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HomeMy WebLinkAbout1.04 Article 7 StandardsJOHN L. TAUFER & ASSOCIATES, INC. Landscape Architecture J Land Planning September 3, 2019 Claire Dalby, Planner Garfield County Community Development Department 809 West 8h Street Ste. 200 Glenwood Springs, Colorado 81641 Re: Richardson Minor Subdivision —Article V11, Standards - Supplemental Information Dear Claire, The following information demonstrates that the Richardson Minor Subdivision is in compliance with the standards, as detailed in Article 7, Standards, Division 1,2, 3 and 4 Section 7-1001 of the Garfield County Unified Land Use Resolution, 2013. DIVISION 1— GENERAL APPROVAL STANDARDS Section 7-101 Compliance with Zone District Use Restrictions Response: The two (2) lots are both larger in size than the 2 acre minimum lot in the Rural (R) zone district regulations and thus comply with the zoning regulations. Section 7-102 Compliance with Comprehensive Plan and Intergovernmental Agreements Response: Garfield County is a strong supporter of private property rights and the applicant is doing everything he can to minimize adverse impact on the property and adjacent landowners. The applicant has an inherent right to develop his property as long as it is in the best interest of the health, safety and welfare of the county and does not adversely affect adjacent property rights. The environmental impacts of the proposed development will be minimal. The applicant is limiting the development within a small footprint compared to the remainder of the property. The development is located in a relatively flat area covered with native grasses and preserving the more sensitive environmental portions of the property. The development does not take away the rural character of the property and area. The Comprehensive Plan designates this property as Residential Medium High (R - MH). This designation recommends a density of 2 to <6 acres per dwelling unit. BOB Colorado Avenue ■ Box 2271 • Glenwood Springs, CC B 1 602 (970) 945-1337 • FAX (970) 845-7814 is the intent of the applicant to minimize the density and the property disturbance for his own satisfaction. In addition, the physical and regulatory constraints of the property limit the ability to develop the property at the recommended density. The main physical constraint is the steep slopes associated with the property. The regulatory constraint is the 35 foot setback from the Typical and Ordinary High Water Mark (TOHWM). Since South Canyon Creek bisects the property, the setback greatly limits development along the valley floor. The applicant's has adequate water rights to support the proposed uses within the subdivision. There are no Intergovernmental Agreements associated with this property. Section 7-103 Compatibility Response: The South Canyon neighborhood is unique in the sense that it is comprised of various land uses that include industrial, recreational and ranch/agricultural and residential uses. The immediate properties that adjoin the Richardson property includes a large acre ranch/agricultural with residential to east; large tract open space (City of Glenwood Springs) to the north and west, and large tract ranch/agricultural properties to the south. Given the proposed low density of development that is confined to a relatively small footprint in one concentrated area of the property, the remainder of the property remains in its natural state. Section 7-104 Source of Water Response: The source of water for the 2 lots will be from individual wells. The existing residence is served from an existing well, located south of the residence. The well was permitted as an Exempt 35 acre well in March 2008, permit -4 276979. Because the property will be subdivided, a second well on the 40 acre parcel is prohibited under the exempt well permit provisions. As a result the existing well permit is not valid. A West Divide Water Conservancy District (WDWCD) Water Allotment Contract (No. 190418DR(a) ) was obtained to allow for the existing well on Lot 1 and the new well on Lot 2. Well permits were obtained for Lot 1 ( Permit No. 83278-F) and for Lot 2 ( Permit No. Permit No. 83279-F) from the Division of Water Resources (DWR) pursuant to the WDWCD Contract. 2 A pump test was performed on the existing well in January 2019. Results of the pump test resulted in a pump rate of 20 gallons per minute (GPM) and remained at that rate for the entire 4 hour pump test. Given the long term yield at low seasonal groundwater conditions, it is the opinion of Michael Erion, P.E., Resource Engineering Inc, that the alluvial aquifer is capable of supplying the demands for both lots and a second well can be developed for Lot 2. Water samples were also gathered, during the pump test, on the same day. The samples were shipped to Colorado Analytical Laboratories lab for water quality analysis. The results of the water analysis show that the water meets primary and secondary drinking water standards except for total dissolved solids (TDS). There is no health effect from the TDS other than a salty taste issue. The water is also hard but can be treated with water softening equipment. A more detailed water analysis and report, prepared by Michael Erion, P.E. is included in the application. Section 7-105 Central Water Distribution and Wastewater System Response: There is no central water distribution system anticipated for the lots. As previously stated, the potable water source will be from individual wells. The proposed method of sewage disposal is UWTS. Section 7-105 Public Utilities Response: Electric service is provided by Holy Cross Energy. A service is located next to the existing residence and continues south through the property. A `Will Serve' letter from Holy Cross Energy is included in the application. Century Link provides telephone service to the existing residence and will provide service to the new residence on Lot 2. An existing telephone pedestal is located adjacent to the driveway access on the west side of County Road 134. Section 7-107 Access and Roadways Response: Access to the existing residence is via a private roadway that intersects with County Road 134 northeast of the residence. The same roadway will also provide access to Lot 2. A two (2) lot subdivision would generate approximately 20 ADT. Based on the projected ADT, the Garfield County road classification, per Table 7-107, would classify the access drive as a Primitive/Driveway. The driveway is designed and will be built to Garfield County Road & Bridge Standards. 3 In order to comply with the Garfield County road design standards, portions of the roadway have been redesigned or slightly modified. The intersection of the roadway was realigned to form a 90 degree angle at the intersection of County Road 134 and portions of the road were widened to 12 feet in width. In addition, an emergency turnaround was designed to accommodate emergency vehicles. The aforementioned road improvements have been completed. A Road Sharing Agreement between the owners of the new lots is included in this application. Section 7-308 Use of Land Subject to Natural Hazards Response: There appear to be no natural hazards associated with this property. Section 7-109 Fire Protection Response: A 30 foot wildland fire defensible space has been created around the existing residence and a 30 foot defensible space will be created around the new residence. The roof material on the existing residence is metal while the proposed roofing material on the new residence will be metal. The aforementioned access road improvements will improve emergency vehicular access and egress. DIVISION 2 — GENERAL RESOURCE PROTECTION STANDARDS Section 7-201 Agricultural Lands Response: The applicant currently pastures horses on the property. The proposed development should not interrupt the applicant's current agricultural operations. Specific requirements that address domestic animal control, fences, roads and ditches are included in the required notes on the Richardson Minor Subdivision Final Plat. Section 7-202 Wildlife Habitat Area Response: Site development will occur within a limited amount of area, of the property, while the remainder of the property will remain in its natural state thus preserving vegetative habitat for protection, food source and cover for wildlife. 4 Section 7-203 Protection of Waterbodies Response: South Canyon Creek runs through the property from a south to north direction. The minimum 35 foot setback from the Typical and Ordinary High Water Line will be observed regarding the placement and construction of the new residence. The applicant is requesting a waiver regarding Section 7-203 B, `Structures Permitted in Setback'. The applicant is requesting that the new well be located within the 35 foot setback area from South Canyon Creek. A statement regarding the waiver is included in this application. Section 7-204 Drainage and Erosion Response: The natural site topography, along the valley floor, runs in a south to north direction toward the northern boundary of the property. The proposed development should have no impact on the natural drainage patterns of the property. All areas disturbed, during construction activities, will be revegetated with native grasses. Section 7-205 Environmental Quality Response: The intended residential uses should not have an adverse effect on air quality or water quality. Section 7-206 Wildfire Hazards Response: The existing residence is situated on the valley floor and the new residence will be sited in the valley floor, as well. A 30 foot wildland fire defensible space exists around the existing residence. A 30 foot defensible space will be created around the new residence. The new residence will be constructed of non-combustible materials. The existing residence has a metal roof. I met with Greg Bak, Fire Marshall with the Glenwood Springs Rural Fire District at the site to discuss the proposed subdivision and access drive. He recommended some improvements to the access drive which we have responded to in a redesign of certain portions of the driveway. We also added an emergency vehicle turnaround at the end of the drive. Section 7-207 Natural Hazards and Geologic Hazards Response: The site does not present any geologic or natural hazards. The building foundation and wastewater system, for the new residence on Lot 2, will both be designed by a professional engineer licensed to practice in the State of Colorado. The specific requirements are also stated in the notes on the Final Plat. Site development will occur on slopes 12% or less. Section 7-208 Reclamation Response: Site disturbance will be limited to construction activities associated with the residential buildings and access drive. Those specific areas, disturbed during construction, will be reclaimed with native grasses. DIVISION 3 — SITE PLANNING AND DEVELOPMENT STANDARDS Section 7-301 Compatible Design Response: The existing and new residential structures are compatible with other residential structures in the neighborhood. The existing and proposed residences are condensed along the west side of the property and approximately 300 feet away from County Road 134. The development is partially screened from the county road by existing vegetation. Section 7-302 Off -Street Parking Response: The new residence will provide two (2) off-street parking spaces as required. The existing residence has more than two (2) existing off-street parking spaces. Section 7-303 Landscaping Standards Response: Not applicable for residential uses. Section 7-304 Lighting Standards Response: Lighting will be minimal and will consist of some safety and security lighting on structures. The light fixtures will be cut-off type fixtures and will project lighting in a downward direction and will be in compliance with Garfield County lighting standards. A plat note addresses the regulation. Section 7-305 Snow Storage Standards Response: Adequate snow storage areas will be provided for each lot. Section 7-346 Trail and Walkway Standards ro Response: Not applicable. DIVISION 4 -- SUBDIVISION STANDARDS AND DESIGN SPECIFICATIONS Section 4 — 401 General Subdivision Standards Response: The Shared Driveway Agreement assigns road maintenance responsibilities for the two (2) lots. The Shared Driveway Agreement is included in this application. The control of domestic animals and the regulation limiting certain fireplace types is addressed in plat notes on the Final Plat. Section 4 — 442 Subdivision Lots Response: All proposed lots conform to the minimum lot sizes and dimensions established in the Rural (R) zone district. Section 4 — 404 Survey Monuments Response: Upon approval and recordation of the Final Plat and associated documents, survey monuments will be set by a surveyor licensed to practice in the State of Colorado. Section 4 — 404 School Land Dedication Response: Fees -In -Lieu of school land dedication, according to the formula established in 7-444, will be paid at time of building permit. Section 4 — 405 Road Impact Fees Response: Road Impact Fees, according to Table 7-405, will be paid at time of building permit. Please review the aforementioned response to Article 7, Divisions 1, 2,3 and 4 at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact my office. Sincerely, John L. Taufer, Owners Representative ►]