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Home My WebLink About2.0 BOCC Staff Report 06.17.1985REQUEST: OWNER: PLANNER: ENGINEER: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENT ZONING: BOCC 6/17/85 PROJECT INFORMATION AND STAFF COMMENTS For Exemption from the Definition of Subdivision. Donald Ice and Stephen Thompson Land Design Partnership and Management and Planning Resources. Schmueser and Associates, Inc. A tract of land situated in lots 14 and 15 of Section 33, T7S, R88W; located west of and adjacent to the Town of Carbondale off of County Road 106. The site consists of 7.42 acres. Town of Carbondale and existing well. Individual Sewage Disposal Systems (ISDS) Existing and proposed private access off of County Road 106. A/R/RD North: West: East: South: I. RELATIONSHIP TO THE COMPREHENSIVE PLAN A/R/RD A/R/RD Town of Carbondale Town of Carbondale and A/R/RD The site is located within the Carbondale Urban Area of Influence. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The site is mainly level with relatively steep slopes down to a low lying and level area along the Crystal River. Vegetation is mainly grasses and native scrub growth, except along the river, where large trees and associated riparian vegetation is found. A single large sink hole, 30-35 feet in diameter is located in the northeast portion of the site. An existing dwelling is located on the site within proposed lot B. B. Project Description: The applicants propose to create 3 additional lots for a total of 4 lots out of the original 7.42 acre parcel. Three, 2.0 acre lots (Lots B, C, D) and a single 1.0 acre lot (Lot A) will be formed. The one acre lot is proposed to be annexed into the Town of Carbondale. Lot A will utilize city water and sewer, Lots C & D, City water and ISDS, and Lot B existing well and ISDS. III.MAJOR ISSUES AND CONCERNS A. Town of Carbondale comments: The Town of Carbondale (see letter, pages /3,./il ) recommended approval of the proposal with the following conditions: - �_ • • 1. That the width of the access easement be 50 ft. wide at the intersection of the access easement and the County Road 106 right-of-way. 2. That the access easement have an intersection at 90 degrees with the County right-of-way, if at all possible. 3. That a cul-de-sac be required if there is to be any development at a higher density than is presently being proposed for lots B, C & D (one unit/2 acres). The Carbondale P & Z feels a cul-de-sac is not required for 3 units developed at this density. 4. We also ask that the County Commissioners require the applicant to provide a public access easement along the Crystal River - running fom the normal high waterline to a point 50 ft. above the high water line. B. Staff Comments: 1. The applicants have submitted a letter (see page ) from the Town of Carbondale, indicating that the Town has the capacity to provide water taps outside the city limits. The applicant should apply for and receive approval for the required water taps prior to any final approval by Garfield County. 2. Proposed lots C and D are located in excess of 300 feet from the nearest Carbondale Sewer main and, therefore, are not required to connect with the system in accordance with State Statute (C.R.S. 31-1). Lot B has an existing individual sewage disposal system while Lot A is proposed for annexation into the Town of Carbondale and would be required to hook onto the City sewer service at that time. 3. The applicant's soil and geology report notes concerns relating to subsidence of soils and the slopes along the Crystal River. This report recommends requiring site specific soils engineering for all foundations and a setback for all homesites back from the bluff overlooking the Crystal River a distance equivalent to the vertical distance above the floodplain. 4. The 100 year floodplain should be shown on the Final Plat along with a plat note limiting all homesites to those areas outside of the floodplain. 5. The proposed 2 acre lots to remain in the County are in compliance with the minimum lot size of 2 acres in the A/R/RD zone district. The one acre lot will not be in compliance and, therefore, no building permits or development will be authorized prior to annexation into the Town of Carbondale. Current Carbondale zoning adjacent to the site is P.U.D. with a 6000 sq. ft. minimum lot size. 6. Carbondale currently has obtained public access easements or dedicated park land along the majority of the Crystal River adjacent to the town. The proposed easement on this site would connect with existing and proposed open space north and south of the site and would not allow for any public access or impact on the developable areas of the site above the river and outside the flood prone areas. The Garfield County Comprehensive Plan specifically encourages the creation of this type of open and space and encourages that it be contiguous with other open space (Recreation and Open Space Objectives 2 and 3). In addition, it calls for the protection of river front/riparian areas with the policy that the County may require new development with river frontage to dedicate it as open space accessible to the public. (Environment objective 2, Policy 2). • • IV. SUGGESTED FINDINGS 1. That proper posting and public notice was provided as required for the meeting before the Board of County Commissioners. 2. That the meeting before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed exemption is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. RECOMMENDATION APPROVAL, with the following conditions: 1. That the following plat notes be included on the recorded exemption plat: A. No additional lots may be created through the exemption process. B. Engineered foundations will be required. C. All building sites are to be located outside of the 100 year floodplain with a minimum setback off the bluff overlooking the Crystal River, equivalent to the vertical distance above the floodplain. D. No building permits will be issued for Lot A prior to annexation by the Town of Carbondale.itA,K-wf4444d( /...t,4 be 4.1)d{+Fo11— w�h- fin- P� —4 S�G...c � .tiP - A. 4 2. That the following changes be included on the Final Plat:-'b""d^'L A. The utility and access easement be a minimum of 50' in width and be shown on the plat. B. The utility easement and lot line north of Lot B be corrected to provide adequate access to the lot. C. The alignment of the access road's intersection with County Road 106 be as close to 90° as is possible and be approved and permitted by the County Road and Bridge Department. D. The 100 floodplain be shown on the plat. E. That a public access easement along the Crystal River beginning at and extending east from the normal high water• p line* with lla//--minimum of 50' in width be �'f w''`/� 3. The applicant shall make application and receive approval of water taps for Lots", C and D from the Town of Carbondale prior 1611 to any final approval by Garfield County. 4. $400 in School Impact fees for the creation of 4 new lots needs to be paid prior to final approval. 5. All representations of the applicant, either within the application or stated at the hearing before the Board of County Commissioners shall be considered conditions of approval. Gmlowfow 1,1171:3 ,rw i N 1, ' -,ft, 4441"t, ( June 7, 1985 Mr. Robert Richardson, Chairman Garfield County Board of County Commissioners 109 - 8th St., .3rd Floor Glenwood Springs, CO 81601 Dear Commissioner Richardson: JUN 1 01985 FIELD CO;. PLANNER The Carbondale Planning and Zoning Commission was referred the Ice/ Thompson Subdivision Exemption by the Garfield County Planning Department and discussed this proposal with the applicant at our May 30th meeting. After careful deliberation we recommend approval of the proposal with the following conditions:` 1 1. That the width of the access easement be 50 ft. wide at the intersection of the access easement and the County Road 106 Right -of -Way. 2. That the access easement have an.intersection at 90 -degrees with the'i,County, R.•0.41 fi ,if`at` all possible. 3. That a cul-de-sac be required if there is to be any development at a higher density thaft is presently being proposed for lots B, C & D (one unit/2acre). The Carbondale P & Z feels a cul-de-sac is not required for 3 units developed at this density. 4. We also ask that the County Commissioners require the applicant to provide a public access easement along the Crystal River - running from the normal high water line to a point 50 ft. above the high water line. I would like to call special attention to this public access easement. The Town of Carbondale has had a long standing policy of requiring either the dedication of riverfront property or an easement along the river whenever there has been a development proposal abutting the Crystal River. The Town currently has dedicated parkland or an easement from the Ice/Thompson property to the southern Town limits. (through Crystal Village, Crystal Acres and the Gray Ranch). Arrangements are being made with the Colorado Rocky Mountain School and the Snobble family; who own property to the north of the applicants, for a continuation of the easements along the Crystal. 7C So. 2nd Carbondale, Colorado 81823 303.963.2733 Mr. Robert Richardson, Chairman Garfield County Board of County Commissioners June 7; 1985 Page Two The goal is a trail/recreational system along this length of the Crystal. It would be unfortunate for such a trail system to be interrupted. Thank you for giving us the opportunity to review and comment on this proposal. We look forward to continued cooperation, both in this matter and in any future proposals that may affect Carbondale. Sincerely., Tow i) of Carbondale Ken Olson, Chairman Carbondale Planning & Zoning Commission /mac May 8, 1985 Mr. Steve Thompson 315 Westbank Glenwood Springs, Colorado 81601 RE: Municipal Water Service, Dear Mr. Thompson: This letter is being written, as requested, in reference to possible municipal water service to the proposed subdivision just west of and adjacent to the Carbondale town limit along County Road 106. At this time, the Carbondale municipal water system has the excess capacity, to add additional water taps. The approval of out of town limit taps is a function of the Town Board of Trustees, and any appli- cations fo'r such taps must be submitted to them: Sincerely, Stan Wallis Public Works Director SW:nb 76 So. 2nd Carbondale, Colorado MN 303,963.27