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Home My WebLink About2.0 Staff ReportPROJECT INFORMATION AND STAFF COMMENTS R EQUEST: OWNS: LOCATION: SITE DATA: WATER: SEWER: ACCESS: FISTING ZONING: ADJACENT ZONING: PC 5/12/93 Christeleit Views Subdivision Sketch Plan Peter and Linda Christeleit A tract of land situated in Section 30, T6S, R88W, 6th P.M.; located approximately 2.5 miles east of Highway 82 off County Road 119. The site consists of 39.511 acres. Domestic well with water system Individual sewage disposal systems (I.S.D.S.) Access from C.R. 119 to lots via existing private road. p;oc,iperep t tj P2+c cQaplQiCtod A/R/RD A/R/RD L RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in District D, Rural Areas with Moderate Environmental Constraints on the Garfield County Comprehensive Plan Management Districts Map. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The subject property is located at the northwest end of Spring Valley in an area of single family residences and ranches. The subject property consists primarily of hill slopes, a portion of a basaltic ridge which forms the west side of the valley. A portion of the property is non -irrigated cropland. Vegetation consists of oak, sagebrush and grasses. Loc-KE.D 1 ^'k SauT+N op- SPE tSu APP2o,roc:, Iw OL'ro6 - lel B. Project Description: The applicants are proposing to subdivide the 39.511 acre parcel into seven parcels, ranging in size from 2.275 acres to 7.891 acres. (See attached site plan). It is proposed to develop a central water system using a 1 • • attached site plan). It is proposed to develop a central water system using a domestic well as the source. Each lot will have an ISDS system. III. REVIEW AGENCY COMMENTS A. Colorado State Forest Service: They note that wildfire hazard is low to moderate. Concerns about a single access to the development and distance to the nearest fire protection were noted. Recommendations for fire protection were made (See letter pages J� 6 ). 0 n't)�„ --G I N'ie p u Nt riP17___`-(' IV. STAFF COMMENTS A. B. h There maybe some limitations imposed by the soils on the property for home foundations and conventional septic systems based on SCS soils information for the site. Engineered foundations and ISDS may be necessary. Some of the proposed parcels have portions too steep to develop, however a building site can be found on each parcel. ••e_N• Design: All proposed parcels will have access from the existing road grade that has a maximum road grade of 12% for 450 feet. C. Water: Applicants have applied to the Basalt Water Conservancy District for water for the proposed 7 lots. The application has been .approved. No site specific well tests have been performed to date. Water storage may need to be increased for fire protection purposes. D. Zoning: All of the proposed lots conform with the minimum parcel size and development requirements of the Zoning Resolution. E. F. Roads: Access Roads: Access is being proposed by an existing roadway that was a part of the previous Christeleit Subdivision. This road received a variance to the maximum grade requirements of 10% to 12%. This was based on the number of lots served. The previous subdivision had five (5) lots in addition to the 36 acres being proposed for subdivision now. The addition of 7 more lots will move the access road to a Rural Access category, which would require a chip and seal surface to the road. interior roads: Roads identified as access and utility easements will need to be defined as roads and have the appropriate right-of-way dedicated to them. Roads serving 3 to 10 lots have to have a 40' r.o.w. with two 8' driving lanes and a 50' radius on any cul-de-sac. Homeowner's Association: Given the common access needs of the two subdivisions, it may be appropriate to combine the groups together for road maintenance purposes. The Christeleit View homeowners will need a separate homeowners association to deal with the ownership, maintenance and use of the water system. Pl-AT 431 p� ` _lir_ To 11-2 P -1oK f 0110 2 a • • aHR/s7ELElT U01/0 S«3D/V/S/40✓ N\_:_ft)y_!1 1) \-1 t t 1611 0 0 6972—• • 'a • ..0 M • 1 • • n Iv „.tr. -4-it es - VICINITY MAP SCALE: 1 INCH = 2000 FEET s 0111'45' E 1022.19' T0.J2 0`'n IN>` 4 1 / / l � F I . i. 'li •00 N tN. 11 s: 'I L.?, ti � j M �h 5_215 E 2.4 4 00 N 00110110' W \\I 020.19' 4F-4407"'-- - d11�.� vii; I ti I 'C I_ OO I rt' co ' _ YI ISO N'AIE011111 EASENENI= j 9L til M .00.00.00 5 - I .; 1 I o 1' .0 =� 5 51g }7 LIT -- .00 s¢ Iii APR 2 1 1993 GA iFIE_LU C',I u,,i-1 y April 20, 1993 Dave Michaelson Garfield County Planning Dept. 109 8th Street, Suite 303 Glenwood Springs, Colorado 81601 • Colo FOREST SERVICE State Services Building 222 S. 6th Street, Room 416 Grand Junction, Colorado 81501 Telephone (303) 248-7325 Re: Christeleit Views Subdivision Wildfire Hazard Review Dear Mr. Michaelson, I have reviewed the Sketch Plan Report for the Christeleit Views Subdivision, submitted by Peter and Linda Christeleit, and visited the site on April 16th. I have the following comments in regard to wildfire hazard for this proposal. Vegetation in the proposed subdivision is primarily sagebrush and non -irrigated cropland. There are some scattered patches of oakbrush, the most extensive patch being in the southwest corner of the subdivision in parcel one. Slopes are 10 to 20%. Overall risk of wildfire in the area covered by this proposal is low to moderate. Sagebrush fires are of relatively low intensity, and are usually controlled easily. The cultivated fields in and surrounding this parcel would act as effective firebreaks. Of primary concern are the small areas covered with oakbrush, mostly on parcel one. In regards to access, it was noted that the proposal does not provide for dual ingress/egress to the subdivision as recommended in CSFS standards. In addition, the area is presently about five miles from the nearest fire station, and response time would likely be lengthy due to the winding gravel roads involved. Several measures are being taken to help mitigate the potential fire danger in this proposal. The applicant has stated that a 1500 gallon cistern will be provided for water storage, and will be accessible to fire trucks. In addition, the covenants for this subdivision will specify non-flammable roofing materials. Ron Leach of the Carbondale Fire Protection District has examined and approved the proposed road system, which is being built to county specifications. My specific recommendations to further mitigate wildfire hazard for this proposed subdivision are: -Remove all vegetation within ten feet of structures. This area should be maintained in the future as low groundcover such as mowed grass. • • -Brush or trees within 30 feet of homes should be thinned, if necessary, so that remaining clumps are no more than 10 feet wide. This may be necessary on parcel 2, depending on exact location of the building envelope. The above recommendations are covered in more detail in the CSFS publication "Wildfire Protection in the Wildland Urban Interface" which was given to Mr. Christeleit at the time of nay site visit. Thanks for the opportunity to review this proposal. Should you have any questions regarding the above comments, please call me at 248-7325. Sincerely, Kelly Rogers Asst. District Forester cc: Carbondale FPD Peter Christeleit 011, • DEPARTMENT OF EMERGENCY SERVICES April 20, 1993 EMS • FIRE • RESCUE Mr. Dave Michaelson Garfield County Planning Dept. 109 8th. Street Glenwood Springs, CO. 81601 RE: Christeleit Views Sketch Plan Dear Dave, r1 APR 2 3 1993 :a A GAFiFIELD C,UuN i'Y Thanks for the opportunity to comment on the above mentioned subdivision. It is, however not within the boundaries of the Glenwood Springs Rural Fire Protection District. The area in question if I am not mistaken is not within any fire district at this time. It would therefore be subject for review by the County Sheriff and your office with regard to fire protection standards. The Uniform Fire Code 1991 does have specific standards concerning water supply and access which I believe you could use as the county has adopted that code. If I can be of further assistance, please don't hesitate to call. Sincerely, ;tet James S. Mason, Chief Glenwood Emergency Services 806 Cooper Avenue • Glenwood Springs, Colorado 81601 • (303) 945-2575 • FAX (303) 945-2597 J MOUNT SOPRIS SOIL CONSERVATION DISTRICT P.O. BOX 1302 GLENWOOD SPRINGS, CO 81601 APRIL 19, 1993 Mark Bean, Planner Garfield Cty. Planning Department 109 8th St. Suite 303 Glenwood Springs, Co 81601 APR 2 u 1993 GARiii-ELD Y Dear Sir, At the regular monthly meeting of the Mount Sopris Soil Conservation District, the Board reviewed the application and plan for the Christeleit Views Subdivision and have the following comments and concerns about the project. Any cuts for roads or construction should be revegetated to prevent erosion. Weed free seed and mulch should be used for any reseeding of the area. Monitoring of all seeding should be done to see if the grass is establishing or if weeds are becoming a problem. Reseeding or weed control practices should be implemented if a problem is noticed. The board is always concerned about animal control in an areas where there is the potential for conflict between wildlife or domestic livestock and dogs from the subdivision. Dogs running in packs of two or more can maim or kill domestic livestock and wildlife. The District recommends animal control regulations be adopted in the covenants for the subdivision and that they be enforced. The district would like to know what the impact will be on the Wetlands in this area? All Wetlands should be protected and remain in as pristine condition as possible. Sincerely, Dee Blue, President Mount Sopris Soil Conservation District