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HomeMy WebLinkAbout3.0 Staff Report 07.18.2001Title: File: Applicant: Property Owner: Request: Location: Present Zoning: Existing Land Use: Surrounding Land Use: Land Use Summary: Native Springs Prelim(Garco) 7/18/01 STAFF REPORT Native Springs Subdivision Preliminary Plan Garfield County Jim and Paul Luginbuhl Jim and Paul Luginbuhl Preliminary Plan approval of Native Springs Subdivision Section: 11 & Section 2 Township: 6S Range: 93W Agricultural/ Residential/ Rural Density Vacant Agricultural/ Vertical rock bluffs to the northwest Total development area: Total Number of Lots: Total Number of Dwelling Units: Primary Units =11 Accessory Units =11 Total Area of Non- Residential Floor Space: = 0 Total Number of Dwellings per Structure: = 1 Total Number of Off -Street Parking Spaces: As required for single family residences and accessory units Gross Density: 3.0 acres per dwelling unit including all possible accessory dwelling units (0.33 dwellings per acre) 6.0 acres per dwelling with no accessory dwellings (0.17 dwellings per acres) = 65.95 acres = 11 = 22 1. Description of Proposal: The proposed subdivision property is a 65.9 acre tract located on County Roads 221 and 210 less than two miles east of the City of Rifle. The Native Springs Subdivision is directed at families desiring a small rural acreage that can accommodate a limited amount of livestock while offering easy access to the primary valley transportation system and local commercial services. No commercial uses are • • proposed by the project. Residents of the project will provide additional consumers for the City of Rifle commercial community. Access This project is accessed from County Road 221 by a 1,250 foot long cul-de-sac which is in excess of the county design standard of 600 feet. The cul-de-sac has been oversized with a road radius of 60 feet and an 80' radius ROW to accommodate easy movement of emergency vehicles. Each residence is to be equipped with fire sprinkler systems and 30,000 gallons of fire protection water will be provided in buried tanks in the cul-de-sac. Because of the minimal risk of a wildfire at this site, the low density of the project, and the provision of an oversized cul-de-sac combined with the fire protection water storage and residential sprinkler systems, the Fire District did not recommend an emergency access from the cul-de-sac. In consideration of these conditions, the Applicant is requesting a Variance from the allowed maximum length of the cul-de-sac. Water Each lot will be served by a well located on the lot. The water quality of wells at the site are adequate for residential use but is of such a quality that many residents may wish to install reverse osmosis systems to enhance the quality of water for personal consumption purposes. A central water system was not proposed for the development. Sewer All lots are five acres or larger. This provides more than adequate room for ISDS facilities and the appropriate separation from the on lot wells. SCS soils mapping indicates that all lots will have access to soils that will support sanitation leach fields that have only moderate limitations due to slower percolation rates. The large lot size and the small number of lots is not conducive to the installation of sewer collection or water distribution systems nor to centralized treatment or storage facilities. Irrigation Water The attached plans show the distribution of irrigation water by underground pipes to each lot. Recreation/ Open Space Open space preservation is promoted by the clustered design that preserves nearly half of the lot area as visual (passive) open space. Additionally, the 2.4 acres west of CR 210 will be dedicated to the home owners association as permanent open space thereby protecting a piece of a visually sensitive natural terrain feature. H. Staff Comments: 1. Although the Planning Department would prefer that this land continue to be used for agricultural purposes, we do realize that current Garfield County zoning does allow for two homes per acre at this location. If the land cannot continue to be used for agriculture, it is preferred that the land be used for homes on larger acreage. Thus, although we are not entirely in favor of developing this land to serve residential purposes, we are in greater preference to this solution rather than current practices of strip commercial and industrial development. 2. A special review committee of City Council members expressed a concern that Garfield County needed to be alerted to a problem that was common knowledge among longer term residents. They asked that the following comments be included. "It is questionable that adequate, drinkable water can be located. Many Cottonwood Springs Trailer Park residents haul drinking water, due to poor quality of Cottonwood well water. Previous residents on this parcel were a family by the name of Wiemmers. They had an entire 65 -acre parcel and only one (1) well. Mrs. Wiemmers moved to town because the water was unacceptable to drink (Mr. Wiemmers lived there until he passed away)." 3. A potential hazard that may become an issue on this property is the currently proposed uses of ISDS systems. This system of sewer treatment poses a substantial potential threat to contaminating drinking water within the area in future years. In the interests of long term health of the environment and surrounding residents, we would recommend that this subdivision make efforts to tap into the existing sewer line of Cottonwood Springs. • GARFIELD COUNTY Building & Planning Department Review Agency Form RECEIVED JUN 1 9 200 Date Sent: 06/18/01 Comments Due: Wed., July 18, 2001 Name of application: Native Springs Subdivision Preliminary Plan Sent to: Garfield County requests your comment in review of this project. Please notify Kit Lyon 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: Kit Lyon Garfield County Building & Planning Department 109 8th Street, Suite 301, Glenwood Springs, CO 81601 Fax: 970-384-5004 Phone: 970-945-8212 or 144 '/2 E. 3rd St., Rifle, CO 81650 Phone: 970-625-0916 E-mail: "kitlyon@usa.net" General comments: NO CONCERNS This review agency recommends (circle one): Approval / Denial The following are suggested conditions of approval, or are the reasons for denial: Name of review agency: Garfield Re -2 School District By: Lennard Eckhardt Date: 6-18-01 R Pvi cart 6/RM 1 THOMAS P. DALESSANDRI Sheriff of'Gar field County Date: June 20, 2001 To: Garfield County Building and Planning Attn: Kit Lyon From: James H. Sears, Undersherii% . Re: Native Springs Subdivision Preliminary Plan GARFIELD COUNTY SHERIFF'S DEPT. P.O. Box 249 • Glenwood Springs, CO 81602 (970)945-0453 Fax (970)945-7651 `RECEIVED JUN After reviewing the above referenced document, the concerns of the Garfield County Sheriff's Office continue to be the same as reflected in my memo to the Building and Planning Department dated August 3, 2000. That memo was in conjunction with the review of the subdivision's sketch plan. • • STATE OF COLORADO Bill Owens, Governor DEPARTMENT OF NATURAL RESOURCES DIVISION OF WILDLIFE AN EQUAL OPPORTUNITY EMPLOYER Russell George, Director 6060 Broadway Denver, Colorado 80216 Telephone: (303) 297-1192 July 16, 2001 Kit Lyon Garfield County Building and Planning Department 109 8th St., Suite 301 Glenwood Springs, CO 81601 RE: Native Springs Subdivision / Preliminary Plan Dear Kit: For Wildlife - For People I have had the opportunity to visit this site and to review the referral documents regarding this development proposal. The wildlife report in the referral packet thoroughly describes the site and the wildlife use that occurs in the area. I agree with the report with regard to impacts to wildlife that may occur as a result of this development. The site does not contain habitat that is critical for wildlife species that inhabit the area. The development will have minimal impacts to mule deer, ground nesting birds and a few reptile species. I think it is important to take into consideration the statements in the report regarding dogs/pet control, fencing, garbage, and damage caused by wildlife. The recommendations in the report involving these issues are pertinent and will be beneficial to wildlife that will still utilize the area. Thank you for the opportunity to comment on this land use proposal in Garfield County. If you have any questions, please contact me. Sincerely, Brian Gray District Wildlife Manager DEPARTMENT OF NATURAL RESOURCES, Greg E. Walcher, Executive Director WILDLIFE COMMISSION, Rick Enstrom, Chair • Robert Shoemaker, Vice -Chair • Marianna Raftopoulos, Secretary Members, Bemard Black • Tom Burke • Philip James • Brad Phelps • Olive Valdez Ex -Officio Members, Greg E. Walcher and Don Ament RECEIVED JUL 1 6 2001 STATE OF COLORADO COLORADO GEOLOGICAL SURVEY Division of Minerals and Geology Department of Natural Resources 1313 Sherman Street, Room 715 Denver, Colorado 80203 Phone: (303) 866-2611 FAX: (303) 866-2461 July 11, 2001 Mr. Kit Lyon Garfield County Planning Department 109 8t Street, Suite 301 Glenwood Springs, CO 81601 RE: Native Springs Subdivision PP Geologic Hazard Review Dear Mr. Lyon, GA -01-0012 NDEPARTMENRALT OF ATU RESOURCES Bill Owens Governor Greg E. Walcher Executive Director Michael B. Long Division Director Vicki Cowart State Geologist and Director Thank you for the land use application referral. At your request and in accordance to SB 35 (1972) this office has reviewed the materials submitted by your office and conducted a field inspection of the site on June 26, 2001. The submitted Preliminary Plan Application included an Engineering section that included septic system and drainage reports by High Country Engineering, Inc. and geotechnical and radiation reports by HP Geotech. Please consider our observations in your land use decisions. The site is situated on a broad alluvial terrace on the west side of the Colorado River. The land is relatively flat, but on the other side of County Road 210, a steep bluff begins marking the edge of Graham Mesa. The geologic hazards of this site are relatively benign. The major hazards that could possible adversely affect the proposed land use are potentially hydrocompactive soils on the hillside collluvial aprons at the boundary with Road 210 and soft alluvial soils. The drilling investigation by HP Geotech shows that the majority of the development is located on glacial outwash river terraces that have been buried at depth with more recent thick alluviums of silt, clay and fine sand. These soils near the shallow ground water level have been shown to be very soft and will have only very modest bearing capacities. The building footprint of Lot 7 lies on the slope of alluvial fan/slope wash soils that mantle the base of the bluff. These soils may be hydrocompactive. We reiterate what was disclosed by the consultant, that both of these types of soils could experience large settlements if they become further wetted. The surface and subsurface drainage recommendations must be complied with. 1110 Native Springs Sub. PP • Page 2 The shallow ground water levels may fluctuate seasonally. The drilling program by HP Geotech was conducted August 1, 2000 so ground water levels may be higher during the spring. High seasonal ground water levels may impact standard ISDS proposed for this development. The only geologic hazards that we believe may impact this site are related to the geotechnical properties of the soils and acceptable foundation and septic system performance. Provided the recommendations of the geotechnical consultant are complied with, especially regarding water management and site-specific foundation excavation inspections, this office has no other concerns with the development as planned. If you have any questions please contact this office at (303) 866-3551. Sincerely, Jonathan L. White Engineering Geologist JUL-12-2001 03:09PM FROM -Colorado Gealo al Survey 3038662461 700 Name of application: Sent to: GARFIELD COUNTY Building & Planning Department Review Agency Form T-008 P.001/003 F-684 Date Sent: 06/18/01 Comments Due: Wed., July 18, 2001 Native Springs Subdivision. Preliminary Plan Garfield County requests your comment in review of ibis project. Please notify Kit Lyon 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; Kit Lyon Garfield County Building & PIanning Department 109 8' Street, Suite 301, Glenwood Springs, CO 81601 Fax: 904 Phone: 970-945-8212 or 144 1/Z E. 3th St., Rifle, CO 81650 Phone: 970-625-0916 .F.5 99 `l7 E-mail: "kitlyon@a usa.net" General comments: This review agency recommends (circle one): ' ppro / Denial The following are suggested conditions of approval, or are the reasons for denial: Name of review agency: Co Date: 7 Rvviagrt 6/RM1 JUL-12-2001 03:09PM- FROM -Colorado GeoI cillo I W RECEIVEDJUL.L Y COLORADO GEOLOGICAL SURVEY Division of Minorals and Geology Department of Natural Resources 1313 Sherman Street, Room 715 Denver, Colorado 80203 Phone: (303) 866-2611 FAX: (303) 866-2461 July 11, 2001 3036662461 T-008 P.002/003 F-684 STATE OF COLORADO Mr. Kit Lyon Garfield County Planning Department 109 8t Street, Suite 301 Glenwood Springs, CO 81601 RE: Native Springs Subdivision PP Geologic Hazard Review Dear Mr. Lyon, GA -01-0012 DEPA�°ITURARTMENT N RESOURCI Dill Owens covcmor Greg E. Walcher Executive Direeior michaei B, Long Division Director Vicki Cowart State Geologist and Director Thank you for the land use application referral. At your request and in accordance to SB 35 (1972) this office has reviewed the materials submitted by your office and conducted a field inspection of the site on June 26, 2001_ The submitted Preliminary Plan Application included an Engineering section that included septic system and drainage reports by High Country Engineering, Inc. and geotechnical and radiation reports by HP Geotech. Please consider our observations in your land use decisions. The site is situated on a broad alluvial terrace on the west side of the Colorado River. The land is relatively flat, but on the other side of County Road 210, a steep bluff begins marking the edge of Graham Mesa. The geologic hazards of this site are relatively benign. The major hazards that could possible adversely affect the proposed land use are potentially hydrocompactive soils on the hillside colfluvial aprons at the boundary with Road 210 and soft alluvial soils. The drilling investigation by HP Geotech shows that the majority of the development is located on glacial outwash river terraces that have been buried at depth with more recent thick alluviums of silt, clay and fine sand. These soils near the shallow ground water Ievel have been shown to be very soft and will have only very modest bearing capacities. The building footprint of Lot 7 lies on the slope of alluvial fan/slope wash soils that mantle the base of the bluff These soils may be hydrocompactive. We reiterate what was disclosed by the consultant, that both of these types of soils could experience large settlements if they become further wetted. The surface and subsurface drainage recommendations must be complied with.