HomeMy WebLinkAbout2.0 Staff Report• •
CEDAR RIDGE SUBDIVISION SKETCH PLAN
Owner: Sandy Smith - Cedar Ridge Farm, 3059 103 Road, Carbondale, CO 81623
Planner: Jim Curtis - Real Estate Affilites, 300 East Hyman Avenue, Aspen, CO 81611
Location: Approximately 4 miles north of Highway 82 on County Road 103 (Crystal Spgs. Rd)
Site Data: The parcel is a 102 acre parcel of gently rolling topography located above
Cattle Creek to the north.
Water: Proposed from individual wells on each lot.
Sewer: Individual septic systems on each lot.
Existing Zoning: A/R/RD (Agricultural, Residential, Rural Density)
Adjacent Zoning: North: A/R/RD
South: A/R/RD
East: A/R/RD
West: A/R/RD
Adjacent Land Uses: North: Steep terrain to Cattle Creek
South: Agricultural
East: Agricultural
West: Agricultural
Relationship to the Comprehensive Plan:
This parcel is located in Management District C, a rural area with minor enviromental
constraints -Page 70 of the Comprehensive Plan. These lands have moderate suitability
to absorb growth. Non-agricultural and non-productive cropland shall be considered
best able to absorb growth. Road access and condition shall be used to evaluate the
relative ability of areas within District C to absorb growth. District C shall be
considered to have a maximum density of one unit per 5 acres.
Any development in District C which is determined to have a high degree of visual
impact shall receive special attention to building siting, etc.
Description of Proposal:
A) The site is located on agricultural land which seems to be phasing out of
production. The site is primarily vegetated with clusters of oak, juniper,
and pinion with irrigated areas of hay. The site is gently rolling and
slopes to the north toward Cattle Creek.
B) The project consists of 7 single family lots ranging in size from 5 acres to
17 acres. There is proposed an 8th lot of 46 acres to be used and maintained
as pasture land for horses.
Major Concerns and Issues:
A) The applicant is proposing that the existing dirt road into the property be
retained "as is" as a private road. It is against county policy to allow
private roads and it is inappropriate to allow subdivisions to have access
off substandard internal access streets.
B) The applicant is also proposing individual wells on each lot as opposed to a
central water system. The commission should pay special attention to this
request because the county has not approved, in recent times, any subdivisions
over 6 lots on individual wells. Individual wells, each with a plan for
augmentation, do not represent, in the staff's opinion, a major problem to
water supply for the subdivision.
c) Fire protection is a major issue for the subdivision. The applicant proposes
individual 1,000 gallon cisterns on each lot. No comment has been received
from the Carbondale Fire Department regarding cisterns of this size, but should
be available by the Planning Commission meeting.
D) Hawk Ridge Subdivision has been required to chip and seal County Road 103 from
the existing paved portion to their project. Cedar Ridge Subdivision should be
required to extend the paving to their access. Cedar Ridge and Hawk Ridge
Subdivision should be required to share in the costs of improvements to County
Road 103 on a per/lot basis.
E) The preliminary soils report indicates that there may be potential limitations
for septic systems because of soils. Individual perk tests should be preformed
on each lot to determine whether standard or engineered septic systems will he
required.
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FINDINGS:
This proposal seems compatible with the precedent which has been set for larger lot
sizes in this part of Missouri Heights. The proposal also meets the basic provisions
of the comprehensive plan. Therefore, the staff does not find any major objectives
to this proposal.
RECOMMENDATION: Approval with the following conditions:
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1) That the major access road within the subdivision be constructed to county standards.
2) That the issue of fire protection be addressed in detail at preliminary plat and
comply with the recommendations of the Carbondale Rural Fire District.
3) That Cedar Ridge Subdivision be required to extend the paved portion of 103 Road
to their access and share in the costs of road improvements with Hawk Ridge
Subdivision on a cost per/lot basis.
4) That perk tests be performed on each lot to determine whether standard or engineered
septic systems will be necessary.
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