HomeMy WebLinkAbout3.0 PC Staff Report 01.14.2004PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:
APPLICANT / OWNER:
REPRESENTATIVE:
LOCATION:
PROPERTY SIZE:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
SURROUNDING ZONING:
PC 01/14/04
FJ
Sketch Plan review for Mamm Creek Commons
Jimmy Sills
Balcomb & Green P.C., Tim Thulson
1 mile south of the County Airport / South of Rifle
47.20 acres
Central System
ISDS
CR 319 and Grass Mesa Road
A/R/RD
A/R/RD and Open Space (BLM)
I. PROJECT INFORMATION
General Property Description
The subject property is located approximately 1 mile south of the Garfield County Airport, south of
Rifle on the west side of County Road 319 or West Mamm Creek Road. The property is surrounded
by BLM along its western boundary and private land on all other sides of the same zoning. The
Grass Mesa Road (as an easement) cuts across the northern portion of the property providing an
access to the Grass Mesa area. Physically, the property consists mainly of a knoll with steep slopes
that may be partially in excess of 40% in some areas. Vegetative cover primarily consists of stands
of pinyon, juniper, and some sagebrush as understory cover. There are also areas of rock out-
croppings in the steeper slopes areas.
Proposal
The Applicant proposes to subdivide the 47 acre property into twenty-three (23) 2 -acre lots. Water
would be provided by a central water system from a central well and wastewater would be handled
through individual septic systems on each lot. Access to lots 14 — 23 would be provided by a 40'
easement off of CR 319 and access to lots 1 — 13 would be provided off the existing Grass Mesa
Road (an easement) from CR 319.
[It should be noted, the Applicant intends to consider designing a cluster -type of development using
the county's cluster subdivision regulations. This requires an applicant to first process a sketch
plan under a conventional development scheme which is what is before you presently.]
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TI. COMPREHENSIVE PLAN
The property is located within Study Area 2 which designated the property as "Outlying
Residential". This designation suggests residential development is appropriate for this property and
assumes an appropriate density of the underlying zone district which is 1 unit per 2 acres.
Based on the physical characteristics of the property and its location adjacent to the BLM, the
Applicant will need to address two particular elements of the comprehensive plan in addition to
demonstrating that the proposal is consistent with all applicable elements of the plan in general:
2.0 Housing
Objective:
2.5 Residential development should respect the natural characteristics of a particular site,
including topography, vegetation, water features, geology, and visual relationships with
surrounding land uses and view sheds."
5.0 Recreation and Open Space
Objective:
5.3 The County will support and encourage the creation of open space, through the development
and implementation of zoning, subdivision, and PUD regulations designed to retain and
enhance existing open space uses.
5.4 Access to public lands will be expanded and maintained.
5.0(a) Open Space and Trails
Goal:
5.1(A) To ensure that existing agricultural uses are not adversely impacted by development
approved by Garfield County.
5.1(B) To ensure that wildlife habitat is a component of the review process and reasonable
mitigation measures are imposed on projects that negatively impact critical habitat.
Policies:
5.1(A) All projects approved adjacent to existing agricultural uses shall be required to mitigate any
adverse impacts. These mitigation measures shall include some or all of the following:
a) Appropriate buffering of building envelopes from common property boundaries;
b) The use of open space to provide additional buffering;
c) Dog restrictions, including limiting the number of dogs and requiring kenneling, prior to
issuance of a Certificate of Occupancy.
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5.2(A) Developers proposing projects located in areas defined as critical habitat by the Colorado
Division of Wildlife Resources Information System (WRIS) will be required to propose
mitigation measures during the submittal of proposed projects. Mitigation measures shall
include the following:
a) Fencing and dog restrictions consistent with DOW recommendations;
b) Avoidance of critical portions of the property, through the use of building envelope
restrictions or cluster development concepts;
c) Conservation easements.
6.0 Water and Sewer Services
Objective:
7.1 Development in areas without existing central water and sewer service will be required to
provide adequate and safe provisions for these services before project approval.
7.3 Projects proposing the use of Individual Sewage Disposal Systems (I.S.D.S) will be required
to assess the site's capability to accommodate these systems prior to project approval.
Policies:
6.1 All development proposals in rural areas without existing central water and/or sewer
systems will be required to show that legal, adequate, dependable and environmentally
sound water and sewage disposal facilities can be provided before project approval.
7.3 The County will require developers proposing I.S.D.S to provide data that demonstrates to
the County that the proposed site can accommodate these systems prior to project approval.
7.4 Where I.S.D.S. is not feasible, Garfield County will require a sewage disposal system
approved by the State of Colorado.
8.0 Natural Environment
Goals:
Garfield County will encourage a land use pattern that recognizes that environmental sensitivity of
the land, does not overburden the physical capacity of the land and is in the best interests of the
health, safety and welfare of Garfield County.
Objectives:
8.2 Proposed projects will be required to recognize the physical features of the land and design
projects in a manner that is compatible with the physical environment.
8.3 Garfield County will ensure that natural drainages are protected from alteration.
8.5 Development proposals will be required to address soil constraints unique to the proposed
site.
8.6 Garfield County will ensure that natural, scenic and ecological resources and critical
wildlife habitats are protected.
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Policies:
8.3 Natural drainage patterns will be preserved so that cumulative impact of public and private
land use activities will not cause storm drainage and floodwater patterns to exceed the
capacity of natural or constructed drainways, or to subject other areas to an increased
potential for damage due to flooding, erosion or sedimentation or result in pollution to
streams, rivers or other natural bodies of water.
8.7 Garfield County will require development on lands having moderate or minor
environmental constraints to mitigate physical problems such as minor rockfalls, 17 to 24
percent slopes, minor mudflows, potential subsidence, high water tables, slow percolation,
radioactive soils and/or corrosive and expansive soils.
III. ZONING REGULATIONS
The following is an analysis of the proposed development with the required zoning regulations of
the A/R/RD zone district.
A. Proposed Use in A/R/RD
The Applicant proposes the development as a single-family residential development which is
contemplated as a "use by right" in the A/R/RD zone district.
B. Dimensional Requirements in A/R/RD
The Applicant proposes that the 47.20 acre property be subdivided into 23 developable lots that
are each almost exactly 2 acres in size (figured by dividing 47.2 by the minimum possible lot
size of 2 acres). Further, the majority of the proposed lots are, on the average, 77 feet wide and
1,000 feet long. The following dimensional requirements apply:
1. Minimum Lot Area: Two (2) acres:
The Applicant has designed the lots to be almost exactly 2 acres. This might be appropriate on
relatively flat sites; however, this design has two major flaws: topography and internal roads.
Topography: The site clearly contains significant steep slopes which cover a large portion of
the property. The Applicant has not addressed this issue in terms of proving that each lot
contains a lot area with less 40% slopes so that it can realistically be developed. This is
required in Section 5.04.02(2) which will need to be addressed in any development plan.
Ultimately, the conventional sketch plan analysis should prove compliance with these
regulations so that a realistic "yield" can be determined. Please review the language above
and provide this office with the required analysis showing that each proposed 2 acre lot
contains a building envelope of 1 acre in an area that has less than forty percent (40%) slopes.
In other words, this exercise truly allows for more accurate determination of how many lots
truly could be created ("yield") under conventional two acre zoning. This is critical to
determine the bonus lots possible. See the regulations below:
5.04.02 Development Limitations Based on Lot Slope:
(1)
Lot Size Less Than 1 Acre: Land with original and undisturbed slope in excess of
forty percent (40%) shall not be credited toward lot area in determining whether a
lot meets the minimum lot area requirements set forth in the zone district
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regulations; however, a smaller building envelope may be approved by the Board, as
a Special Use permit, after review.
(2) Lot Size 1 Acre or Greater: Such lots shall have a minimum building envelope of 1
acre in an area that has less than forty percent (40%) slopes; however, a smaller
building envelope may be approved by the Board after review of the following which
shall be submitted by the applicant:
(A) A soil land foundation investigation prepared by a registered, professional
engineer.
(B) A topographic survey with contour intervals of not more than two (2) feet.
(C) A site grading and drainage plan prepared by a register, professional engineer.
(D) A detailed plan of retaining walls or cuts, and fills in excess of five (5) feet.
(E) A detailed revegetation plan.
All of the above shall show the minimum building envelope size for each lot and shall
provide evidence that all structures and facilities can be built within such building envelope
area so as not to disturb any forty percent (40%) slope area. The following shall be
conditions of any approval:
(A) Foundations shall be designed by and bear the seal of a registered, professional
engineer.
(B) All final plans required to be submitted by a professional engineer shall be
approved in their final form and shall bear the seal of such registered, professional
engineer.
For all lots: Driveways, access ways and access easements within the development
and on the property of developer shall have a maximum grade of fourteen percent
(14%). (A.94-046)
(3)
Access / Internal Roads: The Applicant proposes to provide access to all the lots via
"easements". Section 2:20.30 of the subdivision regulations defines how lot area is calculated
and it states that "lot area" is the total land area within the boundaries of a lot excluding land
below normal high water in a river or in a 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."
Staff finds that based on this regulation, lots 1 — 12 and lots 15 — 22 do not comply with the
minimum lot area as they will fall below the 2 -acre minimum once the road areas are
eliminated from the calculation.
2. Maximum Lot Coverage: Fifteen percent (15%):
The Applicant will need to be aware that if the lots are exactly 2 acres is size, the max. lot
coverage will be approximately 13,068 square feet which is considered to be that portion of a
lot which is covered or occupied by buildings, structures, parking and drives. Lot coverage
may also be further exacerbated by steep slopes and easements on lots.
3. Minimum Setback:
The Applicant proposes the majority of the proposed lots are, on the average, 77 feet wide and
1,000 feet long. Regarding lot width, the proposed lots will significantly reduce the building
site locations reducing the building lot areas to no wider than 50 feet in width with a 10 foot
setback on each side of the lot. See the regulations below:
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(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;
( Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the principal
building, whichever is greater.
4. 3.02.07 Maximum Height of Buildings: Twenty-five (25) feet.
5. Additional Requirements: All uses shall be subject to the provisions under Section 5
(Supplementary Regulations).
C. Subdivision
Staff has outlined areas of concern for the Applicant to consider during the preliminary plan and
final plat portion of subdivision in Garfield County.
1. Water
The Applicant proposes to provide water to the development by a central water system that may
include multiple wells designed by an engineer. The Applicant shall be aware of the regulations
regarding this type of water supply as will be required in the preliminary plan application:
Section 4:91 of the Subdivision Regulations requires that a water supply plan, at the same
scale as the Preliminary Plan, shall provide the following information in graphic and/or
written form:
A. In all instances, evidence that a water supply, sufficient in terms of quality, quantity and
dependability, shall be available to ensure an adequate supply of water for the proposed
subdivision. Such evidence may include, but shall not be limited to:
1. Evidence of ownership or right of acquisition or sue of existing and proposed water
rights,
2. Historic use and estimated yield of claimed water rights;
3. Amenability of existing right to change in use;
4. Evidence that public or private water owners can and will supply water to the proposed
subdivision, including the amount of water available for use within the subdivision by such
providers, the feasibility of extending service to the area, proof of the legal dependability of
the proposed water supply and the representation that all necessary water rights have been
obtained or will be obtained or adjudicated, prior to submission of the final plat; and
5. Evidence concerning the potability of the proposed water supply for the subdivision.
B. If a central supply and distribution system is to be provided, a general description of the
system, as designed by a Colorado registered engineer. In addition:
1. Nature of the legal entity which will own and operate the water system; and
2. Proposed method of financing the water system.
C. If connection is to be made to an existing water system, a letter from an authorized
representative of said system staging that the proposed development will be served, and
evidence from either the Colorado State Engineer's Office or Water Court, Water Division
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No. 5, that the existing water system presently possesses adequate legal water supply to serve
the proposed development;
D. If individual water systems shall be provided by lot owners, a report indicating the
availability of ample potable ground water at reasonable depths throughout the subdivision
and the expected quality and long-term yield of such wells, with the written report by a
registered professional engineer licensed by the State of Colorado, qualified to perform such
work; and
E. If applicable, a Plan of Augmentation and a plan for subdivision water supplies, as
required by law, with the supporting engineering work signed by a Colorado registered
engineer, shall be submitted by the applicant, even if the applicant is not the actual supplier of
water.
Section 9:51 requires an adequate potable and irrigation water supply shall be available to
all lots within a subdivision, taking into consideration peak demands to service total
development population, irrigation uses, and adequate fire protection requirements in
accordance with recognized and customary engineering standards.
9:52 Individual wells may be used as the water supply, provided the applicant has submitted
the required documentation to the appropriate water court, and the Colorado Division of
Water Resources will approve well drilling permits for all lots within the development.
9:53 Central water systems shall be designed by an engineer qualified to design water
systems and be a registered professional engineer licensed by the State of Colorado. Central
water and treatment and storage facilities shall be approved by the Colorado Department of
Health. All lines in a central water system should be looped, with no dead ends included in
the system. Where dead ends are proposed for cul-de-sacs, there will either be a fire hydrant
or blow -off valve at the end of the line.
9:54 Water supply stems, on -lot or otherwise located in a floodplain, shall be designed to
minimize or eliminate infiltration and avoid impairment during or subsequent to flooding.
9:55 All water mains shall be a minimum diameter of four inches (4'), provided storage
facilities adequate for fire protection are available.
2. Waste Disposal
While the application indicates wastewater will be handled through ISDS on each lot, it is
apparent that the significance of steep slopes on the property and the proposed lot configuration
proposes ISDS siting issues. Consider the following requirements:
5.04.03 Lot Area Restrictions Based on Sewage Disposal Method to be Employed:
(1)
The following minimum standards shall apply and be used in conjunction with
the Garfield County Individual Sewage Disposal System Regulations in all
zone districts, and the following table shall be used to determine whether
various types of disposal are allowable on various lot areas:
TYPE OF DISPOSAL LOT AREA
Less than 1-2 acres over
1 acre 2 acres
Cesspool (FN1) no no no
Anaerobic no (FN7) yes (FN4) yes
Disposal On
Lot (FN2)
Aerobic no (FN7) yes (FN4) yes
Treatment on
Lot (FN3)
Treatment Off yes yes yes
Lot - Nondis-
charging (FN5)
Treatment Off yes yes yes
Lot - Discharging(FN6)
When all other means of disposal are deemed unacceptable, vaults, privies and
chemical toilets may be allowable for temporary use or permanent use when
approved by the Environmental Health Officer pursuant to the Garfield County
Individual Sewage Disposal Systems Regulations and applicable provisions of State
Law.
In addition, please keep in mind that the Colorado State Board of Health's "Guidelines on
Individual Sewage Disposal Systems (Revised 2000) require that no ISDS can be permitted on
slopes of greater that 30% unless designed by a registered professional engineer and approved
by the local board of health.
3. Road/Access
The Applicant proposes access to lots 14 — 23 would be provided by a 40' easement off of CR
319 and access to lots 1 — 13 would be provided off the existing Grass Mesa Road (an
easement) from CR 319. The Grass Mesa Road is a recorded easement that serves as access to
the Grass Mesa. The Applicant will need to review the terms of the easement so that the present
beneficiaries to the easement allow such a use and will allow that portion to be dedicated to the
public (see Section 9:34). This is also true of the proposed easement to serve lots 14 — 23. While
the easements can encumber individual lots, they cannot be included in lot area.
Regarding road design, the Grass Mesa Road would serve 13 lots which would produce 124
average daily trips (ADT) which requires the roadway be improved to a "Rural Access" design
and the 40 foot easement shall be designed to the "Primitive Residential" standard. This road is
also proposed as a cul-de-sac design. Specifically, the route measured from CR 319 to lot 23 is
approximately 760 linear feet and the route measured from CR 319 to lot 14 is approximately
660 linear feet. The regulations require that cul-de-sacs of this design be no longer than 600
linear feet. Consider the following requirements:
Section 9:33 Cul-de-sacs and dead end streets may be designed under the following
circumstances:
A. Cul-de-sacs may be permitted provided they are not more than six hundred feet (600) in
length and have a turnaround radius of not less than forty-five feet (45) from the center of the
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cul-de-sac to rad edge and fifty foot (50') right-of-way for residential development and not less
than seventy-five foot (75) right-of-way for commercial/industrial development where tractor
trailer trucks will enter the property or by providing a T-shaped turnaround with a minimum
turning radius of fifty feet (50) for residential development and seventy-five feet (75) for
commercial/industrial development where tractor trailer trucks will enter the property. The
Board may approve longer cul-de-sacs for topographical reasons and it can be proved that fire
protection and emergency egress and access is provided as a part of the longer design; and
B. Dead end streets shall be discouraged, except in cases where the dead end is meant to be
temporary with the intent to extend or connect the right-of-way in the future. If a dead end
street is approved, room for plowed snow storage shall be included by providing a T-shaped
turnaround with a minimum turning radius of fifty feet (50) for residential development and
seventy-five feet (75) for commercial/industrial development where tractor trailer trucks will
enter the property. A dead end street being different from a cul-de-sac in that a dead end street
has no permanent turnaround at the end of the street.
4. Fire Protection
The property is located in the Rifle Fire Protection District and may be located in an area of
moderate to extreme wildfire hazard as delineated by the comprehensive plan. The site's
developability may be considerably compromised by wildfire threat due to vegetations and the
steep slopes on a majority of the property. The Applicant shall address the following sections of
the regulations regarding fire protection:
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.
9:72 Where a central water system has fire hydrants, all fire hydrants shall meet the
specifications for the appropriate fire protection agency, particularly with regard to thread size
on the fire hydrants.
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.
9:74 Water used for fire protection purposes does not have to be potable water and may be
from a source separate from the domestic supply.
5. Drainage/Floodplain Issues
The property does not appear to be located in a floodplain but contains steep slopes that will,
once developed, impact the historic and direction of drainage on and off of the property. The
Applicant will be required to address the following:
4:80 SUPPLEMENTAL INFORMATION:: DRAINAGE PLAN
A drainage plan, at the same scale as the Preliminary Plan and prepared by an engineer
registered in the State of Colorado, shall depict the following information in graphic and/or
written form:
A. Existing water courses and lakes;
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B. Limits of tributary areas, where practical;
C. Computations of expected tributary flows; and
D. Design of drainage facilities to prevent storm waters in excess of historic run-offfrom
entering, damaging or being carried by existing drainage facilities, and to prevent major
damage or flooding of residences in a one hundred (100) year storm, showing:
1. Area subject to inundation; and
2. Location and size of proposed culverts, bridges, ditches and channels.
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
6. Wildlife
No information was provided regarding the issue of wildlife. The Applicant shall be required to
address the following at preliminary plan:
4:70(D) Wildlife - Description of wildlife habitation, including big game ranges based on the
mapping practices of the Colorado Division of Wildlife.
7. Soils/Geology
The Applicant submitted soils information which provides that soils on the property are
primarily olney loam and torriorthents-rock outcrop complex with limited arvada loam. They
are described here:
a. Torriorthents-Rock outcrop complex, steep:
This broadly defined unit consists of exposed sandstone and shale bedrock and stony soils
that are shallow to moderately deep over sandstone and shale and stony basaltic alluvium.
The soil s and outcrops are moderately steep to very steep. Slope ranges from 15 to 70
percent. This complex is used for limited grazing, wildlife habitat, and recreation. Because of
the stones on the surface, the Rock out- crop, and the steep slope, this complex is unsuited to
crops. The native vegetation includes wheatgrass, bluegrass, Iridian ricegrass, needlegrass,
bitterbrush; sagebrush, mountain mahogany and overstory of pinyon and juniper. Community
development is limited by the rock out -crop, steep slopes, and stoniness. These limitations
can be overcome by appropriate design and construction.
b. Olney loam, 6 to 12 percent slopes
Surface runoff is medium, and the erosion hazard is moderate. This soil is used mainly for
irrigated hay, fruits, and grazing. Grass -legume mixtures and apples, peaches, and apricots
are grown. The native vegetation on this soil is mainly wheat- grass, needleandthread, and
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sagebrush. When range condition deteriorates, forbs and shrubs increase. Community
development and recreation are limited by steep slopes and low strength.
c. Arvada loam, 1 to 6 percent slopes
This soil is used mainly for wildlife habitat, limited grazing, and some irrigated farming.
Irrigated crops produce very poorly because the soil takes water in very slowly and is
droughty. Leaching is needed to remove excess salts if this soil is to be irrigated. The native
vegetation on this soil is mainly saltgrass, alkali sacaton, and greasewood. Use of this soil for
sanitary facilities, for community development, and as a source of construction material is
limited by the high shrink -swell potential, slow permeability, clayey textures, and salinity.
The Applicant shall address the following for Preliminary Plan:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND WILDLIFE
Information on the following characteristics of the area proposed for subdivision shall be
shown graphically and/or by reports, whatever is appropriate, for a complete description of
existing conditions, and shall include:
A. Geology - Description and/or illustration by a registered professional engineer licensed
by the State of Colorado of bedrock lithology and the stratigraphy of overlaying
unconsolidated materials in sufficient detail to indicate any potential development
problems resulting from groundwater, subsidence, instability in road excavations and ills,
expansive soils, drainage patterns, structural bearing strength, or the like;
8. Vegetation
The Applicant will be required to provide a vegetation management plan as part of preliminary
plan that addresses weed management, topsoil disturbance issues, and revegetation of disturbed
areas in the development of the site.
4:70 SUPPLEMENTAL INFORMATION:: GEOLOGY, SOIL, VEGETATION AND WILDLIFE
C. Vegetation - Map and description of plant associations following practices of the Soil
Conservation Service and including a description of adapted materials and the location of
major tree masses; and
9. Assessment / Fees
The property is located in Traffic Study Area 2 which requires a $112 per ADT fee be paid
to the county. This will be figured at the time of final plat.
10. 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
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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
units 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 and downward 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."
11. Cluster Potential
The Applicant has indicated they wish to propose a clustered development on this property
pursuant to the newly adopted cluster regulations. As you recall, this development process was
designed to allow applicants to demonstrate the number of realistic lots that could be developed
on a property under conventional zoning. Once the number of lots was realistically determined
for a particular piece of property which includes dealing with site constraints, the applicant
could be eligible for additional lots in return for the preservation of otherwise developable
property. This would be possible because under the cluster regulations, lots can be developed at
1 acre minimums.
Regarding the cluster process, an applicant wishing to propose a cluster option would normally
submit the cluster plan along with a conventional development plan (yield plan) after
completing a traditional sketch plan. That is the case in this proposal before you. This proposal
is not, in any way, a yield plan that has determined that the property can realistically be
developed into 23 lots. That will come later if the Applicant chooses to do so. This is only a
traditional sketch plan that allows the Applicant to return at the Preliminary Plan stage with a
true yield plan and cluster plan.
It is only at that point will Staff be able to determine the realistic number of lots that can be
developed on the property which constitutes a yield plan so that the number of bonus lots can be
determined for a cluster plan. Once that occurs, either the traditional yield plan or the cluster
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plan will be presented as the preliminary plan to the Planning Commission and the Board of
County Commissioners.
Summary
This proposal is a traditional sketch plan. It appears the Applicant has treated the property as a
flat piece of ground without any consideration for site constraints and simply divided the total
acreage by the minimum lot size allowed in the A/R/RD zone district to come up with the
number and configuration of proposed lots. Staff finds the proposed sketch bears, in no way, a
realistic development proposal for the subject property and shall not be used, in any way, as a
proposal for a yield plan. In other words, based on the issues outlined in this memo, the
proposal could not be developed as proposed.
The following issues need further exploration:
1) Address minimum lot sizes so that they comply with lot area calculation;
2) Demonstrate a slope analysis proving 1 -acre building areas;
3) Address legality of using Grass Mesa Road as an access easements;
4) Modify internal roads serving lots 14 — 23 due to long cul-de-sac design;
5) Prove that lots are large enough and that do not contains slopes that preclude the
placement of ISDS;
6) Steep slopes, rock fall potential / vegetation regarding fire protection;
7) Offsite drainage management;
8) Disclosure to mineral rights owners; and
9) Fire protection.
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 by that date, 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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