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HomeMy WebLinkAbout2.0 Staff Report PC 01.09.0801/09/08 Exhibits for Wilks Subdivision Public Meetin REOUEST APPLICANT / OWNER LOCATION PROPERTY SZE SITE DATA WATER SEWER ACCESS EXISTING ZONING COMPREHENSTVE PLAN PC 01/09/2008 CR Sketch Plan: Wilks Subdivision Edward and Gloria Wilks Approximately two (2) miles northwest of the Town of silt 10.62 acres 3 lots Well ISDS CR 233 (Silt Mesa Road) ARRD Outlying Residential PROJECT INFORMATION AND STAFF COMMENTS L GENERAL PROJECT INFORMATION The Applicant proposes to subdivide the subject 10.62-aqe tract into three 3.789 acres, Lot2 has 3.075 acres, and Lots 3 has 3.748 acres. Currently, the with a single family residence (located on the proposed Lot 1). lots where Lot I has property is improved II. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN The property is located in Study Area 2, and a portion of the property lies within the 2-mile Urban Growth Boundary of the Town of Silt. The County Comprehensive Plan map shows this area designated as "outlying residential" which allows for an average density of at least 2 acres per dwelling unit. This proposal is compatible with the Comprehensive Plan and general character of the area. Because the County has an Intergovernmental Agreement (IGA) with the Town of Silt, properties in the County that fall within the boundaries of the 2-mlle Urban Growth Boundary will be referred to the Town of Silt for review. Staff will implement the Town's comment into the Preliminary Plan Staff Report. Ultimately, the County's Subdivision regulations and the IGA requires subdivision proposals to conform to and be compatible with the Town of Silt's Comprehensive Plan. III. APPLICABLE ZONING REGULATIONS The following is an analysis of the proposed development with the required zoning regulations of the ARRD zone district. A. Proposed Uses in ARRD Zonine The Applicant proposes single-family residential development on the lots which are "uses by right" in the A/R/RD zone district and therefore consistent with the underlying zone district. For other uses, the Applicant should consult Section 3.02 of the Zoning Resolution. B. Common Dimensional Requirements in ARRD Zoning 1. Minimum Lot Size of 2 acres: The Applicant proposes the property be subdivided into 3 lots that are approximately 3+ acres in size which satisfies the minimum lot size in the zoning. 2. Maximum Lot Coverage: Fifteen percent (l1%o) 3. Minimum Setback: o Front yard: (a) arterial streets: seventy-five (75) feet from street centerline or fifty (50) feet from front lot line, whichever is greater; (b) local streets: fifty (50) feet from street centerline or twenty-five (25) feet from front lot line, whichever is greater; o Rear yard: Twenty-five (25) feet from rear lot line; o Side yard: Ten (10) feet from side lot line, or one-half (ll2) the height of the principal building, whichever is greater. 4. Maximum Height of Buildings: Twenty-five (25) feet ry. APPLICABLEST]BDIVISIONREGULATIONS The following section addresses corrmon subdivision components that will need to be addressed as part of any Preliminary Plan and Final Plat submittal to the County. A. Domestic & Irrigation Water Domestic and inigation water will be provided via a proposed well augmented through an Area- A West Divide Water Conservancy District Contract. Staff will refer the Preliminary Plan application to Colorado Department of Water Resources. The State Engineer will make a finding regarding legal water for the proposed subdivision. Section 4:91 of the Subdivision Regulations requires that a water supply plan, at the same scale as the Preliminary Plan, shall provide the following information in graphic and/or writtenform: A. In all instances, evidence that a water supply, sfficient in terms of quality, quantity and depen"dability, shall be available to ensure an adequate supply of water for the proposed subdivision. Such evidence may include, but shall not be limited to: l. Evidence of ownership or right of acquisition or sue of existing and proposed water rights; 2. Historic use and estimated yield of claimed water rights; 3. Amenability of existing right to change in use; 4. Evidence that public or private water owners can and will supply water to the proposed subdivision, including the amount of water available for use within the subdivision by such providers, the feasibility of extending service to the area, proof of the legal dependability of the proposed water supply and the representation that all necessary water rights have been obtained or will be obtained or adjudicated, prior to submission of the final plat; and 5. Evidence concerning the potability of the proposed water supply for the subdivision. D. If individual water systems shall be provided by lot owners, a report indicating the availability of ample potable ground water at reasonable depths throughout the subdivision and the expected quality and long-term yield of such wells, with the written report by a registered professional engineer licensed by the State of Colorado, qualified to perform such work; and E. If applicable, a Plan of Augmentation and a plan for subdivision water supplies, as required by law, with the supporting engineering work signed by a Colorado registered engineer, shall be submitted by the applicant, even if the applicant is not the actual supplier of water. Section 9:51 requires an adequate potable and irrigation water supply shall be available to all lots within a subdivision, taking into consideration peak demands to service total development population, irrigation uses, and adequate fire protection requirements in accordance with recognized and customary engineering standards. 9:52 Individual wells may be used as the water supply, provided the applicant has submitted the required documentation to the appropriate water court, and the Colorado Division of Water Resources will approve well drilling permits for all lots within the development. B. Waste Disposal The application states that wastewater generated from the two new residential uses on Lots 2 and 3 are to be accommodated by ISDS. Lot 1 presently has an ISDS in place serving the existing dwelling. C. Roads / Access All three lots have significant frontage along CR 233. Presently, there is one access point from CR 233 that serves the property. The application represents one (1) new access to serve Lots 2 and 3. At the time of Preliminary Plan the application will be referred to Garfield County Road and Bridge. Additional access points must be approved the Road and Bridge Department. D. Fire Protection The property appears to be located in the Rifle Fire Protection District. As such the Applicant shall be required to address the following sections of the subdivision regulations in the Preliminary Plan application. 9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire protection district to ensure that all lots have primary and secondary access points to escape fire entrapment. 9:73 Where there is no central water system available, a centrally located fire protection water tank shall be designed to meet the fire protection needs of the subdivision and be approved by the appropriate fire protection district. 9:74 Water used for fire protection purposes does not have to be potable water and may be from a source separate from the domestic supply. E. Drainage The Applicant will need to address the requirements identified in Garfield County Zoning Resolution of 1978, as amended regarding drainage on the subject property: 4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PIAN A drainage plan, at the same scale as the Preliminary Plan and prepared by an engineer registered in the State of Colorado, shall depict the following information in graphic and/or writtenform: A. Existing water courses and lakes; B. Limits of tributary areas, where practical; C. Computations of expected tributary flows; and D. Design of drainage facilities to prevent storm waters in excess of historic run-off from entering, damaging or being carried by existing drainage facilities, and to prevent major damage or Jlooding of residences in a one hundred (100) year storm, showing: l. Area subject to inundation; and 2. Location and size ofproposed culverts, bridges, ditches and channels. 9:41 Drainage easements, channels, culverts and required bridges shall be designed by an engineer registered in the State of Colorado. 9:42 Atl drainage facilities shall be designed based on a twenty-five (25) year frequency storm. 9:43 Were new developments create run-off in excess of historic site levels, the use of detention ditches and ponds may be required to retain up to a one hundred (100) year storm. 9:44 All culverts shall be designed such that the exposed ends are protected by encasement in concrete or extended a minimum of three feet (3') beyond the driving surface on each side. Culverts, drainage pipes and bridges shall be designed and constructed in accordance with AASHO recommendations for an H-20 live load. F. Floodplain The subject property does not appear to be situated within an identified flood plain. G. Wildlife The Applicant shall be required to address the following at preliminary plan: 4:70(D) Wildlife - Description of wildlife habitation, including big game ranges based on the mapping practices of the Colorado Division of Wildlifu. H. Soils / Geoloev The application provides that the soils in the area include Heldt Clay Loam, Ildefonso stony loam and Potts Loam. These soils appear to be suitable for Individual Sewage Disposal Systems. The Applicant shall also address the following section in the Subdivision Regulations for preliminary plan: 4:70 SUPPLEMENTAL INFORMATION: GEOLOGY & SOILS Information on the following characteristics of the area proposed for subdivision shall be shown graphically and/or by reports, whatever is appropriate, for a complete description of existing conditions, and shall include: A. Geology - Description and/or illustration by a registered professional engineer licensed by the State of Colorado of bedrock lithology and the stratigraphy of overlaying unconsolidated materials in sfficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in road excavations and ills, expansive soils, drainage patterns, structural bearing strength, or the like; I. Vesetation The Applicant shall be required to provide a weed management plan to be approved by the County Vegetation Manager as well as provide a revegetation security prior to final plat to ensure that any required revegetation is established for improvements made in the subdivision. The Applicant shall also address the following section in the Subdivision Regulations: 4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND WILDLIFE J. Vegetation - Map and description of plant associations following practices of the Soil Conservation Service and including a description of adapted materials and the location of major tree masses. K. Mineral Estate It is unclear if the property's mineral estate has been severed and is owned or leased to another party. If so, the Applicant shall include a plat note on the final plat stating the following: "The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s)." L. Easements A 30' access/utility easement encumbers the property. The existing easement provides access to an adjacent parcel situated to the north. The Silt Pump Canal runs along the northern border of the subject property. The proposed development as represented will not impact the existing irrigation ditch. The Applicant shall depict all proposed and existing easements on the Preliminary Plan. M. Assessment / Fees The property is located in Traffic Study Area 4 which requires a $104 per average daily trip (ADT) fee be paid to the County in a traffic impact fee. This fee will be figured at the time of final plat. The Applicant could expect to pay an approximate fee of $2,985 of which Vz shallbe paid at final plat and included as a component of the Subdivision Improvement Agreement (SIA). The remaining half shall be divided among the lots to be paid at the time building permits are submitted to the County for individual lot development. The development is also located in the RE-2 School District. As such the developer is required to pay the appropriate School Site Acquisition Fee to be paid at final plat and included as a component of the Subdivision Improvement Agreement (SIA). This fee is generally calculated as $200 per residential unit. N. Recommended Plat Notes/ Covenants Please be aware, the County requires the Applicant place the following plat notes be included on the final plat and in protective covenants: 1. Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101, et seq. Inndowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect of living in a County with a strong rural character and a healthy ranching sector. All must 6 2. 3. be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manurq and the application by spraying or otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may naturally occur as a part of a le gal and non-ne gli gent a gricultural operations. No open hearth solid-fuel fireplaces will be allowed anywhere within the subdivision. One (1) new solid-fuel burning stove as defied by C.R.S.25-7-401, et. sew., and the regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling units will be allowed an unrestricted number of natural gas burning stoves and appliances. All owners of land, whether ranch or residence, have obligations under State law and County regulations with regard to the maintenance of fences and iruigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining propefi. Residents and landowners are encouraged to learn about these rights and responsibilities and act as good neighbors and citizens of the County. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State University Extension Office in Garfield County. All exterior lighting will be the minimum amount necessary and all exterior lighting will be directed inward and downward towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries. One (1) dog will be allowedfor each residential unit and the dog shall be required to be confined within the owner's property boundaries. The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s). Greenbelt as shown on this final plat shall be defined as "land retained in an open or unimproved condition, except for agriculture, for the placement of landscape materials, including trees, shrubs and grasses and structures limited to foot paths, bridges, irrigation stntctures, erosion protection devices and underground utilities, or improved for park use as defined herein; ownership of such land may be private with an easement or reservationfor greenbelt use by deed restriction, or it may be dedicated to the public. Designation of greenbelt does not imply provisionfor access by the public." 4. 5. 6. A. Sketch Plan Comments and Preliminarlz Plan Review The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of the Planning Commission review. If a Preliminary Plan for the proposed subdivision is not presented to the Garfield County Planning Commission by that date, the Applicant will have to submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. MEMORANDUM To: Craig Richardson From: Steve Anthony Re: Comments on the Wilks Subdivision Sketch Plan Date: December 21,2007 Thanks for the opportunity to comment on the Wilks Subdivision Sketch Plan. My comments are as follows: Noxious Weeds A. Inventory and mapping-Staff requests that the applicant map and inventory the property for Garfield County Listed Noxious Weeds. There may be Russian olive, tamarisk, jointed goatgrass, and Russian knapweed on the property. B. Weed Management-The applicant shall provide a weed management plan for the inventoried noxious weeds. The County is particularly concerned about noxious weeds found on irrigation ditch banks. GARFIELD COUNTY Building & Planning Departrnent Review Agency Form Date Sent: December 5,2007 Comments Due: December 27,2007 Name of application: Wilks, Edward & Gloria Sent to: Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staffs contact: Craig Richardson 109 Sth Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfield Countli Road & Bridge Department would request an onsite meeting to look at the proposed driveway access entrance to the propefty. We would request that the current driveway access meet the current driveway access standards if it does not already meet the cuugul$andalds. If the new proposed driveway access meets the criteria for a drivewav access a driveway access permit will be issued by Garfield County Road & Bridge Department with conditions specified in the driveway acceitpeqtott. on the new dri ntrance to Cr Control Devices- Name of review agency: Garfield County Road and Bridee Dept By: Jake B. Mall Date December 10. 2007 stop sign and installation shall be as required in the MUTCD (Manual on Uniform Traffic Revised 3/30100