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HomeMy WebLinkAbout02.0 Project NarrativeWilde Minor Subdivision Overview The submittal is a proposed minor subdivision of an existing developed 11.67 acre rural residential parcel into two similarly -zoned lots. The existing parcel was created by Mangurian Exemption in 1997. The property is gently sloping, irrigated agricultural land situated in the broad valley floor of Rifle Creek drainage and improved with a Single -Unit Dwelling, Accessory Building, private access drive, utilities, perimeter and cross fencing as well as irrigated hayfield improvements. The proposed Amended Parcel C at 6.70 acres would include the above -noted existing improvements. Amended Parcel D at 5.00 acres is currently vacant land in irrigated hayfield production and with its zoning would be permitted for a Single -Unit Dwelling, Accessory Building and continued Agricultural production. The proposed two lots would be served by an existing, augmented shared well. All other access and necessary utilities would be by separate private systems for each of the lots. There would be no public or common improvements associated with the minor subdivision. The proposed two -lot minor subdivision is fully compatible with adjacent land uses which are rural residential properties, some with and some without agricultural production, and varying in size from less than 2 acres to greater than 35 acres. The following narrative and attachments demonstrate its compliance with Land Use Development Code, the Comprehensive Plan and other regulatory considerations. Application Form, Fees, Payment Agreement The completed and signed Division of Land Application Form, Payment Agreement Form and $400.00 Planning Review Fee payment are attached (see Exhibit A, Application). Proof of Ownership Proof of ownership and lien holders (none) are evidenced by the Commitment for Title Insurance issued by Title Company of the Rockies as attached (see Exhibit B, Title Commitment). 200 Ft Buffer Properties The names and mailing addresses of 200 Ft Buffer Properties in vicinity to the subject property was researched through Garfield County records by Commonwealth Title Company as attached (see Exhibit C, Mineral Rights Ownership/ 200 Ft Buffer Properties). -1- Mineral Rights Ownership The names and mailing addresses of Mineral Rights Ownership for the subject property was researched by Commonwealth Title Company as attached (see Exhibit C, Mineral Rights Ownership/ 200 Ft Buffer Properties). Owner's Representative Owner's Representative for matters regarding this application, conferences and hearings is Michael Langhorne, Bookcliff Survey Services, Inc. (see Exhibit D, Authorization to Represent). Pre -Application Conference Summary The Pre -Application Conference Summary as dated 10/11/16 and updated 04/24/17 is attached (see Exhibit E, Pre -Application Conference Summary). Proposed Minor Subdivision Plat The proposed Wilde Minor Subdivision Final Plat as prepared by Bookcliff Survey Services, Inc. showing the proposed lot lines, building setback lines, utility easements, access easements and irrigation easements is attached (see Exhibit F, Proposed Final Plat). Existing Subdivision Exemption Existing Parcel C was created in 1997 by Mangurian Exemption. Its Exemption Plat recorded at Reception No. 506021 and authorizing Resolution No. 97-13 are attached (see Exhibit G, Mangurian Exemption Plat and Exhibit H, Mangurian Exemption Resolution). Current Site Plan Existing Conditions Survey was prepared by Bookcliff Survey Services, Inc. showing existing property lines, easements, fences, adjacent county road, driveway access, utilities, irrigation ditches & lines, single-family dwelling, accessory building and 2' contour topography (see Exhibit I, Existing Conditions Survey). There are no improvement encroachments or non -conforming conditions demonstrated by survey. Vicinity Map Vicinity Map as prepared by Bookcliff Survey Services, Inc. depicts areas within approx. 3 miles is attached (see Exhibit J, Vicinity Map). Water Supply Plan Water Supply for the two proposed lots will be provided by the existing well constructed in 2009 which was recently re -permitted through the Colorado Division of Water Resources as non-exempt Well Permit Number 80938-F for two (2) single-family dwellings, limited lawn -2- irrigation and domestic livestock. This existing well is augmented by West Divide Water Conservancy District contract. Well Yield and Water Quality Tests were performed by Aqua Tec Systems, Inc. Colorado River Engineering, Inc. prepared the attached Water Supply Plan inclusive of legal supply, permitting, augmentation, well construction, well yield tests, water quality and engineering recommendations (see Exhibit K, Water Supply Plan). The Water Supply Plan demonstrates the adequacy and suitability of the water supply for the proposed subdivision. It is the engineer's opinion that on-site storage as required in Mangurian Exemption Plat note is unnecessary to meet the anticipated demands of the proposed minor subdivision. The engineer recommends six-gallon per minute flow restrictors be installed on each water line from the well to ensure equitable availability of the water supply to each parcel and also a minimum 50 gallon pressure tank or storage be installed in order to offset instantaneous demands. On-going operation and maintenance of the shared well system would be administered in accordance with the Declaration of Water Well Use And Maintenance prepared by legal counsel Stuver & LeMoine, P.C. (see Exhibit L, Well Sharing Declaration). The engineer's recommendations noted above are incorporated into the draft Well Sharing Declaration. Wastewater Management Wastewater Management for existing Parcel C improvements has been successfully provided by its On -Site Wastewater Treatment System, Permit No. 2775, constructed in 1997 (see Exhibit M, OWTS Parcel C). The applicant has been the full-time occupant and there have been no OWTS operational issues during the life of the system. This existing system will continue as the wastewater management system for Amended Parcel C. A separate On -Site Wastewater Treatment System is proposed for Amended Parcel D, to be located, permitted & sized in accordance with Garfield County OWTS regulations at the time of building permit application for its proposed Single -Unit Dwelling and Accessory Building(s). With similarity of subsoil characteristics encountered in boring logs of the two parcels, it is anticipated a satisfactory percolation test may be achieved and a conventional non -engineered OWTS leach field system may be appropriate. Amended Parcel D OWTS would be situated over 300 ft down -gradient from the existing Parcel C OWTS and over of 400 ft down -gradient from the existing well water supply. Other Utilities & Irrigation Existing Parcel C is provided with Electric Utility Service by Xcel Energy. Amended Parcel D would similarly be provided with Electric Utility Service by Xcel Energy with a separate service extension from its overhead distribution system located adjacent to the property along the north side of County Road 251 right-of-way (see Exhibit N, Electric Will Serve Parcel D). Any further easement will be determined by Xcel Energy at the time of Amended Parcel D private service extension application and dedicated accordingly. 3 Parcel C is currently served by a Propane Fuel Service. Amended Parcel D would similarly be served by Propane Fuel Service. Underground natural gas service from Xcel Energy is not available within reasonable proximity to the subject property. Underground Telephone Service to Parcel C is provided by Century Link through private service line extension from its underground system located along the north side of County Road 251 right-of-way. No underground telephone service is proposed to Amended Parcel D, the property would be served by wireless phone communications. The applicant owns certain Irrigation Water Ditch Rights in the Rifle Canon Ditch and the property is served by an underground irrigation pipeline. An undivided one-half interest (50%) in the irrigation water ditch rights and appurtenances will be dedicated to Amended Parcels C & D respectively. Easement dedication for the underground irrigation pipeline alignment across the parcels are included on the proposed Final Plat. Access Amended Parcels C & D would each have separate private driveway entrances directly onto County Road 251 public right-of-way as depicted on the proposed Final plat. There would be no public, common or shared roadways associated with the two parcels. Parcel C is served by existing Garfield County Permit # 013-97 D private driveway access as constructed in 1997 (see Exhibit 0, Driveway Permit Parcel C). The proposed Final Plat would adjust a minor portion of the access easement to reflect its as -built alignment. Private driveway access to Amended Parcel D would be situated and constructed in accordance with issued Garfield County Permit # GRB 17-D-5 (see Exhibit P, Driveway Permit Parcel D). The proposed driveway access would be constructed subsequent to Final Plat approval in accordance with Garfield County Specifications; the existing historic ranch access would then be concurrently abandoned. Referral to Colorado Geologic Survey Applicant acknowledges the proposed minor subdivision will be referred to the Colorado Geologic Survey and that an additional review fee will be due and payable to CGS. Preliminary Engineering Reports During 1997 a Subsoil Study For Foundation Design was prepared by Hepworth-Pawlak Geotechnical, Inc. for proposed improvements on Parcel C (see Exhibit Q, Subsoil Study Parcel C). The geotechnical report concluded that satisfactory subsoil conditions were encountered for the proposed Single -Unit Dwelling construction. A similar Subsoil Study For Foundation Design was prepared by H -P Kumar during 2017 for proposed Amended Parcel D (see Exhibit R, Subsoil Study Parcel D). The geotechnical report concludes that satisfactory subsoil conditions were encountered for proposed Single - Unit Dwelling construction. -4 Public or Required Improvements There are no public or required common improvements associated with the proposed minor subdivision and as such no preliminary cost estimates are provided. The shared well water system is existing in-place other than extension of the water service line to serve Amended Parcel D. All private improvements to serve Amended Parcel D, including its driveway access, electrical service extension, OWTS and water service line would be constructed following Final Plat approval at the expense of Amended Parcel D. FEMA Floodplain The subject property is situated outside of the mapped floodplain and floodway. Reference is FEMA FIRM Panel 1060. Protective Covenants There are no Protective Covenants for the proposed minor subdivision. Waiver Requests There are no Waiver Requests associated with the proposed minor subdivision. Compliance with Article 7, Division 1. General Approval Standards. 7-101. The proposed minor subdivision and uses are in compliance with Article 3: Zoning, its Rural Zone District designation, respective Dimensions and Uses By Right. 7-102. The site is designated Residential Medium High use with a recommended density of 2 to <6 acres per dwelling unit. The proposed two parcels at 6.67 acre and 5.00 acre respectively and their uses are in general conformance with the Comprehensive Plan. There are no known intergovernmental agreements associated with the site. 7-103. The nature, scale and intensity of the proposed minor subdivision and its uses have demonstrated Compatibility with adjacent land uses which are rural residential properties, some with and some without agricultural production, and varying in size from less than 2 acres to greater than 35 acres. 7-104. Source of Water is demonstrated by the engineered Water Supply Plan discussed in the above narrative and attached hereto (Exhibit K). 7-105. Central Water Distribution System is the existing shared, augmented well system demonstrated by the engineered Water Supply Plan discussed in preceding narrative and as attached hereto (Exhibit K). There will be no Central Wastewater System; as noted in the above narrative, Amended Parcel C will be served by its existing OWTS (Exhibit M) and Amended Parcel D will be served by a separate private OWTS. 5 7-106. Provision of service by Public Utilities is discussed in the preceding narrative. Amended Parcel C will continue to be served by its existing Xcel Energy electrical service. Amended Parcel D will be served by a separate electrical service extension, please refer to Xcel Energy Will Serve Letter as attached hereto (Exhibit N). Telephone and propane gas service are addressed in the preceding narrative. 7-107. Access And Roadways shall be by separate private driveway access onto the adjacent County Road 251 public right-of-way as demonstrated in the preceding narrative and respective driveway permits attached hereto (Exhibits 0 & P). There will be no shared, common or public roadways in the proposed minor subdivision. 7-108. The site is gently -sloping irrigated agricultural land in a broad valley floor and has not been identified as subject to any Natural and Geologic Hazards. The site is situated above and outside of the mapped floodplain and floodway, reference is FEMA FIRM Panel 1060. 7-109. Fire Protection is provided by the Colorado River Fire Rescue. A copy of the draft Final Plat has been provided to the Fire Marshall for their review and comments. Compliance with Article 7, Division 2. General Resource Protection Standards. 7-201. The proposed minor subdivision will have No Adverse Effect to Agricultural Operations on adjacent lands in regards to access, domestic animals, fences and ditches. 7-202. Due to the two -lot minor subdivision of the existing 11.67 acre Rural Residential parcel and characteristics of the land and uses not significantly changing, CDPW was not consulted relative to Wildlife Habitat Areas. 7-203. Protection of Waterbodies is not applicable as none are present within the site. 7-204. Regarding Drainage And Erosion, future development disturbance on Amended Parcel D associated with Single -Unit Dwelling and Accessory Building construction are estimated to be less than one (1) acre and not require NPDES permitting. Site design shall insure positive drainage away from all buildings. Stormwater Run -Off standards do not apply to the site due to separation from a Waterbody and less than 10,000 sf impervious surface. 7-205. The proposed two -lot minor subdivision with respective Single -Unit Dwelling uses should have no detrimental Environmental Quality impacts upon air or water quality. 7-206. Regarding Wildfire Hazards, the site and adjacent properties are irrigated agricultural lands with an "NR" susceptibility index on the Garfield County Community Wildfire Protection Plan map. 7-207. The site has not been identified as being in a Natural And Geologic Hazards area. 6 7-208. All future development disturbance on Amended Parcel D associated with Single - Unit Dwelling, Accessory Building, driveway and utility construction shall receive appropriate Reclamation treatment including preservation of topsoil, contouring, revegetation and weed management. Compliance with Article 7, Division 3. Site Planning And Development Standards. The proposed two -lot minor subdivision with Single -Unit Dwellings are specifically exempt from Division 3. Standards. Compliance with Article 7, Division 4. Subdivision Standards And Design Specifications. 7-401. The proposed minor subdivision will have no Common Facilities. Domestic Animals shall be in compliance with Garfield County Animal Control regulations. Fireplaces shall be in accordance with Colorado and Garfield County standards. The site is not situated within a Floodplain. 7-402. The two Subdivision Lots comply with the specifications of this Code. 7-403. All required Survey Monuments and lot corners will be set by Bookcliff Survey Services, Inc. 7-404. Payment -In -Lieu of Dedication of School Land associated with the proposed Amended Parcel D in the amount of $200.00 shall be paid to Garfield School District No. RE -2 during the minor subdivision approval process. No school impact fees shall be assessed upon existing Parcel C. 7-405. Road Impact Fees associated with the proposed Amended Parcel D shall be determined by Table 7-405, North Benefit Area, based upon Residential Dwelling Square Footage and paid at the time of Building Permit. No road impact fees shall be assessed upon existing Parcel C. Compliance with Article 5, Division 3. Subdivision, 5-301(C) Review Criteria. 1. The proposed minor subdivision is in compliance with the Rural Zone District, the LUDC including Standards within Article 7, Divisions 1, 2, 3 and 4 as demonstrated in the preceding narrative and respective attachments. 2. The proposed minor subdivision is in general conformance with the Comprehensive Plan as demonstrated in the preceding narrative. 3. Satisfactory evidence of legal, physical, adequate and dependable water supply to the two parcels has been demonstrated by the Water Supply Plan and Declaration of Water Well described in the preceding narrative and respective attachments. 4. Satisfactory evidence of adequate and legal access to the two parcels has been demonstrated by the issued Driveway Permits described in the preceding narrative and respective attachments. 7 5. No additional easements are required to serve the proposed minor subdivision. 6. Provisions for adequate wastewater management services via separate OWTS are addressed in the preceding narrative and respective attachments. 7. No natural or geologic hazards have been identified relative to the site as noted in the preceding narrative. Any natural hazards which may be identified by Colorado Geologic Survey referral review will be addressed during the minor subdivision review process. 8. There are no public or required common improvements associated with provision of roads, water system, wastewater collection, storm drainage or other utilities as addressed in the preceding narrative and as such no preliminary cost estimates are provided. 9. Certificate of Taxes Due (see attached Exhibit S, Certificate of Taxes Due) was issued by the Garfield County Treasurer office June 26, 2017 demonstrating all taxes have been paid in full. 10. Road Impact Fees and School Impact Fees shall be paid as addressed in the preceding narrative. 11. The Final Plat content prepared by Bookcliff Survey Services, Inc. meets the requirements set forth in Section 5-402. F. Final Plat. 8