HomeMy WebLinkAbout3.0 Staff Report• •
PROJECT INFORMATION AND COMMENTS
PROJECT NAME: Mountain Fuels request for Sketch Plan and exemption from
further subdivision process.
OWNER: Mountain Fuels Service Company
PLANNER: Mid Coolbaugh
LOCATION: Approximately i mile west of the Rifle city limits
on the north side of Highway 6 & 24.
SITE DATA:
WATER:
The site is gently sloping and has native grass vegetation
A test performed by the Colorado State Health Dept., dated
March 22, 1982, indicates that there is not a radiation
hazard on the site.
From the City of Rifle for the existing use. The applicant
will have to go through the city for additional services
for the two additional proposed lots.
SEWER: Proposed individual septic
PROPOSED ROADS: Will need a private drive for access
EXISTING ZONING: Resource lands/gentle slopes and lower valley floor
PROPOSED ZONING: Same
ADJACENT ZONING: North: R/L
South: R/L
East: R/L
West: R/L
RELATIONSHIP TO THE COMPREHENSIVE PLAN:
The comprehensive plan indicated 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 within
the near future (correspondance dated March 11, 1982)
DESCRIPTION OF PROPOSAL:
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.
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 the exemption request and apply for sketch
plan exemption through the Planning Commission.
MAJOR CONCERNS:
A) Comprehensive Plan: This proposal is not in conflict with the comprehensive plan.
B) Zoning: R/L zoning would allow for the proposed two acre parcels; however, this zone
district requires a side yard setback of 100 feet. Approval of this proposal as present
would create two non -conforming setbacks for the existing wooden structure and the concrete
pad both on proposed Parcel A. The City of Rifle has asked that we honor their setback
requirements. Their side yard set -back is five feet, which would mean that this proposal
would conform with Rifle's set -back requirements.
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C) Standard Conditions
Review Agencies:
1) Colorado Department of Public Health: Recommended 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 hazards.
2) Colorado State Department of Highways: Requests the developer 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 their office for review and evaluation prior to applicant applying
for an access permit.
3) City of Rifle: a) An agreement with the City for expanding water service
be approved by the City prior to final approval of the subdivision exemption.
b) Parcel B be contiguous to the old Highway 6 with a strip of land no less than
25 feet in width between Parcels A and C.
c) Development of the septic systems (if proposed) be such that the connections
to City sewage systems can be made when the property annexes.
d) Placement of the new structures should be in conformance with city set -backs
(i.e. 25 feet from Highway 6 & 24, 5 foot side yards and 25 foot rear yards).
4) Rifle Fire Chief: no response to date.
FINDINGS:
1. This request meets the requirements of the R/L zone district with the exception of
the side -yard set -back requirement.
2. Approval of the proposal as presented would create an existing, non -conforming
structure on proposed lot A.
3. The applicant does not have proof of water availability at this time.
4. This parcel of land will most likely be a part of Rifle in the near future,
5. The request does not conflict with the comprehensive plan.
6. The applicant does not have an approved highway permit for the proposal.
7. Adequate referrals have been sent out to consider exempting this proposal from
further subdivision procedures.
RECOMMENDATIONS:
Approval of the sketch plan with the following conditions:
1. The lots be adjusted to accommodate all of the setback requirements within the
zone district.
2. The applicant present proof of water availability from the City of Rifle prior
to final plat recordation.
3. The access to the lots be limited to one common private drive and that this
permit be approved by the State Highway Department prior to final plat recordation.
4. The septic system be designed and built as recommended by the City of Rifle.
Approval of the exemption from further subdivision procedures be tabled until such time
that any conditions required by the Planning Commission be addressed to their
satisfaction or to the satisfaction of their designated representatives.
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