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HomeMy WebLinkAbout3.0 PC Staff Report 08.10.1983.CPC - 8/10/83 PROJECT INFORMATION AND STAFF COMMENTS PROJECT NAME: Cottonwood Hollow Subdivision REQUEST: Sketch Plan OWNER: Gailen Smith PLANNER: Sundesigns Architects LOCATION: A parcel located in the NE 1/4 SE 1/4, Section 12, Township 7 South, Range 88 West of the 6th Principal Meridian. Generally located 5.2 miles up County Road 113 (Cattle Creek) from the State Highway 82 intersection. SITE DATA: A 72.427 acre parcel to be split into 14 single family lots. WATER: Individual wells SEWER: Individual septic systems EXISTING ZONING: A/R/RD ADJACENT ZONING: North: O/S South: A/R/RD East: O/S West: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: The proposed subdivision is located primarily in District E (Severe -Moderate Environmental Constraints) of the Comprenhensive Plan. Some relevant policies are: 1. It is the policy of the County to consider this area to have poor suitability for growth. (Page 72) 2. The County shall require the developer to conduct a study which will define a factor of safety for the proposed site and the limitations which should be imposed on development or measures required, if any, to mitigate the constraints. (Page 72) 3. Non-agricultural areas and non-productive cropland found within this District shall be considered best able to absorb growth. (Page 72) 4. Road access and conditions shall be used to evaluate the relative ability of areas within District E to absorb growth. 5. Areas outside a one mile radius of District A shall have a density of one (1) dwelling unit per five (5) acres. 6. Slopes 25% and over shall be restricted from development. These slopes may be: A. Maintained as permanent open space; B. Platted as a portion of an approved building lot, with an open space easement; C. Platted as a portion of a buiding lot which has adequate usable building space available other than steep slopes; D. Platted as a portion of a subdivision and dedicated as permanent open space; E. Developed with special design considerations and engineering. (Page 77, B 1) 7 The grading of all new development shall be designed so that cut and fill are kept to a minimum and can balance within the project site. A. Cut and fill slopes shall not be steeper than 2:1 unless efficient stablization methods are utilized. B. The proposed development shall be designed in a manner which demonstrates a "fit" with the existing topography of the land. -17- GCPC - 8/10/83 II. DESCRIPTION OF THPROPOSAL: A. Site Description: The site lies within the Cattle Creek drainage. Cattle Creek runs through the property from the east to the west, with the land sloping upward away from the creek bottom. County Road No. 113 runs through the property in an east/west direction, separating roughly 11.3 acres from the rest of the parcel. The vegetation is varied throughout the site, with cottonwoods, pinion, juniper and oak brush in various locations. Presently, there are two houses, a mobile home, barn and four sheds on the property. B. Project Description: It is proposed to split the existing 72.43 acre site into 14 single family lots, ranging in size from 2.62 acres to 5.90 acres. Six of the lots will access directly onto County Road 113, with the remaining lots being served by an approximately 1200 foot long cul-de-sac. III. MAJOR ISSUES AND CONCERNS: A. Comprehensive Plan: The Comprehensive Plan restricts development on slopes of 25% and over. Roughly half of the development appears to have terrain with slopes of 25% or more. Lots 1, 9, 10, 11, 13 and 14 have building envelopes located in areas with slopes of 25% or more, based on the topographic information submitted. Some form of mitigation will have to be developed or building envelopes relocated. B. Review Agency Comments: 1. The Carbondale Fire District verbally confirmed that the property in question is not within the district. The south property line is adjacent to the District's boundary line. It was tentatively recommended that a 4000 gallon cistern be located on the south side of County Road 113 to serve lots 1 through 12 and a 2000 gallon cistern be located on the north side ofthe road for lots 13 and 14. The cisterns should be exclusively for fire protection purposes. C. Staff Comments: 1. The submittal information includes a preliminary geologic reconnaissance that has noted some "serious geologic problems" for lots 6, 11, 13 and 14. Lots 8, 9 and 10 have mitigable geologic hazards. The geologic hazards identified in the report are: unstable and potentially unstable slopes, rockfall, floodplain, hydrocompaction, expansive and corrosive soils. In addition, the Soil Conservation Service soils information submitted indicates severe limitations for septic tank absorbtion fields, shallow excavations, dwellings and streets. Based on the above information, a very extensive geologic/soils report should be developed for the Preliminary Plan submittal that makes specific recommendations for dwelling foundations, individual sewage disposal systems and road cuts. 2. Environmental Health has noted that engineered individual sewage disposal systems may be required for reasons other than the geologic hazards. Due to the proximity to Cattle Creek, lots 1 through 7 may have to have site specific engineered individual sewage disposal systems due to the potential for ground and surface water pollution. If engineered systems are required there appears that there could be conflict with the water augmentation plan if the sytems are evapotransporate systems. Ruling No. 10 states that: "Water withdrawn through said 35 wells and utilized for domestic purposes will be returned to the hydraulic system of Cattle Creek by use of individual septic systems..." Additionally, Environmental Health suggests that the homeowners association be incorporated and have requirements for septic tank maintenance for inspection at least every four (4) years. 3. Environmental Health noted that the pond on Lot 11 could pose a nuisance due to the still water being a potential breeding area for mosquitos. 4. Access to the county road should be limited by combining access to lots by creating a joint access road on the common lot line of Lots 1 and 2; moving the east lot line of lot 6 more to the east so that access to the lot is from the main access road. • 1 GCPC 8/10/83 5. Due to the serious geologic problems and slopes in excess of 25% on lots 13 and 14, the two lots should be combined to form a single lot with an access point directly across from the main access road. 6. Building envelopes for lots 9, 10 and 11 should be re-evaluated in terms of potential geologic hazards related to unstable steep slopes. IV. FINDINGS: 1. That the Sketch Plan conforms to Section 4.01, Sketch Plan requirements of the Garfield County Subdivision Regulations of 1979, as amended. 2. That the Sketch Plan conforms with the zone district regulations. V. RECOMMENDATION: Approval with the following conditions: 1. The applicant petition the Carbondale Fire District for annexation prior to Preliminary Plan submittal. Further, that a 2000 gallon cistern be put on the north side of the County Road in an accessible location, exclusively for fire protection. A 4000 gallon cistern be located in easily accessible and central location on the south side of the county road exclusively for fire protection purposes. The cisterns and any other recommendations of the Carbondale Fire Protection District be incorporated into a fire protection plan at Preliminary Plan. 2. That a site specific geologic/soils report be provided at Preliminary Plan that has specific recommendations for building foundations, road and driveway construction and individual sewage disposal systems. 3. That an incorporated homeowners association be created that will require septic maintenance inspection and pumping at least every four (4) years and insure that any nuisances created by the still water be dealt with on an annual basis. 4. That if engineered individual sewage disposal systems are required, they meeet the requirements of the water augmentation plan rulings. 5. Joint vehicular access be shown for lots 1 and 2 and that the lot line to lot 6 be revised so that access to the lot is not off County Road 113. 6. Lots 13 and 14 be combined into a single lot, with an access point directly across from the main access road to the lots on the south side of County Road 113. 19