HomeMy WebLinkAbout02.1 Utility Report•
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PIONEER POINT SUBDIVISION
UTILITY REPORT
SHALLOW UTILITY
The Pioneer Point Subdivision already has electric serving the existing homes on Lots 2 and 3.
Electric service comes from the existing overhead spur that terminates at a power pole near the
Lot 2 existing house. The electric service to Lot 3 as well as the power supply to the shared well
pump is underground within the proposed easements to Lot 3.
Lot 1 will either serve either off of an existing power pole on a separate overhead electric line
that currently serves the neighboring Hogan family to the north or add an additional power pole
on Lot 1 along the existing electric easement. The existing power pole is within the proposed 30'
access and utility easement across the Hogan property to provide access and utility service to the
future building pad for Lot 1. The owners of Lot 1 will decide at the building permit stage
weather they choose to run an overhead line to the house or to place the electric conduit
underground to the house.
The telephone service for Lot 2 and Lot 3 is already in place within the shared driveway for Lot
and Lot 3. The Lot 1 telephone line will be installed from an existing pedestal along County
Road 100 at the base of the Hogan driveway to the future envelope. The Hogans will decide
whether they will accept an overhead line or prefer the placement of the line in an underground
utility trench. The proposed 30' access and utility easement across the Hogan property will allow
the Lot 1 owners to install the phone service along the shared driveway and up to the proposed
Lot 1 driveway extension that continues southwest from the switchback of the Hogan driveway
to the north boundary of Lot 1.
The property does not have natural gas available near the property. The lots will either use
electric power for all appliances or delivered propane tanks will be utilized.
There is not cable television service available along this portion of County Road 100. Cable
television will not be installed to serve the subdivision.
WATER DISTRIBUTION
The Pioneer Point Subdivision will be served by a shared water well. The individual water
demand of the subdivision will be typical of a single-family residential community with primary
dwelling units and the potential for additional dwelling units (ADU). Each lot can be expected to
demand approximately 550 gallons/day based on a 3.0 persons/residence occupancy rate for the
primary and 2.5 persons/residence occupancy rate for the additional dwelling units. There is
currently one well in place on Lot 3 that meet the minimum requirements for water quality and
pump test results. The pump tests show a production level greater than 20 GPM with a
drawdown of approximately 4" that recovered in 5 minutes. The sustained level was found to be
approximately 11 GPM. These pump test results show that the well is more than capable of
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handling all 3 lots easily regardless of whether ADUs were ever approved in the future. The
location of the well can be seen on the utility plan within the preliminary/final plan drawing set.
The well permit is in place for this property. The common well covenants for the subdivision
provide the details of the responsibilities of each lot owner for the maintenance, operation costs,
repair, and replacement of the common elements of the system. The individual lot owners will
be solely responsible for the elements not used in common with the other lot owners.
SEWAGE COLLECTION
The Pioneer Point Subdivision will be served by Individual Sewage Disposal Systems (ISDS).
The sewage generated by the subdivision will be typical of a single-family residential
community. Each single-family lot can be expected to generate approximately 300 gallons/day
based on a 3 persons/residence occupancy rate for the primary residence and 250 gallons/day for
the additional dwelling units (ADUs) based in a 2.5 persons/residence occupancy rate although
there are no plans for ADUs at this time. This 550 gallon/day of waste will also include any
wastewater from any water treatment process. The lot owners may want to upsize the proposed
and existing ISDS systems in the future to accommodate the additional flow from an ADU.
Individual lot owners will be responsible for the installation of an ISDS designed to meet these
volumes depending on whether an ADU is part of the building permit. Maintenance of each
system will be the responsibility of the individual lot owner as outlined in the protective
covenants of the subdivision. The ISDS systems in place for Lot 2 and 3 were permitted for what
will now be the two primary residences on those lots and no changes to the systems are planned
• at this time. Lot 1 will be installing a new septic system as part of a future building permit.
FIRE PROTECTION
The Pioneer Point Subdivision is within the Carbondale and Rural Fire Protection District. The
District has a station (Station #5) just to the south of the property from which trucks will be
serving the property. The District Deputy Chief has reviewed the existing driveway as well as
the proposed Lot 1 driveway and believes that they are adequate for their emergency vehicles.
The District will review the building permit for Lot 1 in the future to establish whether turnouts
are necessary based on the building pad location. The Lot 1 owner will be required to install a
1700 gallon fire protection tank that will be filled by the domestic water service line to Lot 3 and
install a dry hydrant with a 6" male NST connection at a location approved by the Fire District.
There is already a set of two 1000 gallon tanks that are interconnected and supply a dry hydrant
that provides protection for all of the existing structures on the proposed Lot 2 and Lot 3.
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