HomeMy WebLinkAbout4.0 PC Staff Report 06.14.1995REQUEST:
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PROJECT INFORMATION AN1) STAFF COMMENTS
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Sierra Bluffs Filing #2 Subdivision
Preliminary Plan
APPLICANTS:
ENGINEERS/PLANNERS:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
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Wayne Cooley, Wanda Cooley
1 ligh Country Engineering
Located in a portion of Section 22,
T6S. R92W; located approximately
three (3) miles south of the Town of'
Silt.
38.54 acres
Community System
1. S. D. S.
E (/-i� cc.o ‘.1
Co Inty 'toad 331 and private
easements platted with Sierra Vista
Ranch
A/R/RD
A/lt/Itl)
1. RELATIONSHIP TO TIIE COM I'REll ENS IVE PLAN
The subject property is located partially in District C - Rural Areas/Minor Environmental
Constraints as shown on the Garfield County Comprehensive Plan Management Districts
Map.
II. DESCRIPTION 01' TiIE PROPOSAL
A. Site Description: The property is located south of Silt, in the lower reaches of Dry
Hollow Creek, south of Weible Peak. Elevations range from 5575 to 5880 feet. lire
site is undeveloped, and in native vegetation. A vicinity map is shown on the
attached blueline.
Project Description: The proposed subdivision is a "resubdivision" of Loth 11 of the
Sierra Vista Subdivisio�n approved in 1980, and amended in 1983. The 1983
'
amendments did F -this portion of Sierra Vista Ranch subdivision. All parcels
created in 1980 exceeded 35 acres in size, and did not require any subdivision review.
A copy oftlre 1980 subdivision will be available at the public meeting. A sketch plan
as submitted to the Planning Commission in September of 1994.
It is proposed to split the 38.58 acre site into 4 single-family lots ranging in size from
9.09 to 9.99 acres in size. Average lot size is approximately 9.64 acres per dwelling
unit. A site plan is attached to the staff report. The project proposes two (2) points
of access from Alta Mesa Road, which was platted as a portion of the 1980
subdivision. All roads would be designed to meet the Garfield County Road
Standards for Semi -Primitive Roads, which assumes access to 2 to 10 units.
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111. REVIEW AGENCY COMMENTS
1. Division of Water Resources: The Division had previously reviewed the n•oj ct
when Filing #1 and 112 were a combined subdivision (see response on pages# Gj).
• No response has been recieved for the current proposal.
2. Soil Conservation District: The Southside Soil Conservation District has reviewed the
application, and had concerns regarding revegetation and wildlife impacts (see letter
on page • • ).
3. Colorado Department 01'1 lealth: The Department of I lealth has not responded to the
application.
4. Division of Wildlife: The Division has not commented on the project.
5. Colorado State Geologist: The State Geologist had the following comments:
A. The Wasatch Formation, which underlays the entire site, is highly erodible,
and, on steeper slopes, subject to mass slope movements (i.e. landslides,
slumps and rockfalls);
13. Each lot should have an engineering geologist review and prepare
recommendations prior to construction. Engineered 1SDS may also be
necessary. es .1.
IV. MAJOR ISSUES AND CONCERNS
A. • Comprehensive Plan Compliance: The 1984 Garfield County Comprehensive Plan
gives little guidance regarding subdivision design in rural areas. The proposed layout
includes large -lot design, consistent with the rural character of the area and the
absence of central water and sewer. Staffnotes that the average lot size (9+ acres per
dwelling unit), surpasses the minimum lot size allowed under existing zoning by a
factor of five.
13. Soils/Topography: The applicant has provided a summary of geologic constraints in
the site, including "steep slopes, expansive soils and structurally weak soils".
C.
o,
In addition, the applicant has suggested the fbllowing plat note:
"A site specific geotechnical report, prepared by a registered engineer
licensed by the State of Colorado, is required for all structures,
including sewage disposal systems, prior to the issuance of a building
permit or an individual sewage disposal permit".
Staff would suggest that this be a condition of approval.
Road/Access: The project utilizes two (2) points of access from Alta Mesa Road,
platted in 1980 and connects to County Road 331. Road profiles call for a 60 ROW,
with a semi-premitive road design (two 8' lanes, aggregate surface).
Staff notes that the soils on the property make road access and maintenance difficult
on the site. In addition, staff would suggest that the 60' ROW remain, due to the
potential for further re -subdivision of lots that could utilize the same access. Grades
shown on the road profiles are +4.0% to -5.8% fer Road "13", and 5.0% to -9.5% for
Venado Road.
Due to the relatively gradual grade as compared to Sierra Pinyon, the roadway
network appears to have no constraints, other than the soil characteristics on the site.
D. Fire Protection: No letter has been provided by the Burning Mountain Fire Depart►nent.
Staff would suggest that this be a condition of approval.
F. Water: The applicants are proposing to serve the project from a single well located on parcel
2, tested at 10 GPM. A 6000 gallon welll would be located on Lot 2, with distribution lines
to Lots 1, 3 and 4. Typical engineering practices for domestic water storage assumes 350
gallons per clay per house (3.5 persons per residence, 100 gallons per clay per person). Based
on these assumptions, the tank would draw down to 3,600 gallons. Recharge based on 10
GPM pumping rate would be approximately 2 1/2 hours, depending on the cycle that the tank
refills.
G.
Section 4.91 of the Garfield County Subdivision Regulations requires "evidence that a water
supply, sufficient in terms of quality, quantity, and dependability, shall be available to ensure
an adequate supply of water for the proposed subdivision". In addition, evidence must be
submitted concerns the potability of the proposed water supply for the subdivision.
Physical water supply has been addressed in tl►e application, by evidence of pumping data
included in the application.
Wastewater: Sewage disposal will be handled by ISDS. Section 4.92 requires that "evidence
of the result of soil percolation tests and produce excavations to determine maximum seasonal
ground water level and depth to bedrock shall be provided".
'The original application included percolation tests on Lots 1, 2, and 4. Two of these tests
exceeded 60 minutes per inch, requiring engineered systems. Staff would suggest a plat note
requiring engineered ISDS for all lots.
Zoning: All oldie proposed lots conform with the minimum parcel size and development
requirements of the Zoning Resolution.
Lot Design: Based on geologic constraints on and near tl►e property, the State Geologist is
suggesting that all structures be engineered. Stall would suggest a plat note to address this
constraint.
Adjacent Property Owners: A letter of opposition is attached on page Q •
Town of Silt: The Town of Silt has responded to the application, and had concerns regarding
the County's plans regading road conditions (see letter on page • to • _ ).
V. RCCOMMENDATION
I. All representations of the applicant, either within tl►e application or stated at the
public hearing with the Planning Commission, be considered conditions of approval.
2. 'I'I►c applicants shall establish a i lomeowners Association and shall be incorporated
in accordance with tl►e requirements of Colorado Revised Statutes. The
I-Iomeowner's Association shall be responsible for well maintenance, road
maintenance and snow removal. "I'I►e articles of incorporation and restrictive
covenants shall be reviewed by County Staff prior to the approval of a Final Plat.
3. The applicants shall prepare and submit a Subdivision Improvements Agreement,
addressing all improvements, prior to recording a final plat.
4. All new utilities shall be placed underground.
6. All cut slopes created during construction shall be revegetated with native grasses
using certified weed -Gee seed. The SIA shall include security for necessary
revegetation.
• •
7. The applicants shall pay $200 per lot in school impact fees prior to approval of the
final plat.
8. All roadways shall be designed and constructed in conformance with design standards
set forth in the Subdivision Regulations and in place at the time of final plat.
9. Only one ( I ) dog will be allowed for each dwelling unit to protect adjacent
agricultural uses. Kennels shall be required, and language ensuring compliance shall
be enforced through the covenants.
10. No perimeter fencing shall be allowed, and fencing shall conform to DOW standards.
The DOW shall make specific recommendations prior to the Preliminary Plan hearing
before the Board of County Commissioners.
11. The following plat notes shall appear on the final plat:
No open hearth solid fuel burning devices will be allowed within the Sierra
Bluffs Subdivision;
2. All dwelling units will be allowed an unrestricted number of natural-gas
burning fireplaces or appliances;
3. All dwelling units will be allowed not more than one (I) new wood burning
stove as defined by C.R.S. 25-7-401, et. seq_ and the regulations promulgated
thereunder.
4. A. site specific geotechnical report, prepared by a registered engineer licensed
by the State of Colorado, is required for all structures, including sewage
disposal systems, prior to the issuance of a building permit or an individual
sewage disposal permit.
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STATE LOLOBADO
?ICE 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
September 6, 1994
Mr. Dave Michaelson, Planner
Garfield County Building and Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
RE: Sierra Muffs Subdivision Sketch flan
Section 22, T6S, R92W, 6th P.M.
Water Division 5, Water District 45
Dear Dave:
Roy Romer
Governor
lames 5. Lochhead
Executive Director
Hal D. Simpson
State Engineer
Thank you for referral for the Sierra Bluffs Subdivision, a resubdivision of Lots 10 and 11,
Sierra Vista Ranch located approximately two miles south of the Town of Silt. The applicant is
requesting to split two 35 or more acre parcels into six Tots. The proposed source of water is one
common well per three Tots.
A review of our records indicates that permits 178786 and 178787, copies attached, were
issued for domestic use on parcels 10 and 11, respectively. Each permit allows water from the well
to be used for up to three single family dwellings, the irrigation of not more than one (1) acre of
home gardens and lawns and the watering of domestic animals. The applicant proposes to divide
Lots 1,0 and 11 into three (3) lots each.
Pursuant to §30-28-136(1)(h)(1), C.R.S., 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:
Since valid permits are in place for use at up to six (6) single family dwellings, there appears
to be an adequate water supply plan for the development.
Should you have further questions or comments regarding the water supply for this project,
please contact me at the above address.
1 3cereiy,
CI
ytlt.l apj tit tgton
Ater g ources Engineer
attachments
cc: Orlyn Bell, Division Engineer
Bob Klenda, Water Commissioner
sierra sub
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• •
STATE OF COLORADO
OFFICE OF TI I[ STATE ENGINEER
I /ivisi(311 of Willer Resoulc es
I )cy>.cllmenl of Natural Resources
131 1 Shcnnan Street, R3)4)II3 13111
I )cmrr, 0u113rarl 3 8020 3
Thune (3)131 866-3581
1.A 1313 31 If(36- 35)3')
March 16, 1995
Mr. Dave Michaelson, Planner
Garfield County Building and Planning
109 8th Street, Suite 303
Glenwood Springs, CO 81601
RE: Sierra Bluffs Subdivision Sketch Plan
Section 22, T.6 S, R.92 W, 6th P.M.
Water Division 5, Water District 45
Dear Mr. Michaelson:
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Roy Ronuv
Novarrlr,r
Lunen S 1 n. Iihr.ltl
r xe( ul iwc 1 lira 3, v
11.31 3) Sunlrnn
Sldle tilprwer
We are in receipt of your subdivision referral for Sierra Bluffs Subdivision, a resubdivison
of Lots 10 and 11, Sierra Vista Ranch located approximately two miles south of the Town of Silt.
The applicant is proposing to split two 35-I acre parcels into 3 lots each. The proposed water
supply source for the lots will be one well for each 3 acre lots.
Please refer to our comments dated September 6, 1994, from Ms. Judy Sappington of our
office. A copy of the letter is enclosed herewith. Those comments still hold good.
If you have any questions regarding this matter, please feel free to contact this office or
Mr. Orlyn Bell of our Division office in Glenwood Springs at 945-5665.
DJF/km
sierrabluffs
cc: Orlyn Bell, Division Engineer
Bob Klenda, Water Commissioner
mincer ely
A()7:11
Mr. Kris Murthy
Professional Engineer