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HomeMy WebLinkAbout2.0 Staff Report1 0-0LJ'+'JL / P I" rr�2vylr i- 7T-441 (1iAl / /L.k) . I PROJECT INFORMATION AND STAFF COMMENTS REQUEST: APPLICANT / OWNER: REPERSENTATIVE: LOCATION: PRACTICAL LOCATION: WATER: SEWER: ACCESS: EXISTING ZONING: PC 10109/02 FAJ Sketch Plan review for the Cowgill Subdivision Ursula Cowgill Stan Clauson Associates, LLC A tract of land situated in Lots 1 and 5 of Section 13, Township 7 South, Range 88 West of the 6th P. M. and the west half of Lot 13 in Section 18, Township 7 South, Range 87 West of the 6th P. M. Missouri Heights on CR 103 near the intersection of CR 100 north of HWY 82. Individual Wells ISDS CR 103 AIR/RD South west view of the Cowgill property from the present driveway on CR 103. From this view, the proposed lots are designed so that Lot 6 is on the left of the existing house (Lot 5) and Lots 4-1 are to the right in this photo. 1 1. PROJECT INFORMATION A. Site Description: At present, the property is approximately 52.28 acres in size and contains the Cowgill Family residence (single-family dwelling) which is accessed from CR 103. Domestic water is provided to the residence by a well and waste water is handled by an ISDS. The property slopes in a southwesterly direction and is characterized as rolling hills of grassland with a few clusters of trees. B. Development Proposal: The Applicant proposes to subdivide the property into a total of 6 lots ranging from 7.28 to 10.2 acres in size. Five of the lots are proposed for new single-family dwellings and the sixth lot will contain the existing Cowgill Family residence. The Applicant proposes to set aside approximately 30.7 acres of all the lots combined for common open space. Access to all the lots comes from CR 103 with the exception of Lot 4 which will have an access easement across Lot 5 to CR 103. Water will be provided by individual wells and wastewater is to be handled by ISDS. I1. STAFF COMMENTS A. Comprehensive Plan The property is located in Study Area 1 in an area defined as "Medium Density Residential" which suggests a density of 6 to less than 10 acres per dwelling unit. The subdivision would also create an average density of 8.71 acres per dwelling unit. This proposed subdivision is consistent with the proposed future lands use designation of the Comprehensive Plan. B. Zoning The property is located in the AIRJRD zone district. A single-family dwelling is a use by right in the AIRIRD zone district which allows for a minimum lot area of 2 acres. The proposed subdivision provides lots than are no smaller than 7.28 acres in size which complies with the zoning regulations. It also appears the Applicant has designated building envelopes which also respect the underlying zoning regulations for setbacks and lot coverage. The Applicant should be aware of the following zone district standards in Section 3:02 of the Garfield County Zoning Regulations: Minimum Lot Area: Two (2) acres. Maximum Lot Coverage: Fifteen percent (15%). Minimum Setback: (1) Front yard: (a) arterial streets: seventy-five (75) ,feet„from street centerline or fifty (50) feet from front lot line, whichever is greater: (b) local streets: fifty (50) feet from street centerline or twenty-five (25) feet from front lot line, whichever is greater; (2) Rear yard: Twenty-five (25) feet from rear lot line; (3) Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the principal building. whichever is greater. 3.02.07 Maximum Height of Buildings: Twenty-five (25) feet. 2 Additional Requirements.. All uses shall be subject to the provisions under Section 5 (Supplementary Regulations). C. Subdivision The Applicant should be aware of the requirements outlined in Section 4:00 of the Zoning Resolution for Preliminary Pian. a. Soils/Geology The Applicant provided information regarding soils in the area of the property. Unfortunately, the Applicant did not provide a map which shows the Iocations of the variety of sols listed for the property. A brief discussion of the soil types regarding home site development is as follows: 34. Empradrado loam, 2 to 6 percent slopes These soils are suitable for residential development. There are issues regarding shrink -swell potential and moderate permeability. The shrink -swell can be mitigated by thoroughly pre -wetting foundation areas and the moderate permeability of the soils cab be mitigated by increasing the size of absorption field for ISDS. Y 35. Empradrado loam, 12 to 25 percent slopes These soils are suitable for residential development. There are issues regarding shrink -swell potential and slope. The shrink -swell can be mitigated by thoroughly pre -wetting foundation areas. The slope is a management concern if septic tank absorption fields are installed. Absorption lines should be installed on the contour. Y 95. Showalter-Morval complex, 15 to 25 percent slopes These soils are very poorly suited for home site development. The main limitations include the slope, the shrink -swell potential, and the presence of stones throughout the profile. 106. Tridell-Brownsto stony sandy loam, 12 to 50 percent slopes, extremely stony Only the less sloping areas of these soils are suited for home site development. The main limitations are the slope and the stoniness. Erosion is a hazard in the steeper areas. b. RoadlAccessThe site is currently accessed via CR 103 which is designated as a "Fair" road (see photo below) in the Comprehensive Plan. In addition, the property lies within the Garfield County Traffic Study Area 11. As such, the Applicant shall be responsible for paying the appropriate impact fee to the county based on $384 per average daily trip (ADT) generated from the subdivision. This calculation is discussed further under "Fees" in the body of this memorandum. The Applicant will also need to acquire driveway access permits from the Garfield County Road and Bridge Department in order to access CR 103 for all the lots proposing access. 3 Since the current proposal effectively "land -locks" Lot 4, the Applicant will need to formally establish and dedicate an access (and possibly utility) easement across Lot 5 allowing access to Lot 4. Also, since the current driveway serving the existing Cowgill residence will ultimately serve Lots 4 and 5, it will need to be redesigned to the county standards listed in Section 9:35 of the Subdivision Regulations as a as a primitive residential road. View looking east ("up valley") on County Road from the Cowgill driveway. c. Fire Protection The property is located within the Carbondale and Rural Fire Protection District and within a mile from a District sub -station. However, the Applicant does not address fire protection measures in their application. The Applicant shall provide additional information regarding fire protection measures in the Preliminary Plan application. d. Water The property is currently served by an existing well. The Applicant proposes that individual wells will provide water to each lot for the purpose of household consumption, 2,500 square feet of irrigation, and watering for 2 horses per lot. The Applicant provided an analysis of water need as completed by Resource Engineering which determined the annual water demand to be 5.67 acre feet (AF). They also indicate that the wells for each lot will be standard wells that produce 15 gallons per minute. This area may be located in West Divide Water Conservancy District Area "B" which may present issues for this subdivision in providing water in the form of an augmentation plan. The Applicant indicated they are in the process of obtaining an augmentation plan for this subdivision. As of this meeting date, Staff has not received a plan or well permit applications. As part of the Preliminary Plan submission, the Applicant will be required to provide certain proof of a legal and adequate source of domestic water for each lot created. Proof of a legal supply shall be an approved substitute water supply plan contract or augmentation plan, an approved well permit or legally adjudicated domestic water source. Proof of physical supply for the public meeting may be documentation from the Division of Water Resources that demonstrates that there are wells within 1/4 mile of the site producing at least five (5) gallons/minute. e. Waste Disposal The property currently contains an ISDS that serves the existing residence. The Applicant proposes ISDS will serve each of the five additional lots. As part of the Preliminary Plan, 4 the Applicant shall present soil percolation tests for all the lots indicating the capability of the lots to appropriately handle ISDS (see Section 4:92 of the Subdivision Regulations). f. Drainage/Floodplain Issues The property contains no streams or rivers. As a result, there are no flood plain issues. The site does slope gradually in a southwesterly fashion. The Applicant shall provide further information indicating any apparent drainage issues and propose mitigation if required. Q. Wildlife The Applicant has not included any information regarding existing wildlife on the property. Staff will require additional information as to potential impact to wildlife on the property. h. Assessment / Fees School Impact Fee: The property is located within the Roaring Fork RE -1 School District which requires a school impact fee or land dedication. This cash -in -lieu payment or land dedication shall be achieved pursuant to the calculation in Section 9:80 of the Garfield County Subdivision regulations. In this case, the primary residence on newly created Lot 5 would not be responsible for paying the fee. However, the remaining newly created lots will be required to make a payment or provide a land dedication. Traffic Study Area Impact Fee: As mentioned above, the property is located within the Traffic Study Area 11 which requires $384 per Average Daily Trip (ADT). In this case, there is one existing residence that produces 9.57 ADT based on the 1TE Manual. ADT generated from the 5 newly created lots will produce a total of 47.85 ADT. The resulting Traffic Impact Fee is $18,374. Fire Protection Impact Fee: The property is located within the Carbondale and Rural Fire Protection District. The Applicant shall be required to contact the District in order to properly calculate the fees. Recommended Plat Notes/ Covenants Please be aware, the county requires the Applicant place the following plat notes be included on the final plat and in protective covenants: 1. "Colorado is a "Right -to -Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect of living in a County with a strong rural character and a healthy ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may naturally occur as a part of a legal and non -negligent agricultural operations." 2. "No open hearth solid -fuel fireplaces will be allowed anywhere within the subdivision. One (1) new solid -fuel burning stove as defied by C.R.S. 25-7-401, et. sew., and the regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling 5 is will be allowed an unrestricted number of natural gas burning stoves and appliances." 3. "All owners of land, whether ranch or residence, have obligations under State law and County regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and landowners are encouraged to learn about these rights and responsibilities and act as good neighbors and citizens of the County. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State University Extension Office in Garfield County." 4. -All exterior lighting will be the minimum amount necessary and all exterior lighting will be directed inward, towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries." 5. "One (1) dog will be allowed for each residential unit and the dog shall be required to be confined within the owner's property boundaries." 6. "Each lot shall have a maximum of 2,500 square feet of irrigation land from domestic water system." The Sketch Plan cornments shall be valid for a period not to exceed one (1) year from the date of the Planning Commission review (valid until 10/09/03). If a Preliminary Plan for the proposed subdivision is not presented to the Garfield County Planning Commission by 10109/03, the Applicant will have to submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. Planninz Commission Com nttents: 1) HOA will be designed to administer the open space 2) Driveways could be shared to reduce road cuts from 5 to 3 3) Water will need to be determined with Basalt Water Conservation District 4) Road Maintenance: at the expense and responsibility of each individual lot owner unless shared access is otherwise administered through the covenants of the HOA 6 laGarfield County BUILDING R PLANNING DEPARTMENT October 10, 2002 Stan Clauson, Stan Clauson Associates, LLC 200 E. Main Street Aspen, CO 81611 RE: Cowgill Subdivision Sketch Plan Dear Stan, As you are aware, the Planning Commission reviewed the Cowgill Subdivision Sketch Plan during their regular meeting on October 9, 2002. In addition to the comments already provided to you in the Staff Memorandum, the Planning Commission and Staff raised the following additional comments during the review for your contemplation as you proceed to the Preliminary Plan portion of the subdivision review process: 1) The Applicant shall establish a Homeowners Association (H®A) designed to administer the proposed common open space, maintenance and snow removal of any shared driveways / access points to the lots within the subdivision, 2) The Applicant should contemplate a redesign for a number of the driveway to County Road 103 so that some of the driveways could be consolidated Specifically, access to Lots 1 and 2 could be shared as well as Lots 4, 5, and 6. This is in an effort to reduce the driveway cuts on to a county road; 3) Legal and adequate sources of water will need to be proven. 4) Fire protection will need to be addressee! All Sketch Plan comments shall be kept on file in the Planning Department office. The Sketch Plan comments shall identify issues applicable to the subdivision proposal, with the comments subject to change, if there are changes in the circumstances, documents or regulations used as the basis for the comments. Completion of the Sketch Plan process shall, in no way, constitute approval of the proposed plan. These Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of the Planning Commission review (valid until 10/09/03). If a Preliminary Plan for the proposed subdivision is not presented to the Garfield County Planning Commission by 10/09/03, the Applicant will have to submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. I look forward to working with you in the processing of this application. Do not hesitate to contact 108 8th Street, Suite 201, Glenwood Springs, Colorado 81601 (970) 945-8212 (970) 285-7972 Fax: (970) 384-3470 me in the event you have any questions. Fred Jarman, Senior Planner (970.945.8212) 2