HomeMy WebLinkAbout2.0 Staff Report PC 09.13.95PROJESI INFORMATION AND STAITI] COMMENTS
PC 9n3195
Prelinrinar-y Plan for the Riverbend Filing 5
Subdivision
RB l-lomes Ino.
Schmueser Gordon Meyer Inc.
A parcel oflancl located in Section 34, T5S,
R90W, more practically described asa tract
olland looated approximately 2112 miles
east o[ New Castle olf of C.R. 335.
I 0.61 ac.
Riverbend Subdivision
ItB Water & Sewer Co.
County Road 335
PUD
North - A/R/RD
South - PUD
Ilast - PUD
West - PUD
REQI II1ST:
APPI,ICAN'I-:
I]NGTNfII]R:
I,OCA'I-ION:
SI1'IT, DATA:
WATI]R:
SIlWI]R:
ACCESS:
I]XISTING ZONING:
ADJACF,NT ZONING:
I.RIII,ATIONSHIP 1'O'I-I I I1 COMPRF,I IIlNSIVF, I'I,AN
The tract of land is located in District ll l.b, Subdivisions/Rural Serviceable Areas,
within one (l) mile radius, Moderate Ilnvironmenl"al Constraints. This is based on the
Riverbend Subdivision water and sewer systems being in the vicinity of this proposal.
II.DTISCRIT'-[ION OF'[I I E PITOPOSAT,
A. Sitel)escription: 'Ihesubjeotparcelisprimarilyhistoricagriculturalland,which
was a part oIthe original ranch that becanre the ltiverbend Subdivision, located
between County l{oad 335 and the Colorado l{iver easl. of New Castle.
Presently, a portion ol'this traot of land is used as the sewage treatment facility
lor the Iliverbend Subdivision and the rest o[ the area is unimproved land that
had been used lor agrioultural purposes in the past. There are two new clarilying
ponds on the property neilr l.he river. 'fhe majority of the lancl outsicle of the
existing Riverbencl Subdivision is either used lor crop land, grazing or
ttninrltroved open space . One exception is a house built on a portion ol the
tunplatted I'}UD that was designated lor single lamily use.
Il. Retluest. The applicants are recluesLing Preliminary Plan approval of a
subdivision that will have 1 I single-[anrily_ lots and five (5) two-family dwelling
lots on the 10.61 acro tract.(See plun p[.QO All of the lots range in size lrom
0.33 ac. to 0.36 ac. each. Water and sewer would come lrom a privately ownecl
syste m owned by the itpplicants, which also serves the existing Filings 1 and 2 of
the Riverbend Subdivision. Access would be a 50 ft. wide, 890 lt. long, loop
road o{'f of County I{oad 335. 'l-he applicant proposes to modily the existing
Ilivcrbenil Subtlivision covenants to inclrrcle this developnrent.
TII.MAIQLISSI IIIS ANI) CONCIJRNS
A. Agent:y Conrntents:
I . Division of W;tter Ilesorrrces: The Division notes that if the applicant obtains
West Divicle contracLs or a decreed plan {br augmentation is approved and the
applicanl. uses tlte wells pursuant to the oontrzrot or augmentation plan, there
should not be any injury to cleoreecl water rights. Additionally, the Division
notes thaL the wuter supply should be physioally adequate, Ersed on the
docrrmentation subrlitted with the application. (See letter pgr.&l-f,
2. IlrrrningMorrnldn IrireProtection District: 'fheDistrict hasnotresponded
to the proposecl application.
3. C'olorado Departnrent of l-lealth: In general the Department leels that the
applicant's exisl"ing sewage disposal system is capable ol handling the sewage
flows of the proposed subdivision and existing subdivision il the new
Itottteowners clo noI increase the []ows per lrousehold above the existing average
llows per houseltolcl. As noted in tlre CDI I letter, the applicant will be obligated
to initiate engincering ancl planning lbr expansion of the system if the
- S$rrant's
asstttnpsions do not hold to lhe current flow zrverages. (See letter pg.
4. Coloratlo Geologtusrrrvey: They do nol. lrave any geologic relatecl objections
to the proposed srrbclivision. T'hey recomntend that each site be investigatecl by
a tlualified soils and lbunclation engineer to insure that proper loundations are
designed. Additionally, they recommencl that home <Ie-signs shoplcl incorproate
anti-ra<lon accunrrrlation rneasrrres. (See letter pgt.Sif S{
B. Conprehensiye lrliur. 'l'heexistingConrprehensivePlanhasdesignated thearea
in tltrestion as a Subdivisiorr/ltural Serviceable Area, based on the availability
ola central water and sewer systeni. 'I'he Contprehensive Plan recommends the
lollowing clensity lilr. these irrei.rs:
District I] - A tlensity n<l greater than one (l) dwelling unit per two (2) acres
unless the adjacenl" subdivision has a lrigher density, the density may be the
satlre clensity as the ttdjacent developntent or up to three (3) dwelling units per
acre, whiclrever is less.
C.
As a part of the rezortittg ol the property to PUD, the Board made a
determination that the proposed PUD is in general compliance with the
Conrprehensive Plart.
Sewage Disposll: '[-he upgraclecl systern will not have a capacity greater than
it had prior to the present clianges. 'l-he prdsent treatment capaoity is 19,950
gallons per day (gpct), which the State Department of I-lealth says would be the
ecprivalent to 57 dwellings, based on 350 gpd/du. The applicant has documented
that the average gpd is closer to 250 gpd/du., which would convert to
approxirnutely 79 dwellings, which the State Department ol Health agrees is
correot, provicled the new units meet the same llow criteria. The State's letter is
very clear in saying that il the units are added to the system and the flow rates
exceecl the present llow rates, it will be necessary to tlpgrade the sewage
treatment faoilities, which may result in the construction of a larger sewage
treatment liroility that will probably have to address the regional needs of the
area. 1'his may result in the complete relocation ol the sewage treatment
facilities ancl/or the extension o{'a trunk line to an existing regional facility.
PIID Zoning: As a part ol-the approval of the PUD zoning, there were two
contlitions of approval that were to be acldressed at Preliminary Plan' The
lollowing are the conditions <lf approval and the appli<;ztnl's response:
l. At lrreliminary Plan Lhe applicant prcsent a mechanism to transfer
ownership o[ thc watcr antl sewer system to the homeowner's association
o[ Itiverbcnd lriling 5, with provisions for outside user fees at an
equitable oost an{ thaL includes all costs for operation, maintenance,
repair and adrninistration-
'I'he applicant is proposirrg to lorm a corporation that will own the water and
sewer systents and be responsible lor all operation, maintenance, repair and
ac|linistratiol. llac[ honreowner in tlie Itiverbend filings being served by the
systems will be given u share ol'the corporation and all of the assets of the
present owners will be tunred over to the corporation at no cost. The corporate
menrbers will be responsible for elecLing it board ol- directors to run the
corporation.
2. 'l'hat a landv;aping plan for Lhc clerril-rcation ponds area and lreatment
tacility be prcscnted at I'reliminary I'lan, that minimizes the visual
impacts.
In the applicat.ion, it is rroted that "landscaped berms will be buiilt around the
treatment poncls to sc;reen tlrem ll'om tlie view of the adjoining 1ots." Stalf
believes that the intent of the conclition was to have a site spocil-rc landscape
plan that details the type and proposecl location of materials to be used and a
plan l"hat also provides sonte visual relief lron-r the river/interstate side too. Stafl
suggests that prior to Prelinrinary Plan approval by the Board , the applicant
subn-rit a lanclscape plan for the clarification pond and treatment area that
minimizes the visual impar:ts of the area from all sides. Irurther, that the plan
inclrrde cletails thut show the l.ype, size ancl location olthe landscape materials
to be usecl.
E,. Suhtlivisiou 'l-lre subclivision includes llve lots that will allow [or two-family
D.
IV.
ilwellings. 1'he applical.ion cloes not include any provisions lor the resubdivision
of the two-fanrily lol"s inl.o separate ownerships without going through a lull
subclivision review. Section 7:20 does provide that provisions can be made l'or
the firture restrbclivision of a lot at the tinre of subdivision and that a note be
inclrrclecl on tlre l'iinal Plat. Sta[1'suggests that the Irinal Plat include a plat note
that states, " lots 5-9 nray be dividecl into separate interests after the approval an
amendecl plat by the Iloard of County Commissioners, that legally describes the
separate interests to be createcl."
zuCCtrSI II,D I']I NI)INGS
That the proper publication, public notice and posting were provided as required
by law fbr the hearing before the Planning Commission; and
That the hearing befbre the l)lannirrg Commission was extensive and complete,
that all pertinent Iacts, matters and issues were srrbmitted and that all interested
parties were heard at that hearing; and
That the proposed subdivision ol- land is in general compliance with the
recomnlenclations set lbrth in the Con'rprehensive Plan lor the unincorporated
area o[ the County, ancl
'l'lrat the proposeclsubclivision of land con[brms to the Garheld County Zoning
Ilesolution, and
'l'hirt all datit, srrrveys, arurlyses, strrclies, plans trnd designs as are reqr-rired by the
State of Colorado, ancl Garlleld Courrty, have been submitted and, in addition,
have been lbuncl to nreet all recluirenrents of the Garfield Cor,rnty Subdivision
Regulations.
RIICOMM IINDA'I-ION
The Planning Commission recon)mend APPROVAL , subjoct to the lollowing
conditions:
l.All representations ol'the applicant, either witliin the application orstated at the
publio hearings ltelbre tlre Planning Comn'rission shall be oonsidered conditions
ol- irpproval unless otherwise state by the Planning Con-rmission.
All proposed utilities shall be located underground. All necessary appurtenances
for individual service connection shall be provided by the developer. Utility
lacilities shall be inclLrdecl in the Subtlivision Improvements Agreement.
T'he applicant shall establish a I Ionreowner's Association. The l-lomeowner's
Association shall t;e incorporatecl in accordance with the Colorado Revised
Statutes. 'I'he protcctive covenants, articles of incorporation and other
Ilonreowner's Association documents including by-laws will be submitted lor
review by tlre County Attorney prior to the approval ol'the Final Plat.
4. The water alltication oontraot shall be translerred lrom the developer to the
flomeowner's Assoc;iation. 'l'he I lomeowner's Association shall enlorce
individrral contpliance through covenants.
A.
I].
C.
D.
E.
v-
)
?{*
6.
, 7./--
8.
That a landscape plan be submitted to the Iloard of County Commissioners that
details the location, type, and size.of all landscape material to be used to
minimize the visual impacts of the sewage treatment lacilities lrom all sides ol
the area, prior to l)relimimary Plzrn approval. 'fhe subdivision improvements
agreenrent will also inclucle security to guareentee the completion of the
landscaping. All seed shall be certilled weed-[ree.
Tlre applicant shall pay $;200 per dwelling in School Impaot Fees prior to the
approval of the [rinal Plat.
Prior to the subnrittal ol- the Irinal Plat, the applicant shall provide adequate
written verification liorn the Division of Water Resources documenting
approval of tlre donrestic waler srrpply.
The applicant shall provide docunrentittion lrom the Burning Mountain Fire
Protection Distriot approving l"he interior road design and fire protection plan
prior to the subnrittal of a lrinal Plat.
All roads inoluding the proposed cul-de-sac shall be designed and constructed
in accordance with mininrum County standarcls.
The applicants shall srrbrril" intprovement plans lor all roads, bridges, utilities
and tlrainage structru'es prior to approval oIa Itrinal Plat.
The applicant shall demonstrate that procedures are established for the
maintenance ol'all bridges, roadwayseto., including snow removal, through the
I Ionreowner's Association.
The applicants shall provicle a water zrllocation contract from the West Divide
Water Conservancy District prior to the trinal plat approval by the Board of
Cou n ty Conrmissioners.
la t0 'l-hat the Ilinal Plat inclucle the lollowing plat notes:
,/ "f
, 51 . 'L "l.t)ls 5-9 nray he rlividerl into separate irrterests after tlte approval an amen<Jed
\ / Vl plaL is approved lry tlre l]oarcl o1'County Comnrissi<)ners, that legally clescribes{ I \ ,/ V / plaL is approved by tlre l}oard o1-County Comnrissi<)ners, that legally descrtbes
d t +- .,/ . p[,/ tlte sepitratc interests ttl bc created."
S#% lY "e ,i," spccilio lbu.cluti.n design tbr each stnrcrure shall be inclurietl with any
\ S \ v / ll,ll.tf.Ill::,11':11::ll ,lu that each buirding design wm incrude anti-radon
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At-rgtrst lB, 1995
Mr Marl< Bean
Garlielcl Cor"rnty BLrilclirrg an(l Plannin(J
lO9 tlth Strect, SLrite 300
Glenwoocl Sprirrgs, Coloraclo 81601
RE: Riverl:errcl Filing ll5 - Prelirninary plarl
SW 1/4 & SE 1/4, Sec.34, Twp.S S, Rng.90 West, 6th p.M.
Water Division 5, Water District 39
Dear Mr Bean:
We have reviewecl the altove referenced sLtl]mittal to sultclivide approximately 4+ acres
into 1 1 sitrgle fantily lots ancl five 2 fanrily lots localecl about 2 miles east of New Casile,
Coloraclo. Tlre Jtroposecl water sLrpply will be proviclecl by tlre water system which currenily
serves Riverllencl SLtbclivisiort, [:ilings No. 1 arrcl 2 ancl Riverl:encl Ranchettes. This system is
st.tppliecl by Rivcrlrencl Wells No. 3 ancl 4 (Permit Nos. 1s146-F ancl 'lB"l47-F) which are decreed
in Case No. W 2l25lty Division 5 Water Court. lr-r aclclition three aclclitional wells, Permit Nos.
18]44 F, 18145 F, 18148 F) atc also clecreecl irr the same case. These wells have l:een cjrillecl
allcl will be pr-rl it'tlo service as the (letnancl clictates. -[lre sultmittal inclicates that an application
for a contract lor atrgtnetrtaliot-t water from West Divicle Water Conservancy District will be macje
soolt.
Pursuattt to Seclior.t 3028'136(1)(h)(l), C.R.S., lhe State Engineers Office offers the
following opinion for your consicleralion regarding materlal injury to deCreecl waler rights and the
adequacy of the proposecl water slrpply of the subject clevelopnrent:
1. Our recorcls sl]ow that our office issr-recl well permit, Nos. 18144-F through-l814g-F onMarcl] 5, 1974 and tlte wells were conslrlrctecl anc.l put to lterrelicial usJ. On July 23,
1974, the Water Court for Division 5 grarrtecl a clecree, in Case No. W-21 25, tor municipal,
irrigation and other purposes. -tlre sLrl>stitute water supply plan issued to the West DivideWater Cotrservattiy Dislrict (District) is reviewecl ancl renewecl by our office annually. lftlte applicarlt ol)taills Wesl Divicle contracts or a clecreecl plan for augmentarion for theproposerl uses ancl wells are operatecl pursuant to the conlract or lhe augmentation
decree, il is trnlil<ely that injury will occLrr to clecreed water rights.
.50 -
Mr Marl< Beatr Page2
Ar-rgLrst 18, 1995
2. Our well permit records inclicate that Well No. 3 hacl a sustained pumping rate of g7
g p.m. Tltis olfice, however, clicl rrot receive plrmp test data lrom the remaining 4 wells.
So, we cartnot verify the sustained flow rates ol those wells. At a sustained flow rate of
97 g.p.m. ancl ltasecl ttporr lhe applicant's projeclecl pea[< hour clemand of 67 g.p.m., the
water sultgtly appears aclequale. Tlre long lerm actequacy of any ground water source,
however, rnay lte sultject to flr,rctuation clue to hyclrologic and climatic conclitions.
lf yot-t lravc any queslions regarcling this rnatter, please feel lree to contact this office or
Mr. Orlyn Bell of oLrr Divisior.r office in Glenwoocl Sprirrgs at 945-5665.
Sincerely,
,k,il4'''zlAiv
Mr. Kris Murthy v
Professional Ertgirreer
l(M/knr
riverberrcl.sLrb
cc: Orlyn Bell, Div. Errgineer
Jarnes R. l_ernon, Water Comrnissiorrer
- 5/-
(
STATE, OF COLORADO
Roy Ronrer, Coventor
l)atti Slrwayder, At:lirrg [:xecutivr: l)iret:ltlr
Dcdicatad lo protcclinl:,uil| itilptovutg tle lrc.r/th uxl utvtnttnatt o[ tlrc 1x:o1lc ol ( olur,xlo
(lr.rrrtl Junt:tiorr [(egicrnal ()[[ice
222 S. 6tlt Slrcct, lloorrt 2 12
(irarrr.l lrrttt:liotr, ('olttratltt ul5OI .l/(rll
l-Ax (970) 240-7l9rl
.'\ugusl 15, 1995
Ivfark lJcan, I)lartncr'
Garlieltl Cotulty Iluiltlirrg trt(l I)liuulirlg
109 8rh St., Suit0 301
Glcnrvood Sprittgs, CO lJl60l
li.l:: I'rclinrirtaty l'lrut, I{ivcttrcntl Iiilirrg l/i, (i;rllicltl (lrttttttl'
l)car N4ark:
CCXJT'JTY
\\'c havc t'cvic\vc(l tlto srrlrjccl ilcvelollrrrcnl l)r()l)osirl ln(l llilvc tlrc lollorving con)lncllts:
't1tis lacility reccnlly rcci\/c(l
^pt)r'oval
lirr;rn cxtensivc rrllgratlc lo lho \vlstowatot' lrcalment licility. This facility rvill have
capacity ol'19,950 galkrns l)or (lay. 'l'he rlischlrgo l)cnnil to tlro Coloraclo Ilivcr has vety specific language regarding
capacilics ancl nsccl lilr cxparxion. l ingnccrirrg arrrl lllanrring lilr c.xJlirnsion is rcc;ttir-ctl lo be initiatetl wl)enever lhroughput
atl(t tt'ultlrlent tuacl)cs 80 llcr ccnt ol-to tho -30-rlay ave rilgo rlcsign cilpacily. (lonslrttction lilr cxpansiotl is reqtrired to be
initjalcrt whensvcr 95 llcr' ocllt ol'tlrc -3()-rlay avcrago rk:sign capacily ltu'ottghpttt ;tncl tt'callnent is rcached. (See para 3'
page 5, l)art I o1-CI)DS I)crrnit No. (l()(i-5U,1000 srrbnrittcrl in lrrhibil l).)
\\/e aglce witlr Stevcn Iloirl's lcllcr srrbnritlctl to lhc Garlioltl (irlrrnly (loltrrnissiorlcl's Jttl)/ 25, 1995.
Il'yotr have alry (lrtcslior)s, plclsc conlitct nrc;rt 2.1 tl-7 150.
Wcst Slope I)islrict'['cclrrrici;ur
Watcr (]ualily (lonllol I)ivision
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I)ear'lrIr. []cnrr,
At yorrr re(plest anrl in tcc'()r(lanoo to Selrato Itrll l-5 (1912) this ofl-ice ltas reviewed the
rurrterials srtt)nlit(t:(t lbr tlrrs proposcrl sulttttvtsiort urttl c.onclttclo(l il silc iltspectiorr on ALlgtlst 4,
1g95. 'l'[c site is wcst ot'tlrc cxisting l(ivcrtrencl Strbrlivision licross Corrnty Road No. 3]5- It is
bordered try (ltt No 31.5 arrrl lhc (lrrlr-:rarlo l(ivcr. 'lhc site contnirls tlie ltjverbcncl SLrbclivisiott
wlste\valer iretrtlll13,lt llcility wlrit:lr is plartttctl lcr Irc atrattrltlnctl ttttcl tiac'.kfille<!, A nerv lacility is
crrr.rqrtly trrrrlor r:tlrrstl'rrction norllrrvcst olllrt: pruJroscrl strbtlivisiort nc'ur llte sortlltern llank olthe
r.ivcr.
'l'lris olljt:e lrrrs lcvicrvr:rl tlrc I'rcliritirtitry Cicctlcclrnicitl lnvcstigatiort try Cl'L'lhc,rr)pson,
Inc anrt generally concrtr rvith llrc corrclusions attrl rccorttrtrerr(lalions that it contains Tltc site is
t6catcd o1 u lcf itoe ol'rivcr ulluvitrrrr 'l'lris terl'ac0 rrt't'iver snnd, 8ravel, attcl cobtrles is over'Iairt
liy t wc.d1;e. of'r:oilrrviul shecl rvnslr cortrl){rserl ol'litte silts antl clny rvlriclt thickens towards the
(lranrl Ilogbac}. to tlre sorrllr. 'l'he ftrnnrrticrrral ntttlcrinl tlrnt these tine soils nre derived fi'otn nre
tlre lvfancos Slrnlc anrl lo u lcsser'ilnlollrrt tlre Mesa Vcrtle (irotrp. As sttticd in the prelirrrinnry
rcJ)orl, soils rlclivctl fi-onr tlrcsc litr'rrrirtrons nrny bc cxpattsivc, We cotl0t)r with tlre repon that
stulrrlrrtl sproarl lootirrg lilrrrrrlulions rrol bc Iirrrrrrlutl orr ltalliirl {lll rrncl panial nattrral soils. Evcn
rvitlr cgrefirl s(rrrclrrrnl lill pllat:crrrcrrl, clilli:r-cnliltl scltlerllctlt clr ltcttvc rrray resrtll rvlriulr cart clatttage
frurnrlntiolrs.
lrr colrr:ltrsirlrrs llris ollicc lrnrls rro inhcrcnt gctrlogio lrazartl tltat tvottlcl prevellt the
[)r'()p(]se(l rlcvclulrrrrenl Wc r citcratc llrut lrltlitir:rrrtl site-stlecilic geotcchnicnl investigatiorls be
rcrltrircrl lo insrrru tlral 1tr'<iJrcr lirtrrrclali()ns rlro (lcsiErle(l Vtlintrle tltickrtesscs ol'the soil allove ihe
river gruvul, pr,rlcrrtirrl cxpirrrsiv.: clrrrrrrcleristir;s, tttttl tltc prollrtsctl I'ill plircertlents at tlte existing
sewilgc Jrorrds rvill r:lrurrgc soil r:crnrlitiorrs urrrl it's t:nginccrirrg ulrtracler istics, A site-specific
StAil_ OF eOLOIUDO
s|'a
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l )FIr\t{TlvlENT ()l'
NATURAI
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r:,I t. tL t-]rj l r- t.t[_ _ tr t l[" \Jf 'r'I t-l llrr Fr.rq il,!t5 14:22 l',1o.006 P.02
Rivcrbord !iling //3, Prgc 2
Itrtrrrrlatiop rlesigrr reqrrircurent slrotrld [rr: incltrctcrt irr plnt l)otes. Also, ttecause the development is
localerl utl6vc rivcr gravcls witlr lriglr percenlnge$ ol'r:lystulline rock lhere nrny tre n natttral
rutliouctivity 1rnznrrll llorncs dcsigrr shotrkl inctlrporute snti-ra(ton 8ts Bccutntrl&tion measurr.s. I{'
you lrrvo rny qrresliotrs ltlettsc cxrtrtacl lhis oflic:e rtt (:ltl:l) 866-2645'
Sincerely,
Iingi ncering Geologist
54"