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HomeMy WebLinkAbout2.0 PC Staff Report 04.12.1995a • PC 4-12-95 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Cedar Hills Subdivision Sketch Plan OWNER: Norm Clasen PLANNER: High Country Engineering LOCATION: A tract of land situated in the Section 6, R91 W and Section 1, T6S R92W of the 6th PM.; Located offCounty Road 214, approximately 1/2 mile north of I-70, four (4) miles west of New Castle. SITE DATA: Development Parcel = 77.5 acres Option Parcel = 39.9 acres WATER: Wells (Grouped) SEWER: ISDS ACCESS: Single access from CR 214 EXISTING ZONING: A/R/RD ADJACENT ZONING: A/It/ RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in District C - Rural Areas, Minor Environmental. Constraints on the Garfield County Comprehensive Plan Management Districts Map. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The property is located on the north side of CR 214, in an area of historical agricultural uses. Several old corrals and dwelling units are located along the frontage with CR 214. The remaining portion of the property is in native vegetation, and includes meadows, cottonwoods, junipers, cedars, willows, sage and native grasses. The topography is varied, and total relief on the property ranges from 5565 at the edge of CR 214 to 5825 near the northern edge of the parcel. A vicinity map is shown on the attached blueline. B. Project Description: The applicants are proposing to subdivide the 77.50 acre parcel into 17 dwelling units, with an average size of approximately 4.55 acres, ranging in size from 2.1 to 6.3 acres in size. The application and attached mapping also includes an "option parcel" of 39.9 acres in size with eight dwelling units. Lot sizes on the "option" parcel range in size from 2.3 to 7.4 acres in size. The applicant intends on developing the two parcels together, and having one Homeowners Association. • • The project would be accessed from a single roadway off of CR 214, with total cul- de-sac length of 3675 linear feet. The option parcel would be accessed from an extension of a cul-de-sac, with a linear distance of approximately 1950 feet. Water would be provided by "grouped" wells, and fewer by ISDS. The application and cover letter are shown on pages 400/f III. REVIEW AGENCY COMMENTS A. State Engineer's Office: No response has been received to date. B. Mt. Sopris Soil Conservation District: No response has been received to date. C. Division of Wildlife: The DOW has reviewed the )roject and had concerns regarding deer and elk impacts (see letter on page • /r• ). D. Garfield County Attorney's Office: Don DeFord has reviewed the project, and his comments are shown on pages /L `7 E. Bureau of Land Management: The BLM has reviewed the proposal and had concerns regarding access, impactson livestock, grazing and fencing requirements (see letter on pages % f 19 ). IV. STAFF COMMENTS A. Soils/Topography: Soils on the site include Olney loam (#51), , Potts loam (#56), and Torriorthents - Rock outcrop complex (#67). These soil groups have only moderate development contraints, although the numerous outcrops on the property will require careful siting of structures and ISDS. B. Lot and Block Design: Lot 5 (2.272 acres) is quite constrained due to the road design and required setbacks under the A/R/RD Zone District. The only buildable portion of the lot is isolated to the northern portion of the proposed lot. Lot 15 is provided access via a private driveway easement through lot 13. Staff would suggest that Lot 15 be merged with adjacent lots to ensure direct access from the public right-of-way. Proposed "Tract A" does not meet the minimum lot size of two (2) acres, and must be revised prior to Preliminary Plan. Staff assumes that this lot would be used only for recreational purposes, but the minimum lot size cannot be waived if the project is proposed as a conventional subdivision, under the A/R/RD zone district. C. Zoning: All of the proposed lots, with the exception of the proposed Tract A (park site) meet the minimum 2 -acre lot size in the A/R/RD zone district. D. Roads: The proposed roadway is shown as conforming with the Garfield County Road Standards. The proposed cul-de-sac is almost 2/3 of a mile, far exceeding the 600 foot maximum allowed by the Subdivision Regulations. Any approval of the cul- de-sac exceeding this length must be approved by the appropriate fire district. The proposed road network has a single point of access, making emergency evacuation difficult. No turn-arounds for emergency access are shown on the sketch plan. As with all County Roads , Garfield County has no road impact fee for off-site impacts. County Road 214 has seen significant increases in traffic over the last five (5) years. Current policy would place the burden of eventual upgrades on existing tax payers. • • F. Water and Sewer: The application is rather confusing regarding domestic water supply. The application indicates that "grouped" wells would be used (page 1 of application),and then the owner of the property later suggests that individual wells would be used (page 1 of cover letter). Either option would require an augmentation plan to be filed prior to submittal of a final plat. The only constraints to ISDS are the numerous rock outcrops on the site. The applicant will be required to address the ISDS issue at the time of preliminary plan. The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of the Planning Commission review. If a Preliminary Plan for the proposed subdivision is not presented to the Garfield County Planning Commission within this period, the applicant shall submit an updated Sketch Plan application to the Planning Division for review and comparison with the original application.