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HomeMy WebLinkAbout2.0 PC Staff Report 12.04.1995English 12/4/95 • • The property of 2.76 acres is located in No Name adjacent to the western property line of Rock gardens. The tract is a long, narrow strip of land, oriented north -south, fronting on No Name Lane and runs almost to the banks of the Colorado River. The property slopes very gently and it appears an old apple and cherry orchard once existed on the central and southern portions of the tract. The Brown -Monroe ditch traverses the property from the northeastern to southwestern portions and many large stones are scattered over the southern two-thirds of the property. An existing home and yard occupy the northern third of the lot. Adjacent land uses are primarily residential, whereas Rock Gardens, located immediately east of the property is a characteristically dense mobile home and single family dwelling subdivision and the surrounding area consists of single family homes on generally small lots ranging between one-quarter and one acre in size. The proposal specifies the division of the parent tract into 3 parcels of approx. 0.90 acres each. The petitioner currently resides in the existing home and is applying to create the new lots in an effort to build a new home on one of the lots. 2 easements are designated on the sketch map, one that would provide access to the lots to be created and an additional easement that would provide access to a neighboring property. Major Issues and Concerns - A lengthy title search accompanied this application and it appears the property was part of a 5 acre tract no later than 1948, since then, it appears at least 2 easements have been granted from the property and in 1965, two acres were subdivided leaving the size of the tract at its current 2.76 acres. Zoning - The property is within the R/G/SD zone district which designates a minimum lot size of 20,000 square feet. All proposed lots are larger than this minimum requirement. According to Section 5.04.03 of the County Zoning Resolution, when water is to be supplied from a central system, and an individual sewage disposal system is to be used, as in this case, the minimum lot size for the use of an individual sewage disposal system is 1 acre. Therefore, given the aggregate size of the tract, only 1 additional lot could be allowed to be created. Water - The applicant intends to supply water via additional water shares purchased form the No Name Creek Water Association. It appears the Association has water available and intends to grant this request. Additionally, 2 shares of water are necessary, one share for domestic use, and additional share for irrigation water. Sewer - As stated earlier, the applicant intend to use an ISDS for water treatment. According to the Soil Conservation Service, soils on site are generally deep and well -drained. Building site development and use of ISDS are constrained due to the presence of large stones. Staff recommends a plat note be included to address these limitations. Access - Access to the lots to be created would be from the existing driveway on a twenty foot easement to be placed along the eastern property line. This access is also intended to provide an emergency access to the central portion of Rock Gardens. It appears the applicant has discussed this access with the Glenwood Springs Department of Emergency Services and Rock gardens and evidently all parties approve of this proposal. Additionally, staff recognizes this agreement as a proactive step in addressing a potentially serious safety issue as not only would access be improved, but an additional fire hydrant would be installed on the applicant's property. Fire Protection - Staff has recently received a letter from the Glenwood Springs Department of Emergency Services indicating its desire to pursue the easements discussed above. No specific dimensions regarding widths, turn-arounds or other physical criteria have been specified for this portion of the proposal. Staff recommends all this criteria be discussed with the Department and installed according to its specifications. Staff further recommends a plat note be included to address wildfire mitigation. The applicant would be required to pay the $200 school impact fees and all required easements must be shown on an exemption plat. Therefore, based on these findings, and due to the County Zoning Resolution's lot size requirements concerning on-site use of ISDS, staff recommends approval on one lot at least one acre in size, pursuant to the conditions listed in the staff comments.