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Home My WebLink About2.0 Staff Report PC 09.26.079t26107PC DP PROJECT INFORMATION AND STAFF COMMENTS REOUEST APPLICANT / OWNER LOCATION PROPERTY SIZE SITE DATA WATER SEWER ACCESS EXISTING ZONING COMPREHENSTVE PLAN PROPOSED DENSITY Sketch Plan: Daniels / Hasenberg Jody Daniels and Gregory Hasenberg Approximately 2.5 miles south of the City of Rifle and within the Grass Mesa Ranch Subdivision. Parcel2,A. (Daniels) - 39.93 acres Parcel2 (Hasenberg) - 39.89 acres Total = 79.82 acres 7 Single Family Residential Lots Central Water System - Well ISDS Quick Silver Way (private road), access to County Road 319 ARRD (AgriculturallResidential/Rural Density) Subdivision (Grass Mesa Ranch) 11.4 Acres / Dwelling Unit (No ADU's) 5.7 Acres / Dwelling Unit (With ADU's) Daniels / Hasenberg - Sketch Plan Location Map 500 1,000 2,000 Feet Location and Zoning Map - "X" marks oiVgas well permit area Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 i.-rr t, >.X x ffi @ ilr*, BXE Daniels / Hasenberg - Sketch PIan Hazards Map 0 385 77A Daniels / Hasenberg Subdivision - Sketch Plan Plaruring Commission: September 26, 2007 '1,540 Feet t]l* Lj#4F 4f ]w Proposed Sketch Plan Daniels / Hasienberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 :I ;!;to ilr U, ; E z qda6 rSHq xP"AdB:6 {gE .aa E:E ii ; 7s A^ -\;f,mE )pln :6 li_l o Zt V) I( AzE9 ata T*.\ e9.;da:=t;F >H6U- iiHu-<c E, F- "Z -o!!'rE. ::i o_o.H I3 S$,+ a5trF _uE pE -<o r--- l)-",:f_ ..-.---- - : i:i:,t.-ir; Ct . - Daniels i Hasenberg - Sketch PIan 0 265 530 1,060 Feet Aerial Photo of Subject Parcels Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 GENERAL PROJECT INFORMATION The Applicants are proposing to subdivide a 39.93 acre parcel and a 39.89 acre parcel (total of 79.82 acres) into 7 single-family residential lots which all have access to County Road 319 via internal and private steets. The property is located approximately 2.5 miles south of the City of Rifle in Gras Mesa Ranch. The Applicant proposes to have potable water provided by a central distribution system supplied by wells and the use of individual sewage disposal systems (ISDS) for waste disposal. The subject property is currently comprised of two parcels (39.93 acres owned by Jody Daniels, and; 39.89 acres owned by Greg Hasenberg). The subject properties are located in the ARRD zone district which has a minimum lot size of 2 acres. In addition, the subject properties are located in the Gras Mesa Ranch Subdivision which requires a minimum of a 10 acre lot size. Below is an excerpt from the Covenants for Grass Mesa Ranch Subdivision: 15. SuMtvIrlon. )lo Lot vlthtn tlr: proparttce rhell bc rubdlvldrd lnto suell"r Lot"rlnttl Dcclrrant hae rold rn<I convcyrd rlxty (60) Lotr,pr unlII.Irnucry l, :C00, nhlchever thell flret occu?, *hrrcupou auy Lot rnry bc eubdtvided upon obtaJnlng oll neceeeery (louot,rr rnd othcr govcrn .ntal approval o{ ryih ruhdtvlaton provlded chat no rcrultlng tot ehrll be lesa than ten.$d) ecrcs ln rlrt. There is currently one dwelling unit located on the property owned by Hasenberg (39.89 acres). The Applicant is proposing to have one dwelling unit per lot to establish a total of 7 dwelling units. In addition, the Applicant is proposing to allow one Accessory Dwelling Unit per lot, providing for a maximum total of 14 dwelling units for the entire subdivision. There are some moderate slopes on the property, but none to the severity that they show up on the County Slope Hazard Map. However, as is identified in the Hazards Map on Page 3 of this Staff Report, there are areas in the north and west portions of the proposed development area which appear as "Major Hazard Areas". The "Major Hazard Area" is described as: Keywords Theme: geology, hazard, mudflow, fan, subsidence, evaporite, slope Place: Garfield County, Colorado, CO Description Abstract Major Geologic Hazards, Garfield Counrty, CO Purpose A union of all major geologic hazards extracted from the 1976 geologic study by Lincoln DeVore Laboratories. This layer was used in the establishment of Comprehensive Plan maps beginning in 1994. Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 The subject parcels are in an area considered to be of "low" fire danger (see map at right). II.GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject parcels are located within Study Area2 of the Comprehensive Plan and designated as "Subdivision". The proposed housing density is 5.7 dwelling units per acre with the inclusion of Accessory Dwelling Units. Without Accessory Dwelling Units, the project is anticipated to have a density of 1 1.4 units per acre. Staff has identified several goals and objectives within the comprehensive plan which are relevant to this proposal: 2.0 HOUSING GOALS To provide all types of housing that ensures curuent and future residents equitable housing opportunities which are designed to provide safe, fficient residential structures that are compatible with and that protect the notural environment. It is Staff s opinion that due to topography, visibility, and fire danger that density which is inconsistent with the Comprehensive Plan is inappropriate for this area. 2.0 HOUSING OBJECTIVES 2.5 Residential development should respect the natural characteristics of a particular site, including topography, vegetation, v)ater features, geologt and visual relationships with suruounding land uses and view sheds. Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 7.0 WATER AND SEWER SERVICES POLICIES All development proposals in rural areas without existing central water and / or sewer systems will be required to show that legal, adequate, dependable and environmentally sound water and sewage disposal facilities can be provided before project approval. The County will require developers proposing 1Sr^S to provide data that demonstrates to the County that the proposed site can accommodate these systems prior to project approval. The Applicant shall satis$ these requirements prior to Preliminary Plan. 8.0 NATURAL ENVIRONMENT Garfield County will encourage a land use pattern that recognizes the environmental sensitivity of the land, does not overburden the physical capacity of the land, and is in the best interests of the health, safety, and welfure of Garfield County. POLICIES 8.7 Garfield County will require development on lands having moderate or minor environmental constraints to mitigate physical problems such as minor rockfalls, l7 to 24 percent slopes, minor mudflows, potential subsidence, high water tables, slow percolation, radioactive soils and/or coruosive and expansive soils. The Applicant shall submit a geotechnical study addressing the slopes and soil conditions on the property prior to Preliminary Plan III.APPLICABLE ZONING REGULATIONS The following is an analysis of the proposed development with the required zoning regulations of the ARRD zone district. Pronosed Uses in ARRD Zone District The Applicant proposes to construct 6 new single family residential units (1 single family residential unit currently exists on proposed Lot 3) within the combined 79.82 acres. This use is a "LJse by Right" within the ARRD zone district. [n addition, the Applicant is proposing to allow each lot to develop one Accessory Dwelling Unit. An Accessory Dwelling Unit requires a Special Use Permit within the ARRD zone district. Common Dimensional Requirements in the ARRI) zone district 1. Minimum Lot Size of 2 Acres Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 7.1 7.3 A. B. Maximum Lot Coverage: Fifteen percent (15%) Minimum Setback: o Front yard: Twenty-five (25) feet from front lot line; o Rear yard: Twenty-five (25) feet from rear lot line; o Side yard: Ten (10) feet from side lot line. Maximum Height of Buildings: Twenty-five (25) feet IV. REFERRAL AGENCIES Staff referred the application to the following State agencies and / or County Departments for their review and comment. Comments received are briefly mentioned below or are more comprehensively incorporated within the appropriate section of this memorandum. 2. J. 4. A. Rifle Fire Protection District B. County Road and Bridge Department No Comments Received (See Exhibit F) V. APPLICABLE SUBDIVISION REGULATIONS The following section addresses common subdivision components that will need to be addressed as part of any Preliminary Plan and Final Plat submittal to the County. A. Water / Water Oualitv / Irrieation Water The Applicant is proposing a shared water distribution system to presumably be maintained by the Home Owners Association (HOA). There is one existing well on the Hasenberg parcel which is legally able to serve up to 3 dwelling units (well permit number 216160). Additional water supply will need to be identified and permits obtained prior to Preliminary Plan demonstrating that adequate and legal water supply is available for the entire proposed development. In addition, a water distribution plan including a financing mechanism, utility plan, well sharing agreement and water quality tests must be completed prior to preliminary plan. In addition, if the Applicants anticipate developing Accessory Dwelling Units for each parcel, then adequate and legal water must be obtained for these units. Currently, the Applicants have provided the following letter from Christina F. Sloan of the Noone Law Firm summarizing the plan to obtain legal and adequate water for the property owned by Jody Daniels: Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 Gcrually, a wull was drilltd on Lot ? in 1999 fDaniels Well No, 1). The rnonitoring well pernit ut*r lvhidl &e urcll *r*s &illed has expirud, r mpy of which i$ strrcfted- Once we obtain & conutsct for sppr,orimately &qr aso'.ftct f'&f') of augmrnration water frorn the Wc$t Dividc W*tr Canscwar*y Di$trict flIYDWCD"}, cre will apply fur a geuclul prrrpoer well prrnit to fiU and refill trc popooed Danids pod, ruplace pond evapontion; inigrm up to ?0,000 $quarc ftctof lawn and gardur, scrrrc fircproeuion purpccs. wlEr up to eighidomxtic anirnalg *rd provi& dormstic in-houss watir fix up B four houscs. Ultimately" mlgh. nis gcrmrel trrrrc wdl will suve only the drclling thlt Jody i!$erds to hrild forhimrelf. Ore ths tubdivisiom is rppr,oved, arrd &6 furr loits haw bcon crc&tc{ ura wilt thcn appty for sn cxcrryt \tlll Pcnnit for cach d the o*rer threc lots. wtrictr pernrits will allow for tlomxtis in- hqrse usaonly. The liil rrd r"fill of the pon{ the irrigution, the ftrc protection, ud tk domestic animsl untedng will alwaSn bc hl$n ftom kniels ltlcll Nrl l. Wc also inrcrd to fiIc an Application fur Juniw, Conditionrl, Undeqrourd tffatcr Ri$ts this summer to prDtsct &c Daniels ltr*ll No. I into&cfutrue. kior m ne$ing wi& rm abut sccuriag wEEr for trc subdivision, fody applid fior a IIUDUICD augmenaticn oosbact fur two a.f. frr irigetim af 10"000 squele &s oftaca and gar&n, dora*tie in,house usc for one house; fire pmtection: augmentatiou of cvsporetio$ and watrring of two domcsth animnls. I have cnclosed a ffipy of his ortginsl WDWCD Contracr #O?03tSGDta) tor your filcs. Hc has sincc rcgrestcd en arnc*drned to &c coutract per the infurmatba dis<nrnsed above- The amendment must be appircved by \ilDWCD's Bosrd of Dilctouq so I du nor silicipeta rw"ivirrlg the executcd uncndtacnt for approximatety o&e rno{rth. I will Sbrwsrd a copy of the amendd mrrtact to 3rou as soolt as I am able. Section 4:91 of the Subdivision Regulations requires that awater supply plan, ot 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 dependability, shall be available to ensure an adequate supply of water for the proposed subdivision. Such evidence may include, but shall not be limited to: I. 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 woter 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 ond 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. B. If a central supply and distribution system is to be provided, a general description of the system, as designed by a Colorado registered engineer. In addition: l. Nature of the legol entity which will own and operate the water system; and Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 l0 2. Proposed method offinancing the water system. 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, inigation 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 Applicant is proposing to use individual sewage disposal systems (ISDS) for each dwelling unit in the development. Staff understands that the current dwelling unit on proposed Lot 3 is currently served by ISDS. A detailed soils report shall be submitted prior to preliminary plan. At this point, the Applicant has submitted the following information pertaining to the soils on the subject property: Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 1t t $RASS ME.$A 45-Morval-Tridell complex,6 to 25 perceflt slopes. These moderately sloping to hilly soils are on alluvial fans and sides of mesas. Elevation ranges from 6,500 to 8,000 fipet. l'lie soils fbrmed in rsworked alluvium derivtxl fronr basalt and sandstone. The average annual precipitation is about 15 inches, the average annual airtemperature is about 44 degrees F. and the average frost*free period is about 100 days. 67- Torriortt&ents- Rock ou tcrop com plex, steep, This broadly defined unit consists of exposed sandstone and shale bedrock and stony oils that are shallow to moderately deep over sandstone and shale and stony basaltic alluvium. Areas of this complex occur throughout the survey area. The soils and outcrops are moderately steep to very steep. Slope ranges kr:m 15 to 70 percent. 68 * Vale silt loam,3 to 6 percent slopes. This deep, well drained, gently sloping soil is on me$&s, terrace$, and alluvial fans. llevation ranges from 5"000 to 7,200 feet. This soil formed in calcareous eolian material. The average annual pnecipitation is about 14 inches. the average annual air temperature is about 48 degrees F, and the average frost-free period is about 120 days. figure 3. Approximate area of Proposed Dewlopment placcd over a U.S.D.A - S-C.S, soils rnap. 1. Section 4:92 requires that if no central sewage treatment works is proposed qnd individual sewoge disposal systems will be utilized, a description of the sewage, the disposal means, as well as evidence as the result of soil percolation tests and produce excavations to determine maximum seasonal ground water level and depth to bedrock shall be provided. In addition: i. Indicated by location on the plat; ii. Performed and signed by a registered professional engineer licensed by the State of Colorado; Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 12 iii. Adequate in number and location to meet requirements of the Gorfield County Individual Sewage Disposal Requirements and the Colorado Department of Public Health, Water Quality Control Commission; and 2. If individual sewage disposal systems are to be utilized, a proposed management planfor the operation and maintenance of on-site systems shall be provided. C. Roads / Access The Applicants are proposing private intemal roads to access the internal parcels. The nearest County roads are CR 352 and CR 319, both of which are approximately 2 miles away and accessed via a network of private streets developed within the Grass Mesa Ranch Subdivision. As the intemal road is proposed to serve five dwelling units, in accordance with Section 9.35, the road shall be designated to the Semi Primitive standard which requires a 40' ROW, 8' lanes, 2' shoulder, 4' ditch width, 5% shoulder slope, 50' minimum radius, 10% maximum grade, and engineered stabilization and drainage. Private access easements which serve only one property are considered driveways. The private streets proposed within this development are essentially of a "dead end" character as described in Section 9:33 of the Subdivision Regulations of 1984. As the access roads are over 600' in length and offer no secondary access, Staff suggests that the Applicant redesign the street network to abide by Section 9:33 of the Subdivision Regulations. The roads planned within the development will need to meet the requirements set forth in Section 9:33 prior to Preliminary Plan. Section 9:33 states: 9:-13 Garfield County approved then the Cul-de-sacs and dead end streets may be desi$recl under the follou,ing circuustauce:: A. Cul-de-sacs rua-v bs pemritted prorided they are rlot n]ore than six hurdred feet (600) in lerigth aud have a tui:rarormd mclirn of nol less than fo.r).fi.'. feet (45') t'oruthe center of :he cul-de-sac to rad edge aud fift1'foot (50') riglr.t-of,-rua,v for rcsidential der,elopment ald rot less tlun seve*t-'i,'-five foot (75') rightof-u.ny for couurelcial/irdustrial deteloprnent u'here tmctor trailer ulcks rviil enter the propertl'err by prnr.iding a T-slmped nularound with a urininlun tuming radirrs of fift,v feet {'50') for resideutial developrueut atrrl seventy-fir,e feet (75') for commerciaUindurtlial der:elopment u'herc uactor trailer htcks will enter the proper\.. The Board omy approve longer cul-de-sacs for topoplaphical rea:ons and it can be pror,ed that fu'e protectioti and eruergency epn'ess and access is provided as a parl ofthe longel desigar: and B. Dead encl streets shall tre discoulaged. except in cases u'here the deatl end is rueant to be tenporary with the intent to exterd or colurect the dp{rt-of-r,r,ay in the futrue. If a dead eud street is appror,ed, rooru for plorved snorv storage shall be inchrded b,v providing a T-shaped ftmraround witlr. a minillun tuming radius of {itty feet (50') for resideltial developmeut atd sevent-v-five feet (75') for colulercialfindnstrial der,elopment rvhele tmctor trniler tnrcks will enter tlie plopelt]'. A deacl end street being differert finm a cul-de-sac in tlut a dead end street has ao perraneut ftunarouud at the end of the steet. Road and Bridge recommends (See Exhibit F) that if the subdivision new subdivision should be placed on the driveway access exemption list. Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 is In 13 addition, the Road and Bridge department indicated that "the increase in traffic flow generated by this subdivision would have minor impacts on the traffic load on both roads (CR 352 and CR 31e)." In addition, the Applicant shall respond to the following Section: 4:9J Off-site road irupacts shall be eraluated for subdrrisions througlh conrpietioa of a traffic study identi$'iag &e volume of traffic ganerated &onr the de'r'dopmer:t. basrd oa Trip Gesrration Rate calculaticls utilizins ths l:rost current Instinrte of Traffic Eogilerrs, Trip Gentratior Manual. to ertab[sh au Al-erage Darly Traffic (ADT]. The road impact fee sha1l be established as a result af eatering tie applicablt data idenufied it the Road hnpact Fee calcrrlatiou trVork Sheet located in Appetdix A- Fifq. percent (50%) of the road impact fees shall be collecred at the Final Plat for a subdiriuorl if the affected Counry road projectis scheduled to start*itbir: fl'r:e Jrears m a Capital Inpror.ements Plac adopred b1' the Board of Countl Conrmissiolers- All ofles road impact fees rvill be colltcted ar the issuarce of a buildrng perrnit. Any road impact fees collected rr:ll be put rato a reparate i.utere:t brariag accoturt rtr tLe Corurt-r Treasurels offrce, for each road th*t iarpact feer are collected, All fees collectrd aad intere:t accrued nrurt be spent oa capital rmprovemelt"s to the specific road for n'hich the iees N'ere collected u.rthin tn'eut1" (10) years of the date that the fee is establirhed- A-11 capital expraditures rlust be cotsistent r','ith the capital improremeuts plan used as a trasi: for etablishing thr fee. If aftu nvutl'(20) 1-ears, the fees collected have lot been speat in accordancelsith the capital inrprovenreots ptran used to establish the fee, all fees n'ill be renrrned to the land ou'Ber of tlr propert!. assessed an irupact fee, rrith interest ar:crued, To tbe exteld the Coumy* has erpended fi.rnds coasisteat rvirh a capital inrproreneats plaa for a particular road and a propert). o&'aer has oot paid a road impact fee as required for a bpitding permit n'hich establirihes additional ADT" the rnpact fee shall br collect at tbe time a burlding permit ir issurd to tcoup the expeaditure. .A.lry fees collacted after the completior of an idartifled orad project- t ill be credited to tle appropriate project aad ..rill be used to reimburse the Corurr.y* for the fiurds adrzlced to completr the project. TIre Couary'uray use road uupact fees for a specric road urpror€meot identifrid as a critical faciliry* r.ith a higi prioriiy- for health ar:d saGt-v reasoos il a Capital Luprovemeuts Plan adopted by the Board of Counry* Commissioners. in adr-ance of the coapletioa sf the ertire road ilrpror.-emant project. anl' ruch use of frurds uust br coasisteut li"rtb the basis for the impact fee. lf, aft*r the use of road i:npact fees for a critical facrlirl road ir:pror.ement. the Cormq, fails to conqrletr the endre project ider*r-f,ed ia tbe capital irnlxor.eurnts pla:ru.rtbur tJre nriert]'t20) ].rarpuiod of collection, thr proportionate share. u.ith interest" till be returned ro the orriner of the properry sub-'iecl to the impact fee based oa the actual amoru:t of the expenditures made ou a particular road s-*-stem. As a part of the Capiral Inrprotements Plan, the Board may derermim that cenain portious of &e road ianlxor-earelts to a road are critir*l to complete. before there are an1, additicual traffic geuerating uses added to the road. If a der.elopuett is proposed before the Counry has scheduled to rnake the necessar_l' impror-ements iderrtlfled in the Capital Lnprovemeats Plaa" the del'eloper tral'be allorved to pay tLe total cost of the needed imlxoveorenx prior to tle Coulq,is schedute, The Cor:nry rr,-ill reinrburse the portion of the cost that excerds the amourt that u'ould be applicable fcr road impact fees. plur iattrest" by the time that the project had originally beaa scheduled to be corupleted. If tlrc Board of Counr-v Commissioneri have not established a base rcad cost pef, ADT for the area in quertion, the applicaot t'ill not be obligated to pror.ide arr analysis of th* off-site road impacts- Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 t4 D. Fire Protection ff,. p-p"rty ir to.ated 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 Subdivisionfire 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. 9:72 Were o central water system has fire hydrants, all fire hydrants shall meet the specifications for the appropriate fire protection agency, particularly with regard to thread size on the fire hydrants. 9:73 Where there is no central water system available, a centrally located fire protection storage tank shall be designed to meet the fire protection needs of the subdivision and be approved by the appropriate fire 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. Drainaee The property slopes in a moderate manner from the south to north with more severe slopes to the west and north. Due to the slope of the property, it does not appear that drainage will be a significant issue during subdivision design, although erosion and slope stabilization will need to be taking into consideration. The Applicant will be required to address the following at Preliminary Plan: 4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PLAN A drainage plan, at the same scale as the Preliminary Plan ond 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 tributaryflows; and D. Design of drainage facilities to prevent storm waters in excess of historic run-off from entering, damaging or being corried by existing drainage facilities, and to prevent major damage or flooding 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. Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 15 9:42 All drainage facilities shall storm. be designed based on a twenty-five (25) year frequency 9:43 Where 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 sholl be designed and constructed in accordance with AASHO recommendations for an H-20 live load. F. Floodplain There are no known live watercourses on this property. As such there are no floodplain issues which are known at this point. There is a natural drainage which runs south to north through the center of the proposed development area. It is Staff s understanding that this is only becomes active intermittently during storm events. G. Witdlife The Applicant will need to respond to Section 4:70 as outlined below: 4:70 SLTPPLEMEIfTAL INFOR.}'1ATIOir-: GEOLOGY. SOL. \€GETATIO)I Al'lD I\/TLDLIFE Inforruatioa on the follou.ing characteristics of the erea protr)osed for subdir.ision shall be shoua graph,icaliy andiorby reports" rvhater.er is appropriate, for a courplete descriptioa of existing conditions- and shall include: D. E ildlife - Descriptiou of u.ildhfe habitatio:r. includir:g big game ranges based oa the arappir:g practices of the Colorado Dir-ision of lVrldlife. H. Soils / Geoloev The Applicants have included the below information regarding soils located on the properties. A detailed soils study shall be submitted prior to preliminary plan. Ftlure 3, Approximue arca of Proposcd Develop{Mi Plsccd uver a LJ.S.D.A - S.C.S. $ils map' Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 t6 GRASS MISA 45-Morual-Trittell complexr 6 to ?5 percent slopes. These moderately sloping to hilly sr:ils are on alluvial fans and sides of mesas. Elevation ranges from 6,500 to 8.000 f.r.e-t- T'he rioils formed in reworked alluvium derivsd from basalt and sandstone. The average annual precipitation is about 15 inches, the average annual air temperature is about 44 degrees F, and the average tiost-free period is about 100 days. 67- Torriortthents-Rock outcrop rcmplex, steep. This broadly defined unit consists of exposed sandstone and shale bedrock and stony oils that are shallow to moderately deep over sandstone and shale and stony basaltic alluviurn. Areas of this complex occur throughout the suney area. The soils and outcrops are moderalely steep to \.ery steep. Slope nanges tiom 15 to 70 percent. 68 - Vale silt loam,3 to 6 pereent slopes. This deep, well drained, gently sloping soil is on mesas, tenases, and alluvial fans. Elevation ranges from 5,000 to7,2A0 feet. This soil formed in calcareous eolian material The average annual precipitation is about l4 inches, the average annual air temperature is about 48 degrees F. and the average frost-free period is about I20 days. 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 orea 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. Geolog,, - Description and/or illustration by a registered professional engineer licensed by the State of Colorodo of bedrock lithologt and the stratigraphy of overlaying unconsolidated materials in sfficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in rood excavations and ills, expansive soils, drainage patterns, structural bearing strength, or the like; I. Vesetation The Applicant shall provide a weed management plan to be approved by the County Vegetation Manager with the preliminary plan application 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 - Mop 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. Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 t7 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 The property has two known existing easements and the development proposes a number of additional easements. As a general requirement, all easements of record shall be shown on the final plat. The properties are currently encumbered by the following easements: 1. Current 30' wide pipe line easement running along the east side of the proposed Lots 2 and 3. 2. Current 20' wide easement granted to Colorado Ute Electric for access to electric transmission line. 3. Proposed access easements of unknown widths to provide vehicular access to Lots 1, 4, 5,6, and7. M. Assessment / Fees a. School / Land Dedication The development is also located in the RE-2 School District which requires a developer to pay a School Site Acquisition Fee of $200 per lot to be paid at Final Plat. b. Traffic Impact Fee The property is located in traffic study area 1. As such, an assessment of $276 per ADT applies to this development. N. Summary of Main Proiect Challenees a. Available Water Supply The Applicants will need to provide evidence that an adequate and legal water supply exists to serve Lots 1-7 prior to Preliminary Plan. b. Internal Road Network The internal roads must comply with Section 9.33 of the Subdivision Regulations. The internal private road network as proposed are dead-end streets and each over 600' in length. O. Recommended Plat Notes/ Covenants Please be aware, the County requires the Applicant place the following plat notes on the final plat and in protective covenants: Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 18 Required Plat Notes per Garfield County Regulations: 1. Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as o normol and necessary aspect of living in a County with a strong rural character and a healthy ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, 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 gl i gent agr icultural op er ations. 2. No open heqrth solid-fuel fireplaces will be allowed anlnvhere within the subdivision. One (l) 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 low and County regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining property. 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 downwqrd towards the interior of the subdivision, except that provisions moy be made to allow for safety lighting that goes beyond the property boundaries. 5. One (l) dog will be allowedfor each residential unit and the dog shall be required to be confined within the owner's property boundaries. 6. The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferued with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s). (If Applicable) 7. No further subdivision of a recorded subdivision shall be allowed, except where it is providedfor in an approved Preliminary Plan or when the zoning of the property allows for multifamily dwelling as a use by right and the application is for multi-family dwelling. A. Sketch Plan Comments and Preliminar.v Plan Review Daniels / Hasenberg Subdivision - Sketch Plan Planning Commission: September 26, 2007 3. 4. 19