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Home My WebLink About2.0 PC Staff Report 05.09.1990PC 5/9/90 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: OWNER: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: Christeleit Subdivision Sketch Plan Peter and Linda Christeleit 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. The site consists of 89 acres. Approximately wells. 6 individual Individual sewage systems disposal Access from C.R. 119 to lots existing private driveway. A/R/RD via 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 6 parcels. 5 of the parcels will be 10 acres in size with the 6th parcel being 39 acres in size. Average lot size is 15 acres. III. REVIEW AGENCY COMMENTS: A. Division of Wildlife: Because this subdivision is located within deer and elk winter range, D.O.W. is concerned about the impacts of domestic dogs and fencing. In addition, they express concern about the impacts of horses on native vegetation. B. Bureau of Land Management: Because the B.L.M. manages no immediately adjacent lands, they had no comment on this matter. C. Roaring Fork School District: The district's general • policy is that school buses will travel only state or county roads. They require an adequate turnaround for their buses. Comments were also solicited from the Carbondale Fire District and Division of Water Resources but no response has been received. IV. STAFF COMMENTS: A. Soils/Topography: There may be some limitations imposed by the soils on the property for home foundations and conventional septic systems. Engineered foundations would probably be necessary. All the proposed parcels have portions too steep to develop, however a building site can be found on each parcel. B. Design: All proposed parcels should have reasonable access from the existing road grade. C. Water: Applicants have applied to the Basalt Water Conservancy District for water for the proposed 6 lots. The application has been conditionally approved pending County approval. No site specific well tests have been performed to date. D. Zoning: All of the proposed lots conform with the minimum parcel size and development requirements of the Zoning Resolution. E. Roads: 1) Interior Roads: Access is being proposed by an existing driveway. The existing 60 foot wide easement migrates from the applicant's property onto adjacent parcels and then returns. This road has an unimproved surface and doesn't meet horizontal geometry standards. In addition, the proposed roadway exceeds the 600 foot maximum allowable. Section 9.35 of the Garfield Subdivision Regulations requires that the roadway be improved to mountain road standards with a 50 foot right-of-way and a 28 foot driving surface. 2) Access Roads: County Road 115 through Red Canyon is the logical access to the proposed development. County Road and Bridge Department closes the road seasonally due to rock falls, snow slides and icy conditions. Due to the age and construction practices, the road may be economically unfeasible to maintain in the future. In 1982, an engineering analysis indicated that upgrading the Red Canyon portion of C.R. 115 would cost approximately $480,000. Primary access to the site would need to be via C.R. 114. In 1981, the County Commissioners approved a Resolution (#81-175) that stated that further subdivision activity in the Spring Valley area which impacts the Red Canyon portion of C.R. 115 is premature. This determination was made based on the inability to provide services, primarily road maintenance and other financial burdens. The County Attorney has expressed serious concerns over additional liability by condoning any proposal that would increase traffic in Red Canyon. The applicant may be required to make fiscal contributions towards off-site improvements, namely road work. (See page 6 ) . i i L ua L.:.)LORAUQ County of Garfield Ata regular meeting of the Board of County Comt issioners for (Wel unty, Colorado, held at the Court House in Glenwood Springs Tuesday.2nd June •,the day of . A. D. 19........... , th rewcre present: Maven J. Lerlse, 4Iem orary , Commissioner Chairman tuQene tifJiml'"vrin'khouse , Commissioner Arthur A. Abplanalp, Jr. . Commissioner Cheryl"7. *Koss, Deputy County Attorney when the following , Clerk of the Board q proceedings, among others were had and done, to -wit: RESOLUTION NO. 81-175 RESOLUTION CONCERNED WITH THE DETERMINATION THAT FURTHER SUBDIVISION IN THE SPRING VALLEY AREA OF GARFIELD COUNTY WHICH IMPACTS PORTIONS OF GARFIELD COUNTY ROAD 115 IS 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- ture 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•suppor facilities which cannon be accomplished -in a planned, ordered or efficient manner; and WHEREAS, this Board of County Commissioners has individually viewed the Spring Valley area and observed the condition of the County Road System which serves the Spring Valley area, including that portion of Garfield. County Road 115, which is sometimes known as the "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 unneces- sary public costs and financial burdens will result from providing for the extension of public services and public support facilities in a manner which cannot be acocmplished in a planned, ordered or efficient manner due to 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 County will be of such form and physical shape that governmental inefficiencies and unnecessary public costs and financial burdens will result from providing for the extension.of public services and public support facilities, speci- 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 in the Spring Valley area of Garfield County that the Board has made the preliminary determination that division of land in that area, other than those projects already having County approval, will create impacts viola- ' tide of the foregoing criteria established by the Garfield County Subdivision Regulations; NOW, THEREFORE, BE IT RESOLVED, by the Board of County Commissioners of Garfield 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 subdivision process, has been determined to be premature, unless such person or persons are able to demonstrate 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 County Road System'in the Spring Valley area. ATTEST: eputy erk of,-tlie Board BOARD OF COUNTY COMMISSIONERS GARFIELD COUNTY, COLORADO ./ Chairman pro Tem Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote: Flaven J. Cerise Eugene "Jim" Drinkhouse STATE OF COLORADO County of Garfield Iss Aye Aye Aye Commissioners I. . County Clerk and ex -officio Clerk of the Board of County rnmmissinner. in and for the County and State aforesaid do hereby certify that the annexed and foregoing Order is truly copied from the Records of the Proceedings of the hoard of County Commissioners for said Garfield County, now in my office. IN WITNESS WHEREOF, 1 have hereunto set my hand and affixed the seat of said County, at Glenwood Springs, this day of ,A. D. 19 County Clerk and cx•ofttcro Ch•tk of the Board of County Comtnhssinners. -•`ear . tt+. ROY ROMER Governor r OFFICE OF THE STATE ENGINEER DIVISION OF WATER RESOURCES 1313 Sherman Street -Room 818 Denver, Colorado 80203 (303) 866-3581 May 29, 1990 Mr. Andrew McGregor Garfield County Planning Department 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Re: Christeleit Subdivision Sketch Plan Sections 19 & 30, T6S, R88W Dear Mr. McGregor: JERIS A. DANIELSON State Engineer --1.1),F.1 fry- i rf ._ t ] i ! I;P,q 1 1990 We have reviewed the above referenced proposal to create six single-family lots on 89.517 acres. The proposed water supply plan is individual wells. A commitment for a Water Allotment Contract with the Basalt Water Conservancy District was submitted. Basalt Water Conservancy District operates under a substitute water supply plan approved by the State Engineer. Their permanent water augmentation plan is still pending in Water Court. Well permits are issued by this office for the construction of new wells as alternate points of diversion for water rights owned by the Basalt Water Conservancy District subject to a valid and continuing contract between the user of the well and the District. Each well must be constructed at least 600 feet from the location of any existing well. All use of the well will be curtailed unless the Water Allotment Contract or a plan for augmentation is in effect. No information was submitted concerning the physical water supply. We would like to see a water supply report prepared by a certified engineer. Also, institutional issues concerning the homeowner's association and its responsibilities and obligations for enforcement of limitations of water use on each lot have not been addressed. Before we can recommend approval of this proposal, the above concerns must be addressed. No well permits will be available on any of the lots created without a continuing Water Allotment Contract or a plan for augmentation. Sincerely, NAY frn(44-• Hal D. Simpson, P.E. Deputy State Engineer HDS/JCM/clf:0742I cc: Orlyn Bell, Division Engineer Bruce DeBrine (5. 672,6-4110 ��rn ,5/00 diZegic_e „..---7777C-11! • United States Department of the Interior BUREAU OF LAND MANAGEMENT GLENWOOD SPRINGS RESOURCE AREA 50629 HIGHWAY 6 AND 24 P.O. BOX 1009 GLENWOOD SPRINGS, COLORADO 81602 April 26, 1990 Mr. ::ark Bean 109 8th Street, Suite 303 Glenwood Springs, Colorado 81601 Dear Mr. Bean: ■ TAKEPRIDE IN• AMERICA ▪ I • IN REPLY REFER TO: 1795 (7-162) We have reviewed the Christeleit Subdivision Sketch Plan and have no comment on it as it does not border or impact Public Lands in any discernible way. Thank you for the opportunity to review and comment on this proposal. Formally if there are no public lands administered by the BLT: in close proximity, we will not comment unless you specifically request sore expertise on a particular situation. Re ;ectfui ly, Dan Soka.,. Acting Area :tanager Roaring Fork School District RE -1 Box 820 Glenwood Springs, Colorado 81602-0820 Telephone (303) 945-6558 Mark Bean, Planner Garfield County 109 8th Street Glenwood Springs, CO 81601 Dear Mark: DR. JAMES L. BADER, Superintendent ROBERT A. COLLETT, Assistant Superintendent RICHARD H. HAYES, Assistant Superintendent April 24, 1990 We have reviewed the following projects being considered: Christeleit Subdivision 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, JamesS.. Bader Superintendent JLB/jct • STATE OF COLORADO S Roy Romer, Governor DEPARTMENT OF NATURAL RESOURCES DIVISION OF WILDLIFE AN EQUAL OPPORTUNITY EMPLOYER Perry D. Olson, Director 6060 Broadway Denver, Colorado 80216 Telephone: (303) 297-1192 P. 0. Box 1520 Glenwood Springs, CO 81602 April 26, 1990 Andrew McGregor Department of Building, Sanitation and Planning Garfield County Court House 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Mr. McGregor, REFER TO: Thank you for the opportunity to address the Christeleit Subdivision sketch plan. We do have several wildlife concerns. This subdivision does occur in deer and elk winter range. Dryland wheat has been raised on part of this property and the rest is a mixture of sagebrush, oakbrush, serviceberry, snowberry and grasses. We would like to make the following recommendations: 1. Dogs be on a chain or in a kennel at all times when not accompanied by a human. 2. Allow a fairly liberal building envelope with all livestock confined to the envelope. This is an attempt to protect native vegetation and soils. Horses on neighboring small properties are slowly beating out native vegetation. Heavy livestock use leads to soil erosion and non -point sources of increased salinity in the Colorado River. 3. Perimeter livestock fences be no higher than 42 inches with at least 12 inches between the top two strands. If you have any questions or I can be of any help, please let me know. Sincerely, ,AAA1. s\: Larry L. Green District Wildlife Manager "n ei DEPARTMENT OF NATURAL RESOURCES, Hamlet J. Barry, Executive Director WILDLIFE COMMISSION, George VanDenBerg, Chairman • Robert L. Freidenberger, Vice Chairman • William R. Hegberg, Secretary Eldon W. Cooper, Member • Rebecca L. Frank, Member • Dennis Luttrell, Member • Gene B. Peterson, Member • Larry M. Wright, Member • GA R F I E L D COUNTY ROAD AND BRIDGE INTER—OFFICE MEMO DATE: April 26, 1990 TO: Planning Department FROM: King Lloyd, Superintendent RE: Red Canyon Portion of CR 115 It should be made public knowledge that at times the Red Canyon section of CR 115 is a seasonal access route to the Spring Valley Area. Due to rock falls or snow slides and extremely icy Conditions this section of county road is temporarily closed as the season dictates. It should also be recognized that portions of this road were built on loose talus many years ago and native cedar was used as retaining walls, these timbers are rotting which is allowing the road bed to settle. I feel there will be a time when it will not be economically feasible to maintain the road as it is. In 1982 there was a preliminary engineering analysis done that estimated it would cost $480,000 dollars to upgrade this 3,000 foot section of road to acceptable standards. At this time the primary access to Spring Valley should be via CR 114. cc: Don DeFord file IOMCR115 1 GARFIELD COUNTY DEPARTMENT OF BUILDING SANITATION AND PLANNING TO: Review Agencies FROM: Andrew McGregor, Planner DATE: April 18, 1990 RE: Christeleit Subdivision - Sketch Plan Enclosed is a copy of Christeleit subdivision sketch plan application. The plan will be reviewed by the Garfield County Planning Commission on May 9, 1990. A sketch plan is not intended to be an approval or denial phase of the subdivision review process. The sketch plan is only intended to identify issues that need to be addressed during the subsequent preliminary plan review. If you could send comments regarding this proposed subdivision to this office by March 7, 1990, so that they be included with the comments to the Planning Commission. COUNTY ATTORNEY C ►�t�Q� j 'LSF -�� sO rL 7 -7 -T4 4-- / -77 Cc) ,44n4 Wooer, c.1-)f3.-ctoEtc-t2tugt- � S ! VE=iZ C°1"1(-‘2512-4; gym Jk / ) ,4 j t 1--- ),oat 446-c_� c ,,�,��c 9 8TH STREET, SUITE 303 945 8212 / 625 5571 GLENWOOD SPRINGS, COLORADO 81601