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HomeMy WebLinkAbout02. Project Description & StandardsProject Description Introduction and Summary The proposed Dunlap Minor Subdivision generally consists of the creation of three residential lots from an existing 24.41 -acre lot, located at 591 County Road 259, west of County Road 259. The property is zoned Rural and is located about 3.6 miles west-northwest of Silt. The property is rural and agricultural in nature with a low ridgeline running roughly north -south through the property with approximately one-third of the property to the west and two-thirds to the east of the ridge. There are some moderately steep slopes (approximately 30 -percent) on the southerly tip of the ridge. The existing residence is in the northeast part of the property and will be on proposed Lot 3; anticipated to be approximately 5.435 acres. Lot 2 is south of Lot 3 and to be approximately 10.224 acres. Lot 1 is proposed for the western approximately 8.752 acres, west of the ridge. Waiver request items include the following: - Domestic Wells —The wells for Lots 1 and 2 will be drilled upon final approval of the subdivision and prior to final recording. A well exists for the current residence which is to be located on proposed Lot 3. A professional drilling company with knowledge of the area reviewed the site and anticipates to ability successfully provide water for the 2 proposed residences. - Water quality testing — The testing of the domestic water wells will be provided at the time of drilling. The following list more specifically address Section 5-402. C. 8. of the Garfield County Land Use and Development Code (LUDC): a) No zone change is proposed from the existing Rural zoning. b) The only proposed uses for the subdivision are residences. No commercial uses are proposed. c) As mentioned above, the lot sizes are proposed to be: Lot 1 = 8.752 -acres, Lot 2 = 10.224 -acres, Lot 3 = 5.435 -acres. d) A total of two additional single-family dwelling units are proposed, for lots 1 and 2. The dwelling units are anticipated to be on each side (west and east) of the existing ridge on the property and roughly half -way up the slopes. e) Major improvements for the subdivision would include driveways, water wells, sewage systems, dwelling units and the associated parking and yards. Please see the discussion below. f) As mentioned in item b, above, no non-residential floor space is proposed. g) The lots are quite large for single family residences, leaving a significant area of the lots Open Space. Any Open Space would be private. h) No school sites are proposed for this subdivision. i) The specific location, dimensions, and specifications for new wastewater treatment systems will be included at the time of building permit application for each new residence. Attached is a copy of a standard OWTS Operations and Maintenance manual. The existing residence system documentation is also attached. j) The specific locations for the water wells will be provided upon drilling of each well. A waiver to drill the wells after approval is included with this documentation. Proposed locations are indicated on accompanying mapping. k) Utilities, which may consist of electrical and communication lines are expected to follow proposed driveways. I) Anticipated landscaping is expected to roughly mirror the landscaping of existing residences in the area and would likely include the planting of various shrubs, trees, flowers, and lawns. The parcel is currently served by two access driveways from County Road 259. The northerly driveway serves the existing residence and the southerly driveway accesses the agricultural lands. The proposed Lots 1 and 2 would be accessed by sharing the existing southerly agricultural driveway across Lot 2. The proposed lots are sufficiently large to easily accommodate the required infrastructure to service the future residences. An engineering analysis was performed and indicates the shared driveway can be constructed in the location shown on the attached mapping while keeping maximum grades at or below the 12 -percent maximum allowed. Municipal water lines are not currently available to the subject property. Domestic water is proposed to be served by wells legally covered with West Divide Contracts. The current residence is served by an existing well and the two proposed lots would be served by wells to be drilled. A local drilling company Shelton Drilling) has been consulted for drilling the two new wells. Their preliminary opinion is that, based on their extensive experience and the available data in the area, there should be no problems providing physical water to the proposed units via new wells. Municipal sewer service is not available to the subject property. On-site Wastewater Treatment Systems (OWTS), are proposed for lots 1 and 2. The existing lot 3 is currently served by an existing OWTS. Preliminary percolation tests were performed, and profile pits were reviewed in anticipated residence locations. It is the engineer's opinion that sufficient viable land area exists to provide the required OWTS's. Responses to LU DC The intent of the following section is to specifically address the relevant portions of the LUDC, roughly mirroring the code's format. Responses are Italicized. 4-203 Description of submittal Requirements A. Professional Qualifications. 1. Civil Engineer. The Civil Engineer for the project is Nathan Bell, PE33401 with Bell Consulting, LLC. 2. Surveyor. The Surveyor for the project is Bookcliff Survey Services of Rifle, Colorado. 3. Geologist. The project is not located in a geologic hazard area and there are no significant features to create a hazard. Site specific design requirements will be addressed during the building permit process for each lot. 4. Wildlife Expert. A wildlife expert is not required as all information is taken from Garfield County mapping and the project is not located within any critical habitat areas. 5. Water Supply Expert. The Civil Engineer for the project is Bell Consulting, LLC.. 6. Vegetation Management Professional. Bell Consulting, LLC. In conjunction with Garfield County Vegetation Management will provide assessment and recommendations. 7. Other. No other professionals have been retained by the Applicant for this project. B. General Application Materials. 1. Application Form. An application form will accompany this report. a. Authorized Representative. The applicant is the owner. b. Applicant is Not the Sole Owner. The applicant is the sole owner. c. Applicant is an Entity. property and a recorded Statement of Authority for that person. The Applicant statement of authority is provided. 2. Ownership. The application shall include a deed or other evidence of the owner's fee title interest in the land for which a Land Use Change is proposed. Attached 3. Adjacent Property Owners and Mineral Owners and Lessees. If an application requires mailed notice, the application shall include the following: a. A list and a map of real property, the owners of record and mailing address, within a 200 -foot radius of the subject parcel as shown in the Office of the County Clerk and Recorder. Adjoining owners are shown on the accompanying Plat and Site Plan. b. A list of mineral estate owners in the Subject Site, their name, and the mailing address for each owner or lessee. Mineral rights are owned by: Ora Jane Urban- 0284 County Road 259-A; Rifle, CO 81650 4. Fees. Required fees will be paid by the owner/applicant at the time of submittal. 5. Project Description. A description of the project including a statement of need, and detailed information about the project such as timeline for development, hours of operation, number of employees, project size (acreage of the site), size of proposed buildings and structures (sq. footage, height), similar related attributes such as parking lot size, access roadway information, and overall capacity (i.e. gallons, barrels) or numbers of units or equipment (i.e. number of residential units, number of compressor units, pipeline size/length etc.), and an explanation of all functional aspects of the proposed facility such as the processes activities, function, operations and maintenance that will occur as part of the project, A statement of need will be submitted separately from this report by the owner/applicant. Please refer to the Introduction above for a general discussion of the project. 6. General Requirements for Maps and Plans. The requirements of this section are included on the accompany maps and plans. 7. Combination of Map and Plan Requirements. Applicant may request at a pre -application conference to combine various plan and specification requirements of this section into a single submission. The Director may allow combination of the plan requirements if: N/A 8. Applications for Major Projects. The Director shall inform the Applicant of any project that may include 200 or more employees of the additional application requirements, including: N/A C. Vicinity Map A Vicinity Map is included in this report and on the Site Plan drawing. D. Site Plan: A site plan is included with this application which depicts the proposed layout and improvements for the project. 1. Legal Description: The legal description for the project is Section: 33 Township: 5 Range: 92 A TR. IN THE SENE CONT. 24.41 AC. AKA LOT 3 JEWELL EXEMPTION (24.41 ACRES). 2. Survey: A survey, prepared by a registered Professional Surveyor licensed to practice in the State of Colorado, is included in this submittal. 3. Topography: A topographic map, including: significant on-site features is included in this submittal/shown in the site plan maps. 4. On-site features: A topographic map, including: significant on-site features is included in this submittal/shown in the site plan maps. S. Existing And proposed parking: Existing parking and driveway are depicted on the site plan. Proposed parking will be included at building permit application. 6. Roads - existing and proposed: Existing roads, railroad tracks, irrigation ditches, fences, and utility lines are depicted on the site plan. A proposed driveway for Lots 1 and 2 is shown on the plan maps. 7. Easements: Easements and rights-of-way, as provided by the project surveyor, are depicted on the accompanying site plan maps. 8. Area -parcel, buildings, parking: Parcel information is depicted on the accompanying site plan maps. 9. Zone district: The Zone district in which the subject parcel is located is Rural. 10. Structures: Existing structures are shown on the site plan maps, proposed structures will be shown on the building permit application. 11. Elevation drawings showing existing grade, Finished Grade, and height of the proposed structures above existing grade; Architectural / elevation drawings will be submitted with the building permit application. 12. Location and size of leach field, sewer service lines, and treatment facilities to serve the proposed use; The three proposed lots are to be served by onsite wastewater treatment systems. The proposed lot with the existing dwelling unit has an existing sewage system in place. The two proposed lots will be served with new sewage systems. A more detailed description of the sewage plan is included in an attached report. 13. The source and capacity of the water supply, including location and size of well(s) and/or water lines to serve the proposed use; The source of water for the project is proposed to be on-site wells. Proposed Lot 3 is contains the existing residence served by an existing well. The two proposed lots are to be served by new wells. A more detailed description of the proposed water supply plan is included below. 14. Location and size of signs for the purpose of identification, advertising, and traffic control.: Address numbers are anticipated as the only signage. E. Grading and Drainage Plan: Shown as not required in Table 5-401. F. Landscape Plan: Shown as not required in Table 5-401. G. Impact Analysis Shown as not required in Table 5-401. H. Rezoning Justification Report: Re -zoning is not proposed for the property. Statement of Appeal: Not Applicable. J. Development Agreement: A development agreement will be negotiated with County Staff. K. Improvements Agreement: An improvements agreement will be negotiated with County Staff.. Proposed improvements will adhere to design standards of the county or prevailing engineering practices. L. Traffic Study: Shown as not required in Table 5-401. M. Water Supply and Distribution Plan: 1. Water Supply. For the purposes of this plan, 1 Single -Family Equivalent (SFE) shall equal 350 gallons of water per day, regardless of the type of use. a. Water Supplied by a Water Supply Entity. N/A b. 14 SFE or Fewer. Developments that require water for 14 SFE or fewer and will not be served by a Water Supply Entity shall provide a plan that describes how the water supply will be sufficient for build -out of the proposed development in terms of water quality, quantity, dependability, and availability. In determining adequacy of the proposed water supply, the following considerations shall apply in addition to requirements of the State Engineer and County Public Health Department: (1) The average daily demand of the entire service area and the proposed development shall accommodate peak demands to service the total development population and shall account for any irrigation or agricultural uses. Garfield County regulations anticipate 150 gallons per person per day times 3.5 persons per residence equaling 525 gallons per day per unit for domestic use. Contracts from West Divide Conservancy District were obtained to serve domestic use of the wells. These contracts are for single family residences with up to 15,000-sf of irrigation. SEE CONTRACTS ATTACHED (2) The average daily demand for commercial and industrial uses shall be reviewed based on the anticipated demand of the proposed development, based on standard engineer's criteria. No commercial or industrial uses are proposed for this project. (3) The demand for irrigation water shall be based upon the type of vegetation to be maintained, soil characteristics, the historic yield of the property, and available water rights. The property currently has 21 -acre feet of Silt Water Conservancy District Project water which will be divided between the 3 lots based on the historical designated irrigated areas. Lot 1 = 6 -acre feet Lot 2 = 10 -acre feet Lot 3 = 5 -acre feet (4) The water supply demand for fire protection shall be based upon recognized and customary engineering standards and requirements of the applicable fire protection district. Subdivision developments shall comply with the provisions of section 7-109, Fire Protection.... The project is not anticipating any on site fire storage as it is located in the Colorado River Fire Rescue district and will be served with existing facilities. The Fire District is a reviewing agency and we anticipate comments based on the application. (5) For projects served by wells: (a) A minimum 4 -hour pump test shall be performed on the well(s) to be used. The results of the pump test shall be analyzed and summarized in a report, including basic well data (size, depth, static water level, aquifer, etc.) pumping rate, draw down, recharge, and estimated long-term yield. The report shall be prepared by a qualified professional engineer or ground water hydrologist and shall include an opinion that the well will be adequate to supply water for the proposed uses. The report shall also address the impacts to ground water resources in the area.. Physical wells will be drilled upon approval of the Dunlap Minor Subdivision. A waiver request is included as part of the application. (b) If a well is to be shared, an Applicant shall submit a legal well -sharing declaration addressing all easements and costs associated with operation and maintenance of the system and identifying the person responsible for paying costs and how assessment will be made for those costs. N/A. (c) Water quality shall be tested by an independent testing laboratory for the following contaminants: alkalinity, arsenic, cadmium, calcium, coliform bacteria, chloride, conductivity, copper, corrosivity, fluoride, hardness, iron, lead, magnesium, manganese, nitrate/nitrite, pH, sodium, sodium adsorption ratio, sulfate, total dissolved solids, uranium, zinc and alpha/beta radioactivity. Additional testing may be required for other contaminants that occur within the County. The results shall show that the Maximum Contaminants Levels (MCLs), as set forth by the CDPHE within the Colorado Primary Drinking Water Standards, are not exceeded, or the Applicant has otherwise identified a treatment system that will bring the water within acceptable MCLs. Annual testing, testing for other contaminants, and testing for secondary drinking standards including taste, odor, color, staining, scaling, and corrosion is also recommended. Water quality tests will be conducted upon drilling of the wells. A waiver is part of the application. c. Greater than 14 SFE. Developments that require water for greater than 14 SFE and that will not be served by a Water Supply Entity shall provide a plan that describes the following:. Demands for this project will be less than that for 14 SFE. d. Development That is a Division of Land. If the development is a division of land and is not served by a Water Supply Entity, the plan shall include all the information required in section 4-203.M.1.b. or section 4-203.M.1.c. depending on SFE, as well as the following evidence required by C.R.S. § 30-28-133(3)(d): (1) Historic use and estimated yield of claimed water rights; Water rights for domestic use are covered by West Divide Contracts. Irrigation water is provided by Silt Water Conservancy District Project water divided as outlined above. (2) Amenability of existing rights to a change of use; Historic water rights for agricultural use will remain as agricultural rights. (3) Evidence that private water owners can and will supply water to the proposed Subdivision stating the amount of water available for use within the Subdivision and the feasibility of extending service to that area; and N/A (4) Evidence concerning the potability of the proposed water supply for the Subdivision. Water quality tests will be conducted upon drilling of the wells. A waiver is part of the application. 2. Water Distribution. For a water supply that serves 15 or more taps, or 25 people, or is located within 400 feet of an existing Central Water System and connection is practicable and feasible, a Central Water Distribution System is required. The system shall be designed by a qualified professional engineer licensed by the State of Colorado and shall be approved by the CDPHE and the County. The proposed water supplies will supply fewer than 15 taps and serve fewer than 25 people. Well locations are depicted on the site plan maps. N. Wastewater Management and System Plan 1. Wastewater Management. a. If the proposed land use is to be served by an existing public collection system and treatment facilities, evidence that provision has been made for adequate service to the proposed land use, in compliance with State and local regulations. This project is not proposed to be served by an existing public collection system. b. If On -Site Wastewater Treatment systems (OWTS) are proposed, the following information shall be provided: This project is proposed to be served by OWTS. (1) Evidence that the OWTS will comply with the County's OWTS requirements and requirements of the CDPHE, Water Quality Control Commission; An OWTS design specific to each new lot will be provided at the time of Building Permit application. (2) Documentation of soil percolation tests and other studies required to determine maximum seasonal groundwater level and depth to bedrock, in compliance with the County's Individual Sewage Disposal requirements; Documentation of the soil percolation tests accompanies this report. Refer to Engineer's report attached. (3) Test locations shall be indicated on the Plat; The approximate locations of test locations are depicted on the site plan maps. (4) Tests shall be performed by a qualified professional engineer; and Tests were performed by a qualified professional engineer and future design of site specific OWTS's will be provided at time Building Permit application. (5) A proposed management plan for operation and maintenance of on-site systems. A copy of the Operation and Maintenance (O&M) manual for the proposed systems accompanies this report. c. If a new wastewater treatment facility is proposed, the following information shall be provided: N/A. d. Description of the proposed method of financing the collection and treatment facilities. The proposed OWTS will be financed by future lot purchasers at the time of building construction. e. Wastewater System Design. A wastewater system shall be designed by a qualified professional engineer licensed by the State of Colorado, and reviewed by the Community Development Department. The system shall be designed in compliance with the standards established by the CDPHE. Site location approval shall be obtained from the Colorado Water Quality Control Commission for systems requiring their approval. OWTS will be designed by a qualified professional engineer licensed by the State of Colorado at the time of lot development. (1) The collection system shall not be designed for less capacity than the anticipated maximum daily sewage flow or treatment requirements. Where guidelines and standards are not available, the design intended for use shall be reviewed by the Community Development Department. (2) Collection systems shall be designed and sized to comply with the guidelines and requirements of the applicable service provider. Approval of the proposed system by the service provider shall be a recommended condition of approval. Collection systems shall be sized to meet present and future demands of the proposed development. Oversizing for likely extensions may be required. f. Occupancy Restrictions. Where connection to a central collection and treatment system is proposed and approved, but not available until installation or expansion of such facilities is completed, no uses shall occupy the lot until the collection and treatment system is available to service the proposed use. No connection to a central collection and treatment system is proposed. g. Repair and Maintenance. Adequate provisions for repair and maintenance of the wastewater system shall be required. The proposed lots are of sufficient size for replacement OWTS to be installed in the event of a failure of the primary system. h. Public Systems. For proposed developments within 400 feet of an existing sanitary sewer main, the BOCC may require the subdivider to make provisions for the extension of service, including escrow funds for the installation of sewer mains and house connections, in addition to the installation of temporary individual on-site sanitary disposal systems. The proposed project is not within 400 feet of an existing sanitary sewer main. Private Systems. If a public system is not available, a central on-site treatment plant and collection system or dry line with an OWTS may be used until the central system is available. The system shall be in compliance with appropriate municipal standards, and accepted by the County Public Health Department. N/A. j. Minimum Lot Requirements for Private Systems. The proposed system shall comply with the minimum lot requirements set forth in Table 7-105. However, the minimum lot area may be increased and the number of uses permitted under the applicable zoning district may be decreased if the County Public Health Department determines that the proposed use of septic tanks or other individual sewage treatment facilities could result in a danger to public health. All three proposed lots are over 2 acres in size. O. Floodplain Analysis. When a project is located within a Special Flood Hazard Area, if there is an indication or suggestion that a project is located in a SFHA, or if a project is a division of land or a PUD over 5 acres in size or proposes 50 lots or greater, the application must include a Floodplain Analysis. 1. Floodplain Specific Site Plan. The Applicant shall submit a Site Plan with specific information pertaining to the SFHA and shall include the following elements. The Floodplain Administrator may require, or the Applicant may choose to submit, a more detailed version of all or part of the Site Plan. Any elevation information shall be provided in the North American Vertical Datum of 1988. FEMA produced FIRM mapping is not available for the project site. A site-specific analysis was performed and is attached herewith. The site encompasses two main drainages that are dry channels inundated with irrigation during periods of the summer and with occasional storm flows. The east channel is subject to potential inundation extending outside of the main channel during 100 -year flood events. The area is indicated on the attached Site Plan. a. Base Flood boundary and water surface elevations; b. Floodway boundary; c. Channel of water course; d. Existing and proposed topographic contours shown at vertical intervals of no greater than 2 feet; Existing contours are shown on plan maps. Proposed contours are not shown as no over lot grading is anticipated at this time. Site specific grading will be provided as a part of the Building Permit application e. Elevation of the Lowest Floor, including Basement and garage, or each existing and proposed structure; Base elevations are indicated on the plan maps and the Plat. f. Proposed elevations to which structures will be flood -proofed; N/A g. Existing and proposed location, dimension, and elevation of proposed landscape alterations, structures, streets, water supply and any sanitation facilities; Existing structures are indicated on the map. Proposed well and percolation test locations are also indicated. h. Boundaries and total land area of existing and proposed impervious surfaces, including structures; and Impervious areas are negligible based on the overall size and low density of the proposed development. i. Location of existing water supply ditches, irrigation ditches and laterals. Irrigation ditches are shown on the plan maps. 2. A certificate from a qualified professional engineer or architect that the nonresidential flood -proofed structure shall meet the flood -proofing criteria in section 3-301.C.2., Specific Standards for Nonresidential Construction. N/A 3. An elevation certificate from a qualified professional surveyor, engineer or architect that certifies that all residential construction and mechanical equipment will be at least 1 foot above BFE. Elevation certificate will be required at time of building construction. 4. Description of the extent to which any watercourse or natural drainage will be altered or relocated as a result of proposed development. Drainages will remain unaffected by the development. 5. An engineer's report completed by a qualified professional engineer experienced in hydrology or hydraulics, using a methodology acceptable to FEMA or the CWCB, that address the standards in section 3 -301.B -G. of this Code. 5-402. DESCRIPTION OF SUBMITTAL REQUIREMENTS. A. Professional Qualifications. Please see our response to section 4-203.A. above. B. Yield Plan Map. Shown as not required in Table 5-401. C. Sketch Plan Map Shown as not required in Table 5-401. Please see our response to section 4-203. above for report. D. Preliminary Plan Map. Shown as not required in Table 5-401. E. Final Plan Map. Map provided as part of the submittal. F. Final Plat. Final Plat shall be of an engineer's scale. Final Plat shall be prepared in a clear and legible manner on reproducible film stock measuring 24 inch by 36 inch with clear margins of 2 inches on the left-hand side and % inch on the remaining sides. The Final Plat shall contain the following information, as well as any additional information as required by the Director and/or BOCC, in a format prescribed by the County: The Final Plat will be prepared by the project Surveyor and submitted separately from this report. For reference, appropriate items in Section F., are included on the site plan maps. G. Open Space Plan Map. Shown as not required in Table 5-401. H. Visual Analysis. Shown as not required in Table 5-401. Codes, Covenants and Restrictions. The Applicant may propose or the BOCC may require the preparation of legal documents to govern the division of land, including any associated Homeowner Association and any other codes, covenants and restrictions. Any required legal documents shall be recorded with a Final Plan/Plat approval. Shown as not required in Table 5-401. J. Final Subdivision or Subdivision Exemption Plat Information. The Application must submit the following information including that listed in Table 5-401 in order to complete an application for plat vacation. Final Plat is included as a part of the submittal.