Concept Plan Project Narrative For 852 River Ranch Court Date: January 5, 2016 Prepared by: Robert W. Jones II, P.E. Vortex Engineering, Inc. 2394 Patterson Rd., Ste 201 Grand Junction, CO 81505 970-245-9051 VEI # F16-042 Submitted To: Type of Design: Mesa County 200 South Spruce Street Grand Junction, CO 81501 Relocate Building Envelope Owner/Petitioner: Property address: John G. Raftopoulos 852 River Ranch Court Fruita, CO 81521 Tax schedule No.: 2697-274-12-005 CIVIL & CONSULTING ENGINEERS * ARCHITECTURE * CONSTRUCTION MANAGEMENT * PROJECT ENGINEERS * PLANNING & PERMIT EXPEDITING 2394 Patterson Road, Suite 201 Grand Junction, CO 81505 (970) 245-9051 (970) 245-7639 fax www.vortexeng.us
1.0 Introduction This application is a request for approval of a Major Subdivision Concept Plan for the relocation of the building envelope on one (1) parcel of land approximately ± 3.68 acres in size. 2.0 Property Location The parcel is located west of the I-70 Frontage Road, southeast of the Adobe Golf Course and north of the Colorado River. The subject parcel is currently zoned AFT and in bounded on all sides by rural residential/agricultural. 3.0 Property Description The ± 3.68 acres parcel is currently used for agricultural purposes. The property owner is proposing to relocate the building envelope from center of the property to an area closer to the southeast corner of the property. The subject parcel is currently zoned AFT. According to the USDA National Resource Conservation Service (NRCS), the soils across the site consist of Massadona silty clay loam (Ba), 0 to 2 percent slopes and Sagers silty clay loam (Bc), 0 to 2 percent slopes. The hydrologic class of these soil group Type D. Preliminary Project Narrative Page 2 of 8 852 River Ranch Court
4.0 Utilities & Services The parcels will be serviced by the following utilities and public services: Potable Water Ute Water Conservancy District (UWCD) Sewer Onsite Wastewater Treatment Systems (OWTS) Irrigation Water Grand Valley Irrigation Company Drainage Grand Valley Drainage District Fire Protection Lower Valley Fire Department Police Protection Mesa County Sheriff Telephone Century Link Electricity Xcel 5.0 Mesa County Land Development Code Compliance The Concept Plan must meet criteria in Section 3.1.17 of the Mesa County Land Development Code. Criteria in this section includes the following: The proposed project is consistent with the goals and policies of the Mesa County Master Plan. The property is not subject to any Area Plans. Section 3.6.3.G, Concept Plan Criteria Compliance The following standards shall apply to Concept Plan (approval criteria discussion / answers are in red): 1. Describe the facilities and services for the proposed development including sewage and waste disposal, domestic water, electricity, police and fire protection and roads and transportation. Will the level of services currently provided to existing developments in the area change as a result of your development. The proposed development will be served by existing utility infrastructure that is already in place at the project site. Transportation, Police and Fire protection services are available to the site through the existing network of roadways. Solid waste disposal will be by individual OWTS systems. Relocation of the building envelope will not result in any degradation of service as a result of this subdivision 2. How will the proposed subdivision effect the natural environment, including air, water, noise, storm water management, wildlife and vegetation? Preliminary Project Narrative Page 3 of 8 852 River Ranch Court
There is no change to the boundary lines of the property; the proposed relocation of the building envelope does not change existing boundaries, natural boundaries such as field edges, irrigation ditch lines and drainage canals. The proposed relocation of the building envelope will not result in any adverse impacts on the natural environment, including air, water, noise, storm water management, wildlife and vegetation. As submitted, this subdivision MEETS this review criterion. 3. If this development is within the Joint Urban Planning Area s Urban Growth Boundary, will it impede future development of surrounding land at densities and intensities shown in Mesa County Master Plan? This subdivision is not within the Urban Growth Boundary. This criterion is not applicable. 4. How is this subdivision proposal similar to or different from surrounding land uses? How will negative impacts be mitigated? The relocation of the building envelope is compatible with parcels of land that surround the property in use and size. They are either residential adjacent to existing residential parcels or rural in nature. As submitted, this subdivision MEETS this review criterion. 5. If the proposal is in the Rural Planning Area, does it divide prime or prime and unique agricultural land, or limit the use of any such land designated by the Natural Resources Conservation Service? In what ways does it affect such lands? The relocation of the building envelope does not divide or change the use of the property. 6. If the proposed subdivision is in or next to a Rural Planning Area, the County s Right to Farm and Ranch Policy must be noted on the Plat and Site Plan. This statement will be noted on the Plat and Site Plan. As submitted, this subdivision MEETS this review criterion. 7. Are development phases proposed and how are they sequenced? See Section 3.6.3.D of the Land Development Code. 8. What is the type of residential development proposed? (single or multi-family, attached, detached, cluster, etc) What is the proposed density? There will only be one (1) home on the lot. 9. What type of non-residential land uses is proposed? Preliminary Project Narrative Page 4 of 8 852 River Ranch Court
10. Is there any open space proposed? What are the open space uses? Who will own the open space and how will it be managed (maintenance, use, ownership, etc.)? 11. Describe the proposed circulation system including consistency with NOI (Notice of Intent for issuing an access permit), bicycle, pedestrian and equestrian facilities. There is no change to the existing circulation system; an NOI is not required. 12. How is the project consistent with the Mesa County Master Plan including applicable Area Plans? Identify the future land use recommendation from the Future Land Use Map(s). Identify specific goals and policies of the Master Plan that are or can be met by the proposed development. There is no change to the existing land use; this property is currently in compliance with the Master Plan of the area. 13. Is irrigation water available to the subject property? Irrigation water is available to the site. Grand Valley Irrigation Company (GVIC) is the provider. 14. What are the geologic hazards on the property and how will they be avoided or mitigated by the proposed development? See Colorado Revised Statutes 30-28-126. 15. Are there any commercially viable minerals under the property? See Section 3.1.16 of the Land Development Code. 16. Describe the results of the traffic impact information if required for the proposed development. The relocation of the building envelope will not result in additional traffic. This criterion is not applicable. 17. What measures will be taken to address wildfire hazard areas, if any? See Section 7.6.3 of the Land Development Code. The relocation of the building envelope will not affect wildfire hazard areas. Preliminary Project Narrative Page 5 of 8 852 River Ranch Court
18. What measures will be taken to address impacts to areas of significant wildlife habitat areas, if any? See Section 7.6.4 of the Land Development Code. The relocation of the building envelope will not affect wetlands, floodplains, or natural drainage ways with wildlife corridors. Section 3.1.17, General Approval Criteria Compliance A. Complies with all applicable standards, provisions, and the purposes (Sec 1.5), of this Land Development Code. According to Section 1.5, the Mesa County Land Development Code is adopted for the purpose of preserving and improving the public health, safety, and general welfare of the citizens and businesses of Mesa County. More specifically, it is the purpose of the Mesa County Land Development Code to: Implement, generally, the purposes, goals, and policies of the Mesa County Master Plan; Promote predictability, consistency, and efficiency in the land development process for residents, neighborhoods, businesses, agricultural and development interests; Provide appropriate opportunities for participation and involvement in the development process by all affected parties; Be fair to all by giving due consideration to protecting private property rights, the rights of individuals, and the rights of the community as a whole; and, Promote development that is consistent and compatible with that of the City of Fruita within the Joint Urban Planning Area. The relocation of the building envelope complies with the above applicable standards, provisions, and the purposes of Section 1.5 of the Mesa County Land Development Code. As submitted, the 852 River Ranch Concept Plan MEETS this review criterion. B. Is consistent with review agency comments; and The petitioners will consider any review comments received to determine their applicability to the Concept Plan. The Concept Plan CAN MEET this review criterion upon receipt and review of review comments. C. Is consistent with applicable intergovernmental agreements between the County and other entities. The subject site lies outside of the Joint Urban Planning Area of Fruita and Mesa County, and lies outside of the Persigo 201 boundary. Hence this application does not fall under the jurisdiction of the Persigo Agreement. The Concept Plan MEETS this review criterion. Preliminary Project Narrative Page 6 of 8 852 River Ranch Court
2.0 Conclusion The applicant is proposing to relocate the building envelope on this property; there is no change in the use of the property or in the boundaries. The relocation of the building envelope will provide for increased viability for farming on this parcel. The proposed subdivision is within an area presently zoned AFT and is surrounded by current and proposed AFT residential and agricultural uses. 3.0 Limitations/Restrictions This report is a site-specific report and is applicable only for the client for whom our work was performed. The review and use of this report by Mesa County, affiliates, and review agencies is fully permitted and requires no other form of authorization. Use of this report under other circumstances is not an appropriate application of this document. This report is a product of Vortex Engineering, Inc. and is to be taken in its entirety. Excerpts from this report that are taken out of context may not convey the true intent of the report. It is the owner s and owner s agent s responsibility to read this report and become familiar with recommendations and findings contained herein. Should any discrepancies be found, they must be reported to the preparing engineer within 5 days. The recommendations and findings outlined in this report are based on: 1) The site visit and discussion with the owner, 2) the site conditions disclosed at the specific time of the site investigation of reference, 3) various conversations with planners and utility companies, and 4) a general review of the zoning and transportation manuals. Vortex Engineering, Inc. assumes no liability for the accuracy or completeness of information furnished by the client or municipality/agency personnel. Site conditions are subject to external environmental effects and may change over time. Use of this report under different site conditions is inappropriate. If it becomes apparent that current site conditions vary from those reported, the design engineering should be contacted to develop any required report modifications. Vortex Engineering, Inc. is not responsible and accepts no liability for any variation of assumed information. Vortex Engineering, Inc. represents this report has been prepared within the limits prescribed by the owner and in accordance with the current accepted practice of the civil engineering profession in the area. No warranty or representation either expressed or implied is included or intended in this report or in any of our contracts. Preliminary Project Narrative Page 7 of 8 852 River Ranch Court
ATTACHMENT A LOCATION MAP and AERIAL MAP Preliminary Project Narrative Page 8 of 8 852 River Ranch Court