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Home My WebLink About2.0 Staff Report PC 11.8.00l. Planning Commission 1 1/08/00 REQUEST: APPLICAI{T: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENT ZONING: m PROJECT INFORMATION AND STAFF' COMMENT The review of the Eastbank Sketch Plan. Mamm Creek Properties Approximately half way between Glenwood Springs and Carbondale. East of the Roaring Fork River and West of CR 154. Approximately one hundred and ten acres Individual Wells ISDS CR I54 NI A/R/RD L I RELATIONSHIP TO THE COMPREHENSIVE PLAN This proposat ls located in Study Area I of the Comprehensive Plan. This proposal is also located in the low to medium density classification, is located in a Visual Corridor, and the westerly most part of this property may have septic System constraints. DESCRIPTION OF THE PROPOSAL e Sfte lg$gpUe!: Located approximately half way between Glenwood Springs and Carbondale. This is approximately one hundred and ten acres of a reclaimed gravel pit with a genfle slope up from the river to the bench above it. B. Project Description: The applicants would like to divide up this one hundred and ten acre parcel ofland into eighteen lots rangingfromfive acres to ten acres in size. Each lot would be served by individual wells and individual sewage disposal systems REVIEW AGENCY COMMENTS t Ct..*""0 Spri"gr Stated very clearly in their initial review that the application has no information regarding fire protection or the Uniform Fire Code compliance. The Fire Department also stated that special attention should be paid to road access, hrrning radius and road grades. They also walted more information on water supplies, compliance with required fire flow. (See letter pages ) 2. Public Service Company of Colorado: Mentioned only that they would like ten-foot side lot easements. They also need an easement tfuough Lots l, 2,3, 4, 13 and 14 for the existing power lines. (See letter pages 3. Garfield Count-v Road and Bridse: Would like to see the entrance between Lots 2 and Lot 18 be further south for safety and sight distance. (See letter pages STAX'X'COMMENTS A. Zoruns.: A/I, Agricultural and Industrial. Minimum lot size for this zone district is two acres. Single-family dwelling units are a use by right. The applicant should be aware of the following zone standards : Minimum Lot Area: Two (2) acres. I ry. 'J Maximum Lot Coverase: Fifteen percent (157o) Minimum Setback: (Unless otherwise permitted by special use permit) (1) Front yard: (a) arterial streets: seventy-five (75) feet from street centerline offifty (50) feet from front lot line, whichever is greater; (b) local streets: fifty (50) from street centerline or twenty-five feet from 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 (%) the height of the principal building, whichever is greater. Maximum Heieht of Buildings: Forff (a0) feet. (Unless otherwise permitted by special use permit) Additional Requirements: All uses shall be subject to the provisions under Section 5 (Supplementary Re sulations).B. Roads and Access: This subdivision is adjacent to from CR 154. Access to the internal lots will come from a private access easement. At full built out of the eighteen units this access easement will have to be capable of handling 180 trips per day. Therefore this access easement must be built to Rural Access standard per Garfield County's Subdivision Regulation, Section 9:35 C. Water and Sewer: The applicant is proposing individual wells and ISD systems. There are currenfly two wells serving this property. All water wells will meet the cnteria outlined in Section 8:42 of the Garfield County Subdivision Regulations:D. Soils/Geolow: There are only two types of soils on this property, both deep and well drained. One type of soil has moderate permeability and the other has moderately rapid permeability. Being land situated on the valley floor this land is very flat and the extreme west and south side of the property appears to be in the flood plain / flood fringe area. Per Section 6.00 Floodplain Regulation, of the Garfield County ZoningResolution: Permissible uses in the floodplain are those items that do not require permanent structures and a Special Use Permit is required. In the Flood Fringe-area permanent structures are allowed by a Special Use Permit if the performance standards set fo(h in Sectron 6.09.02 are met. If a Special Use Permit is issued for this or any flood fringe area the disclaimer in Section 6.10 fully applies.E. Comprehcnsive Plan: This property is located in Study Area I of the Comprehensive Plan. Density for this area is 3-5 acres per dwelling unit.F. Plat Notes: The following issues will need to be included in the covenants of the proposed subdivision: 1. Land subject to identified natural hazards, such as falling rocks, landslides, snow slides, mud flows, radiation, flooding or high water tables, shall not be platted for any use other than open space or an uninhabitable portion ofa lot over two (2) acres, unless mitigation is proposed by a Colorado registered professional engineer qualffied to do such work Land subject to flooding or in a natural drainage channel, shall not be platted for occupancy unless adequate provisions have been made to eliminate or control any potential flooding. In no case shall a project conflict with standards and requirements established in the Garfield County Floodplain Regulations. 2. Development plans shall preserve, to the maximum extent possible, natural features such as unusual rock formation, lakes, rivers and 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 thifty (30) feet to a live stream, lake or pond, regardless of the fact that flood plain may allow dwelling units located closer in some instances. 3. 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 requirement shall be included in the protective covenant 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) 2 4. 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) 5. Each subdivision shall have covenants requiring that all exterior lighting shall be directed inward, towards the interior of the subdivision. (99-096) 6. No further subdivision of a recorded subdivision shall be allowed, except where it is provided for in an approved Preliminary Plan. (99-096) 7. In no case shall a lot be created with accesses onto a public or private road with less than twenty-five feet (25) feet of street frontage. E. OveraII: This proposal met the minimum standard for Planning Department review. If the applicant chooses to go fonrard with this proposal they will have delve into much greater detail the concerns of the Fire Department, how they plan on providing water to this subdivision and making sure none of the building envelopes fall within the floodplain, flood fringe area of the Roaring Fork River. The Sketch Plan Process is purely informational. Completion of the Sketch Plan process does not constitute any form ofapproval or denial ofthe proposed plan. The Sketch Plan comments shall be vatid 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 within this period, the applicant shall submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. 3 t 'o SEP iB 'ZZ i4129 FR PSCO-RIFLE g?et 62:5 603A -fCI 9-92t5??85 Ptta&.F8 gERPfr&E CON',4AN }T d'F CQIORAOO* lvlr. Greg Buder Garfield Counry Planning Depanmeot Subdivision Review: Es$banl{. SEC35 T65 SAVEST Greg; Public Service Company offers the followhg comncnts for the slcetch plan rwies,. Requcst 10 feer side lot utility easements. Nced casernenrs for existjng po'wer lines in lot llJ,a, 13, and 14, Tlrani<s for the oppormrity ro cornnrcnt on rlis skmh plur! P.A2 Western Division t995 Heryo:d Avenuc Rifle, Colerqdo 8165O ffi, &1,,,*- Don Cr.rrrie Planner, engineering Garfield Operations Riflq Colorario. t97A-62544A1 XX TOTRL PAGE.B2 :I<X Garfield County Road & Bridge Memo fruor* 0[p 2oTo: Greg Butler- Planning department From:Tom Russell Date: 9l22lOO Re: East bank Subdivision @ I have reviewed the East Bank Subdivision and have the followi ng recommendation: I I would like the entrance between lot 18 & lot 2 to be further south for safety and sight distance. lf you have any questions or concerns, feel free to contact me. . Page 1 D REcEtvEDSEP 27m September 25,2000 Greg Butler Garfield County Planning Department RE: Eastbank Subdivision Dear Greg, Please find following the Glenwood Springs Fire Department comment's regarding the proposed Eastbank Subdivision. The application is incomplete and provides no information regarding fire protection or Uniform Fire Code compliance. This project will be required to meet the requirements of the 1997 Uniform Fire Code as adopted by the Glenwood Springs Rural Fire Protection District and guidelines contained within the Development and Construction Information Packet used by the Department. Special attention should be paid to the following items. 1) Road access, turning radius and road grades. 2)Water supplies, required fire flow and hydrant spacing. These items are clearly outlined in Article 9 and Appendix lll-A of the UFC. If there are any questions please contact Chief Mike Piper or myself at 945-4942. Sincerely, Darryl Queen Battalion Chief Glenwood Springs Fire Department 806 COOPER AVENUE GLENWOOD SPRINGS, COLORADO 81601 g7OIg45-4942 FAX 9701945-6040 I I