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HomeMy WebLinkAbout3.0 Staff ReportPROJECT NAME: • 1 PROJECT INFORMATION AND STAFF COMMENTS Public Hearing for Robinson Subdivision Sketch Plan and request for exemption from full subdivision review APPLICANT: William Robinson SURVEYOR: T.V. Garel LOCATION: The site is located approximately 4 miles southwest of Rifle on County Road 321. SITE DATA: The site is approximately 38 acres in size. WATER: The applicant has a valid domestic well permit which can serve 3 households. SEWAGE: The applicant proposes individual Septic systems ZONING: A/R/RD ADJACENT ZONING: North: A/R/RD South: A/R/RD East: A/R/RD West: A/R/RD ACCESS: County Roaa 321 I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: District C - Rural Areas/Minor Environmental Constraints II. DESCRIPTION OF THE PROPOSAL: A. Site Description: The site sits on Taughenbaugh Mesa overlooking the West Rifle area. The property fronts County Road 321. The site consists of gentle sloping hills with an upward slope to the back of the property. The parcels adjacent to the site are all large tracts with single family residences and agricultural uses. B. Project Description: The applicant proposes to divide 38.04 acres into 3 lots of approximately 28 acres, 5 acres and 5 acres. The proposal requests placing the two 5 acre parcels to the front of the property off County Road 321 and the larger 28 acre parcel to the back of the property accessing off County Road 321 through a 60' easement between the two 5 acre parcels. III. MAJOR CONCERNS AND ISSUES: A. Review Agency Comments: 1. Division of Water Resources: A letter was received from the Division of Water Resources stating that they saw no problem with the current well permit serving 3 households. However, they requested that the well be located on an outlot owned in common by all property owners using the well. Access to the well and the right-of-way to be established and maintained for a pipeline should be provided by easements where necessary. The Division also noted that the well should be jointly owned by all the lot owners. In addition, the Division would like to see a lot owners association which would establish a joint management and maintenance agreement concerning the well. See letter, page 2. The Colorado Geological Survey stated that they saw no major geological problems with the site, however, they recommend that soil foundation investigations be conducted to determine proper design for foundations and access roaas. -5- • • B. Staff Comments: 1. The County Environmental Health Officer foresees no problems with the individual septic systems proposed for the site. 2. Access to the five acre parcels are not noted on the plat. However, this has been discussed with the applicant who has no problems with accessing all 3 lots off the proposed 60' access easement in the center of the property. Each of the driveways accessing off this easement should be at least 50' from the County Road right-of-way. 3. That the subdivision, at a minimum, should comply with the Rifle Fire District requirements. The Garfield County regulations require a minimum of one 500 gallon cistern per lot for fire protection. IV. FINDINGS 1. The sketch plan conforms to Section 4.01, sketch plan requirements of the Garfield County Subdivision Regulations. 2. The sketch plan conforms to the requirements of the zone district in which the development is located. 3. That for the above stated and other reasons, the sketch plan appears to qualify for approval by this Board. V. PLANNING COMMISSION RECOMMENDATION On May 11, 1983, the Planning Commission recommended approval to the Boar of County Commissioners of the Robinson Subdivision Sketch Plan with the following conditions: 1. The Final Plat shall show access to all driveway easements and the two 5 acre parcels and that these must all enter off County Road 321 through the one 60' easement and no less than 50' from the county road right-of-way. 2. The Final Plat shall read "Robinson Subdivision" rather than the "Robinson Minor Subdivision." 3. The Final Plat shall show the county road right-of-way. 4. A culvert for the barrow ditch to the north of the property where the access point shall be will be of an approved size according to the County Road and Bridge Supervisor. 5. Final plat shall show the well within an easement jointly owned by all three parcels with an access on each parcel to the well. 6. A letter shall be obtained from the Rifle Fire Protection District stating that the fire protection plan is in compliance with district requirements, but at a minimum, a 1500 gallon storage tank shall be located to serve all three lots or three separate 500 gallon storage tanks shall be provided for each individual lot. 7. The developer shall proceed through the full subdivision review process. On May 23, 1983, the Board of County Commissioners tabled the Robinson Subdivision Sketch Plan and Request for exemption from full subdivision review so that the applicant would have the opportunity to hold a public hearing regarding his request. RICHARD D. LAMM Governor 310H • OFFICE OF THE STATE ENGINEER DIVISION OF WATER RESOURCES 1313 Sherman Street -Room 818 Denver, Colorado 80203 (303) 866-3581 JERIS A. DANIELSON State Engineer MA'/ 21983 April 26, 1983 Ms. Cynthia M. Houben Garfield County Dept. of Development 2014 Blake Avenue Glenwood Springs, CO 81601 Re: Robinson Minor Subdivision NE1/4, SW1/4, Sec. 19, T6S, R93W Dear Ms. Houben: We have received the above referenced proposal to subdivide 38 acres into three lots. The applicants propose to share well number 117935, which was issued as a domestic well in January 1981. The expiration date was later extended to January 20, 1984. The well permit has no restrictions prohibiting the proposed use. In order to assure that a permanent water supply will be available on an equitable basis to either lot, we require the following: 1. The well should be located on an outlot owned in common by all pro- perty owners using the well. Access to the well and the right to establish and maintain a pipeline shall be provided by easements where necessary. 2. The well should be jointly owned by the lot owners. 3. Covenants and/or other mechanisms should establish a lot owners association with powers to make decisions concerning management and operation of the well. A joint maintenance agreement is a required part of such an association. If the above provisions are met, we can recommend approval of this pro- posal. Please let us know if you have any further questions. Sincerely, Hal D. Simpson, P.E. Assistant State Engineer HDS/KCK:ma cc: Lee Enewold, Div. Eng. Ralph Stallman Rich Bell • • cRifle cEire cProtection Mistrict Box1133 • Rifle, Colorado • 81650 /C //3 4se--16eett, '2 A93 o2 / 46-Z +2,4 /it, iu "1 6 1993 RICHARD D. LAMM GOVERNOR April 20, 1983 i 411 f co • .�'S1�' 1't1�i�� oo O. SW /876% COLORADO GEOLOGICAL SURVEY DEPARTMENT OF NATURAL RESOURCES 715 STATE CENTENNIAL BUILDING — 1313 SHERMAN STREET DENVER, COLORADO 80203 PHONE (303) 866-2611 GA -83-003 GA -83-009 GA -83-010 Ms. Cynthia M. Houben Garfield County Dept. of Development,,.raX; 2014 Blake Avenue Glenwood Springs, CO 81601 ,y. ai \\ Dear Ms. Houben: 1 RE: ROBINSON SUBDIVISION ERTEL SUBDIVISION LAURA LEE SUBDIVISION We have reviewed the subdivision proposals listed above and find that there are no major geologic problems which will significantly affect these minor developments. We do recommend that soils and foundation investigations be conducted to determine proper design of foundations and access roads. Additionally, all septic leach fields should be properly designed for the specific site conditions, and meet State and County regulations. If these recommendations are followed, we have no objection to these minor subdivisions. Sincerely, c:SH Bruce K. Stover Engineering Geologist vt BKS -83-026 GEOLOGY STORY OF THE PAST ... KEY TO THE FUTURE JOHN W.ROLD U!,,ECTOR GARFIELD COUNTY DEPARTMENT OF DEVELOPMENT PLANNING: 945-8212 / ENVIRONMENTAL HEALTH: 945-2339 / BUILDING 945-8241 April 14, 1983 Ms. Cynthia M. Houben, Planner Department of Development 2014 Blake Avenue Glenwood Springs, CO 81601 APR 1 4 191, CG RE: Letter of Feasibility.for S a e Disposal - Robinson Subdivision Sketch Plan and request for exemption rom full Subdivlision Review Dear Cindy: Based on the information received by this office and past experience with sewage disposal facilities in the immediate area of the proposed referenced subdivision, this office has determined and believes on-site disposal fac- ilities to be both feasible and practical, commensurate with both County and State regulations, provided proper permits are obtained prior to con- struction. It should be further noted that, due to the known conditions, only the following types of on-site sewage disposal systems would be acceptable, provided unforseen problems are not encountered: XX Approved septic tank and subsurface absorption area Approved septic tank and sealed dispersal system Approved septic tank and unsealed dispersal system System designed by a Colorado Registered Professional Engineer Other as specified: If we can be of any further assistance, please feel free to contact this office. 2014 BLAKE AVENUE Very truly yours, L > Edward L. Feld Environmental Health Officer GLENWOOD SPRINGS, COLORADO 81601 •VT' • April 12, 1983 Cynthia M. Houben Garfield County Department of Development 2014 Blake Avenue Glenwood Springs, CO 81601 Dear Cynthia: The City has no comments on the proposed Robinson Subdivision Exemption for the 38 acre parcel. However, I appreciate your notifying us of the proposal. 1k 337 East Avenue P.O. Box 1908 Sincerely, Brent H. Bean Planning Director Phone 625 - 2121 Rifle, Colorado 81650 3--c1114;=LVA-10ME OF "OIL SHALE" U.S.A.