HomeMy WebLinkAbout2.0 BOCC Staff Report 02.08.1984PC 2/8/84
PROJECT INFORMATION AI{D STAFF COMMENTS
PROJECT NAI,IE:
asaun$!:
APPLICANT:
ENGINEER:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
Mountain Meadows Subdivision
Sketch Plan
Anneliese A1len
Schmueser & Associates
A parcel of land located in
portions of the SW I/4 Section 11
and the NW L/4 Section 14, TBS,
R88Wi more practicalty described as
a parcel located aPProximately 2
miles southeast of Carbondale on
County Road 111.
To split a 17.8 acre Parcel into 8
single family 1ots.
Central Water
Individual septic sYstems
Via County Road 111
A/R/RD
Nor th :
South:
EasL:
West:
A,/R,/RD
PiLkin County
A/R/RD
A/R/RD
I.
ADJACENT ZONING:
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The proposed subdivision is located in DisErict C, Rural Areas/Minor
nnviionmental Constraints. The Carbondale Urban Area of Influence is
within one (1) mile of the proposed development, which is considered a
transition zone between urban and rural densities. The recommended
density for transition zones is one (I) dwelling unit per two (2)
acres.
II. DESCRIPTION OF THE PROPOSAL
E. -SfrE_gegedpElgE: rFe parcel is irrigated cropland that slopes
AenEIt=rom Eh'e south to the north. There are a number of large
cottonwoods alonE the County Road.
B. Plo_isct_Description: It is proposed to split a parcel of
approxfmeEefy f7lB-acres into eight single family lots of two
acres each. One of the lots has an existing house, with a
previously approved access easement to it. The remaining seven
1ll lots wiff access onto a proposed 990 foot longr 50 foot wide
cul-de-sac from County Road 111. Domestic water wl11 be provided
through a central water system that will be developed with a new
well being drilled for the water supply. The water system will
supply the seven 0) new Lots proposed. Lawn irrigation will be
provided by an existing underground pressure irrigation system.
Fire protection will be provided by a centrally located cisternr
that will have to be approved by the Carbondale Rural Fireprotection District. The existing house has an existing well
that is shared with two adjacent pieces of property. Individualr
on-site sewage disposal systems are proposed for the seven new
Iots.
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This parcel was originally 32.2 acres in size. In November of
LgTgr the parcel was split by exemption into three parcels of
2.02,2.02 and 28.L6 acres. A portion of the 28.L6 acre site is
in Pitkin CountY.
III.MAJOR ISSUES AND CONCERNSI. -Zgglng: -Eh-e propoEea parcels are all 2.0+ acres each. The
parcef is zoned Agr icultural,/Residential,/Rural Density (A/R/RD) ,
which allows a minimum lot size of two acres. The proposed
development meets the requirements of the A,/R/RD zone district'
Staff Comments:
1. As noted previously, a portion of the parcel to be subdivided
is in Pitkin County, which was not noted in the original
application. Due to the fact that there is an indefinite
boundary between Garfield and Pitkin Counties, it was uncertain
as to how much land was available for subdivison in Garfield
County. Bob Scarrow, County Surveyor, has reviewed the
apptication and instructed the applicant's surveyor to tie lhe
boundary from two different points to create the actual boundary
but that the documentation of the survey is not necessary for
Sketch and Preliminary Plan review.
2. Related to the above mentioned issue is that by subdividing
the portion of the parcel in Garfield County, a separate lot
would be created in Pitkin County. Correspondence between the
applicant's attorney and the Pitkin County Attorney has resulted
in agreement, that the subdivision action on the part of Garfield
County will not allow any development to occur on the parcel in
Pitkin County without compliance with the applicable standards or
requirements set forth in the PiLkin County Land Use Code. (See
letters, pages 4J:2b.__). It is suggested that a plat note
be included on any final plat approved by the Garfield County
. Board of Commissloners.
3. The proposed water system will be supplied by a single weII.
To obtain the well permit, the applicant will have to enter into
an agreement with the Basalt Water Conservancy District Eo
purchase augmentation water from Ruedi Reservoir. This agreement
should be provided as a part of the Preliminary Plan submittal.Additionally, an incorporated homeowners association should be
formed to maintain and control the water systemr os well as
insuring that all annual fees are paid to the Basalt Water
Conservancy District, as well as any additional records required
by the Distr ict.
4. The existing underground irrigation pressure system is
proposed to be used for the outside waterirrg needs of the
residents in the development. The covenants should provide a
management framework that will guarantee each lot an equalportion of the associated water rights.
IV. FINDINGS That the meeting before the Planning Commission was extensive
and complete, that all pertinent facts, matters and issues were
submitted and that all interested parties \^rere heard at the
meet ing;
2. That the proposed Sketch PIan is in general conformance with
the recommendations set forth in the Comprehensive PIan for the
unincorporated area of the County;
3. That the Sketch PIan conforms to the requirements of the
Garfield County Subdivision Regulations;
4. That for the above stated and other reasons, the Sketch Plangualifies for approval by this Board.
B.
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V.RECOMMENDATION
EpproteT-wftrr-trre following conditious :
1. That the Garfield/Pitkin County boundary line be Iegally
described and accepted by the Garfield County Surveyor prior to
any final plat approval.
2. That the applicant recognize that any parcels created by
Garfield County action wiIl, in no way, obligate Pitkin County to
approve any building permits without compliance with the
appropriate Pitkin County Land Use Code requirements and
procedures. And that, if a final plat is aPproved for this
development, a plat note will be included noting the above
mentioned fact.
3. That a copy of the contract with the Basa1t Water Conservancy
District be provided as a part of the Preliminary PIan
submittal.
4. That an incorporated homeowners association be formed to
control and manage the proposed water system, with specificprovisions for enforcing the payment of annual assessments
to pay the Basalt Water Conservancy District as agreed upon
by contract.
5. That the protective covenants include a management system to
maintain the existing underground pressure irrigation system
and that each lot be assigned on equal portion of the water
r ights.
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