HomeMy WebLinkAbout2.0 Staff Report PC 9.11.02o
PROJECT INT'ORMATION AND STAF'F' COMMENTS
Sketch Plan
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TYPE OF'REVIEW:
SUMMARY OF REQUEST:
APPLICANT:
LOCATION:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
PC -9ltll02
TP
A request for review of the Black Diamond Mine
Subdivision Sketch Plan for a two (2) lot subdivision on
approximately 9 acres.
Kenneth Greene
Parcel lies south of Glenwood Springs along County
Road 126 in Section 9, Township 7 South, Range 89
West.
tndividual wells.
Individual sewage disposal systems (ISDS).
County Road 126
A/R/RD (Agricultural, Residential, Rural Density)
A/R/RD
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DESCRIPTION OF PROPOSAL:
Development Proposal: The Applicant is proposing to divide an approximately 9 acre site into
two (2) parcels. Parcel A will contain approximately 5 acres and Parcel B will contain 4 acres.
Site Description and Existing Conditions: The subject site can be characterized as containing two
distinct benches, separated by a signifrcant sloped area containing slopes greater ttran 30%. It
appears that the distance between the trvo benches is approximately 12 feet. The sloped area lies
adjacent to a24' Access and Utility easement that serves a property, which is improved with a
single family residence, to the south.
Parcel A, the upper site, contains a looped driveway and a one-story tack and storage sffucture.
There is a fairly flat are4 east of the driveway, which the Applicant has indicated is the prefened
building site. No building envelopes have been established as part of this application. The upper
site also contains a pond and waterfall feature, which were installed by the Applicant over l0
years ago. The pond is served by the Btack Diamond Mine Creek which fraverse the entire
property. Due to the drought conditions, the creeh and the water features it serves, is currurtly
dry
Parcel B, the lower site, contains two dilapidated structures, which are located immediately
adjacent to County Road 126, within the 24' Access and Utility easement. The Applicant has
installed a driveway for Parcel B, which ends in a hammerhead near aflar:eathat has been flatten
for a future building site.
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Zomng: A single family dwelling is a use by right in the A/R/RD zone district. Accessory uses
are allowed if they are agriculturally related uses. The A/R/RD zone district requires a minimum
lot size of 2 acres. The two lots to be created are larger than 2 acres.
Adjace{rt Land Uses: The area surrounding the subject project contains single-family residences
with accustomary uses on lots that are greater than 2 acres.
Applicabilitv: Pursuant to Section 3:00 of the Subdivision Regulations, the Sketch Plan is the
initial review of any subdivision proposal to determine the conformance of the subdivision with
the County's Subdivision Regulations and with any other applicable regulations, resolutions or
plans.
II. REVTEW AGENCY AND OTHER COMMENTS:
This application was referred to Road and Bridge, City of Glenwood Springs, City of Carbondale, and
Glenwood Springs Fire Departrnent. Comments were received only from the Glenwood Springs Fire
Deparhnent, which have been incorporated within this memorandum and are attached.
m SKETCH PLAN (SECTION 3:00)
All Sketch Plan comments are kept on file in the Planning Departrnent office. The Sketch Plan comments
shalt identify issues applicable to the subdivision proposal, with the comments subject to change, if there
are changes in the circumstances, documents or regulations used as the basis for comments. Completion
of the Sketch Plan process shall, in no way, constitute approval of the proposed plan.
The Planning Commission shall review the application for consistency with the standards and polices set
forth in the following:
A. Garfreld County Subdivision Regulations.
B. Garfield County Zonng Resolution.
C. Garfield County Comprehensive Plan.
D. Garfield County road standards and policies.
E. Garfield County municipal comprehensive plans and municipal regulations, as applicable.
F. Other applicable local, state, and federal regulations, resolutions, plans and polices, as applicable.
IV. STAF'F'COMMENTS
Comorehensive Plan: According to the Garfreld County Comprehensive Plan, this site lies outside
of the Glenwood Springs Sphere of lnfluence. On the Proposed Land Use Districts Mapfor
Study I in the Comprehensive Plan, the subject property is identified as low density residential
with 10 or more acres per dwelling unit. The Applicant is proposing 2 lots that are less than what
is recommended by the Comprehensive Plan.
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B.Zor:uns: The Applicant should be aware of the following dimensional standards for the A/R/RD
zone district:
Minimum Lot Area: Two (2) ocres.
Maximum Lot Coverage: Fifieen percent (15%o).
Minimum Setback:
(l) Front yard: (a) arterial steets: seventy-five (75).feetfrom steet centerline orrtfiy Q0) feet
.fromfront lot line, whichever is greater; (b) local streets: fifty (50) feetfrom street centerline
or twenty-five (25) feetframfront lot line, whichever is greater;
(2) Rear yard: Twenty-fire (25) feet from rear lot line;
(3) Side yard: Ten (10) feetfrom side lot line, or one-holf (1/2) the height of the principal
building, whichever is greater.
Maximum Height of Buildings: Twenty-five (25) feet.
Additional Requirements: All uses shall be subject to lhe provisions under Seclion 5
@tafions).
Subdivision: Below are some of the applicable general site standards, from Section 9:00 of the
Subdivision Regulations, which the Applicant should be aware of:
9: I2: Land subject to identrfied natural hazards, such as falling rock, land slides, snow
slides, mudflows, radiation, Jlooding or high water tobles, sholl not be plattedfor any use
other than open space or an uninhabitable porlion of a lot over rwo (2) acres, unless
mitigation is proposed by a Colorado registered professional engineer quoli/ied lo do such
design.
9: I3: Development plans shall preserve, to the maximum extent possible, naturol features
such as unusual rockformations, lakts, rivers, streams and trees. Where appropriote, lhe
subdivider may be required to dedicate lands to lot owners to preserve these features. In no
case shall lots be designed such thot a dwelling unit will be located closer thon lhirty feet
(30) to a live stream, loke or pond, regardless of the fact that /toodploin regulations may
allow dwelling units located closer in some inslances.
9: l5: One (l) dog shall be allowedfor each residential unitwithin a subdivision; and the
dog shall be required to be confinedwithin the owner's property boundaries. The
requirement shall be included in the protective covenants for the subdivision, wilh
enforcement provisions allowingfor the removal of a dogfrom the subdivision as afinal
remedy in worst cases. (99-096)
9: I 6: No open hearth, solid-fuel fireplaces are allowed anywhere within a subdivision. One (l)
new solid-fuel burning stove, as defined by C.R.S. 25-7-40l,et.seq., and the regulotions
promulgated thereunder, shall be allowed in any d,velling unit. All dwelling units shall be
allowed an unrestricted number of natural gas burning stoves and appliances. (99-096)
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9: I 7 : Each subdivision shall have covenonts requiring that all exterior lighting shall be directed
inward, towards the interior of the subdivision. (99-096)
9: t 8: No further subdivision of a recorded subdivision shall be allowed, except where it is
providedfor in an approved Preliminary Plan. (99-096)
Access: The subject property is accessed directly from County Road 126. There is a 60 foot
easement for County Road 126 along the entire north end of the subject property. The Applicant
noted that a second access permit was obtained prior to the installation of the driveway on Parcel
B. A copy of the permit for access to Parcel B shall be submitted during Preliminary Plan review
There is a 24' Access and Utility easement recorded in BK 510 at Page 963, which lies along the
west property boundary of Parcel B that serves an improved parcel to the south.
The road(s) servicing parcels must meet the standards in Section 9:30 of the Subdivision
Regulations.
Soils/Topographv/Radiation: The soils information provided with the application indicates that
the subject property contains Jerry loam (#64). The soil survey indicates that Jerry loam (12 -
25olo slopes) is deep, well drained soil on alluvial fans and hills. The survey states that this unit is
poorly suited to homesite development. The main limitations are the shrink-swell potential and
the slope.
The property contains two distinct benches. The majority of both benches contain slopes in
excess of 30o/o. There are some flat areas on both Parcels which have been excavated by the
Applicant over l0 years ago. The Applicant shall comply with section 5.04.02(2) of the Zoning
Resolution (outlined below), with respect to slopes at the time of Preliminary Plat.
Lot Size I Acre or Greater: Such lots shall have o minimum building envelope of I acre
in an area that has less thanforty percent (40"/o) slopes; however, a smaller building
envelope may be approved by the Board after review of the followingwhich sholl be
submitted by the applicant:
(A) A soil landfoundation investigation prepored by a registered, professionol
engineer.
(B) A topographic survey with contour intervals of not more lhan two (2) feet,
(C) A site grading and drainage plan prepared by a register, professional engineer.
@) A detailed plan of retaining walls or cuts, andfills in excess offive (5) feet.
(E) A detailed revegetation plan.
Att of the aboye shall show the minimum building envelope size for each lot and shall
provide evidence that all structures andfacilities can be built within such building
envelope area so os not to disturb any forty percent (40%o) slope areo. The following
shall be conditions ofany approval:
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(A) Foundations shall be designed by and bear the seal ofa registered, professional
engineer.
@) All final plans required to be submitted by a professional engineer shall be
approved in theirfinal form and shall bear the seal of such registered,
profe s s i onal e ngine e r.
The Applicant noted that there are no known radiation hazards on the subject site. The Applicant
shall note that pursuant to Section 4:60 of the Subdivision Regulations, a radiation evaluation will
be required as part of the Preliminary Plat process.
F. Fire Protection: The site is located in the Glenwood Springs Fire Protection District. The
application does not discuss any provisions made for fire protection. Comments from the
Glenwood Springs Fire Deparunent are attached to this memorandum. The Glenwood Springs
Fire Departrnent has provided the following recommendations for each pmcel:
' lnstall a 2000-gallon watff tank with two connections on it that allow Glenwood Springs
Fire Deparfrnent access to draft water from it and another designed for rapid filling. An
alternative would be one larger shared water supply.. Maintain fire protection water system.
' Using Colorado State Forest Service guidelines to create and maintain a defensible space
landscape around the structures put on each lot.
' lJse Firewise construction designs and materials for new structures built on the lots.
' Design ingress and egress to meet 1997 Uniform Fire Code maximum grade 10% and
minimum clearance 13 feet 6 inches.r Structure over 3,500 square feet sprinklered to NFPA l3D standards.
The following standards (Section 9:70) will apply to the preliminary plan application:
9:71: Subdivisionfire protection plans shall be reviewed by the appropriate fire protection
district to ensure that all lots have primary ond secondary access points to escape fire
entrapment.
9:72: Where a central water system has fire hydrants, all fire hydrants shall meet lhe
specifications for the appropriate fire protection agency, pdrticularly with regard to thread
size on the fire hydrants.
9:73: Where there is no central water syslem available, a centrql locatedfire proteclion
storage tank sholl be designed to meet the fire protection needs of the subdivision and be
approved by the appropriate fire district.
9:74: lVater usedforfire protection purposes does not have to be potable water and may be
from a source separate from the domestic supply.
Water: There is an existing well on the subject property, located within the proposed property
boundary of Parcel B. The Applicant indicated that this well will serve Parcel A. The Applicant
has established a20' well estimate for this purpose. A copy of the well permit was submitted with
the application.
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The Applicant has provided aWater Allotment Contract/Lease with the West Divide Conservancy
District, which became effective on January 1,20A0, for the purchase of water rights for Parcel B.
The contract/lease indicates that if the Applicant intends to divert water through a well, the
Applicant is required to obtain a valid well permit from the Colorado Division of Water Resource.
A copy of the well permit for Parcel B will be required at Preliminary Plan.
The Applicant should be aware that the Preliminary Plan phase will require the water source for
both Parcels be evidenced to be sufficient in terms of quality, quantity, and dependability (see
section 4:90 of the Subdivision Regulations).
There is no discussion in the application with respect to irrigation water. The Applicant should be
aware of the following standards (from section 9:50 of the Subdivision Regulations):
9:51: An adequate potable and iruigation water supply shall be available to all lots within a
subdivision, taking into considerotion peak demonds to service total developmenl population,
irrigation uses, and adequate fire protection requirements in occordance with recognized and
customary engine ering standards.
9:52: Individuol wells may be used as the water supply, provided the applicant has submitted
the required documentation to the appropriate woler courl, and the Colorodo Division ofWater
Resources will approve well drilling permits for all lots within the development.
9:54: Water supply stems, on-lot or otherwise located in oJloodplain, shall be designed to
minimize or eliminote infiltralion and avoid impairment during or subsequent to flooding.
9:55: All water mains shall be a minimum diameter of four inches (4"), provided slorage
facilities adequate forfire protection are available.
Wastewater: Individual sewage disposal systems flSDS) are proposed for each lot. Typically,
ISDS must be accompanied by a detailed maintenance plan contained in the covenants. The
Applicant should be aware of the following standards (from section 9:60 of the Subdivision
Regulations):
9:61: Disposal by individual sewage disposal systems may be permitted, provided lot sizes
are consistent with the Garfield Counly Zoning Resolution. Individual systems must have
representative soil absorption tests performed by a qualified engineer registered to perform
such tests in the State of Colorado.
The Applicant should also be aware of Section 5.04.03 of the Zoning Resolution, and at the time
of Preliminary Plat, the Applicant will need to submit a sanitary sewage disposal plan pursuant to
Section 4.92 of the Subdivision Regulations.
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Drainageffloodplain Issues: The application does not discuss drainage or floodplain issues. Staff
finds that there are no floodplain issues on the subject property, The Applicant should be aware
that the Preliminary Plan phase will require a Drainage Plan prepared by an engineer registered in
the State of Colorado (see section 4:80 of the Subdivision Regulations). The Applicant should
also be aware of the following subdivision standards outlined in Section 9:40 of the Subdivision
Regulations.
9:41: Drainage easements, channels, culverts and required bridges shall be designed by an
engineer registered in the State of Colorado.
9: 42 : All drainage facilities shall be designed based on a twenty-five (2 5) year frequency stonn.
9:43: Where new developments create run-off in excess of hisloric site levels, the use of
detention ditches and ponds may be required to retain up to a one hundred (100) year storm.
9:44: All culverts shall be designed such that the exposed ends are protected by encasement in
concrete or extended a minimum of three feet (3') beyond the driving surface on each side.
Culverts, drainage pipes and bridges shall be designed and constructed in accordance with
AASHO recommendations for an H-20 live load.
Wildlife: The application does not contain any analysis of wildlife impacts or propose any
wildlife mitigation. At the time of Preliminary Plan, pursuant to section 4:70 of the Subdivision
Regulations, the Applicant shall provide a description of the wildlife habitation on the subject
property. Staff encourages the Applicant to make use of the County's GIS capabilities in finding
out about wildlife habitat and encourages the Applicant to contact the CDOW in order to gain
their input on the project.
Assessment / Fees: Pursuant to Section 9.80 of the Subdivision Regulations, the Applicant will be
required to either dedicate a portion ofthe gross land area for open space, parks, or schools, or
pay fees in lieu thereof.
Since the subject property lies within the RE-l School District, the Board shall require a developer
to make a cash payment in-lieu of dedicating land, or may make a cash payment in combination
with a land dedication. The formula to determine the cash-in-lieu payments is outlined in Section
9:81 of the Subdivision Regulations.
Pursuant to Section 4.94 of the Subdivision Regulations, a part of the County's Capital
lmprovement Plan, the Board has established traffic study areas. The subject property lies within
traffic study mea 8c of the capital improvements plan. At the time of final plat, the Applicant will
be required to pay 50% of the road impact fees for the subdivision. At the issuance of a building
permit, other road impacts fess will be collected. Appendix A of the Subdivision Regulations
provides a Road Impact Fee Calculation Work Sheet. ln the event any fees increase before the
time of final plat, the increased fees shall be paid.
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L.Utilities: The Applicant noted that there is a live 200 amp temporary electrical service existing on
Parcel A along with existing underground live telephone service. On Parcel B there are existing
Holy Cross power poles. The Applicant noted that gas will be propane and TV will be satellite.
All existing and proposed utilities shall be buried, expect for the existing overhead electrical lines.
Ditches: Easements shall be provided for all existing and proposed ditches.
Live Streams: The Black Diamond Mine Creek ffaverse the subject property. The creek enters
the property from the southwest corner on Parcel A and flows through the pond and man-made
waterfall in a northerly direction. On Parcel B, the creek flows along the 24' Access and Utilities
easement to the south and exists at the southeast corner of Parcel B. The creek is currently dry.
The Applicant shall be aware that pursuant to section 5.05.02 of the Zoning Resolution:
A setback of thirty (30) feet measured horizontally from and perpendicular to the high water
mark on each side of any live slreom shall be protected as greenbelt and maintained in
conformance with the definition thereof with the exception of dittersionfacilities as an
accessory to the approved use ofthe lot.
o.Mineral Rights: The application does not discuss ownership of the mineral rights. Since potential
for mineral exploration may exist, a disclosure to all potential lot owners must be included in the
covenants, plat notes, and at the time of closing. The Applicant should take special caution to be
sure to properly notiff the mineral rights owners and lessees of any public hearings concerning
this project (pursuant to sections 4:20 and 4:30 of the Garfield Coturty Subdivision Regulations).
Wildfre Hazard: Both Parcels are encumbered with thick oak brush which is a high fuel source
for wildfue hazard,. Staffencourages the Applicant to contact the Colorado State Forest Service in
order to gain their input on the project to reduce the wildfire hazard on the Parcels
V. CONCLUSION:
The Sketch Plan comments shall be valid for a period not to exceed one (l) year from the date of the
Planning Commission review (valid until 9llll03). If a Preliminary Plan for the proposed subdivision is
not presented to *re Garfield County Planning Commission by 9ll1l03, the Applicant will have to submit
an updated Sketch Plan application to the Planning Deparnnent for review and comparison with the
original application.
Attachments
1. Glenwood Springs Fire Deparfrnent
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Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
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913102
Staff Planner: Fred Jarman,
Glenwood Springs Fire Departments' comments on Green, Black Diamond Mine
Subdivision, Sketch Plan
Fred, this sketch plan application does not address fire protection issues. The following is
a list of items the application will need to address and his future development
applications:
Requirements for each building parcel
r Install 2000-gallon water tank with two connections on it that allow Glenwood
Springs Fire Department access to draft water from it and another designed for rapid
filling. An alternative would be one larger shared water supply.I Maintain fire protection water systemr Using Colorado State Forest Service guidelines to create and maintain a defensible
space landscape around the structures put on each lotr Use Firewise construction designs and materials for new structures built on the lotsI Design ingress and egress to meet 1997 Uniform Building Code access standards 10
feet minimum width, 1997 Uniform Fire Code maximum grade 10Yo andminimum
clearance 13 feet 6 inches
I Structures over 3,500 square feet sprinkled to NFPA 13D standards
If you have question or need more input from me at this time on this sketch plan
application please contact me.
Sincerely,
,
Ron Biggers
Fire Protection Analyst
Glenwood Springs Fire Department
Cc. Mike Piper, Fire Chief
IOI WEST 8TH STREET GLENWOOD SPRINC]S. COLORADO 8I60I 910-384-6480 FAX 910-945-8506