HomeMy WebLinkAbout2.0 PC Staff Report 09.11.2002PC 09/11/02
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PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Sketch Plan Review for the Queen Subdivision
APPLICANT / OWNER: Darryl and Cathy Queen
LOCATION: 0889 Van Dorn Road off of CR 117 (West half of
Section 3, T7, R89W) also known as Cheyln Acres
Subdivision
WATER: Individual well for new parcel
SEWER: ISDS for new parcel
ACCESS: Van Dorn Road / CR 117
EXISTING ZONING: A/R/RD
I. PROJECT INFORMATION
A. Site Description: The property proposed for subdivision contains 4.64 acres and is located
off of Van Dorn Road which is just off of CR 117 (Four Mile Creek Road) in the Cheyln
Acres Subdivision. The property slopes downward in a west to east direction to Van Dorn
Road. The property contains a single-family residence, shop building, well, and a garden
area which are all accessed by a gravel driveway from Van Dorn Drive.
B. Development Proposal: The Applicant proposes to split the 4.64 acre property into two lots
of approximately 2.32 acres each.
II. RELATIONSHIP TO THE COMPREHENSIVE PLAN
According to the Garfield County Comprehensive Plan of 2000, this site lies in an area
designated as Medium / High Density Residential which is 2 to less than 6 acres per
dwelling unit. As a result, the Applicant's proposal is consistent with underlying zoning and
consistent with the Comprehensive Plan Proposed Zone District's Map.
III. REVIEW AGENCY AND OTHER COMMENTS:
The site plan and application was sent to the following agencies:
A. City of Glenwood Springs: No Comments provided.
B. Garfield County Road and Bridge: No Comments provided.
C. Town of Carbondale: No Comments provided.
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D. Glenwood Springs Fire Protection District: Ron Biggers, Fire Protection Analyst for the
Glenwood Springs Fire Department commented that the Sketch Plan looks good and that
it addresses the fire protection issues well in concept. (See Exhibit A)
IV. STAFF COMMENTS
B. Zoning: A single-family dwelling is a use by right in the A/R/RD zone district. The
Applicant has provided a site plan that delineates a building envelope for the new lot once
split. The Applicant should be aware of the following zone district dimensional
requirements 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.
Additional Requirements: All uses shall be subject to the provisions under Section 5
(Supplementary Regulations).
The Applicant should also be aware of the definition of 'lot area' defined in Section 2:20.30
of the Subdivision Regulations as follows:
Lot Area: The total land area within the boundaries of a lot, excluding land below normal
high water in a river or lake or that is a portion of a public or private street/road
for the purpose of calculating the minimum lot area of any lot, tract or parcel of
land.
C. Subdivision: Some applicable general site standards (Section 9:00 of Garfield County
Subdivision Regulations) which the Applicant should be aware of are listed below. Some of
these will be also be required as plat notes for the Preliminary and Final Plat review:
9:13: Development plans shall preserve, to the maximum extent possible, natural features
such as unusual rock formations, lakes, rivers, streams and trees. Where appropriate, the
subdivider may be required to dedicate lands to lot owners to preserve these features. In no
case shall lots be designed such that a dwelling unit will be located closer than thirty feet
(30) to a live stream, lake or pond, regardless of the fact that floodplain regulations may
allow dwelling units located closer in some instances.
9:15: One (1) dog shall be allowed for each residential unit within a subdivision; and the
dog shall be required to be confined within the owner's property boundaries. The
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requirement shall be included in the protective covenants for the subdivision, with
enforcement provisions allowing for the removal of a dog from the subdivision as a final
remedy in worst cases. (99-096)
9:16: No open hearth, solid fuel fireplaces are allowed anywhere within a subdivision.
One (1) new solid fuel burning stove, as defined by C.R.S. 25-7-401,et.seq., and the
regulations promulgated thereunder, shall be allowed in any dwelling unit. All dwelling
units shall be allowed an unrestricted number of natural gas burning stoves and appliances.
(99-096)
9:17: Each subdivision shall have covenants requiring that all exterior lighting shall be
directed inward, towards the interior of the subdivision. (99-096)
9:18: No further subdivision of a recorded subdivision shall be allowed, except where it is
provided for in an approved Preliminary Plan. (99-096)
E. Soils/Geology:
The Applicant submitted information in a soils map delineating the area as an "Aspen -
Gypsum Area" with a specific soils description that indicates soils in the general area
are Cochetopa-Antrobus association (12 to 25 percent slopes) and Goslin fine sandy
loam (6-25 percent slopes). Both soil types are deep and well drained. Runoff is rapid,
and the hazard of water erosion is high to very high.
Regarding drainage, the Applicant provided a basin analysis conducted by Zancanella &
Associates. This analysis points out that the Four Mile Creek Basin is the only major
drainage near the site. However, the site is far above the floodplain level of Four Mile
Creek. The analysis indicated the following:
1) Flows from Basin A would run to the south of the preferred building sites as well as
the existing residence.
2) The off-site basins are steep enough to possibly have some debris flows. However,
they have an easterly aspect and are fairly well vegetated which have mitigated the
historic flows in the basin.
3) There are no defined drainages or ravines on the property with the exception of the
one associated with Basin A which runs along the southerly property line as
described in the Zancanella Report.
The analysis recommends a proper site grading plan and proper siting of the new
building envelope will be effective in mitigating for drainage flows on the site. This
could be no more detailed than constructing a berm / ditch combination on the up -hill
side of each building or across the top of the building envelope. Staff will require the
Applicant to provide this plan to the Planning Department as part of the submittal for
Preliminary Plan review.
F. Road/Access:
Currently, the property is accessed via Van Dorn Road from CR 117 or Four Mile Creek
Road. The Applicant proposes to provide access to the newly created parcel from Van
Dorn Road; however, no driveway location has been proposed. The Applicant will have
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to get a driveway access permit from the Garfield County Road and Bridge Department
as part of the submittal requirements for Preliminary Plan review.
G. Fire Protection:
The Applicant proposes to provide fire protection by the construction of a 2000 gallon
tank, cistern, or pond which is consistent with the NFPA standards with provision for
the Glenwood Springs Fire Protection District to make necessary connections. In
addition, the Applicant also proposes to use the Colorado State Forest Service "Fire
Wise Construction, Design and Materials" as a guide to construction and mitigation to
wildfire threats. The Applicant intends to place the responsibility of complying with
these suggestions / requirements to be on the builder / homeowner of the new parcel at
the time of construction.
As stated above, the Glenwood Springs Fire Department reviewed the proposal and
agrees with the fire protection plan proposed by the Applicant. See the letter attached to
this Memorandum as Exhibit A. In addition, the following standards will apply to the
Preliminary Plan application:
9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire
protection district to ensure that all lots have primary and secondary access points
to escape fire entrapment.
9:73 Where there is no central water system available, a central located fire
protection storage tank shall be designed to meet the fire protection needs of the
subdivision and be approved by the appropriate fire district.
9:7 4 Water used for fire protection purposes does not have to be potable water
and may be from a source separate from the domestic supply.
H. Water:
At present, the property has a well that serves three residences. The Applicant stated that
this well was tested and pumped at 20 gallons per minute when it was originally
constructed in 1967. The Applicant did not submit any recent tests of that well to
determine its current production of quantity and quality of the water. The Applicant
proposes to provide a new well on the new parcel with a special West Divide Water
Conservancy District contract which was specifically designed to augment Four Mile
Creek, Water Case No. 94CW344. The Applicant believes that due to the historic
pumping levels and the water contract, this new well will provide a legal and adequate
source of water to the new parcel.
The Applicant should be aware that the Preliminary Plan phase will require the water
source be evidenced to be sufficient in terms of quality, quantity, and dependability (see
sections 4:90 and 9:50 of the Subdivision Regulations). In addition, the Applicant will
be required to install the well and produce well tests according to the county regulations
prior to final plat. In short, the Applicant will have to prove legal and adequate source of
water during the Preliminary Plan review phase.
I. Waste Disposal:
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At present, the existing residence uses an_ISDS on the property. Once split, the
Applicant proposes that wastewater will be handled by a new ISDS on the new parcel as
well. The Applicant shall be required to show percolation ability of the soils to
accommodate the ISDS that is designed by a registered engineer in the State of
Colorado. The Applicant should be aware of the State Department of Health
requirements for separation of ISDS systems and wells.
J. Drainage/Floodplain Issues:
As mentioned above, due to some moderate slopes on the property, there are minor
drainage issues on this site. As such, the Applicant shall provide a detailed drainage plan
with proposed mitigation plans as part of the preliminary plan submittal. The Applicant
should examine any and all impacts these slopes and any associated drainage may have
on the proposed subdivision. The Applicant has stated that the property does not lie
within the limits of a 100 year flood hazard boundary. The Applicant shall be required to
prove the property does not lie within any mapped 100 -year floodplain during the
Preliminary Plan review.
The applicant should be aware of the following subdivision standards as the application
proceeds to Preliminary Plan:
9:41 Drainage easements, channels, culverts and required bridges shall be
designed by an engineer registered in the State of Colorado.
9:42 All drainage facilities shall be designed based on a twenty-five (25) year
frequency storm.
9:43 Where new developments create run-off in excess of historic site levels, the
use of detention ditches and ponds may be required to retain up to a one hundred
(100) year storm.
9:44 All culverts shall be designed such that the exposed ends are protected by
encasement in concrete or extended a minimum of three feet (3) beyond the driving
surface on each side. Culverts, drainage pipes and bridges shall be designed and
constructed in accordance with AASHO recommendations for an H-20 live load.
K. Wildlife:
The application does not contain any analysis of wildlife impacts or propose any
mitigation. The Applicant will be required to address this issue at the time of
Preliminary Plan.
L. Assessment / Fees:
The subject property lies within the Garfield County Traffic Study Area 8d. As such, the
Applicant will be responsible for paying a Traffic Impact Fee of approximately $583.00
(based on $61 per 9.57 average daily trips). This amount will be paid at the time of Final
Plat. School fees, as to be determined, will also have to be paid as a condition of any
Final Plat.
M. Recommended Plat Notes/ Covenants:
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The following are typically included on plats and/or in covenants:
1. 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.
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 units will be allowed an unrestricted number of natural gas
burning stoves and appliances.
3. 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.
a. No further divisions of land within the Subdivision will be allowed.
b. 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.
c. 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.
The 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 09/11/03). If a Preliminary Plan for the
proposed subdivision is not presented to the Garfield County Planning Commission by
09/11/03, the Applicant will have to submit an updated Sketch Plan application to the
Planning Department for review and comparison with the original application.
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ocoOD
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
DEPART
a
EXHIBIT
9/3/02
Staff Planner: Fred Jarman,
Glenwood Springs Fire Departments' comments on Queen Subdivision Sketch Plan
Fred, this sketch plan application looks good. It addresses the fire protection issues well
in concept. The key will be following up that the plan is implemented. Attaching it to the
plot plan so the seller puts in the 2000 gallon tank and the purchaser of lot 2 is held to
comply with the wildland fire fuels mitigation and firewise home construction guidelines
presented in the publication Firewise Construction, Design and Materials by Peter Slack.
Requirements:
Seller:
• Install 2000 -gallon water tank with two connections on it that allow Glenwood
Springs Fire Department access to draft water from it and another designed for rapid
filling.
Purchaser of lot 2:
• Maintain fire protection water system
• Using Colorado State Forest Service guidelines to create and maintain a defensible
space landscape around the structures put on the lot
• Use Firewise construction designs and materials for new structures built on the lot
• Design ingress and egress to meet 1997 Uniform Building Code access standards 10
feet minimum width, 1997 Uniform Fire Code maximum grade 10% and minimum
clearance 13 feet 6 inches
• Structures over 3,500 square feet sprinkled to NFPA 13D standards
(Pue,t-vi 5/4/44
101 WEST 8TH STREET GLENWOOD SPRINGS, COLORADO 81601 970-384-6480 FAX 970-945-8506
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0EPAR
If you have question or need more input from me at this time on this sketch plan
application please contact me.
SinCerely,
leffmA
Ron Biggers
Fire Protection Analyst
Glenwood Springs Fire Department
Cc. Mike Piper, Fire Chief
101 WEST 8TH STREET GLENWOOD SPRINGS, COLORADO 81601 970-384-6480 FAX 970-945-8506