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Home My WebLink About2.0 Staff Report PC 8.8.84PROJECT INFORMATION PROJECT NAME: REQUEST: APPLICANT: ENGTNEER: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENT ZONING:Nor th : South: East: West: I. RELATIONSHIP TO THE COMPREHENSIVE PLAN Exhrb,l D PC 8/8/84 AND STAFF COMMENTS l,lountain lr{eadows Subdivision Preliminary Plan Anneliese Allen Schmueser & Associates A parcel of land located inportions of the SW L/4 Section 11 and the NW I,/4 Section L4, T8S, R88W; more practically described asa parcel located approximatery 2miles southeast of Carbondale on County Road 11I. To split a 17.68 acre parcel into Isingle family Iots. CenLral Water Individual septic systems Via County Road 111 A/R/RD A/R/RD Pitkin County A/R/RD A/R/RD The proposed subdivision is located in District C, Rural Areas/Minor Environmental Constraints. The Carbondale Urban Area of Influence is within one (1) mile of the proposed development, which is considered atransit,ion zone between urban and rural oensities. The recommended density for transition zones is one (1) dwelling unit per two (2) acres. II. DESCRIPTION OF THE PROPOSAL parcel is irrigated cropland that slopes ffisouth to the north. There are a number of large cottonwoods along the County Road. B. Project Description: It is proposed to split a parcel of approximately L7.58 acres into eight single family }ots of two acres each. One of the Iots has an existing house, with apreviously approved access easement to it.. The remaining seven(7) lots will access onto a proposed 990 foot longr 50 foot wide cul-de-sac from County Road III. Domestic water will be provided through a central water system that will be developed with a new well being drilled for tt're water supply. The water system will supply the seven (7) new lots proposed. Lawn irrigation will beprovided by an existing underground pressure irrigation system.Fire protection will be provided by a centrally located 10,000gallon cistern, that has been approved by the Carbondale RuralFire Protection District. The existing house has an existing well that is shared with two adjacent pieces of property. Individual, on-site sewage disposal systems are proposed for the seven new lots. ^ F- C. This parcel was originally 32.2 acres in size. rn November ofL979, the parcer wai splil uy exemption into three parcers of2'02' 2'02 and 28-L6 acres. A porlion of the zg.t6 acre site isin pitkin County. ITI.MAJOR TSSUES AND CONCERNSA. Zoning:. The praposea parcers are air 2.0+ acres each. ThepEGT is ,onia isricuitriiiTn""iaentiiiTnrirr Densiry (A/R/RD) ,which arrows a minimum rot size of two acres. rn" proposeddevelopment meets the requirements of the ArlRrzRD zone district. B. Agency Comments: 1. Colorado Departmentrcf Health: Noted thatana 'system mustapproved by the Denver office. (sle retter, 2' carbondare Fire protect-lg1D:isr!51ict: stated that the "uo ict,s emergency vehiclesand that the r0,000 garlon water cistern is pi"pEir|'rocatea.(See letter, page J-{ 1 3- cororado Division of wqter_reqources: Does not feer water "un ao recommend approval forthe following reasons: (See letter ,'pagesS|.Z/ ) a. Question whether the existing werl serving rot g b. Question whether th6 easalt water conservancy Districtwill actually sell augmentation water to the deverop-ment.c. Feel that covenants and plat notes should restrictdomestic water use to iniouse use-onty.d. Question whether the lanciowne. .u"po'sibirities andownership of the water system are iaequateiv-J"rin"a.e. Ouestion the yield of thl proposeA-weff.f- euestioned whether the aevEioi"i-intenaea to inter_connect the existing wer-1 with the proposed werl. 4. Public service companv € cofsredo: Requested a r0 foot fronttoa adjaeent to the street.(See letter page2V ,) 5.Co1oradocW:Recommendedthatindividua1soi1sana ns be made prior to the constructionof any structures. otherwise ttr"y-i"ri-tn.t if therecommendations of_ the engineeri"6-geoiogic consultant arefollowed there wirl not b6 any geotogic probrems associated withthe developmet. (See letter , page -?? ) Staff Comments 1. On April 23t 19g4, the Sketch plan wasof-County Commissioners by Resolution No.following conditions ' complete chemical-be reviewed and pages 2a -a / y approved by the BoardB4-74, with the a. That the Garfierd /pitkin county boundary line be legalry<iescribed and. accepted by the Garfield county surveyor prior toany final plat appioval.- b. That the appricant recognize that any parcels created byGarfield County acrion wiIl, tl no *uV,"oUiigat"-piiIin County toapprove anv bgi]9ing permits without iompriance with rheappropriate "lt\in. county Land use code requirements andprocedures' And that, if a-fina1 piut-ir approved for thisdevelopment, a prat note wilr- be i"ciua"o noting the abovementioned fact. -7- c' That a copy of Lhe contract $rith the Basalt water conservancyDistrict be provided or a water augmentation plan be filed as apart of the preliminary plan submiLtat. d. That a legalry_appropriate entity be formed to contror andmanage the proposed water system, witrr specific prori"ions forenforcing the payment of annual assessments to pay the Basartwater conservancy District as agreed upon by contract. e ' That the protective covenants incluoe a managemenL system tomaintain the existing underground pressure irrigation system andthat each 1ot be assigned on equal portion of tlie water rights. f. That buirding envelopes be shown on the prer-iminary pran,that protect the neighbois view of Mt. Sopris. g. That it be demonstrated at preliminary plat thatsafeguards have been taken to pioiect existing werrsproperties. APPLTCANT RESPONSE adequate on adjacent a. b. schmueser and Associates has defined the southern propertyboundarv rhar is rhe Garfierd/pit,[i; C;u"ty ooundary rine andreceived tenative verbar approvar from the Gartieio'countysurveyor, subject to a rinai plat b;i;g submitted for approval. This point has been agreed upon and will require a prat note onthe Fina1 plat An unsigned :gpy of an application to the Basalt waterconservancy District has 6een provided arong with a retter fromthe District stating that a contract was aulhorized for 3.3 acreft. of water Lo serie r0 "ingie-i"*irv-owelrings.rt is proposed that the owners of the property enter into anagreement that will entitle them to a itrc iniei""t-i., al_Iirrigation water and water rights u".o-in connectlon with theproperty. This document would be recorded at the clerk andRecorder's office. There is no "p""iiit provisions for enforcingthe payment of annual assessments. There are no proposed protective covenants provided with the iflrication since the iew subdivision iegulitions do nor require Building envelopes are noted on the preliminary plan that shourdnot resurt in the obstruction of any-neighoor,s view of Mt.Sopr is . The engineer's report indicates that the proposed welr is 375feet from the nearest well and that trre-proposed wel-l should havea maximum area of infruence of 50 ft. to 75 ft. Thus thereshourd not be any adverse effeci ."-.ai"cent domestic watersources' Additionally, the existing ,6ir will be monitoredduring the drilling oi-a new werl t6 verify any infruence. Acertification !y u registered engineer-rirr be provided to thecurrent users documenting the moiitoiing. The chemical anarysis plans and specifications for the watersystem shourd be approved by the eororado Department of Healthprior to Final plat-approval. d. 6 f. 9. 2. concerns are addressed as 4. The Division of Water Resourcesfollows: a. The Allen residence andbeing served by a domesticof Water Resources. b. A letter stating thatauthorized by the Bisat-tsubmitted to this office. c. It is suggested that aPreliminary plan be that astating that: ',a11 domesticpurposes only. ', two previously exempted lots arewell approved in Lg71 by the Division a contract for water has beenWater Conservancy District has been condition of approval of thepla!- note be pul on the E,inal platwell water will be used for in-house d. The Division of water Resources misread the example welr,water and road agreement. Each of the p;;;irr"rv^I*"*pa"u rotshas the right to consume L/L6 of ari -irrigation water atloted tothe entire parcer from the East Mesa Ditc6. trrus, -tr,u Deveroperhas retained 7(g ownership of,!!..iirig"tion warer rights. Theexempted parcers each have a L/g inter6st in trre -existing we11.The developer proposes ro r,":;;.h;;;ierty owner in the proposedsubdivision to have the right-to ,r"E-i7ra of the irrigation wareravailable from the East ueia Ditch. riru" the developer wourdmaintain 5/L6 interest in the East ru""i Ditch water iignts toirrigate their parcel u,i the ,.*3i;i;; parcel in pitkin counry.rt is assumed t,hat, the seven neh, lots iould share equally theownership of the new we1r. This shourJ be crarified as acondition of approval. e. The Developer's engineers have determined that it wirl benecessary to pump 10 9a11ons per minute to meet ir," pear hourdemands of the suoaivlsion. itre "ngin"", has_not provided anydata to support his position that t6. new werr can provide theneeded 10 9a11ons per minute, other than stating that theexisting welr,has [rovideJ -an adequate water source and that anew well_ courd be developed f.i;iy-;uIiiv. t. There is no intention on the part of the developer tointerconnect the two we1ls. A plat note should be added to the Final plat stating, ,,Thatindividuar soils tests unJ- touno"iion=-inrr""tigations sharl beperformed by a colorado register"a-pi"t.ssionar engineer prior tothe issuance of each buildi.,g permil. " This should address thecolorado Georogicar survey ano- the recommendations of theDeveloper,s geologic consirltant. IV.SUGGESTED TINDINGS A. That proper as required Commission; publication, public notice andby Law for the hearing beforeand posting was providedthe Planning B' That the hearing before the planning commissioncomplere, rhar all perrinent i;;t-;; marrers andsubmirred and rhar ar1 interes[;;-;.rries werehear ing; an,il Tl3: !.hu proposed subdivision of landhrltn the recommendations set forth inthe unincorporated area of the County; h/as extensive andissues $rereheard at that i.s in general compliancethe Comprehensive plan forand 3. c. V. I D- That arr.data, surveys, analyses, studies, prans and oesigns as Iare required by the State of Colorado and C-arfield County f,ur]- |been submitted, reviewed, and found to meet aIi requirem"r,t"'5f Ithe Garf ield county subdivision Regurations; and - \''' IE' That the proposed subdivision of land conforms to the Garfierd ICounty Zoning Resolution; and rE4q IF- That for the above-stated and other reasons, the proposed Isubdivision is in the best interest of the hearth, safety, Imorals, convenience, orderr prosperity, and ,"it.r" of the Icitizens of Garfield County.- L's I RECoIttMENpArroN I APPROVAL, with the following conditions, IA' 3:i:.::: H:}1.ffi::i':;'i:l,tilunl?::'.:';?::i";,:: :;B::;:i.', the IB' That a copy of the signed contract with the Basalt Water Iconservancy District be submitted to the Division of water I Z"":;yzfr i":r22i).Xo2x"2yry\7f^,if 'di:F*{il4ql"WW>+_ru1c. rhat the Final Piat contain the following plat "'"t{*L f V 3" 1' Any parcels created by Garfield county action will, in no Iwdyr obrigate pitkin county to approve any buirding peimits - I E:::'::n:?I:*it:""X:'3,:5.::::6priate pitrin-c"u"ti Land use I 2- Domestic water use is restricted to in-house use onry I,I I 1;",tir":;";sii:ii* *;:i:;::" musr be built within rhe ID' iii:;:;:.i31":"'."Hil.:;:;"3'.;nli.. ;ffi:::;n,:li.'";3:ffi:::,'., I :i"::hi;ri:,"i*ffi"rr:fl"ff: Hi*]i xii:'it-+:i"::';;;:*-sj:1" I E. That an lIiru;;:ffir;;:Hl3lii|i:,::-i5:i:ii.ii:f":::]sii.3I.i""l f,::$'El.::l;::.i';':t:l:l ::li:::i.'" accordance with tie easart I 4 k*i Z:',H*y-',*"/*!flJ'r**!2.&teo,o,,* an'/ It. fla/ -2y' -x,4L 7-t Pz*/ rx- ,-r,*i -@r-* 1-g 4tL I%eiWzr b,4 I'Lat-,/all7 'L-,r- ./ <+# ,.2 - / a -, t<r )/to zua/ rlzzorrre,ala/pn - Cer/a/'-}*f f.-- iI" A::' ';iri ,7.4n T -