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HomeMy WebLinkAbout2.0 PC Staff Report 05.08.1991• •�.y 12-ez) livAticKLA r. lc 40. &morleWvii PC 5/8/91 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Christeleit Subdivision Sketch Plan OWNER: Peter and Linda Christeleit LOCATION: A tract of land situated in Sections 19 and 30, T6S, R88W, 6th P.M.; located approximately 2.5 miles east of Highway 82 off County Road 119. SITE DATA: The site consists of 89 acres. WATER: Approximately 6 individual wells. SEWER: Individual sewage disposal systems (I.S.D.S.) ACCESS: Access from C.R. 119 to lots via existing private driveway. EXISTING ZONING: A/R/RD ADJACENT ZONING: A/R/RD I. 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. Slopes vary 0 to 50%. A portion of the property is currently being cultivated in wheat. Vegetation consists of oak, sagebrush and grasses. B. Project Description: The applicants are proposing to subdivide the 89 acre parcel into six parcels. Five of the parcels will be 10 acres in size with the sixth parcel being 39 acres in size. Average lot size is 15 acres. III. REVIEW AGENCY COMMENTS A. Mount Sopris Soil Conservation District: Identified soils limitations, including slope, shrink -swell and erosion, as potential problems. Mentioned need for animal control to protect livestock and wildlife. B. Colorado Geological Survey: Shrinks well potential of soils necessitate site specific engineering. Building locations should avoid drainage courses. Steep slopes should be avoided as building sites. C. RE -1 School District: Buses will only travel County roads. Adequate turnarounds are required. IV. MAJOR ISSUES AND CONCERNS 1. Red Canyon Road: During previous discussions of the Christeleit Subdivision with both the Planning Commission and the Board, the issue of Resolution 81-175 and Red Canyon Road surfaced. This Resolution, approved in 1981, stated that further subdivision activity in the Spring Valley area, which impacts Red Canyon Road, is premature unless it could be demonstrated that the proposed subdivision would not add traffic to the roadway. The Board noted that additional development would place burdens on services and facilities beyond the County's scope of maintenance and financial ability. The Board cited Section 5.01 of the 1972 Subdivision Regulations as their authority to approve the Resolution (see page 1(0 ) . The County Attorney has stated that it is necessary for the current board to rescind the Resolution as a prerequisite of preliminary plan approval. In addition, the County Attorney has gone on record stating the road is a public safety threat and the placement of additional traffic on the roadway is unwise. If the Commission is inclined to recommend approval of the preliminary plan, then the recision of Resolution 81- 175 should also be recommended. 2. Roadways: Access to the proposed subdivision will be provided over an access easement/private road which straddles the western property boundary. Thirty feet of the 60 foot wide easement is on the applicant's property. The remaining 30 feet is on the adjacent parcels. Since the easement is not entirely within the applicant's property, the applicant must demonstrate that the easement is suitably dedicated for the expanded use and that the roadway may be physically expanded. The applicant has provided staff with an attorney's opinion to support the proposed expansion. If the easement is not expandable, then the roadway would need to be relocated entirely within the subject property. The existing roadway does not currently meet Minimum County Standards in terms of road surface, horizontal geometry and slopes. The current standard requires a 28 foot road surface within a 50 foot roadway. The applicants have stated in their application the final design will conform to the County road standards in force at the time of the final plat. 3. Water: The applicants are proposing to serve the subdivision with individual wells. The applicants have a contract in place with the Basalt Water Conservancy District to provide water for each lot. Wells will meed to be drilled to a projected depth of 180 to 300 feet depending on surface elevation. No community water facilities are being proposed. There is no irrigation water on the property. Irrigation with well water will be limited by the Basalt Water Conservancy District contract and the well permits. 4. Sewer: The applicants are proposing the use of individual sewage disposal systems for each residence. Percolation tests conducted on the property indicated rates in accordance with County standards. Certain portions of the property may have limitations due to the location of bedrock and/or slope. • • 5. Utilities: Electric and telephone service will be provided to each lot. All lines should be placed underground. 6. Fire Protection: The subject property is not located within the boundaries of a fire protection district. Therefore, no response is guaranteed in event of an emergency by either Carbondale or Glenwood Springs rural districts. Subdivision regulations do not specifically mandate inclusion into a fire district. Section 9:73 states that "where there is no central water system, a centrally located fire protection tank shall be designed to meet the fire protection needs of the subdivision..." No such facilities have been proposed. 7. Homeowner's Association: No Homeowner's Association has been proposed. A Homeowner's Association is required by the water district as a legal entity to oversee the proposed water contract. In addition, an entity is necessary to oversee the road, maintenance and other community owned facilities. Without a Homeowner's Association, no legal entity is responsible for overseeing these functions. V. SUGGESTED FINDINGS A. The proper publication, public notice and posting were provided as required by law for the hearing before the Planning Commission; and B. That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that hearing; and C. That the proposed subdivision of land is in general compliance with the recommendations set forth in the Comprehensive Plan for the unincorporated area of the County; and D. That the proposed subdivision of land conforms to the Garfield County Zoning Resolution; and E. That all data, surveys, analyses, studies, plans and designs as are required by the State of Colorado and Garfield County have been submitted and, in addition, have been found to meet all requirements of the Garfield County Subdivision Regulations. VI. RECOMMENDATION If the Commission feels that the roadway and fire protection concerns have been adequately addressed, then staff recommends that they forward the application to the Board of County Commissioners with a favorable recommendation subject to the following conditions: 1. All representations of the applicant, either within the application or stated at the Public Hearing before the Planning Commission shall be considered conditions of approval unless otherwise stated by the Planning Commission. 2. The applicants shall establish a Homeowner's Association and shall be incorporated in accordance with the requirements of Colorado Revised Statutes. The Homeowner's Association shall be responsible for the Basalt water Conservancy District water contract and for road maintenance. T e articles of incorporation and restrictive covenants �a11 be reviewed by County Staff prior to the approval of the Final Plat. • • 3. The applicants shall prepare and submit a subdivision improvements agreement, addressing all on and off-site improvements, prior to the approval of a Final Plat. 4. The applicants shall submit improvement plans for all road, drainage and utility improvements prior tot he approval of a Final Plat. 5. All utilities shall be placed underground. 6. All cut slopes created during construction shall be revegetated with native grasses using certified weed -free seed. 7. The applicant shall demonstrate that procedures are established for the maintenance of all roadways, including snow removal, through the Homeowner's Association, prior to the approval of the Final Plat. 8. The applicants shall pay $200 per lot in School Impact Fees prior to the approval of the Final Plat. 9. All required permits from the Road and Bridge Department shall be obtained prior to the approval of the Final Plat. 10. All roadways shall be designed and constructed in conformance with design standards set forth in the County Subdivision Regulations and in place at the time of submittal of the Final Plat. 11. The following plat notes shall be included on the Final Plat: A) U.S.F.S. and State Forestry wildfire prevention guidelines should be incorporated into residential site planning and design. B) A site specific soils report shall be conducted for each residence prepared by a registered professional engineer. C) Engineered foundations and wastewater systems may be required by the Building Official. D) This subdivision is not located within a fire protection district. 12. The applicants shall provide adequate water storage and facilities for fire protection. 13. The plat shall depict those areas identified in the geology report as too steep for construction on the Final Plat. II ROY R. ROMER GOVERNOR M III APR 18 1991 j•jjJ • ul.. . VIABLE LU C;OUN1Kw. ROLD DIRECTOR COLORADO GEOLOGICAL SURVEY DEPARTMENT OF NATURAL RESOURCES 715 STATE CENTENNIAL BUILDING - 1313 SHERMAN STREET DENVER, COLORADO 80203 PHONE (303) 866-2611 April 12, 1991 GA -91--0008 Andrew McGregor Garfield County Planner 109 801 Street,. #303 Glenwood Springs, CO. 81601 RL: CI-IRISTELI IT SUBDIVISION Dear Sir: We have reviewed the preliminary plan, geologic report and drainage plan for this proposal. Geologic conditions affecting the site include: swelling soils, low runoff drainage areas, steep slopes, and the potential for radon gas hazards. Site geology consists of clayey -silty soils of a relatively shallow depth overlying Tertiary basaltic lava flows. This formation outcrops in the northern portion of the property. The red Maroon Formation underlies the basalt at an undetermined depth. The surficial soils of Morval loams located on the property have a moderately high swelling soil potential. As outlined by the consultant geologist Nicholas Lampiris, we recommend site-specific soils investigations for each building excavation to determine the shrink -swell potential. Building locations should also avoid the low-lying drainage areas. These drainage areas do not pose a flood hazard in terms of water volume. The permeability of the surface soils is very slow and ponding of water in these areas is possible. A sight reconnaissance in April 1991 established water in these low spots. The geologic report also outlines critical areas of steep slope. Due to the nature of the basaltic soils these locations may be very hazardous to building instability. Slope stability problems for minor subdivisions are usually mitigated by avoidance. GEOLOGY STORY OF THE PAST... KEY TO THE FUTURE Andrew McGregor, April 12, 1991 Page 2 A radiation survey from the Colorado Department of Ilealth was not provided with this package. We realize that the potential for such occurrences may be low for this site. However, a radon and uranium mill tailings survey should be conducted. All anomalous readings should be mitigated either with removal of contaminants or, in the case of radon, have radon -reduction building techniques implemented. If all the above suggestions are met, as well as those of the consultant geologist, then we have no objection to the approval of this preliminary plan. Sincerely, Christopher J. Carroll Engineering Geologist Garfield County Regulatory Offices 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Andrew: P.O. BOX 1302 GLENWOOD SPRINGS, COLORADO 81601 April 11, 1991 liNg 5EW 11,, APR 21991 Viir51'iLLU COUNTY At the regular monthly meeting of the Mount Sopris Soil Conservation District the Board reviewed the Christeleit Subdivision Preliminary Plan. In viewing the maps and soils information presented, it should be noted that several of the soils types are unsuited for homesite development. However, with the large tracts of land proposed for each lot, by careful selection of the location for the homesite, this concern should be able to be overcome. Some of the land in the site which is presently leased for agricultural use, falls within the definition of Highly Erodible Land (HEL) and as such has been reseeded to grass. The Board feels it is important to note the erosion problems that can arise on parts of this subdivision, and would encourage the retention of as much grass and vegetation as possible, to prevent further erosion. Drainage will also be very important to control erosion. Disturbed areas for roads and homesites should be properly reseeded and monitored for weeds. The District is always concerned about animal control in areas where there is the potential for wildlife or domestic livestock and recommends animal control within the subdivision. Slope steepness and shrink -swell soils should be acknowledged and dealt with with according to engineering recommendations, with access roads designed to provide adequate cut -slope grades and drainage. The soils information provided by the Soil Conservation Service addresses these concerns, which need to be dealt with. Sincerely, Dee Blue, President Mount Sopris Soil Conservation Service CONSERVATION • DEVELOPMENT • SELF-GOVERNMENT Roaring Fork S zl ooU, MAY 1 1991 larU:i ILLLI t,uUNTY GlenwoOd Springt CaI©fi do 81602-0820 Telephone (303) 945-6558 Mark Bean, Planner Garfield County 109 8th Street Glenwood Springs, CO 81601 Dear Mark: DH: AMES L F11 D R, Superintendent ROSEI%T;,A. COLLET AkssistanI Superintendent RICHAF#b H. HAYES Ass%tant Superintendent :April 29, 1991 We have reviewed the following project being considered: Christeleit Subdivision Preliminary Plan Peter J. and Linda L. Christeleit In the event bus service would be requested in the future, applicants need to be aware of the following conditions: As a general rule, school buses will only travel federal, State, and county maintained roads. There needs to be an adequate and well maintained turnaround. We would respectfully request any Impact Fees that are available. Respectfully, James L. Bader Superintendent JLB/jct •At A... regular • • Netting of IbNara ard of County Conntid,dolters for Oa�jflel unty, Colorado, held it the Cos% Houle In Glenwood Spring, o 1 UOSda�' the ` Iltl day Of June qq • • i'18V \.iD.119. ...I . th'se,were present! ' J. s''ll' s i.emhox-flry .. .««, Conunlsdonsr Clulrtnan I.ugeno anti UrinlChousa . , Corntnisdon,t "" "' , Commission's. Artlrur A. Abplunalp, Jr. County Attorney (seryl....:.Koss, Deputy , Clerk of the board when the following ptoceedrngr, among others wire had and done, to•wlt: 'RESOLUTION N0. B1-175 RESOLUTION CONCERNED WITII TIIE DETERMINATION TiIAT FURTHER SUBDIVISION IN TUE SPRING VALLE, AREA OF GARFIELD COUNTY WIIICII IMPACTS•PORTIONS OF GARFIELD COUNTY R0AD 115 1S PREMATURE.' WHEREAS, the Board of County Commissioners. of Garfield County is authorized by the provisions of Section 5.01 of the Garfield County Subdivision Regulations to determine that lands in Garfield County which are the subject of subdivision proposals are prema-' tore for subdivision when growth patterns are of such form and physical shape that . governmental inefficiencies, duplication of facilities and unnecessary public costs and financial burdens result from providing the extension of—public services.and public suppl facilities which cannon be accomplished -in a planned, 'ordered or efficient planner; and WHEREAS, this Board of County Commissioners has individually viewed the Spring Valli area and observed the condition of the County Road System which serves the Spring Valley area, including that portion of Garf1eld.County'Road 115, which is sometimes known as ilii "Red Canyon Road", and has concluded that additional growth in the Spring Valley area is likely to be of such form and physical shape that governmental inefficiencies and unnece' sary public costs and financial burdens will result from providing for the extension of.' public services and public support facilities An a manner which cannot be acocmplished in a planned, ordered or efficient !flannel—due t� the limitations of the Garfield County Road-System'serving the area, and•specifically the "Red Canyon Road"; and WHEREAS, this Board of County Commissioners has determined that further growth in the Spring Valley area of Garfield Countywill be of such farm and physical shape that governmental inefficiencies and unnecessary publlo costs and financial burdens will resul from providing for the extension -or public services and public support facilities, specie fically, improvement of the County.Road System serving the Spring Valley area; and WHEREAS, the Board of County Commissioners of Garfield County desires to advise any persons. interested in the subdivision of the lands lir the Spring Valley area 'or Garfield County that the Board has made the prelimiliary detefm.ination that division of land in th.; area, other than those projects already having County approval, will create impacts v1o1E tine of the foregoing criteria established by the.Garfleld County Subdivision Regulation; HOW, THEREFORE, BE IT RESOLVED, by the Board of County Commissioners of Garf held • County, Colorado, that any ,persons proposing. the division of land In the .Spring Valley area of Garfield County be advised by the .Garfield County Planning Department that the subdivision of such lands, whether by subdivision exemption or by.subdlvlslon process, has been determined to be premature, unless such person or persons are able to denlonstrat to the satisfaction of the Board that such division will not add traffic to that portion' of County Road 115 known as the "Red Canyon Road", or otherwise impact the Garfield Count Road Systenl.in the Spring Valley area. Al TESi : BOARD OF COUNTY COMMISSIONERS GARFIELD COUNTY, COLORADO • '% /1 r,,,, _z_3va-0— f:1v1kf i A_-'-L-c Deputy Clerk oy)he Board �Chairman Pro" i'emV Upon motion duly made arid seconded the foregoing rtesolutlon was adopted by the following vote: flaven J. Cerise • ........................... Eugene "Jim" Drirhkilouse Ay° Aye - STATE or coLOR,Ipo County of Garfield Aye Contmledoners 1. . County Clerk and ex-ofIIclo Clerk of the board of County r;nmrnr,aon.,e In and for the County and State aforesaid do hereby certify that the annexed and (orr?going Order is truly copied from the Retold; of the r'roceedingr of the poard of County Commissioners for said Garfield County, now in ny office. • this 111 wl"IItESS t'/IIrftor, 1 have hereunto rot my hand and 'alibied Tho seal of aid County, at Glenwood Spring,, day of ,A. D. 19 County Clerk ail ex•oflrcra Clark 01 the Ilaard of County COrnndr,IMrers. 4!n r