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Home My WebLink About2.0 Staff Report 05.16.1983r PROJECT INFORMATION AND STAFF COMMENTS PROJECT NAME: Mountain Fuels REQUEST: Request for Sketch Plan and Exemption from further subdivision review OWNER: Mountain Fuels Service Company LOCATION: Approximately 1/2 mile west of the Rifle City limits on the north side of Highway 6 & 24 SITE DATA: Approximately 9 acres in size. WATER: Proposed from the City of Rifle SEWER Proposed individual septic PROPOSED ACCESS: One common access off old Highway 6 & 24 (Now a county road) EXISTING ZONING: Resource lands/gentle slopes and lower valley floor ADJACENT ZONING: North: R/L South: R/L East: R/L West: R/L I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: The Comprehensive Plan indicates that an area within one mile of an urban area of influence to have a recommended density of no greater than one dwelling unit per two acres. Although this parcel is greater than the one mile limit, the City of Rifle has indicated that they expect that this parcel will be contiguous to the city limits within the near future. (Correspondence dated March 11, 1982) II. DESCRIPTION OF THE PROPOSAL: A. Site Description: This proposal lies along the north side of Highway 6 & 24 and is currently served water by the City of Rifle. The applicant is proposing individual septic systems. Currently, Mountain Fuels has pipe storage, a compressor station, and a wood framed house used as an office, all within the Parcel A of their property. B. Project Description: The applicant desires to create three parcels from the existing 9+ acre parcel. Two parcels will be approximately 2 acres in size and the third will be approximately 6 acres. The applicant intends to apply for a special use permit to allow mobile homes on each of the two acre parcels if the subdivision request is approved. The applicant first applied for a subdivision exemption through the Board of County Commissioners. Because the applicant did not technically meet the exemption requirements, the Board suggested that the applicant withdraw their proposal and apply for sketch plan exemption through the Planning Commission. III. MAJOR ISSUES AND CONCERNS: A. Review Agency Comments: 1. Colorado Department of Health: Recommends that a gamma radiation survey be done prior to construction. Applicant had this survey done and the results were negative; there is not an existing radiation hazard on the property. 2. Colorado Department of Highways: A letter was received from the State Department of Highways. They stated that the applicant does not need to apply for an access permit. (See letter, page 21 .) -14- 3. City of Rifle• The applicant has an agrigent with the City for expanding water services. However, this has not be signed as of yet. Further comment from the City is as follows: a. Parcel B be contiguous to the old Highway 6 & 24 with a strip of land no less than 25 feet width between Parcels A and C. b. Development of the septic systems be such that the connections to City sewage systems can be made when the property annexes. c. Placement of the new structures should be in conformace with city setbacks (i.e. 25 feet from old Highway 6 & 24, 5 foot side yard setbacks and 25 foot rear setbacks) B. Staff Comments: 1. The Garfield County Planning Commission recommends approval of the Mountain Fuels Sketch Plan and exemption request on April 12, 1982 with the following conditions: a. The lots be adjusted to accommodate all of the setback requirements within the zone district. b. The appliant present proof of water availability from the City of Rifle prior to Final Plat recordation. c. The access to the lots be limited to one common private drive and that that permit be approved by the State Highway Department prior to Final Plat recordation. d. The septic system be designed and built as recommended by the City of Rifle. 2. The lot lines have been adjusted to accommodate the set back requirements of the R/L zone district with the exception of a concrete pad located on Parcel A. The existing plat shows the pad being only 25 feet from the proposed side lot line. However, the City of Rifle has asked that we honor their setback requirements. Their side yard setback is five feet which would mean that this proposal would conform with Rifle's setbck requirements. 3. The City of Rifle has stated that the applicant does have an agreement with the City for water service. However, a copy of the written agreement should be obtained prior to final approval of the subdivision exemption. 4. As stated, the Highway Department does not require the applicant to have an access permit since the property is accessing old Highway 6 & 24 which is now a county road. However, the common access and driveway easements to each parcel should be on the plat prior to final subdivision exemption approval. IV. FINDINGS: 1. The Sketch Plan conforms to Section 4.01, Sketch Plan requirements of the Garfield County Subdivision Regulations. 2. The Sketch Plan conforms to the requirements of the zone district in which thedeveloment is located iwth the exception of the side yard setbacks for the concrete pad on Parcel A. 3. The proposed land use is compatible with the surrounding uses. V. RECOMMENDATION: Approval of the Sketch Plan and request for exemption from further subdivision review with the following conditions: 1. That the lot line be adjusted to bring the concrete pad in Parcel A into conformance with the R/L zone district setback requirements. A copy of a written agreement with the City of Rifle for water service be submitted prior to final subdivision exemption approval. a. That common access and driveway easements to each parcel be noted on the plat prior to final subdivision exemption approval. 4. That the final plat shall be recorded with the Garfield County Clerk and Recorder's Office. $400.00 School Assessment Fee be submitted prior to signing of the Resolution. 6. That the septic systems be designed and constructed as recommended by the City of Rifle. -15- • • COLORADO DEPARTMENT OF HEALTH Richard D. Lamm Governor Y � SiNE N Ut^j N...1 8 79 March 10, 1982 Paul Mannino, Planner Garfield County Planning Dept. 2114 Blake Avenue Glenwood Springs, Colorado 81601 Re: Mountain Fuels Subdivision Exemption Request Dear Mr. Mannino: Frank A. Traylor, M.D. Executive Director MAR 1 51982 GARFIELD co _.. This subdivision appears to be beyond any significant impact of air- borne radiation from the Union Carbide uranium mill tailings piles. However, due to a history in the Rifle area of mill tailings having been deliberately carried to various properties, we recommend that a gamma radiation survey be done on each parcel of land before construction begins. Assistance in such surveys is available from our Grand Junction office (Tel. 245-2400) Bud Franz, 125 N. 8th St., Suite 10, Grand Junction, Colo. 81501. If we may be of further service, please contact this Division. Since ert J. Hazl:, 1i ec .r Radiation Cont of Division AJH:RG:er cc: Bud Franz 4210 EAST 11TH AVENUE DENVER,COLORADO 80220 PHONE (303) 320-8333 CARD A 1 ADDRESS: OCATION •. NUMBER 20 21 22 23 24 OCCUPANT'S NAME: OWNER'S NAME 25 OLORADO STATE DEPARTMENT OF HEALTH 125 N. 8th St., Grand Junction, 245-2400 GAMMA RADIATION SURVEY FORM CITY w1 7 8 9 10 DIR. 26 COUNTY i u STREET NAM 11 12 13 STATE 0 5 14 15 DATE FORM COMPLETED 16 17 18 ) 27 28 29 30 31 32 33 34 35 36 37 38 39 40 (Last name first - Initials for first and middle name - husband and wife) 17> — r -- y -- c= 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 r ��7 .i/ 7".. 1 59 60 61 62 63 64 65 66 67 68 69 70 71 72 GAMMA SCREEN l 78 (OWNER'S ADDRESS 31_6•47/ CARD B 1 F E :1- 2 "N' LOCATION NO. or"R'LETTER 3 0 4 5 G i 1 6 7 41 42 43 44 45 UNCJi C J1MENT 23 CLASSIFICATION Y) 77 604 N0I H 0 G 1 I I.•) 2 i , 25 31 32 LOCATION IIIG 11 46 33 34 35 73 74 75 76 TAILINGS USE 1-; Developmental Imlet Review 828 COLORADO STATE DEPARTMENT OF HIGHWAYS DIVISION OF HIGHWAYS March 24, 1982 Mr. Paul Mannino, Planner Garfield County Planning Department 2014 Blake Avenue Glenwood Springs, CO 81601 RE: SUBDIVISION EXEMPTION REQUEST - MOUNTAIN FUELS Dear Mr. Mannino: Please be advised that Section 2.12 Conformance of Sub- divisions of the Access Code (copy attached) applies to the referenced development. One access to U.S. 6 will be permitted for the undivided parcel. This access will be designed and constructed in accordance with the requirements of the Access Code. The developer should submit plans showing the highway and driveway plan and profile, drainage and its impact to the highway right of way, and the proposed access approach design. These plans should be submitted to this office for review and evaluation prior to applying for an access permit. Very truly yours, VERNON R. LEONARD ASSISTANT DISTRICT ENGINEER By ED GEBHARDT DISTRICT TRANSPORTATION PLANNER EG/jme Enclosure cc: Leonard/Sturm Campbell Soanicek Cass File P.O. Box 2107 GRAND JUNCTION, CO 81502 (303) 242-2862 • • COLORADO STATE DEPARTMENT OF HIGHWAYS DIVISION OF HIGHWAYS APR 2 9 1983 sui.11,11) Garfield County Planner 2014 Blake Avenue Glenwood Springs, CO 81601 Gentlemen: April 28, 1983 P. 0. Box 1430 Glenwood Springs, CO 81602 (303)945-7441 Steve Nicotaipes of Mountain Fuel Supply Company, P. 0. Box 11150, Salt Lake City, Utah 84147, contacted the Highway Department regarding access to property along old S.H. 4 (now a county road) west of Rifle. He plans to put two residential sites on this property for caretakers. Since he already has access from the property on to a county road, he will not need to apply for access from the Colorado Division of Highways. Should you have questions, please contact me. Very truly yours, cc: ROBERT P. MOSTON DISTRICT ENGINEER Sr. Highway Foreman Bradbury file Mtn. Fuel P.O. Box 2107 GRAND JUNCTION, CO 81502 (303) 242-2862 siv MEMO TO: PAUL MANNINO, GARFIELD COUNTY PLANNING DEPARTMENT FROM: CITY OF RIFLE PLANNING DEPARTMENT'` DATE: March 11, 1982 RE: Subdivision Exemption Request, Mountain Fuels MAR 12 1982 iELU Expansion of the existing City water service on this site will require City Council authorization for the two additional units proposed. Water service has been provided to individual sites subject to the condition that they will annex when contiguous. The maps for this parcel do not provide for an accurate representation of where the current City limits are located. If this parcel is contiguous to the City limits, the request should be processed for annexation. However, it does not appear that this parcel is contiguous tb the City at the present, but anticipated annexations within this area could make the parcel contiguous in the near future. Division of this property should comply as closely with City standards as possible. The following conditions should be considered for this request: 1 An agreement with the City for expanding water service be approved by the City prior to final approval of the subdivision exemption. 2. Parcel "B" be continous to the old Highway 6 with a strip of land no less than 25 feet in width between Parcels "A" and "C". 3. Development of the septic systems (if proposed) be such that connections to City sewage systems can be made when the property annexes. 4. Placement of the new structures should be in conformance with City set- backs (i.e. 25 feet from Highway 6, 5 foot side yards and 25 foot rear yards). 337 East Avenue P.O. Box 1908 Phone 625 - 2121 a'WZO72ZMOME OF "OIL SHALE" U.S.A. Rifle, Colorado 81650