Loading...
HomeMy WebLinkAbout2.0 Staff Reportso • PROJECT INFORMATION AND STAFF COMMENTS PROJECT NAME: Rifle Creek Ranch Final Plat REQUEST: Final Plat OWNER: Ann Robinson ENGINEER: Solar Country LOCATION: A parcel of located 3 miles north of Rifle on State Highway 325 SITE DATA: A 48.2 acre parcel to be split into 16 single family lots WATER: Central water system SEWER: Engineered septic system ACCESS: Via State Highway 325 ZONING: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: The property is located in Management District B, Subdivisions/Rural Serviceable Area 0 to z mile radius. II. DESCRIPTION OF THE PROPOSAL: Site Description: The property straddles State Highway 325, with terrain ranging from river bottom to steep, high ground. Project Description: It is proposed that the 48 acre parcel be split into sixteen (16) single family lots. III. MAJOR CONCERNS AND ISSUES: A. Staff Comments: The Board of Commissioners approved the Preliminary Plan in August of 1982 with the following conditions: 1. A note be placed on the plat that all lots will access off of internal subdivision roads and not directly off the State Highway 325; 2. A note be placed on the plat that all sewage disposal systems will be designed by a registered professional engineer; 3. A note be placed on the plat indicating that evapotranspiration sewage disposal systems are not permitted due to the conditions fo the water augmentation plan; 4. The developer address the flood plain situation with the State Engineer prior to Final Plat; 5. The well permits be amended and water system details be clarified per the State Engineer's letter prior to Final Plat approval; 6. Building envelopes be designated on the Final Plat; 7. Utility easements be approved by the utility companies prior to Final Plat; 8. The construction costs of the acceleration/deceleration lanes, as required by the State Highway Department, shall be included in the Subdivision Improvements Agreement; 9. The results of the water quality tests for the wells shall be provided at Final Plat together with attendant recommendations from the State Health Department to alleviate any adverse water quality concerns. The costs of any water improvements required to implement the mitigation provision shall be included in the Subdivision Improvements Agreement; 10. The applicant shall provide detailed design and site survey information for that portion of Ridge Road that exceeds 8% grade. The applicant shall present 2 (two) alternatives at the Final Plat showing the design and environmental impacts of the 12 • w road as proposed on the Preliminary Plat and a road design no exceeding 8% to be approved by the Planning Commission at Final Plat. Conditions #1-8 have been met; condition #10 has been met since the applicant has submitted a road design with no grades in excess of the 8% limitation; condition #9 has not been met completely. The Department of Health has determined that it is possible to bring the radioactivity levels to within acceptable limits if a filtering system is used. B. There are some minor inconsistencies with the Final Plat map: 1. Addresses of the owner and mortagagees must be on the Plat map; 2. The certificates of approval by County Road Supervisor, Public Service Company and Mountain Bell are not necessary on the Plat map. IV. FINDINGS: 1. The applicant will have complied with all of the conditions of approval for a Final Plat in the Garfield County Subdivision Regulations prior to final signature. V. RECOMMENDATION: The Planning Commission chairman was authorized to sign the Final Plat on April 13, 1983, subject to the following condition being complied with prior to the Board of County Commissioners' approval: 1. That the wording will be added to the Subdivision Improvements Agreement that the developer will satisfy the concerns of the Colorado Department of Health per methods proposed by Solar Country in a April 5, 1983 letter. Additionally, the cost of the worst case costs for developing an acceptable water supply will be included as a part of the Subdivision Improvements Agreement, those costs being the cost of an additional well and special water filtering system. It is recommended that the Board of County Commissioners approve the Rifle Creek Final Plat and Subdivision Improvements Agreement.