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Project Narrative Saddle Gulch Subdivision 628 31 ½ Road Major Subdivision Plan

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Project Narrative Saddle Gulch Subdivision 628 31 ½ Road Major Subdivision Plan Project Narrative Saddle Gulch Subdivision 628 31 ½ Road Major Subdivision Plan Purpose/ Description: The purpose of this application is to obtain approval from Mesa County on a 5.46-acre residential subdivision located along 31 ½ Road and approximately ¼ mile north of Patterson Road. The proposed subdivision will consist of nineteen (19) single-family lots that range in size from approximately 8,000 square feet to 12,000 square feet with a density of 3.481 dwelling units per acre. The location of the project site is depicted below: Project Site Saddle Rock 31 ½ Road Site Location Map The subject property consists of approximately 5.46 acres that lies just east of 31 ½ Road and ¼ mile north of Patterson Road. 31 ½ Road makes up the properties west boundary, Price Ditch right-of-way makes up the south boundary, large-lot single family lots make up the north boundary and Saddle Rock Subdivision makes up the east boundary. Development of the property will consist of creating nineteen (19) single-family lots and extending Saddle Gulch Drive through the development to intersect with 31 ½ Road. The developments access is proposed from 31 ½ Road and Saddle Gulch Drive to the east. The 31 ½ Road access is located approximately 158-feet north of Dublin Way, 770-feet north of Kay Street and south of an Austin Civil Group, Inc. Page 1 of 5 Project Narrative Saddle Gulch Subdivision 628 31 ½ Road Major Subdivision Plan existing private driveway and Arrowhead Drive approximately 156-feet and 586-feet, respectively. The majority of the property is pasture land and surrounds parcel 624 31 ½ Road that is not part of the project. The 624 31 ½ Road property currently takes access to 31 ½ Road and will continue so. The land slopes towards the south at a relatively flat grade. Existing Zoning and Surrounding Land Use: The 5.46-acre site is currently zoned RSF-4 and has a future land use designation of Residential Medium Low. DIRECTION ZONING CURRENT LAND USE FUTURE LAND USE North RSF-4 Residential Residential Med/Low South RSF-4 Residential Residential Med/Low East PUD Residential Residential Med/Low West RSF-4 Residential Residential Med/Low Project Location Mesa County Zoning Map Austin Civil Group, Inc. Page 2 of 5 Project Narrative Saddle Gulch Subdivision 628 31 ½ Road Major Subdivision Plan Setbacks The project will comply with the RSF-4 building setbacks of 20-feet front yard, 7-feet side yard, & 25-feet rear yard setbacks. An exception to these standards are those lots that abut the Price Ditch right-of-way. These lots are proposing a 10-foot rear yard setback since there is a 50-foot Price Ditch right-of-way to the south of them. Tracts The development is proposing three (3) tracts. Tracts A & B are 7-foot wide landscaping tracts that provide a buffer to 31 ½ Road. Tract C is 10.5-foot pedestrian access tract that contains a 10-foot concrete path that links Saddle Gulch Subdivision to the Silver Mountain Subdivision located to the south. Roads and Access According to the Grand Valley Circulation Plan “Grand Junction/Mesa County Urban Area” Functional Classification Map 31 ½ Road is considered a “major collector” and Saddle Gulch Drive is considered a “local street”. Currently 31 ½ Road has a 30-feet ½ street right-of-way adjacent to the project site and Saddle Gulch Drive to the east of the project has a 44-feet full street right-of-way. Proposed Saddle Gulch Drive will have 52-foot right-of-way width up to the Gully Court intersection and then back to a 44-feet. Both Gully Court and Ravine Court will have 44-feet right-of-way widths. Improvements along 31 ½ Road will include widening the east side of the road with approximately 12-feet of asphalt and constructing a 7-foot curb, gutter & sidewalk section. Connection to the existing sidewalk to the south will be made and the north end will terminate at the northern limits of the property. As a result of widening the street section the portion that is immediately adjacent to the 624 31 ½ Road property will be very close to the dwelling unit (+/- 11 feet) and will eliminate a portion of their fenced front yard. If Mesa County requires this portion of the street widening to be constructed it is a request of Sunland LLC that they contact the property owner and discuss the situation. As mentioned previously the proposed development will gain access from 31 ½ Road and Saddle Gulch Drive to the east. A Preliminary Access Location (PAL #2015-0042) has been approved for the proposed access to 31 ½ Road. Austin Civil Group, Inc. Page 3 of 5 Project Narrative Saddle Gulch Subdivision 628 31 ½ Road Major Subdivision Plan Easements 14-foot multi-purpose easements will dedicated along all street right-of-ways and utility/drainage/irrigation easements will be located along all shared facilities. Fire Protection Existing fire hydrants are located near the northwest corner of the property along 31 ½ Road, at the end of the F ¼ cul-de-sac with Silver Mountain Subdivision and at the intersection of Saddle Gulch Drive & Highview Drive in Saddle Rock Subdivision. Three (3) proposed fire hydrants will be located within the development. One hydrant will be located approximately midblock along the new Saddle Gulch Drive and one at each end of Gully and Ravine Court. Utilities All utilities required to service the property are located on or near the proposed development and no special or unusual demands are required. Water – Clifton Water District services the area and currently operates and maintains water mains in 31 ½ Road and Saddle Gulch Drive. As part of the Saddle Rock Subdivision project an 8-inch water main was extended into the subject property and extended south within what is now Ravine Court to connect to the water system within Silver Mountain Subdivision. Proposed improvements will connect to the existing 8-inch main near the intersection of Saddle Gulch Drive and Ravine Court and extend it west within Saddle Gulch Drive to connect to the existing water main 31 ½ Road. All lots will be provided with a ¾” water meter. Sanitary Sewer– Clifton Sanitation District services the area and currently operates and maintains sewer mains within 31 ½ Road and Saddle Gulch Drive. As part of the Saddle Rock Subdivision project an 8-inch sewer main was extended south within what is now Ravine Court to connect to sewer system within Silver Mountain Subdivision. As part of the project an 8-inch sewer mains will be extended west within Saddle Gulch and Gully Court to service all proposed lots. The majority of the lots adjacent to Ravine Court already have 4-inch sewer services that were installed with Saddle Rock Subdivision project. A 4-inch sewer service stub has also been provided to the 624 31 ½ Road property if in the future the existing sewer main within 31 ½ Road is deficient. Austin Civil Group, Inc. Page 4 of 5 Project Narrative Saddle Gulch Subdivision 628 31 ½ Road Major Subdivision Plan Stormwater/Drainage – During the time Saddle Rock Subdivision was developed the Grand Valley Drainage District constructed a regional detention facility, Heist Detention Facility, near the southeast corner of the development. The facility was constructed to minimize downstream flooding. The design of the detention facility accounted for the development of the proposed Saddle Gulch Subdivision, therefore, no on-site detention will be required. To meet current water quality requirements though the proposed subdivision will implement a water quality basin within the existing Heist Detention Facility that has been reviewed and preliminary approved by the Grand Valley Drainage District. A maintenance agreement between the Saddle Gulch HOA and the Grand Valley Drainage District must be executed before the approval of the facility. A final drainage report has been prepared for the development that better describes the drainage characteristics of the project. Gas – Xcel Energy provides gas service for the area currently operates and maintains a gas main in 31 ½ Road. The development will connect to this gas main and extend it throughout the subdivision. Electric – Grand Valley Power provides electrical service to the area and currently operates and maintains an overhead power line along 31 ½ Road. Electrical service will be taken from the existing overhead and routed throughout the subdivision. Irrigation – An existing irrigation delivery pipe is stubbed near the northeast corner of the property. This irrigation line comes from HeadGate M28 located on the Government Highline Canal. A new 6-inch irrigation main will route irrigation water throughout the development and 2” risers will be provided in the rear lots. To flush the system the 6-inch irrigation main will tie into the storm sewer system at several different locations. Austin Civil Group, Inc. Page 5 of 5 .
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