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PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:
APPLICANT:
LOCATION:
PC 4/14/93
Larsh Subdivision Sketch Plan
Ed Larsh
A parcel of land located in a portion
of Sections 19 and 20, T.7S. R88W;
more practically described as a tract
of land located between State
Highway 82 and The Roaring Fork
River, between Glenwood Springs
and Carbondale.
SITE DATA: The site consists of 14.726 acres.
WATER: Wells
SEWER: I.S.D.S. system.
ACCESS: Access easement from SH 82
EXISTING ZONING: A/R/RD
ADJACENT ZONING: A/R/RD/ Aspen Glen PUD
I.
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in District C - Rural Areas Minor Environmental
Constraints, District D - Rural Areas Moderate Environmental Constraints, and
District F - River/Floodplain Severe Environmental Constraints as shown on the
Garfield County Comprehensive Plan Management Districts Map.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The property is bound on the southwest by the Roaring Fork
River and on the northeast by the Rio Grande Railroad and State Highway 82.
To the northwest is an agricultural property owned by Mr. Richard Burry, and
the proposed Aspen Glen development is located directly across the Roaring
Fork. Access to the site is provided via an access easement through the Burry
property and across the railroad.
The property gently slopes to the Roaring Fork River at approximately 12
percent grade, and the slope decreases to approximately 4 percent as the
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property approaches the river. Vegetation includes native grasses in the historic
pasture areas, with Cottonwoods along the banks of the river. The regulated
floodplain is contained within the bank system, and does not appear to impact
any potential building sites within the subdivision. The only structure on the
property is Mr. Larsh's residence and a detached garage/studio.
B. Mr. Larsh is proposing to split the 14.726 parcel into four (4) parcels of 5.09,
3.21, 3.21 and 3.21 parcels in size. Mr. Larsh intends on retaining the 5.09 acre
parcel with the existing structures. All of the lots would utilize the existing
easement through Mr. Burry's property. The existing driveway will be improved
to County Road standards. Domestic water will be provided by individual wells
augmented by Basalt Water Conservancy contracts. Copies of the contracts
have been submitted to the Planning Department. Shares in the Glenwood
Ditch will be transferred to each lot on a proportional share basis. Mr. Larsh's
well has historically produced dependable water.
Sewage disposal will be handled by ISDS. The predominate soils on the site
include the Mussel type, which only has moderate restrictions for ISDS systems.
Percolation tests will be required prior to Preliminary Plan.
III. STAFF COMMENTS
A. Soils/Topograp y: As was the case at the adjacent Aspen Glen site, this
property does have the potential for sinkholes and depressions. Although
certainly not severe, staff suggests that the unbuildable portions of each lot be
identified at preliminary plan stage. It does not appear that the soil conditions
on the site prohibit the use of ISDS systems. However, the Commission may
want to discuss the implication of the Aspen Glen regional facility.
B. Roads/Access: As noted earlier, all lots access off of an existing easement
through the Burry property. This driveway will be improved to County road
standards.
C. Fire Protection: The subject property is within the Glenwood Springs Rural Fire
Protection District. The fire district has not commented on the proposal.
D. Lot Design: The proposed lots are designed to all have river frontage. The only
drawback to this design configuration is that the lots are quite narrow,
approximately 100 to 130 feet wide in the area most likely to include building
sites (i.e. next to the river). This also reduces the horizonal separation between
future structures within the subdivision.
E. Additional Agency Comments:
1. Division of Wildlife- DOW has noted methods of protecting the riparian
habitat adjacent to the site, and suggested mitigation to protect the Bald
Eagle site south of the Larsh property (see letter page to � ).
2. Colorado State Forest Service- The Forest Service has not responded in
writing to the proposal, but verbally approved the project due to lack of
wildfire danger in the area.
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F. The Sketch Plan process is purely informational. Completion of the Sketch Plan
process does not constitute approval of the proposed plan.
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 within this period, the applicant shall submit an updated Sketch
Plan application to the Planning Division for review and comparison with the
original application.
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