HomeMy WebLinkAbout3.0 BOCC Staff Report 11.09.1994PC 11/09/94
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Rifle Village South, Filing Two Subdivision
Sketch Plan
OWNER: RVS Partners LLC
PLANNER: Peter Jamar Associates Inc.
LOCATION: A tract of land situated in the
E 1 /2NW 1 /4 Section 20, T6S, R93W, 6th
P.M.; located approximately 1 mile west of
Rifle, off of Village Drive, in Rifle Village
South.
SITE DATA: The site consists of 14.987 acres.
WATER: City of Rifle
SEWER: City of Rifle
ACCESS: Access from Village Drive within the Rifle
Village South subdivision
EXISTING ZONING:
ADJACENT ZONING:
R/L/UD
North: R/L/UD
South: R/L/UD
East: A/R/RD
West: R/L/UD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in District B -2a, Central Water and Central Sewer,
Minor Environmental Constraints on the Garfield County Comprehensive Plan
Management Districts Map. This designation was based on the water and sewer service
available from the Rifle Village South Metropolitan District, which has been dissolved
and included in the City of Rifle utility system.
II. DESCRIPTION OF THE PROPOSAL
A.
Site Description: The property is one of two large vacant parcels contained in
the Rifle Village South Filing One subdivision plat filed with the Garfield
County Clerk and Recorder in October of 1964 (see page* 4? • ). The site is
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on a small bench above the Colorado River bottomlands. The property slopes
north at a 2% to 4% grade, until it reaches an approximately 40 ft. high bluff.
The property is bounded on the south and west by existing Rifle Village South
lots, with houses on some of the lots. The area to the north includes some
platted lots along and including the bluff. Below the bluff is a lake that has been
used by a group of people for water skiing.
B. Project Description: The applicants are proposing subdivide the 14.987 acre
tract into 51 single family lots (see map page ' a• ). According to the
application, the lots average 8100 sq. ft. in size. Based on scaled dimensions, the
smallest lots would be 55' x 145' or 7975 sq. ft.. Access to the lots is off of a 40'
looped right-of-way that feeds onto Village Drive. Water and sewer service will
be provided by the City of Rifle.
III. REVIEW AGENCY COMMENTS
A. City of Rifle: The City has requested th t the r posed development meet the
City's land use regulations (see Pages '2. ). Additionally, the letter
notes that the City will not be able to provide any additional sewer taps to the
area until they enlarge the south sewer lagoon system in 1996.
B. Bookcliff Soil Conservation District: The District Board has serious concerns
about the soils int he area and the potential for "piping". They also recommend
revegetation of all roads with weed free seed and mulch; that dogs be controlled;
and that the irrigation ditch easement be protected.
C. Division of Water Resources: The Division believes that the City of Rifle has
adequate water to serve the propos d development, but there is no commitment
from the City (see letter pages 444 _Z.
IV. STAFF COMMENTS
A. Soils/Topography: There are some severe soils limitations in this development.
The Hepworth-Pawlak Geotechnical, Inc. study included with the application
states that "foundations, street, and utilities placed in the zone of soil piping on
the alluvial fan surface next to the gullies could experience severe differential
settlement as a result of void collapse". The same study feels that the "piping
zone may extend about 50 feet horizontally beyond the top edge of the gullies".
Depending on what line is defined as "the top edge of the gullies", it appears that
here may be severe constraints to the development on lots 10, 11, 12, 23, 24, 25,
26 and 27. Additionally, the top portion of the loop road would have severe
constraints. Ifthe preliminary plan submittal still includes these lots, much more
detailed engineering/geologic analysis needs to be provided, along with detailed
engineering to identify mitigation measures.
B. Lot and Block Design: The lot layout includes what appears to be a
walking/biking path through various lots. The path would make lots 4, 23, 26,
27, 38 and 46 virtually unbuildable when someone tries to site a house on these
lots and meet the required zone district setbacks. If this path is included int he
final design, care needs to be taken to make sure that adequately sized building
envelopes are available on each lot. With the average lots being 55" x 150', the
• •
building envelopes will be 35' x 100', given 25' front and rear yard setbacks, with
10' side yard setbacks.
C. Zoning: All of the proposed lots appear to meet the 7500 sq. ft. minimum lot
size in the R/L/UD zone district.
D. Roads: The proposed 40' R.O.W. is consistent with a semi -primitive road
classification. A semi -primitive road is capable of handling a maximum of 10
dwellings. The County Subdivision Regulations in Section 9.36 requires a
minimum of a 50' R.O.W. for any street providing access to 10 to 20 dwellings.
There is no section of road in this subdivision that provides access to 10 or less
dwellings, thus the roadway design would need to be a minimum of the
standards for a "rural access roadway". This right-of-way would also be more
consistent with the City of Rifle's standards.
E. Open Space: While it is not unusual to designate unbuildable areas as Open
Space, the Open Space on the north side also poses a potential safety hazard to
young children. Due to the types of soils and the possible tubing, the developer
may want to consider creating warning signs and plat covenants notifying
parents of young children that eh area is dangerous. Staff is uncertain how to
deal with this situation, since it is unusual.
The proposed 25' wide Open Space strips seem to be a redundant
use that would be better combined with the proposed
walking/bike path and then rearranging some of the proposed
lots. This could eliminate the previously noted conflict with the
building area and the proposed walking/biking path.
F. Water and Sewer: The Preliminary Plan will have to include a letter of
commitment from the City of Rifle for water and sewer service. The City will
also need to provide evidence that it has "an adequate legal water supply, to
serve the proposed development". Given the City's position on sewer taps, the
developer may have to consider negotiating an agreement for a faster upgrade
of the system if they want to proceed before 1996.
G. Flood Plain: The entire proposed subdivision is within the 100 year flood
boundary flooding out of Helme Gulch. As a result, every home will have to
build at least one (1) foot above the 100 year flood elevation and obtain a
floodplain special use permit from the Board of County Commissioners.
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 within this period, the applicant shall submit an updated Sketch
Plan application to the Planning Division for review and comparison with the
original application.
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PROPOSED DEVELOPMENT
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P.O. Box 1908
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CITY OF RIFLE
625-2121 Rifle, CO 81650
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
October 27, 1994 3 1 ' �' ^ _ f "�
Mr. Mark Bean
Garfield County Courthouse
109 Eighth Street
Glenwood Springs, CO 81601
Re: Rifle Village South, Filing #2
Dear Mark:
/ ry.yk a.. -r.
,
Thank you for the opportunity to review the proposed Rifle Village South, Filing 2 Subdivision. At
its October 25th Planning Commission meeting, our board reviewed the Sketch Plan Submittal and
drawings.
It was the Commission's consensus that the developers should be required to design and develop the
subdivision according to the City's land use regulations. Some of specific concern were roadway cross
sections, building setback requirements, lighting, drainage improvements and geotechnical issues
associated with the area. I have enclosed some of these standards and regulations for your review.
As outlined in the submittal/project description, the City's south sewer lagoon system is at capacity
during certain months of the year. The City has received notice from the State Health Department that
the system must be enlarged by June, 1996. Our 1995 budget does not contain any capital expenditure
for this project at this time. Therefore, it is anticipated this enlargement will occur in 1996 and prior
to that no sewer taps will be sold for this subdivision.
In summation, the Rifle Planning Commission is willing to dedicate staff and commissioner time to
actively participate in the review process as it progresses through the County process.
Sincerely,
Tim Moore
City Engineer
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DESIGN AND IMPROVEMENT STANDARDS
Boundary Survey and Monumentation.
The boundary survey, internal property lines and monumentations shall meet all of the
requirements of Articles 50-53, Chapter 38, CRS 1973, as amended. Survey data shall be
checked by the Garfield County Surveyor prior to approval of the final plat. The location of
all monuments required by this section shall be indicated on the plat, and shall be installed as
follows:
A. All street centerline monuments shall be iron pin monuments five -eights inch in
diameter and eighteen inches long, set in concrete at least eight inches in diameter and
located in the ground at all points on street centerlines where there is a change in
direction or curvature, at all street intersections and at the radius point of a cul-de-sac.
B. All monuments shall be set in monument boxes of a type approved by, or obtained
through, the City, and shall be set to the finished street grade before acceptance of
the street for maintenance by the City.
C. All monuments shall have a cap bearing the number of the land surveyor setting the
monuments.
D. Accuracy between all monuments shall be not less than one part in ten thousand
(1:10,000).
E. In no case shall monuments be set more than one thousand four hundred feet (1 ,400')
apart
Lot and Block Design.
Each lot shall be designed to provide an adequate, accessible building site for a
structure devoted to the intended use of the land. Except as provided under the Rifle
Municipal Code, Title 17 (Planned Unit Development), each lot shall meet or exceed the
minimum requirements of applicable zone district regulations and shall have a minimum of
twenty-five feet of frontage on a dedicated public street; the use of an easement for principal
access to a lot shall not be allowed. Lots with double frontage shall be avoided except where
essential to provide separation from major arterials or because of the slope. Side lot lines shall
be substantially at right angle or radial to street lines when feasible. All lots shall have a
defined rear yard. Where individual water systems are proposed for each lot, the minimum
lot area as provided under applicable zone district regulations may be increased to minimize
health hazards. Blocks shall be at least three hundred feet in length and not more than one
thousand three hundred twenty feet in length between street intersections. Pedestrian
crosswalks or easements may be required in blocks whose lengths exceed one thousand feet.
Corner lots shall contain sufficient area to accommodate a building devoted to the intended
use of the lot, plus a minimum front yard under the applicable zone district regulation adjacent
to each bordering street.
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Planned Unit Development.
The Planning Commission may recommend approval of a subdivision which departs
from the usual design or regularly platted lots and blocks as a part of a planned unit
development in accordance with the provisions of the Rifle Municipal Code, Title 17.
Street Design.
Construction of streets shall conform with the following design standards and
regulations:
A. The street pattern shall conform to any transportation plan or comprehensive plan
adopted by the City Council and shall afford safe and convenient access to all lots
within the subdivision.
B. Streets shall be designed to join with planned or existing streets:
1. Intersections of streets shall be at right angles unless otherwise approved by
the Planning Commission and the City Engineer.
2. No more than two streets shall intersect at one point.
3. Two local streets meeting a third street from opposite sides shall meet at the
same point, or their centerlines shall be offset at least one hundred feet (100').
4. Arterial or collector streets meeting a third street from opposite sides shall meet
at the same point, or their centerlines shall be offset at least two hundred feet
(200').
5. The City Engineer may approve exceptions to the provisions of this subsection
in extraordinary circumstances where safety is not compromised.
C. Streets shall have the names of existing streets which are aligned in the City, or as
specified in this Manual.
D. Streets which are extensions of existing or platted streets shall bear the same
classification as that assigned to the existing or platted street in any adopted
transportation, comprehensive plan, or policy adopted by the City of Rifle and shall
conform to any special standards pertaining to such classifications.
E. Local residential streets shall be laid out to discourage through traffic, and where a
proposed subdivision borders on or includes a street designated arterial, intersections
of proposed streets with such arterials shall be held to a minimum. Lots bordering
arterial roadways may be either reverse -facing on an interior street within the
subdivision, or served by a frontage road.
F. Streets shall be designed to bear a logical relationship to the existing topography.
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G. Dead-end streets shall not be permitted. A street may end in a permanent cul-de-sac
providing that the street is not longer than six hundred sixty feet (660') and that the
radius of the turning areas be at least forty-five feet (45') to the curb, and fifty feet
(50') to the edge of the right-of-way. Adequate space shall be provided for plowed
snow storage by providing a T-shaped turnaround with a minimum turning radius of
fifty feet (50') for a residential development and seventy-five feet (75') for commercial
or industrial developments where tractor -trailer trucks will be using the street.
Where a street is designed to connect with a future street, a temporary turn -around
shall be provided with a radius equal to that required for a permanent cul-de-sac or of
an alternate design approved by the City Engineer based on the traffic movement
generated by the street in question. Such streets terminating in a temporary turn
around may exceed the six hundred sixty foot (660') limit specified above if approval
by the City Engineer. If the temporary turn -around is to exist for a period longer than
six (6) months, then the developer shall pave it and construct a curb and gutter and
sidewalks if so directed by the City Engineer. When the connection is finally made, the
developer shall be responsible for constructing the turn -around area to fit the normal
street design, and the city shall reassign the excess right-of-way back to the owners
of the adjacent property. Surface drainage on the cul-de-sac shall be towards the
intersecting street or else a drainage easement shall be provided from the cul-de-sac.
H. All subdivision streets shall comply with the "Recommended Right -of -Way Cross -
Sections," which may be adopted and amended from time to time by resolution of the
City Council. Streets, alleys, rights-of-way, sidewalks and easements shall comply
with all federal and state specifications, and, in addition, shall meet the following
minimum width standards:
1. Arterial streets shall have a minimum right-of-way of one hundred feet (100').
The minimum paved portion of the street measured from flow line to flow line
shall be forty-one feet (41'). Types 3 and 4 in Section IV of this Manual are
preferred; type 1 and 2 require City Engineer approval.
2. Collector streets shall have a minimum right-of-way of seventy feet (70'), with
a minimum paved portion, measured from flow line to flow line, of thirty-seven
feet (37'). Type 1 in Section IV of this Manual is preferred; types 2 and 3
require approval by the City Engineer.
3. Local residential streets shall have a minimum right-of-way of fifty feet (50'),
with a minimum paved portion of thirty-seven feet (37'), measured flow line to
flow line. Type 1 in Section IV of this Manual is preferred; types 2 and 3
require City Engineer approval.
4. Alleys (where permitted), twenty feet (20');
5. Crosswalk easements, ten feet (10');
6. Drainage easements, ten feet (10'), or larger if so required by the City Engineer;
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OP 3/3/93
7. Half -streets shall not be permitted, except when required to complete a half -
street already in existence;
8. Minimum street gradient for all streets shall be one half of one percent (0.5%).
Maximum street gradient shall be eight percent (8%). Streets shall not exceed
a gradient of four percent (4%) within one hundred feet (100') of an
intersection. Vertical curves shall be used at changes of grade exceeding one
percent (1%) and shall be designed to provide a minimum sight distance of two
hundred feet (200') except for arterial streets which shall be subject to state
and federal standards. To insure adequate sight distance, when street roadway
center lines deflect more than five degrees, connection shall be made by
horizontal curves. Special exceptions to the requirements of this subparagraph
must be granted by the Planning Commission and the City Council;
9. Where a street classified as arterial intersects with any other arterial street, no
on -street parking shall be allowed on the arterial street within one hundred feet
of the intersection. If the arterial street consists over its general length of only
two traffic lanes, then a third lane shall be provided and stripes painted to the
specifications of the City Engineer to enable vehicles to make left turns at such
intersections without impeding other traffic;
10. All utilities shall be installed before streets or alleys are surfaced.
11. All as-builts shall show dedicated rights-of-way;
12. All sewer and water utility plans shall clearly indicate:
a. Invert in, invert out, and rim elevation on all manholes,
b. Locate all valves, manholes, fire hydrants and/or other utilities with at
least two (2) ties from discernible objects,
c. Distance and slope between manholes to be noted as offsets to mains
from curbs or property lines,
d. Dimension existing and/or added water and sewer taps from lot corners
or readily discernible objects. Sewer taps shall have additional
dimensions from the tap to the downstream manhole,
e. All dimensions to be from fixed permanent or readily discernible objects.
Where water and sewer taps are located from lot lines, front footage
will be noted from fixed and permanent point of origin,
f. Depth of the lateral or service line shall be noted at the property line.
g. Water and sewer tap locations to be physically located on undeveloped
lots using the following means:
1
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Wayfaring Tree (Viburnum lantana)
Zabel's Honeysuckle (Lonicera zabelii)
Medium - 4 to 8 Feet at Maturity
Austrian Copper Rose (Rose fostida 'Sicolor')
Chokeberry (Arona melanocarpa)
Colorado Redtwig Dogwood (Cornus stolonifera)
Forsythia
Golden Currant
Japanese Quince
Peking Cotoneaster
Silver Buffaloberry
Snowball
Sweet Mockorange
Vanhoutt Spirea
Winged Euonymus
(Forsythia spp.)
(Ribes aureum)
(Chaenomeles lagenaria)
(Cotoneaster acutifolia)
(Shepherdia argentea)
(Viburnum opulus)
(Philadelphus coronarius)
(Spirea vanhouttii)
(Euonymus alatus)
Low - Up to 4 Feet at Maturity
Alpine Currant
Dwarf Winged Euonymus
Japanese Barberry
Potentilla
Spreading Cotoneaster
Evergreen Shrubs
(Ribes alpinum)
(Euonymus alatus 'Compacta')
(Berberis thunbergi)
(Potentilla spp.)
(Cotoneaster divaricata)
Large - Over 6 Feet at Maturity
Arborvitae
Upright Juniper
(Thuja spp.)
(Juniperus spp.) - Blue Haven, Cologreen, Spartan, Skyrocket,
Welchi, Wichita, Hetz
Medium - 2 to 6 Feet at Maturity
Spreading Juniper (Juniper spp.) - Armstrong, Pfitzer
Low - Under 2 Feet at Maturity
Creeping Juniper (Juniper spp.) - Andorra, Arcadia, Bar Harbor, Broadmore, _
Buffalo, Sea Green, Tam, Scandia, Wilton Carpet
Alleys and Easements.
Paved alleys may be provided and shall be required unless other provisions are made
and approved for service access. Easements for utility purposes shall be required along all
sides and real lot lines except those bordering dedicated streets and alleys. Drainage
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1) 4"x 4" decay -resistant posts shall be located at the ends of
sewer taps.
2) Steel fence posts shall be located at the end of water service
taps.
3) Developer shall be responsible for maintaining location posts until
lot is developed.
13. Street cut permits: From time to time, it will be nece.sary to cut an existing street to
make repairs or add additional utilities. The City o Rifle requires the developer to
obtain a permit for this work which can be obtained t rough the Building Department.
Landscape Design Guidelines.
Landscaping shall refer to any combination of livin
plants, vegetative ground cover and turf grasses, and may in
such as rock, stone and bark, as well as structural features, i
plants such as trees, shrubs,
lude natural non -living elements
cluding but not limited to walks,
fences, benches, works of art, reflective pools and fountains.
Plant Material: Existing mature healthy trees should
All new plant material should meet specifications of the Ame
(AAN) for No. 1 grade. Only trees which are balled and burl
time of planting, plants should be sized according to the fol
Type
Standard deciduous trees
Small ornamental and flowering trees
Evergreen trees
Shrubs
e preserved wherever possible.
ican Association of Nurserymen
pped should be planted. At the
owing table:
Size
1-3/4 in. to 2 in. caliper
1-1 /2 in. to 1-3/4 in. caliper
5 f . to 6 ft. in height
Ad: quate size to be consistent with
design intent.
Street Tree Requirements: In residential developme
street tree be provided for each lot of sixty (60) foot fronta
In business and commercial developments, one street tree is r
feet of frontage, or next highest number. Trees may be spac:
rather than uniformly spaced. Trees shall meet City specifica
so as not to obstruct sight distances at driveways and corne
street trees below.
ts, it is recommended that one
_• e, or the next highest number.
-commended for every fifty (50)
d irregularly in natural groupings
ions for size and shall be placed _
s. Refer to list of recommended
Off -Street Parking Area or Vehicular Use Area shall refer to all off-street areas and
spaces designed, used, required, or intended to be used for th parking, storage, maintenance,
service, repair, display or operation of motor vehicles, including driveways or accessways in
and to such areas, but not including public streets and righ s -of way.
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At least ten (10) percent of the total unenclosed parking area, including accessways, shall be
devoted exclusively to landscaping of trees, shrubs, and ground cover which reduces the
visual impact and assist in defining on-site traffic movement. Such landscaping shall include,
adjacent to any public street, a strip at least four (4) feet wide of densely planted trees or
shrubs having a minimum mature height of three (3) feet which shall be maintained in good
condition at all times.
Any such vehicular use area shall be screened from any directly contiguous lot with a
residential use or zoned for residential use by a solid wooden fence or solid wall six (6) feet
in height, or by a strip at least four (4) feet wide of densely planted trees or shrubs having a
mature height of six (6) feet.
Required screening and landscaping may be interrupted where necessary for access to
vehicular use areas.
Any such screening and landscaping shall be subject to the provisions of §17.03.195 of the
Rifle Municipal Code regulating fences, hedges, and walls.
Any vehicular use area with more than fifteen (15) parking spaces or four thousand, five
hundred (4,500) square feet shall provide landscaped islands and trees which conform to City
specifications and which are dispersed throughout the vehicular use area in such a way as to
provide visual relief with vertical landscaped elements and physical relief with seasonal
shading. Not less than six (6) percent of the interior of any such vehicular use area shall be
landscaped with such islands.
Landscaped islands should be dispersed so as to improve parking Tots by providing visual relief
with vertical landscape elements and physical relief with seasonal tree shading. Trees should
generally be provided in number equal to at least 1 tree per 150 square feet of internal
landscaped area. A mix of shade trees and evergreen shrubs is encouraged.
Each landscape island should include one or more full size trees, should be of length greater
than eight (8) feet in its smallest dimension, should include at least eighty (80) square feet of
ground area per tree to allow for root aeration, and should have raised concrete curbs.
Provisions should be made for permanent irrigation of all plant material in parking lots.
Normally, an automatic underground irrigation system is the most cost effective solution.
The property owner shall be responsible for maintaining any vehicular use area in good
condition and free of refuse and debris and all landscaping in a healthy and growing condition,
replacing it when necessary as determined by the City Engineer.
No Certificate of Occupancy for property with an off-street parking area required to provide
landscaping in conformance with these regulations shall be issued unless all landscaping on
the property has been installed in accordance with an approved landscape plan for such
property. In the event that such landscape installation has not been completed, an occupancy
permit may be issued upon the receipt by the City of a cash deposit, bond, letter of credit,
or other satisfactory financial guarantee in the amount of one hundred (100) percent of the
estimated cost of the landscaping improvements determined by an executed contract to install
such landscaping or by adequate appraisals of such cost. Such bond, cash deposit, or
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equivalent, shall further guarantee the continued maintenance and replacement of the
landscaping for a period of two (2) years after installation, but the amount of the same shall
be reduced after installation is completed to twenty-five (25) percent of the actual cost of
such landscaping. Any bond, cash deposit or equivalent deposited pursuant to this
requirement shall be released upon certification by the City Engineer that the required
landscaping program has been completed and maintained in accordance with the requirements
of the bond.
RECOMMENDED PLANT MATERIAL LIST
Deciduous Trees
Catalpa (Catalpa speciosa)
European White Birch (Betula pendula)
Flowering Crabapple (Malus spp.) - Dolgo Bechtel, Hopa, Radiant, Snowdrift
Flowering Plum (Prinus spp.) - Newport, Shubert
Green Ash * (Fraxinus pennsylvanica) - Marshall Seedless, Summit
Hackberry (Celtis occidentalis)
Honeylocust * (Gleditsia triacanthos inermis) - Imperial, Shademaster
Linden * (Tilia cordata) - Greenspire, Little Leaf
Mountain Ash (Sorbus aucuparia)
Maple * (Acer platanoides) - Emerald Queen, Norway, Schwedler
Russian Olive (Elaegnus angustifolia)
Western Cottonwood (Populus spp.) - Narrowleaf, Robusta, Siouxland, Lanceleaf,
Nor'easter
Willow (Salix globusa)
* Recommended for street tree
Evergreen Trees
Austrian Pine
Bristlecona Pine
Colorado Blue Spruce
Pinyon Pine
Ponderosa Pine
Rocky Mountain Juniper
Scotch Pine
Deciduous Shrubs
(Pinus nigra)
(Pinus aristata)
(Picea pungens)
(Pinus edulis)
(Pinus ponderosa)
(Juniperus scopulorum)
(Pinus sylvestris)
Tall - Over 8 Feet at Maturity
Columnar Buckthorn
Common Lilac
Cranberry Bush
Nannyberry
Siberian Peashrub
(Rhamnus frangula 'Columnaris')
(Syringa vulgaris)
(Viburnum trilobum)
(Viburnum lentago)
(Caragana arborescens)
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easements shall be designed to accommodate expected runoff and shall comply with the
provisions of this Manual.
Street Improvements.
All street improvements described in this Manual are the financial responsibility of the
developer, subject to the provisions of this Manual, unless specifically exempted through
written agreement with the City Council. All streets and alleys proposed for dedication to the
public shall be laid out, graded and paved from curb to curb, and painted to the specifications
of the City. Curb and gutter, sidewalks, and trails shall be installed on all streets unless
special circumstances warrant the City Council to specifically waive installation in writing.
In cases where a previously existing street which has not been brought up to City
specifications is located within a subdivision, such street shall be paved with curb and gutter;
sidewalk and other improvements shall be installed in order to meet City specifications. If any
subdivision is located adjacent to any existing street right-of-way, the developer shall provide
at least the adjacent half of such street with improvements as required to bring such street
up to City specifications. The developer shall provide and install street signs at all street
intersections and also traffic control signs as requested by the City Council through their
designated representatives, or shall reimburse the City for their initial installation. Permanent
reference monuments and monument boxes shall be installed by the developer to City
specifications.
Drainage.
Drainage easements and improvements shall be designed by a registered engineer to
accommodate expected run-off as determined by the drainage plan. Improvements shall be
installed to specification by the City Council through their designated representative. All
drainage improvements described herein shall be the financial responsibility of the developer,
subject to provision under this Manual.
All improvements shall conform to the recommendations of the soils study conducted
for the subject property which includes a ground water evaluation.
The rate of runoff from any developed area shall not exceed the historic rate of runoff
based on a twenty-five (25) year rainfall event.
The following methods of runoff estimation shall be utilized for determining the rate
of runoff from a particular site as applicable:
1. Rational Method: Used for Drainage Basins less than 20 acres in size and for
minor system design.
2. SCS TR 55 Methods: Used for drainage basins up to 20 square miles in size.
Also used for flood flow determination and design in minor and major systems.
Also used to compute flood storage volumes.
3. Unit Hydrograph: Used for drainage basins up to 1000 square miles in size.
Also used for flood flow determination and design in minor and major systems.
Also used to compute flood storage volumes.
3/3/93
1
Water Distribution.
The water main distribution system shall be designed to connect with the City water
system and make water available to each lot in the proposed subdivision. Fire hydrants shall
be located to insure protection to each lot, but under no circumstances shall a lot be more
than three hundred feet from the nearest hydrant based on front line distance. Design of the
system shall be the responsibility of the developer with all plans subject to approval of the
City Council through their designated representatives. Installations of the system shall be to
City specifications and at the direction of the City Council through their designated
representatives. Financial responsibility for the water distribution system shall be subject to
existing City regulations and agreement relating thereto between the City Council and the
developer, subject to provision of this Manual.
Sanitary Sewage Collection.
If the City is to supply sanitary sewage collection, the sewage collection system shall
be designed to connect with the City system and provide service to each lot in the proposed
subdivision. Design of the system shall be the responsibility of the developer with all plans
subject to the approval of the City Council through their designated representative. Financial
responsibility for the sanitary sewage collection system shall be subject to existing City
regulations and agreements relating thereto between the City Council and the developer,
subject to the provisions of this Manual.
General Utilities.
All utilities, except major power transmission lines, shall be underground, unless
specifically exempted by the City Council, who shall grant such exemption only in cases of
extreme difficulty. Facilities necessary and appurtenant to underground facilities or other
installation of peripheral overhead electrical transmission and distribution feeder lines, or other
installation of either temporary or peripheral overhead communications, distance, trunk, or
feeder lines may be above ground.
In the event oversized utilities are required, arrangements for reimbursements shall be
made, whereby the developer shall be allowed to recover the cost of the utilities that have
been provided by him beyond the needs of his development and standard City specification.
The method and time of payment under the reimbursements shall be established in accordance
with the current policies of the City relating to the placement of such oversized utilities.
Sidewalks.
Refer to Section IV of this Manual, Typical Roadway and Drainage Details, for the
design of sidewalks for residential, collector, and arterial streets.
Construction of sidewalks shall be to specifications set by the City Council through
their designated representatives.
All sidewalks shall be ramped and designed in accordance with the American
Disabilities Act of 1992.
/4 -
3/3/93
Bicycle and Trail Standards.
Any bike path or trail constructed as part of the Rifle Trail System shall be constructed
in accordance with the design requirements of the Rifle Trail System Planning Program and
shall be approved by the City Engineer. A minimum easement of twenty feet shall be
dedicated and a 10 foot wide path constructed.
Street Lighting.
Street lighting shall be provided by the local electric utility and paid for by the
developer. The street lighting design and materials shall comply with recommendations of the
Illuminating Engineer's Society and shall be approved by the City Engineer.
"As -built" Plans.
These guidelines shall be used by developers, builders and/or others who are required
to submit final as -built drawings. The content of these guidelines will be complied with in all
cases where applicable, but shall not be construed as being all inclusive.
These are guidelines only and do not in any way relieve developers, builders,
contractors and/or others of the responsibility to submit as -built drawings that are accurate
and complete in detail.
A. Pre -final as-builts shall be submitted on completion of all work within a phase of the
development, and the final as -built plans shall be received before any certificates of
occupancy are issued for the project under review.
B. Pre -final as-builts will be submitted for review and/or correction. Pre -finals will be two
each, blue line. One copy to remain on file with the City of Rifle and one copy to be
returned to responsible parties for any revision.
C. Final as-builts will be submitted on mylar and will become property of the City of Rifle
and a part of permanent City records.
D. All drawing files shall be submitted in a DXF or compatible format.
Warranty Time.
All public improvements shall have a one (1) year warranty time, beginning on the day
that the City has made a final inspection and found all streets, utilities and other public
improvements have been installed to City specifications. This warranty will be secured
through a line of credit, cash, performance bond, or other acceptable means. The developer
shall be responsible for requesting a final inspection of all public improvements at the end of
the one-year warranty period. At the developer's request, the City Engineer shall make an
inspection of the public improvements. When the City Engineer finds that the public
improvements meet City standards, the City Engineer or City Manager shall_ by way of a
written letter to the developer, acknowledge acceptance of the public improvements and
release the secured warranty.
/17 i
3/3/93
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CITY OF RIFLE
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TYPICAL ROAD SECTION
CITY OF RIFLE
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BOOKCLIFF SOIL CONSERVATION DISTRICT
P.O. BOX 1302
GLENWOOD SPRINGS, CO 81601
October 31, 1994
Mark Bean
Garfield County
Planning Department
109 8th ST, STE 303
Glenwood Springs, CO 81601
Dear Sir:
NOV 0 2 1994
At the regular monthly meeting of the Bookcliff Soil Conservation
District, the Board reviewed the application and plan for the
Rifle Village South, Filing 2 Subdivision and have the following
comments and concerns about the project.
The soil mapped as 3 - Arvada may have a very serious "piping"
problem on the site of the Rifle Village South. This is a
problem with underground tunnels and caverns existing on the
property. Development of the area should be restricted or not at
all. This soil may have an existing piping problem on areas now
and develop the problem on new areas in the future. The
Bookcliff Soil Conservation District suggests that the Planning
Commission visit the site and require extensive soil
investigations (by a private soils engineer) before allowing any
building on this site.
The District warns the Planning Commission that they should have
additional information before making a decision regarding this
area. Be careful; this area has a soils problem.
Any cuts for roads or construction should be revegetated to
prevent erosion. Weed free seed and mulch should be used for any
reseeding of the area. Monitoring of all seeding should be done
to see if the grass is establishing or if weeds are becoming a
problem. Reseeding or weed control practices should be
implemented if a problem is noticed.
The board is always concerned about animal control in an area
where there is the potential for conflict between wildlife or
domestic livestock and dogs from the subdivision. Dogs running
in packs of two or more can maim or kill domestic livestock and
wildlife. The District recommends animal control regulations be
adopted in the covenants for the subdivision and that they be
enforced.
Of prime concern to the Board, is the proper maintenance and
protection of any irrigation ditch which is on the site. New
landowners should be informed that the ditch owners have right of
way easement to maintain the irrigation system, that they will
•
be cleaning and working on the ditch, and that this work may be
in their yards.
The district would like to know what the impact will be on the
Wetlands in this area? All Wetlands should be protected and
remain in as pristine condition as possible.
The Board recommends that any irrigation water rights be used by
the landowners so they are maintained. Their concern is always
for soil and water conservation and preservation and plans should
consider these concerns.
Drainage has the potential to be a problem in the area and
engineering recommendations for control of drainage should be
closely followed by the builder and/or homeowner.
With increased concerns about Water Quality, the District is
concerned about monitoring chemical application for fertilizer,
weed control, and other pest management reasons. Their concern
is the chemicals that will be used to fertilize grasses and
control weeds in the area. They feel that the chemicals should
be closely monitored in this area due to the possibility that the
chemicals will soak into the soils and run off into the river.
The District suggests drilling of wells to monitor ground water
pollution, and that this expense and future expenses should be
bore by the developer.
Sincerely,
6ce-)4
Charles Ryden, P sident
Bookcliff Soil Conservation District
t
0
1
27 PREFOUNTAIN
MESA
U.S_•
Department of Agriculture
Soil Conservation Service
Page •- 1
10/31/94
NONTECHNICAL SOILS DESCRIPTION REPORT
FOR DESCRIPTION CATEGORY •-- SOI
Survey Area-- RIFLE AREA PARTS OF GARFIELD AND MESA COUNTIE
Map
Symbol
Description
3 ARVADA LOAM, 1 TO 6 PERCENT SLOPES This deep,
well• -drained soil is on fans and high terraces. This
soil formed in highly saline alluvium derived from
sandstone and shale_ The surface layer is strongly
alkaline or very strongly alkaline loam about 3 inches
thick_ The subsoil is silty clay loam about 14 :inches
thick_ The substratum is silty clay loam to a depth of
60 inches. Permeability is very slow, and available
!•nater capacity is moderate. Effective rooting depth is
60 inches or more. Runoff is medium, and the erosion
hazard is moderate.
asp
4
•
U.S. Department of Agriculture Page - 1
Soil Conservation Service 10/31/94
SOIL INTERPRETATION REPORT
Survey Area- RIFLE AREA PARTS OF GARFIELD AND MESA COUNTIE
Map Symbol, Dwellings Dwellings with Local Streets Lawns,
Soil Name Without Basements and Roads Landscaping,
Basements and Golf
Fairways
Roadfill
3 ARVADA SEVERE SEVERE SEVERE SEVERE POOR
Shrink -swell Shrink -swell Shrink -swell Excess Sodium Shrink -swell
Low Strength Low Strength
mow
as-
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 818
Denver, Colorado 80203
Phone (303) 866-3581
FAX (303) 866-3589
October 31, 1994
Mr. Dave Michaelson, Planner
Garfield County Building and Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
RE: Rifle Village South Filing II Sketch Plan
NW 1/4 Section 20, T6S, R93W, 6th P.M.
Water Division 5, Water District 45
Dear Dave:
r
►NOlf U 3 199
omer
_ .r..
nor
fs:l1 ���`r;�i� es S.lochhead
-y Executive Director
Hal D. Simpson
State Engineer
We are in receipt of your referral for the Rifle Village Filing 2 sketch plan located on two
miles southwest of the Town of Rifle, Colorado. The application is proposing to subdivide
14.987 acres into approximately 51 residential home sites and several open space parcels. The
water source for the development will be provided by the Town of Rifle.
As per Section 30-28-136 (1)(h)(I), C.R.S. 1973, the State Engineer's Office offers the
following opinion for your consideration regarding material injury to decreed water rights and the
adequacy of the proposed water supply of the subject subdivision.
Information in our files indicates that the City of Rifle may have sufficient water resources
to serve the proposed development. Our files, however, do not contain updated or current
information on the capacity of Rifle's water system. The referral also does not contain any
information regarding the water requirements of the development.
We recommend that the City of Rifle provide the County with a letter of commitment for
water service prior to final approval of this development. This water supply appears to be
adequate and is unlikely to cause material injury to other water rights provided the water
supplies are legally available under the water court decrees of the City of Rifle.
Mr. Dave Michaelson Page 2
October 31, 1994
Should you have further questions or comments regarding the water supply for this project,
please contact me at the above address.
Sincerely,
0 .A //.
David J. Fox
Sr. Professional Engineer
DJF/df
cc: Orlyn Bell, Division Engineer
Bob Klenda, Water Commissioner
BOOKCLIFF SOIL CONSERVATION DISTRICT
P.O. BOX 1302
GLENWOOD SPRINGS, CO 81601
NOV 0 2 1994
October 31, cliseWit.WWILAN
tl
Mark Bean
Garfield County
Planning Department
109 8th ST, STE 303
Glenwood Springs, CO 81601
Dear Sir:
At the regular monthly meeting of the Bookcliff Soil Conservation
District, the Board reviewed the application and plan for the
Rifle Village South, Filing 2 Subdivision and have the following
comments and concerns about the project.
The soil mapped as 3 - Arvada may have a very serious "piping"
problem on the site of the Rifle Village South. This is a
problem with underground tunnels and caverns existing on the
property. Development of the area should be restricted or not at
all. This soil may have an existing piping problem on areas now
and develop the problem on new areas in the future. The
Bookcliff Soil Conservation District suggests that the Planning
Commission visit the site and require extensive soil
investigations (by a private soils engineer) before allowing any
building on this site.
The District warns the Planning Commission that they should have
additional information before making a decision regarding this
area. Be careful; this area has a soils problem.
Any cuts for roads or construction should be revegetated to
prevent erosion. Weed free seed and mulch should be used for any
reseeding of the area. Monitoring of all seeding should be done
to see if the grass is establishing or if weeds are becoming a
problem. Reseeding or weed control practices should be
implemented if a problem is noticed.
The board is always concerned about animal control in an area
where there is the potential for conflict between wildlife or
domestic livestock and dogs from the subdivision. Dogs running
in packs of two or more can maim or kill domestic livestock and
wildlife. The District recommends animal control regulations be
adopted in the covenants for the subdivision and that they be
enforced.
Of prime concern to the Board, is the proper maintenance and
protection of any irrigation ditch which is on the site. New
landowners should be informed that the ditch owners have right of
way easement to maintain the irrigation system, that they will
Abe cleaning and working on the ditch, and that this work may be
in their yards.
The district would like to know what the impact will be on the
Wetlands in this area? All Wetlands should be protected and
remain in as pristine condition as possible.
The Board recommends that any irrigation water rights be used by
the landowners so they are maintained. Their concern is always
for soil and water conservation and preservation and plans should
consider these concerns.
Drainage has the potential to be a problem in the area and
engineering recommendations for control of drainage should be
closely followed by the builder and/or homeowner.
With increased concerns about Water Quality, the District is
concerned about monitoring chemical application for fertilizer,
weed control, and other pest management reasons. Their concern
is the chemicals that will be used to fertilize grasses and
control weeds in the area. They feel that the chemicals should
be closely monitored in this area due to the possibility that the
chemicals will soak into the soils and run off into the river.
The District suggests drilling of wells to monitor ground water
pollution, and that this expense and future expenses should be
bore by the developer.
Sincerely,
626,46z) 6G24
Charles Ryden, P sident
Bookcliff Soil Conservation District
P.O. Box 1908
CITY OF RIFLE
625-2121 Rifle, CO 81650
********************************
October 27, 1994
Mr. Mark Bean
Garfield County Courthouse
109 Eighth Street
Glenwood Springs, CO 81601
Re: Rifle Village South, Filing #2
Dear Mark:
Thank you for the opportunity to review the proposed Rifle Village South, Filing 2 Subdivision. At
its October 25th Planning Commission meeting, our board reviewed the Sketch Plan Submittal and
drawings.
It was the Commission's consensus that the developers should be required to design and develop the
subdivision according to the City's land use regulations. Some of specific concern were roadway cross
sections, building setback requirements, lighting, drainage improvements and geotechnical issues
associated with the area. I have enclosed some of these standards and regulations for your review.
As outlined in the submittal/project description, the City's south sewer lagoon system is at capacity
during certain months of the year. The City has received notice from the State Health Department that
the system must be enlarged by June, 1996. Our 1995 budget does not contain any capital expenditure
for this project at this time. Therefore, it is anticipated this enlargement will occur in 1996 and prior
to that no sewer taps will be sold for this subdivision.
In summation, the Rifle Planning Commission is willing to dedicate staff and commissioner time to
actively participate in the review process as it progresses through the County process.
Sincerely,
Tim Moore
City Engineer
TM:emb
encl.
DESIGN AND IMPROVEMENT STANDARDS
Boundary Survey and Monumentation.
The boundary survey, internal property lines and monumentations shall meet all of the
requirements of Articles 50-53, Chapter 38, CRS 1973, as amended. Survey data shall be
checked by the Garfield County Surveyor prior to approval of the final plat. The location of
all monuments required by this section shall be indicated on the plat, and shall be installed as
follows:
A. All street centerline monuments shall be iron pin monuments five -eights inch in
diameter and eighteen inches long, set in concrete at least eight inches in diameter and
located in the ground at all points on street centerlines where there is a change in
direction or curvature, at all street intersections and at the radius point of a cul-de-sac.
B. All monuments shall be set in monument boxes of a type approved by, or obtained
through, the City, and shall be set to the finished street grade before acceptance of
the street for maintenance by the City.
C. All monuments shall have a cap bearing the number of the land surveyor setting the
monuments.
D. Accuracy between all monuments shall be not Tess than one part in ten thousand
(1:10,000).
E. In no case shall monuments be set more than one thousand four hundred feet (1,400')
apart.
Lot and Block Design.
Each lot shall be designed to provide an adequate, accessible building site for a
structure devoted to the intended use of the land. Except as provided under the Rifle
Municipal Code, Title 17 (Planned Unit Development), each lot shall meet or exceed the
minimum requirements of applicable zone district regulations and shall have a minimum of
twenty-five feet of frontage on a dedicated public street; the use of an easement for principal
access to a lot shall not be allowed. Lots with double frontage shall be avoided except where
essential to provide separation from major arterials or because of the slope. Side lot lines shall
be substantially at right angle or radial to street lines when feasible. All Tots shall have a
defined rear yard. Where individual water systems are proposed for each lot, the minimum
lot area as provided under applicable zone district regulations may be increased to minimize
health hazards. Blocks shall be at least three hundred feet in length and not more than one
thousand three hundred twenty feet in length between street intersections. Pedestrian
crosswalks or easements may be required in blocks whose lengths exceed one thousand feet.
Corner lots shall contain sufficient area to accommodate a building devoted to the intended
use of the lot, plus a minimum front yard under the applicable zone district regulation adjacent
to each bordering street.
1 3/3/93
Planned Unit Development.
The Planning Commission may recommend approval of a subdivision which departs
from the usual design or regularly platted lots and blocks as a part of a planned unit
development in accordance with the provisions of the Rifle Municipal Code, Title 17.
Street Design.
Construction of streets shall conform with the following design standards and
regulations:
A. The street pattern shall conform to any transportation plan or comprehensive plan
adopted by the City Council and shall afford safe and convenient access to all Tots
within the subdivision.
B. Streets shall be designed to join with planned or existing streets:
1. Intersections of streets shall be at right angles unless otherwise approved by
the Planning Commission and the City Engineer.
2. No more than two streets shall intersect at one point.
3. Two local streets meeting a third street from opposite sides shall meet at the
same point, or their centerlines shall be offset at least one hundred feet (100').
4. Arterial or collector streets meeting a third street from opposite sides shall meet
at the same point, or their centerlines shall be offset at least two hundred feet
(200').
5. The City Engineer may approve exceptions to the provisions of this subsection
in extraordinary circumstances where safety is not compromised.
C. Streets shall have the names of existing streets which are aligned in the City, or as
specified in this Manual.
D. Streets which are extensions of existing or platted streets shall bear the same
classification as that assigned to the existing or platted street in any adopted
transportation, comprehensive plan, or policy adopted by the City of Rifle and shall
conform to any special standards pertaining to such classifications.
E. Local residential streets shall be laid out to discourage through traffic, and where a
proposed subdivision borders on or includes a street designated arterial, intersections
of proposed streets with such arterials shall be held to a minimum. Lots bordering
arterial roadways may be either reverse -facing on an interior street within the
subdivision, or served by a frontage road.
F. Streets shall be designed to bear a logical relationship to the existing topography.
2 3/3/93
G. Dead-end streets shall not be permitted. A street may end in a permanent cul-de-sac
providing that the street is not longer than six hundred sixty feet (660') and that the
radius of the turning areas be at least forty-five feet (45') to the curb, and fifty feet
(50') to the edge of the right-of-way. Adequate space shall be provided for plowed
snow storage by providing a T-shaped turnaround with a minimum turning radius of
fifty feet (50') for a residential development and seventy-five feet (75') for commercial
or industrial developments where tractor -trailer trucks will be using the street.
Where a street is designed to connect with a future street, a temporary turn -around
shall be provided with a radius equal to that required for a permanent cul-de-sac or of
an alternate design approved by the City Engineer based on the traffic movement
generated by the street in question. Such streets terminating in a temporary turn
around may exceed the six hundred sixty foot (660') limit specified above if approval
by the City Engineer. If the temporary turn -around is to exist for a period longer than
six (6) months, then the developer shall pave it and construct a curb and gutter and
sidewalks if so directed by the City Engineer. When the connection is finally made, the
developer shall be responsible for constructing the turn -around area to fit the normal
street design, and the city shall reassign the excess right-of-way back to the owners
of the adjacent property. Surface drainage on the cul-de-sac shall be towards the
intersecting street or else a drainage easement shall be provided from the cul-de-sac.
H. All subdivision streets shall comply with the "Recommended Right -of -Way Cross -
Sections," which may be adopted and amended from time to time by resolution of the
City Council. Streets, alleys, rights-of-way, sidewalks and easements shall comply
with all federal and state specifications, and, in addition, shall meet the following
minimum width standards:
1. Arterial streets shall have a minimum right-of-way of one hundred feet (100').
The minimum paved portion of the street measured from flow line to flow line
shall be forty-one feet (41'). Types 3 and 4 in Section IV of this Manual are
preferred; type 1 and 2 require City Engineer approval.
2. Collector streets shall have a minimum right-of-way of seventy feet (70'), with
a minimum paved portion, measured from flow line to flow line, of thirty-seven
feet (37'). Type 1 in Section IV of this Manual is preferred; types 2 and 3
require approval by the City Engineer.
3. Local residential streets shall have a minimum right-of-way of fifty feet (50'),
with a minimum paved portion of thirty-seven feet (37'), measured flow line to
flow line. Type 1 in Section IV of this Manual is preferred; types 2 and 3
require City Engineer approval.
4. Alleys (where permitted), twenty feet (20');
5. Crosswalk easements, ten feet (10');
6. Drainage easements, ten feet (10'), or larger if so required by the City Engineer;
3 3/3/93
7. Half -streets shall not be permitted, except when required to complete a half -
street already in existence;
8. Minimum street gradient for all streets shall be one half of one percent (0.5%).
Maximum street gradient shall be eight percent (8%). Streets shall not exceed
a gradient of four percent (4%) within one hundred feet (100') of an
intersection. Vertical curves shall be used at changes of grade exceeding one
percent (1 %) and shall be designed to provide a minimum sight distance of two
hundred feet (200') except for arterial streets which shall be subject to state
and federal standards. To insure adequate sight distance, when street roadway
center lines deflect more than five degrees, connection shall be made by
horizontal curves. Special exceptions to the requirements of this subparagraph
must be granted by the Planning Commission and the City Council;
9. Where a street classified as arterial intersects with any other arterial street, no
on -street parking shall be allowed on the arterial street within one hundred feet
of the intersection. If the arterial street consists over its general length of only
two traffic lanes, then a third lane shall be provided and stripes painted to the
specifications of the City Engineer to enable vehicles to make left turns at such
intersections without impeding other traffic;
10. All utilities shall be installed before streets or alleys are surfaced.
1 1 . All as-builts shall show dedicated rights-of-way;
12. All sewer and water utility plans shall clearly indicate:
a. Invert in, invert out, and rim elevation on all manholes,
b. Locate all valves, manholes, fire hydrants and/or other utilities with at
least two (2) ties from discernible objects,
c. Distance and slope between manholes to be noted as offsets to mains
from curbs or property lines,
d. Dimension existing and/or added water and sewer taps from lot corners
or readily discernible objects. Sewer taps shall have additional
dimensions from the tap to the downstream manhole,
e. All dimensions to be from fixed permanent or readily discernible objects.
Where water and sewer taps are located from lot lines, front footage
will be noted from fixed and permanent point of origin,
f. Depth of the lateral or service line shall be noted at the property line.
g.
Water and sewer tap locations to be physically located on undeveloped
lots using the following means:
4 3/3/93
1) 4"x 4" decay -resistant posts shall be located at the ends of
sewer taps.
2) Steel fence posts shall be located at the end of water service
taps.
3) Developer shall be responsible for maintaining location posts until
lot is developed.
13. Street cut permits: From time to time, it will be necessary to cut an existing street to
make repairs or add additional utilities. The City of Rifle requires the developer to
obtain a permit for this work which can be obtained through the Building Department.
Landscape Design Guidelines.
Landscaping shall refer to any combination of living plants such as trees, shrubs,
plants, vegetative ground cover and turf grasses, and may include natural non -living elements
such as rock, stone and bark, as well as structural features, including but not limited to walks,
fences, benches, works of art, reflective pools and fountains.
Plant Material: Existing mature healthy trees should be preserved wherever possible.
All new plant material should meet specifications of the American Association of Nurserymen
(AAN) for No. 1 grade. Only trees which are balled and burlapped should be planted. At the
time of planting, plants should be sized according to the following table:
Tvpe Size
Standard deciduous trees 1-3/4 in. to 2 in. caliper
Small ornamental and flowering trees 1-1/2 in. to 1-3/4 in. caliper
Evergreen trees 5 ft. to 6 ft. in height
Shrubs Adequate size to be consistent with
design intent.
Street Tree Reauirements: In residential developments, it is recommended that one
street tree be provided for each lot of sixty (60) foot frontage, or the next highest number.
In business and commercial developments, one street tree is recommended for every fifty (50)
feet of frontage, or next highest number. Trees may be spaced irregularly in natural groupings
rather than uniformly spaced. Trees shall meet City specifications for size and shall be placed _
so as not to obstruct sight distances at driveways and corners. Refer to list of recommended
street trees below.
Off -Street Parking Area or Vehicular Use Area shall refer to all off-street areas and
spaces designed, used, required, or intended to be used for the parking, storage, maintenance,
service, repair, display or operation of motor vehicles, including driveways or accessways in
and to such areas, but not including public streets and rights -of way.
5 3/3/93
At least ten (10) percent of the total unenclosed parking area, including accessways, shall be
devoted exclusively to landscaping of trees, shrubs, and ground cover which reduces the
visual impact and assist in defining on-site traffic movement. Such landscaping shall include,
adjacent to any public street, a strip at least four (4) feet wide of densely planted trees or
shrubs having a minimum mature height of three (3) feet which shall be maintained in good
condition at all times.
Any such vehicular use area shall be screened from any directly contiguous lot with a
residential use or zoned for residential use by a solid wooden fence or solid wall six (6) feet
in height, or by a strip at least four (4) feet wide of densely planted trees or shrubs having a
mature height of six (6) feet.
Required screening and landscaping may be interrupted where necessary for access to
vehicular use areas.
Any such screening and landscaping shall be subject to the provisions of §17.03.195 of the
Rifle Municipal Code regulating fences, hedges, and walls.
Any vehicular use area with more than fifteen (15) parking spaces or four thousand, five
hundred (4,500) square feet shall provide landscaped islands and trees which conform to City
specifications and which are dispersed throughout the vehicular use area in such a way as to
provide visual relief with vertical landscaped elements and physical relief with seasonal
shading. Not less than six (6) percent of the interior of any such vehicular use area shall be
landscaped with such islands.
Landscaped islands should be dispersed so as to improve parking lots by providing visual relief
with vertical landscape elements and physical relief with seasonal tree shading. Trees should
generally be provided in number equal to at least 1 tree per 150 square feet of internal
landscaped area. A mix of shade trees and evergreen shrubs is encouraged.
Each landscape island should include one or more full size trees, should be of length greater
than eight (8) feet in its smallest dimension, should include at least eighty (80) square feet of
ground area per tree to allow for root aeration, and should have raised concrete curbs.
Provisions should be made for permanent irrigation of all plant material in parking lots.
Normally, an automatic underground irrigation system is the most cost effective solution.
The property owner shall be responsible for maintaining any vehicular use area in good
condition and free of refuse and debris and all landscaping in a healthy and growing condition,
replacing it when necessary as determined by the City Engineer.
No Certificate of Occupancy for property with an off-street parking area required to provide
landscaping in conformance with these regulations shall be issued unless all landscaping on
the property has been installed in accordance with an approved landscape plan for such
property. In the event that such landscape installation has not been completed, an occupancy
permit may be issued upon the receipt by the City of a cash deposit, bond, letter of credit,
or other satisfactory financial guarantee in the amount of one hundred (100) percent of the
estimated cost of the landscaping improvements determined by an executed contract to install
such landscaping or by adequate appraisals of such cost. Such bond, cash deposit, or
6 3/3/93
equivalent, shall further guarantee the continued maintenance and replacement of the
landscaping for a period of two (2) years after installation, but the amount of the same shall
be reduced after installation is completed to twenty-five (25) percent of the actual cost of
such landscaping. Any bond, cash deposit or equivalent deposited pursuant to this
requirement shall be released upon certification by the City Engineer that the required
landscaping program has been completed and maintained in accordance with the requirements
of the bond.
RECOMMENDED PLANT MATERIAL LIST
Deciduous Trees
Catalpa (Catalpa speciosa)
European White Birch (Betula pendula)
Flowering Crabapple (Malus spp.) - Dolgo Bechtel, Hopa, Radiant, Snowdrift
Flowering Plum (Prinus spp.) - Newport, Shubert
Green Ash * (Fraxinus pennsylvanica) - Marshall Seedless, Summit
Hackberry (Celtis occidentalis)
Honeylocust * (Gleditsia triacanthos inermis) - Imperial, Shademaster
Linden * (Tilia cordata) - Greenspire, Little Leaf
Mountain Ash (Sorbus aucuparia)
Maple * (Acer platanoides) - Emerald Queen, Norway, Schwedler
Russian Olive (Elaegnus angustifolia)
Western Cottonwood (Populus spp.) - Narrowleaf, Robusta, Siouxland, Lanceleaf,
Nor'easter
Willow (Salix globusa)
* Recommended for street tree
Evergreen Trees
Austrian Pine
Bristlecona Pine
Colorado Blue Spruce
Pinyon Pine
Ponderosa Pine
Rocky Mountain Juniper
Scotch Pine
Deciduous Shrubs
(Pinus nigra)
(Pinus aristata)
(Picea pungens)
(Pinus edulis)
(Pinus ponderosa)
(Juniperus scopulorum)
(Pinus sylvestris)
Tall - Over 8 Feet at Maturity
Columnar Buckthorn
Common Lilac
Cranberry Bush
Nannyberry
Siberian Peashrub
(Rhamnus frangula 'Columnaris')
(Syringa vulgaris)
(Viburnum trilobum)
(Viburnum lentago)
(Caragana arborescens)
7 3/3/93
Wayfaring Tree (Viburnum lantana)
Zabel's Honeysuckle (Lonicera zabelii)
Medium - 4 to 8 Feet at Maturity
Austrian Copper Rose (Rose fostida 'Sicolor')
Chokeberry (Arona melanocarpa)
Colorado Redtwig Dogwood (Cornus stolonifera)
Forsythia (Forsythia spp.)
Golden Currant (Ribes aureum)
Japanese Quince (Chaenomeles lagenaria)
Peking Cotoneaster (Cotoneaster acutifolia)
Silver Buffaloberry (Shepherdia argentea)
Snowball (Viburnum opulus)
Sweet Mockorange (Philadelphus coronarius)
Vanhoutt Spirea (Spirea vanhouttii)
Winged Euonymus (Euonymus alatus)
Low - Up to 4 Feet at Maturity
Alpine Currant
Dwarf Winged Euonymus
Japanese Barberry
Potentilla
Spreading Cotoneaster
Evergreen Shrubs
(Ribes alpinum)
(Euonymus alatus 'Compacta')
(Berberis thunbergi)
(Potentilla spp.)
(Cotoneaster divaricata)
Large - Over 6 Feet at Maturity
Arborvitae
Upright Juniper
(Thuja spp.)
(Juniperus spp.) - Blue Haven, Cologreen
Welchi, Wichita, Hetz
Medium - 2 to 6 Feet at Maturity
Spreading Juniper (Juniper spp.) - Armstrong, Pfitzer
Low - Under 2 Feet at Maturity
Creeping Juniper
, Spartan, Skyrocket,
(Juniper spp.) - Andorra, Arcadia, Bar Harbor, Broadmore,
Buffalo, Sea Green, Tam, Scandia, Wilton Carpet
Alleys and Easements.
Paved alleys may be provided and shall be required unless other provisions are made
and approved for service access. Easements for utility purposes shall be required along all
sides and real lot lines except those bordering dedicated streets and alleys. Drainage
8 3/3/93
easements shall be designed to accommodate expected runoff and shall comply with the
provisions of this Manual.
Street Improvements.
All street improvements described in this Manual are the financial responsibility of the
developer, subject to the provisions of this Manual, unless specifically exempted through
written agreement with the City Council. All streets and alleys proposed for dedication to the
public shall be laid out, graded and paved from curb to curb, and painted to the specifications
of the City. Curb and gutter, sidewalks, and trails shall be installed on all streets unless
special circumstances warrant the City Council to specifically waive installation in writing.
In cases where a previously existing street which has not been brought up to City
specifications is located within a subdivision, such street shall be paved with curb and gutter;
sidewalk and other improvements shall be installed in order to meet City specifications. If any
subdivision is located adjacent to any existing street right-of-way, the developer shall provide
at least the adjacent half of such street with improvements as required to bring such street
up to City specifications. The developer shall provide and install street signs at all street
intersections and also traffic control signs as requested by the City Council through their
designated representatives, or shall reimburse the City for their initial installation. Permanent
reference monuments and monument boxes shall be installed by the developer to City
specifications.
Drainage.
Drainage easements and improvements shall be designed by a registered engineer to
accommodate expected run-off as determined by the drainage plan. Improvements shall be
installed to specification by the City Council through their designated representative. All
drainage improvements described herein shall be the financial responsibility of the developer,
subject to provision under this Manual.
All improvements shall conform to the recommendations of the soils study conducted
for the subject property which includes a ground water evaluation.
The rate of runoff from any developed area shall not exceed the historic rate of runoff
based on a twenty-five (25) year rainfall event.
The following methods of runoff estimation shall be utilized for determining the rate
of runoff from a particular site as applicable:
1. Rational Method: Used for Drainage Basins less than 20 acres in size and for
minor system design.
2. SCS TR 55 Methods: Used for drainage basins up to 20 square miles in size.
Also used for flood flow determination and design in minor and major systems.
Also used to compute flood storage volumes.
3. Unit Hvdrograah: Used for drainage basins up to 1000 square miles in size.
Also used for flood flow determination and design in minor and major systems.
Also used to compute flood storage volumes.
9 3/3/93
Water Distribution.
The water main distribution system shall be designed to connect with the City water
system and make water available to each lot in the proposed subdivision. Fire hydrants shall
be located to insure protection to each lot, but under no circumstances shall a lot be more
than three hundred feet from the nearest hydrant based on front line distance. Design of the
system shall be the responsibility of the developer with all plans subject to approval of the
City Council through their designated representatives. Installations of the system shall be to
City specifications and at the direction of the City Council through their designated
representatives. Financial responsibility for the water distribution system shall be subject to
existing City regulations and agreement relating thereto between the City Council and the
developer, subject to provision of this Manual.
Sanitary Sewage Collection.
If the City is to supply sanitary sewage collection, the sewage collection system shall
be designed to connect with the City system and provide service to each lot in the proposed
subdivision. Design of the system shall be the responsibility of the developer with all plans
subject to the approval of the City Council through their designated representative. Financial
responsibility for the sanitary sewage collection system shall be subject to existing City
regulations and agreements relating thereto between the City Council and the developer,
subject to the provisions of this Manual.
General Utilities.
All utilities, except major power transmission lines, shall be underground, unless
specifically exempted by the City Council, who shall grant such exemption only in cases of
extreme difficulty. Facilities necessary and appurtenant to underground facilities or other
installation of peripheral overhead electrical transmission and distribution feeder lines, or other
installation of either temporary or peripheral overhead communications, distance, trunk, or
feeder lines may be above ground.
In the event oversized utilities are required, arrangements for reimbursements shall be
made, whereby the developer shall be allowed to recover the cost of the utilities that have
been provided by him beyond the needs of his development and standard City specification.
The method and time of payment under the reimbursements shall be established in accordance
with the current policies of the City relating to the placement of such oversized utilities.
Sidewalks.
Refer to Section IV of this Manual, Typical Roadway and Drainage Details, for the
design of sidewalks for residential, collector, and arterial streets.
Construction of sidewalks shall be to specifications set by the City Council through
their designated representatives.
All sidewalks shall be ramped and designed in accordance with the American
Disabilities Act of 1992.
10 3/3/93
Bicycle and Trail Standards.
Any bike path or trail constructed as part of the Rifle Trail System shall be constructed
in accordance with the design requirements of the Rifle Trail System Planning Program and
shall be approved by the City Engineer. A minimum easement of twenty feet shall be
dedicated and a 10 foot wide path constructed.
Street Lighting.
Street lighting shall be provided by the local electric utility and paid for by the
developer. The street lighting design and materials shall comply with recommendations of the
Illuminating Engineer's Society and shall be approved by the City Engineer.
"As -built" Plans.
These guidelines shall be used by developers, builders and/or others who are required
to submit final as -built drawings. The content of these guidelines will be complied with in all
cases where applicable, but shall not be construed as being all inclusive,
These are guidelines only and do not in any way relieve developers, builders,
contractors and/or others of the responsibility to submit as -built drawings that are accurate
and complete in detail.
A. Pre -final as-builts shall be submitted on completion of all work within a phase of the
development, and the final as -built plans shall be received before any certificates of
occupancy are issued for the project under review.
B. Pre -final as-builts will be submitted for review and/or correction. Pre -finals will be two
each, blue line. One copy to remain on file with the City of Rifle and one copy to be
returned to responsible parties for any revision.
C. Final as-builts will be submitted on mylar and will become property of the City of Rifle
and a part of permanent City records.
D. All drawing files shall be submitted in a DXF or compatible format.
Warranty Time.
All public improvements shall have a one (1) year warranty time, beginning on the day
that the City has made a final inspection and found all streets, utilities and other public
improvements have been installed to City specifications. This warranty will be secured
through a line of credit, cash, performance bond, or other acceptable means. The developer
shall be responsible for requesting a final inspection of all public improvements at the end of
the one-year warranty period. At the developer's request, the City Engineer shall make an
inspection of the public improvements. When the City Engineer finds that the public
improvements meet City standards, the City Engineer or City Manager shall, by way of a
written letter to the developer, acknowledge acceptance of the public improvements and
release the secured warranty.
11 3/3/93
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U.S. Department of Agriculture
Soil Conservation Service
Page ,_ 1
10/31/94
NONTECHNICAL SOILS DESCRIPTION REPORT
FOR DESCRIPTION CATEGORY SOI
Survey Area- RIFLE AREA PARTS OF GARFIELD AND MESA COUNTIE
Map
Symbol
Description
3 ARVADA LOAM, 1 TO 6 PERCENT SLOPES This deep,
well -drained sail is on fans and high terraces. This
soil formed in highly saline alluvium derived from
sandstone and shale. The surface layer is strongly
alkaline or very strongly alkaline .loam about 3 inches
thick. The subsoil is silty clay loam about 14 inches
thick. The substratum is silty clay loam to a depth of
60 inches. Permeability is very slow, and available
water capacity :is moderate. Effective rooting depth is
60 inches or more. Runoff is medium, and the erosion
hazard is moderate.
,J
U.S. Department of Agriculture
Soil Conservation Service
Page - 1
10/31/94
SOIL INTERPRETATION REPORT
Survey Area- RIFLE AREA PARTS OF GARFIELD AND MESA COUNTIE
Map Symbol, Dwellings Dwellings with Local Streets Lawns.
Soil Name Without Basements and Roads Landscaping,
Basements and Golf
Fairways
Roadfill
3 ARVADA SEVERE SEVERE SEVERE SEVERE POOR
Shrink -swell Shrink -swell Shrink -swell Excess Sodium Shrink -swell
Low Strength Low Strength
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
Division of Minerals and Geology
Department of Natural Resources
1313 Sherman Street, Room 715
Denver, Colorado 80203
Phone (303) 866-2611
FAX (303) 866-2461
i,'...,s
JaN i 7 .1995
GAR1-1:LL) CUut,.a..FY
January 6, 1994 GA -95-0005
Mr. Dave Michaelson
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, Colorado 81601
DEPARTMENT OF
NATURAL
RESOURCES
Roy Romer
Governor
James S. Lochhead
Executive Director
Michael B. Long
Division Director
Vicki Cowart
State Geologist
and Director
Re: Proposed Filing II, Rifle Village South -- Ca. 1.5 Mi Southwest of Rifle and South of
Village Drive, Garfield County
Dear Mr. Michaelson:
At your request and in accordance with S.B. 35 (1972), we have reviewed the materials
submitted for and made a field inspection of the site of this proposed new filing of Rifle
Village South. The following comments summarize our findings.
(1) The general surficial geology of this subdivision (both existing housing and this proposed
new filing) consists of slack -water -deposited sand -and -silt (with small amounts of larger
clasts) alluvium deposited by the ancestral Colorado River and Helmer Gulch. The most
serious constraint which these materials present to residential construction of lightly loaded
frame structures, such as those which are predominant in the subdivision now, is that they
are highly susceptible to surface erosion (e.g., gullying) and piping (underground erosion).
Also, these materials are subject to compaction under relatively heavy and/or concentrated
loads or when wetted (i.e., hydrocompaction).
(2) As is also indicated in the submitted GEOTECHNICAL ENGINEERING STUDY by
Hepworth-Pawlack Geotechnical, Inc., Glenwood Springs, considerable regrading, fill
placements, and erosion -control measures will be necessary if the parcel is to be developed
successfully as planned. With diligent care and proper supervision of construction, we think
that it will be possible to mitigate the adverse "soil" and erosion conditions of this parcel.
This care and supervision should include design of erosion -control measures by a qualified
drainage engineer and supervision of all fill placements and foundation construction by a
Mr. Dave Michaelson
January 6, 1994
Page 2
qualified soils and foundation engineer.
(3) Lot purchasers and future homeowners in the new filing should be made aware prior to
lot sales that precautions regarding erosion and possible soil settlement on their lots will
need to be taken. These should include adequate control of drainage and minimizing
irrigation near building foundations and paved areas.
In summary, we think that you should approve this subdivision proposal only if the
recommendations made above and in the Hepworth-Pawlack report are followed rigorously.
The erosion conditions will prevail eventually unless mitigation measures for them are very
carefully designed and constructed and future homeowners should be well aware of the
possible consequences of ill advised drainage changes and irrigation on their lots.
Sincerely,
fines M. Soule
ngineering Geologist