single family home and an accessory
dwelling unit for a total of twenty-two (22) residential dwelling units. All lots are served
by a centrally located cul-de-sac which is 1,250 feet in length. All lots are five (5) to six
(6) acres in size. The rear of each of the lots is restricted from building with the
exception of small livestock shelters. Protective covenants for the property will identify
livestock limitations and management criteria aimed at preserving the irrigated fields.
C. Adjacent Land Uses: Agricultural and residential Iand uses currently surround the site.
Commercial uses exist to the south along Hwy 6 and are possible adjacent to the site.
III. REVIEW AGENCY AND OTHER COMMENTS:
Referrals of the site plan were sent to the following:
A. City of Rifle: No comments were received.
B. Bookcliff Soil Conservation District: No comments were received.
C. RE -2 School District: Leonard Eckhardt states "no comments at this time". -
D. Garfield County Road & Bridge: States an access permit that addresses drainage
will be required. The R&B dept. prefers there not be any accesses from CR210
(none are proposed) and requests the fence be relocated to the r -o -w line. frcqe-1 0
E. Rifle Fire Protection District: No comments were received.
F. Garfield County Sheriff No comments were received.
G. Garfield County Vegetation Management: Requests the applicant conduct a weed
inventory, submit a weed management plan, and identify who is responsible for
weed management in open space and along Native Springs Lane. Also poses
questions that will need to be answered by the preliminary plan. P
H. Garfield County Housing Authority: Expects the accessory dwelling unit's will
help with the housing shortage found in Garfield County. Requests to know
whether the a. d. u.'s will be deed restricted. Pte, p
Page 2 of 8
• •
IV. STAFF COMMENTS
A. Comprehensive Plan: The proposal appears to generally conform to the Comp Plan. The
proposed density is one (1) dwelling unit per three (3) acres, which is less dense than the
Comp Plan's suggested density of one (1) dwelling unit per two (2) acres. The applicant
should be aware of the performance standards contained in pages 27-40 of the Plan as the
subdivision process proceeds.
B. Zoning: A single family dwelling is a use by right in the A/R/RD zone district.
Accessory dwelling units (ADU's) may be approved as part of the subdivision process as
long as the applicable ADU standards are met. The applicant should be aware of the
following A/R/RD zone standards and ADU standards:
Minimum Lot Area: Two (2) acres.
Maximum Lot Coverage: Fifteen percent (15%).
Minimum Setback:
(1) Front yard: (a) arterial streets: seventy-five (75) feet from street centerline or fifty (50)
feet from front lot line, whichever is greater; (b) local streets: fifty (50) feet from street
centerline or twenty-five (25) feet from front lot line, whichever is greater;
(2) Rear yard: Twenty-five (25) feet from rear lot line;
(3) Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the principal
building, whichever is greater.
Maximum Height of Buildings: Twenty-five (25) feet.
Additional Requirements: All uses shall be subject to the provisions under Section 5
(Supplementary Regulations).
ADU standards:
(1) The minimum lot size shall be four (4) acres containing a building site with slopes less
than 40% at least two (2) acres in size.
(2) The gross floor area for residential use occupancy shall not exceed 1500 sq. ft.
(3) Approval from the subdivision homeowners association and/or allowed by covenant if
applicable.
(4) Proof of a legally adequate source of water for an additional dwelling unit.
(5) Compliance with the County individual sewage disposal system regulations or proof
of a legal ability to connect to an approved central sewage treatment facility.
(6) Only leasehold interests in the dwelling units is allowed.
(7) That all construction complies with the appropriate County building code
requirements. (A.95-076)
C. Subdivision: The lot design appears to generally meet the standards set forth in the
Subdivision Regulations. Staff would prefer the applicant avoid creation of a flag lot (lot
#5). Some applicable general site standards (from section 9:00 of GarCo Sub. Regs)
Page 3 of 8
1
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which the applicant should be aware of are as follows:
9:12 Land subject to identified natural hazards, such as falling rock, land slides, snow
slides, mud flows, radiation, flooding or high water tables, shall not be platted for any
use other than open space or an uninhabitable portion of a lot over two (2) acres, unless
mitigation is proposed by a Colorado registered professional engineer qualified to do
such design.
9:13: Development plans shall preserve, to the maximum extent possible, natural
features such as unusual rock formations, lakes, rivers, streams and trees. Where
appropriate, the subdivider may be required to dedicate lands to lot owners to preserve
these features. In no case shall lots be designed such that a dwelling unit will be located
closer than thirty feet (30) to a live stream, lake or pond, regardless of the fact that
floodplain regulations may allow dwelling units located closer in some instances.
9:15: One (1) dog shall be allowed for each residential unit within a subdivision; and
the dog shall be required to be confined within the owner's property boundaries. The
requirement shall be included in the protective covenants for the subdivision, with
enforcement provisions allowing for the removal of a dog from the subdivision as a final
remedy in worst cases. (99-096)
9:16: No open hearth, solid fuel fireplaces are allowed anywhere within a subdivision. One
(1) new solid -fuel burning stove, as defined by C.R.S. 25-7-401,et.seq., and the regulations
promulgated thereunder, shall be allowed in any dwelling unit. All dwelling units shall be
allowed an unrestricted number of natural gas burning stoves and appliances. (99-096)
9:17: Each subdivision shall have covenants requiring that all exterior lighting shall be
directed inward, towards the interior of the subdivision. (99-096)
9:18: No further subdivision of a recorded subdivision shall be allowed, except where it
is provided for in an approved Preliminary Plan. (99-096)
9:21.3 Corner lots for residential use shall have extra width to permit the required
building setback from both roads, as required in the Garfield County Zoning Resolution
of 1978, as amended
9:22 In no case shall a lot be created with accesses onto a public or private road with
less than twenty-five feet (25) of street frontage.
D. Soils/Topography/Radiation: The site is essentially flat with the only steep area located
west of CR210. The majority of the soils on the site are identified as "Kim Loam, 3-6%
slopes". This is a deep, well -drained, gently sloping soil. Permeability is moderate and
available water capacity is high. Surface runoff is slow and the erosion hazard is
Page 4 of 8
• •
moderate. Low strength is the main limitation to community development. Lot 7 may
also contain "Heldt Loam, 6-12% slopes". The Heldt Loam has slow permeability,
moderate erosion hazard, and moderate available water capacity. Community
development is limited by slope, slow permeability, high clay content, and shrink -swell
potential. Dwellings can be designed to compensate for the low strength and shrink -
swell. However, septic tank absorption fields are severely limited by slow permeability.
The gamma radiation survey conducted by HP Geotech resulted in the conclusion that no
mitigation of radiation should be required.
E. Road/Access: The subdivision must comply with the applicable road standards (Section
9:35 of the GarCo Sub. Regs.). The road servicing the 22 units must meet the "secondary
access" standard. This standard calls for a minimum fifty (50') foot right of way with
each lane at least eleven (11') feet in width with a chip & seal surface. Other applicable
road standards (from section 9:33 of GarCo Sub. Regs) which the applicant should be
aware of are as follows:
9:33: Cul-de-sacs and dead end streets may be designed under the following
circumstances:
A. Cul-de-sacs may be permitted provided they are not more than six hundred feet
(600) in length and have a turnaround radius of not less than forty-five feet (459 from
the center of the cul-de-sac to rad edge and fifty foot (50) right-of-way for residential
development ... The Board may approve longer cul-de-sacs for topographical reasons
and it can be proved that fire protection and emergency egress and access is provided as
a part of the longer design; and
9:31 Access to all subdivisions shall be from a public street system.
9:34 All streets are dedicated to the public but all streets will be constructed to standards
consistent with these Regulations and repair and maintenance shall be the
responsibility of the incorporated Homeowners Association of the subdivision.
The applicant claims the topography of the site prevents a reasonable secondary access or
"through road". The prpoposed cul-de-sac has a 60' paved surface (instead of the
required minimum 50' paved radius) in order to provide extra turning room for
emergency vehicles. The applicant must meet with the Rifle Fire Protection District and
the Garfield County Sheriff's Department to ensure that the proposed access meets
emergency access standards, since it is about twice the allowed length. The applicant
must also include an access permit from the Garfield County Road and Bridge
Department in the preliminary plan.
F. Fire Protection: The site is located in the Rifle Fire Protection District (RFPD), who did
not respond to a request for comments on the application. About 120,000 gallons of
water will be stored in a pond in the center of the cul-de-sac for fire protection purposes.
Page 5 of 8
• •
A dry standpipe located at the edge of the road will provide ready access to the fire
pumper trucks. The applicant is prepared to fence the pond if necessary for
insurance/liability purposes.
While the Fire Department has approved of ponds for fire protection in the past, staff
discourages the proliferation of such ponds from a planning perspective. These ponds
are an "attractive nuisance" since small children are attracted to them and may be put at
serious risk. Fencing the pond will not entirely prevent accidents. Furthermore, such
ponds often become a mosquito haven, which is a health hazard. Staff encourages the
applicant to find a better solution, such as a buried water storage tank.
G. Water: Water rights will be purchased from the West Divide Water Conservation District
(WDWCD). Individual wells will supply domestic water to each residential lot. The
applicant should understand that evidence of an adequate legal and physical supply must
be submitted with the Preliminary Plan application.
Most of the irrigation water for the property comes from the Grand River Ditch Company
ditch. A smaller amount is supplied from a spring above CR 210. Ownership of historic
irrigation water rights will be transferred to a Homeowners' Association (HOA). The
HOA will be responsible for the maintenance and distribution of the irrigation water. A
buried irrigation pipeline lies along the north boundary of the property and runs
north/south down the middle of the property. The irrigation water will most likely be
distributed by utilization of some or all of the existing piping.
The pond which supplies water for fire protection purposes will be served by a separate
well. The application states that the only use of this well will be fire protection water
and thereby is exempt from the water rights priority system. The preliminary plan must
include evidence supporting this statement, such as a letter from the Division of Water
Resources. '
44„
Wastewater: Individual sewaje disposal systems (ISDS) are proposed for each Iot.
Connection to a-rfiunidfal'sewer system may be a more appropriate way to deal with
sewage disposal. The applicant should be aware that the Colorado Department of Public
Health and Environment (CDPHE) has been concerned about the number of ISDS being
approved for the area without review and analysis of the feasibility of wastewater
treatment from a centralized facility. The preliminary plan must contain further analysis
of wastewater disposal options and costs.
Wildlife/Wetlands: The application does not contain any discussion of wildlife impacts.
Staff encourages the applicant to make use of the County's GIS capabilities in
investigating wildlife habitat and encourages the applicant to contact the DOW in order
to gain their input in the project.
Page 6 of 8
• •
A small area of wetlands exists along the southern boundary of the property. The
applicant does not anticipate any disturbance to the wetland area.
J. Homeowners' Association: The proposal states that an HOA will be formed to maintain
the road and fire protection pond. It will also administer the protective covenants and a
water quality monitoring program. Staff requests to know whether maintenance of the
open space will be included in the HOA's responsibilities.
K. Assessment / Fees: As determined by Section 9:80 of the Subdivision Regulations, the
applicant will be required to dedicate a portion of the gross land area for open space,
parks, or schools, or pay fees in lieu thereof ($200 per each newly created parcel). The
property owner should be aware that the current agricultural valuation status of the
property will change following subdivision. This area appears to lie in traffic study area
6 of the capital improvements plan. The applicant can expect to pay about $2,100 per
single family dwelling, minus the appropriate discounts. In the event any fees increase
before the time of final plat, the increased fees shall be paid.
L. Other Utilities: The application states that Public Service is expected to provide natural
gas and electicity. U.S. West is expected to provide telephone service. Cable t.v. may
not be available. According to GarCo regulations, all utilities must be buried.
M. Ditches and Easements: Easements shall be provided for all existing and proposed
ditches. If no described easement of record currently exists for any of the existing
ditches, easements shall be created and described on the preliminary plan. The title
insurance for the property references a utility easement and US West easement. These
easements must be located on the plan.
N. Recommended Nat Notes and/or Covenants: The following are typically included on
plats and/or in covenants:
A) Indicate the maintenance responsibilities of the road.
i`r2- All irrigation ditches and ditch easements are to be recognized and maintained as
xisting and in place, in the usual manner.
,3) One (1) dog will be allowed for each residential unit and the dog shall be required to be
confined within the owners property boundaries.
4?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.
11 exterior lighting will be the minimum amount necessary and all exterior lighting will
directed inward, towards the interior of the subdivision, except that provisions may be
ade to allow for safety lighting that goes beyond the property boundaries.
o further divisions of land within the Subdivision will be allowed.
) Colorado is a "Right -to -Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners,
Page 7 of 8
• •
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 otherwise 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.
8) 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.
The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of
the Planning Commission review (valid until 7/12/01). If a Preliminary Plan for the proposed
subdivision is not presented to the Garfield County Planning Commission by 7/12/01, the
applicant will have to submit an updated Sketch Plan application to the Planning Department
for review and comparison with the original application.
Page 8 of 8
Jute- r D-cuuu t ttu 1 1 : i4 fin titttc tl 5t;ttWt.. Ins! Kt:C rRX Ntk 9110623 0623 P, 01
GARFIEL1D COUNTY
Building & Planning Department
Review Agency Form
Date Sent: 6/14/0
Comments Due: Wed.,dune 28. 2000
Name of application: Native Springs Subdivision Sketch Plan
Sent to: (Le
Garfield County requests your comment in review of this project. Please notify the staff
contact in the event you are unable to respond by the date listed above. This form may be
used for your response, or you may attach your own additional sheets as necessary.
Written comments may be mailed, e-mailed, or faxed to:
Garfield County Building & Planning
Staff contact: Kit Lyon
109 8th Street, Suite 301
Glenwood Springs, CO 81601
Fax: 970-384-5004
Phone: 970-945-8212
L -mail: "garcopin@rof.net"
General comments: No comments at this time.
—T cnnard rrkharsit. Cnparinrt+ntirnr
6/15/00
This review agency recommends (circle one): Approval C Denial
The following are suggested conditions of approval, or are the reasons for denial:
Naive of review agency
By; Date:
Rov*cod 1/111k111
Memo
To: Mark Bean — Planning department
From: Kraig Kuberry
Date: 6/27/00
Re: Native Springs Subdivision
Garfield County Road
& Bridge
RECEIVED JUN 2 8 2001)
We have reviewed the Native Springs Subdivision Platt. Everything looks good. The
Road and Bridge department will require a driveway permit that will address
drainage.
We noticed no entrances from CR 210. The Road & Bridge department would like it
to remain this way.
We would ask the applicant to move the fence to the Right -of Way line.
• Page 1
;SP Garf
County Extention 970-'741,
3917
Garfield County Weed Management Comments on Native Springs Sketch Plan
1. Conduct a weal. inventory for all weeds on the County List.
2. Submit a Weed Management Plan for any weeds found on site.
3. Who is responsible for weed management on the Open Space parcel?
4. Who is responsible for weed management on Native Springs Lane?
5. Will there be covenants? If so, will there be a section requiring landowners to manage noxious
weeds?
6. Will the applicant revegetate disturbances created by new roads and utilities?
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Name of application Native Spri I
Sent to: . ,p
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g & Planning Department
eview Agency Form
Date Sent: 6/14/0
Comments Due: WeA.,d>Zuut:1LIM
: Subdivision Sketch Plan
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Garfield
contact
used for
Written
Garfield
Staff contact:
109 8`s
Glenwood
Fax: 970-384-5004
Phone:
E-mail:
Gene
County requests your comment
in the event you are unable
your response, or you may
comments may be mailed,
County Building & Planning
Kit Lyon .
Street, Suite 301
Springs, CO 81601
970-945.8212
"garcopin®rof net"
continents: ..\-`
in review of this project. Please notify the
to respond by the date listed above. This form may be
attach your own additional sheets as necessary.
e-mailed, or faxed to:
-
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This review agency recommends (circle
The following are suggested conditions
► - : Approve / Denial
of approval, or are the reasons for denial:
2128 RAILROAD AVENUE
RIFLE CO 81 650
(970) 945-0719 OR (870) 625-3589
By:
Date:
-00
Rpn►j,.ari zntum
LJO2
THOMAS P. DALESSANDRI
Sheriff of Garfield County
Date: August 3, 2000
To: Garfield County Building and Planning
From: James H. Sears, Undersheri
Re: Native Springs Subdivision Sketch Plan
GARFIELD COUNTY SHERIFF'S DEPT.
P.O. Box 249 • Glenwood Springs, CO 81602
(970)945-0453
Fax (970)945-7651
RECEIVED AUG 0
324
- Z, y�71-tvw .
The Sheriffs Office has reviewed the attached sketch plan for the Native Springs subdivision
Sketch plan and would like to address the following concerns: 1) The length of the proposed cul-
de-sac is over twice the length of the county design standard. While the road radius has been
oversized to 60', there is a concern of the total length. 2) All roads and roadways shall be clearly
marked with correct County road numbers and names. 3) All street addresses be clearly marked
and visible from the County road or access road.
Gattiekt County Planning Dept
.y the Asvatel Winning Cheyenne Bitviere
7.0/7,121 39.Vd
From Kit Lyon 9703845004 06.45100 $4:49-10 Page 2 of 2
GARFIELD COUNTY
Building & Planning Depanment
Review Agency Foi.m.
Pr:74.7/fr
e'ts 40G 0 9
Date Sent: 611510
Comments Due: Wed,Juue 28, 201:10
Name iiiapplieation: Native Springs Subdivision Sketch Plan
Sent to: Boolccliff Soil Conservation District
Garftekt County requests- your comment in review of this project Please notify the staff
contact in the event you are unable to respond by the date lisied above. This form may be
used for your response, or you nuty attach your own additional sheets as neoessary.
Written connnents may be mailed e-ntailed, or faxed to:
Garfield County Building & Planning
Stair contact: Kit Lyon
109 8th Street, Suite 301
Glenwood Springs, CO 81601
Fax: 970-'34-5004
Phone: 970-945-8212
"gareoplii@joinet"
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This review agency recommends (circle one),. _Approval Denial
The following are suggested conditions of approval, or are the reasons for deme
Name- oft eview agency 4i 411
By: f/
Revised 313o=
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