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HomeMy WebLinkAboutFroning Sketch PC Staff Report 02.14.2007Exhibits for Public Meeting held on February 14, 2007 Exhibit Letter (A to Z) Exhibit A Garfield County Subdivision Regulations of 1984, as amended B Garfield County Zoning Resolution of 1978, as amended C Garfield County Comprehensive Plan of 2000 D Application E Staff Memorandum F Letter from Jake Mall of GarCo Road and Bridge, Dated 1/3/2007 G Letter from Bill Gavette of the Carbondale & Rural Fire Protection District dated 12/29/2006 H Email from Jake Mall of Garfield County Road and Bridge Department, Dated 1/30/2007 PC 2/14/07 DP PROJECT INFORMATION AND STAFF COMMENTS REQUEST Sketch Plan: Froning Subdivision APPLICANT / OWNER Paul and Linda Froning, Robert Froning, Donald and Billie Froning, Karen and John Hatchett LOCATION PROPERTY SIZE SITE DATA WATER SEWER ACCESS EXISTING ZONING COMPREHENSIVE PLAN PROPOSED DENSITY 700 County Road 107 (aka 532 Red Hill Road), located north of Carbondale on Red Hill approximately 0.5 miles north of the Highway 82 and Highway 133 intersection. 30.97 acres 5 Single Family Residential Lots Well ISDS County Road 107 ARRD (Agricultural/Residential/Rural Density) Low Density Residential (10+ Acres / Dwelling Unit) 6.194 Acres / Dwelling Unit Access to Froning Property from CR 107 looking south 29 33 22 34 Town of Carbondal 51 it 26 35 100 rd '_al'fy ..?]C9..c9 Froning Subdivision - Location 330 660 1,320 Feet 1 I 1 1 1 W Froning Subdivision — Sketch Plan 2 Planning Commission: February 14, 2007 /i Lot 3 i 5.007 Acres y~�-... 1 Lot 2 ;-• r /- 5.03 Acres �� .. 1 rr 1t, 1 1 l 1 •� 1 •4e.��w 1 ; •.,•..., i i `., Lot 1 10.89 Acres i. i i r•.,,w N. i 4 w•,w Lot 5 w'• i �.. 5.023 Acres '-w 1 Lot 4 `w, 1._..._t.._,.._..._,,._..._.,._.,...,,._.._5_003 Acres ..� �.,•` Exhibit 13 - Site Plan Legend Froning Property Sketch Plan County Roads Build ng Envelopes Existing Road Easements rcads Existing Structures — —• prop) ne 0 0.015 0.03 0.06 5 Foot Contours Trail Easement Miles " .Mreenlmar. q,., ,` cabana Is , 'Me ge>ewY-. elr Wed ry!Re Ws m.. -q petubggeEfqect !IA ..ea Metunly d!n.dn..,. ac tl.mc,t+t wacwm «:ut uC....o,r.-, Th..w.m ,w.r..� �..mamo .r wsrlr NONNI Froning Subdivision - Sketch Plan Planning Commission: February 14, 2007 I. GENERAL PROJECT INFORMATION The Applicant proposes to subdivide a 30.97 acre property into 5 single-family residential lots which all have access to County Road 107 via internal streets. The property is generally located approximately 0.5 miles north of the Highway 82 intersection on CR 107. The Applicant proposes to have potable water provided by a central distribution system supplied by individual wells and the use of individual sewage disposal systems (ISDS) for waste disposal. The subject property is currently comprised of two parcels (12.39 acres owned by Paul and Linda Froning, Robert Froning, Donald and Billie Froning and Karen and John Hatchett, and; 18.5 acres owned by Paul and Linda Froning). The application states that the Applicants are in the process of creating a single -ownership LLC. The subject properties are located in the ARRD zone district which has a minimum lot size of 2 acres. In addition, the subject properties are located in the Comprehensive Plan's Study Area 1 and within the Low Density Residential designation which contemplates a density of 10 acres per dwelling unit. There is currently one dwelling unit and a detached garage located on the 18.5 acre property. The Applicant is proposing to have one dwelling unit per lot to establish a total of 5 dwelling units. No Accessory Dwelling Units or Guest Houses are proposed. View of Existing Drive Intersecting CR 107 Garfield County Identified Slope Hazard Subject Properties Froning Subdivision - Hazards 3 75 157 300 Feel It, tit i. 1 There are some severe slopes on the property which exceed 40%, mainly to the south and west. The Garfield County major slope hazards information (See map above) as well as maps submitted by the Applicant identify the south east portion of the property to be at a slope generally greater than 40%. Although the current and proposed access road (See photo to left) falls within this area of major slope hazard, the Applicant is proposing building envelopes which lie outside this identified area. The subject parcels are in an area considered to be of "moderate" fire danger. Froning Subdivision — Sketch Plan Planning Commission: February 14, 2007 4 II. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject parcels are located within Study Area 1 of the Comprehensive Plan and designated as Low Density Residential with an overall density of more than 10 acres per dwelling unit. The proposed housing density is 6.194 dwelling units per acre. Although this design meets the minimum lot size requirements of the Zoning Resolution on 1978, it is not in conformance with the densities in the Comprehensive Plan. In order to maintain conformity with the Comprehensive Plan, the Applicant must reduce the number of lots to achieve an average density of 1 unit per 10 acres. As Accessory Dwelling Units and Guest Houses are counted toward the housing density, Staff supports a prohibition on such development if this proposal goes forward with a density higher than 10 acres per dwelling unit. The subject parcels are identified within the Comprehensive Plan as being within the Visual Corridor. The Visual Corridor definition is "based upon significant view sheds or natural features, distance from a major travel corridor, and topographic conditions that define sight distance from a major roadway." The proposed development is within the Town of Carbondale statutory 2 mile sphere of influence. This application was forwarded to the Town of Carbondale for comment; however no comments have been received. Staff has identified several goals and objectives within the comprehensive plan which are relevant to this proposal: 2.0 HOUSING GOALS To provide all types of housing that ensures current and future residents equitable housing opportunities which are designed to provide safe, efficient residential structures that are compatible with and that protect the natural environment. It is Staffs opinion that due to topography, visibility, and fire danger that density which is inconsistent with the Comprehensive Plan is inappropriate for this area. 2.0 HOUSING OBJECTIVES 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. It is Staff's opinion that the overall development plan is respectful of the topography of the site, vegetation, and view corridors of the homes to be developed on these properties. However, the density will increase visibility of the development from neighboring public roadways and public lands. 3.0 TRANSPORTATION Froning Subdivision — Sketch Plan 5 Planning Commission: February 14, 2007 3.4 Proposed developments will include street designs that will reduce adverse impacts on adjacent land uses, respect natural topography and minimize driving hazards. It is Staff's opinion that the realignment of the access road will reduce driving hazards. 5.0 Recreation and Open Space 5.3 Consistent with the management objectives of either the Bureau of Land Management or the US Forest Service, development next to public lands will be encourage, but not required, to provide public access without the use of condemnation process. A 20' recreation easement connecting to the neighboring BLM property is proposed, however, it is anticipated to only be available for those who live within the development. 7.0 WATER AND SEWER SERVICES POLICIES 7.1 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 ISDS to provide data that demonstrates to the County that the proposed site can accommodate these systems prior to project approval. The Applicant shall satisfy these requirements prior to Preliminary Plan. 8.0 NATURAL ENVIRONMENT Goals: Garfield County will encourage a land use pattern that recognizes the 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. POLICIES 8.7 Garfield County will require development on lands having moderate or minor environmental constraints to mitigate physical problems such as minor rock falls, 17 to 24 percent slopes, minor mudflows, potential subsidence, high water tables, slow percolation, radioactive soils and/or corrosive and expansive soils. The Applicant shall submit a geotechnical study addressing the slopes and soil conditions on the property prior to Preliminary Plan Froning Subdivision — Sketch Plan 6 Planning Commission: February 14, 2007 III. APPLICABLE ZONING REGULATIONS The following is an analysis of the proposed development with the required zoning regulations of the ARRD zone district. A. Proposed Uses in ARRD Zone District The Applicant proposes to construct 5 single family residential units within the combined 30.97 acres. This use is a "Use by Right" within the ARRD zone district. B. Common Dimensional Requirements in the ARRD zone district 1. Minimum Lot Size of 2 Acres 2. Maximum Lot Coverage: Fifteen percent (15%) 3. Minimum Setback: o Front yard: Twenty-five (25) feet from front lot line; o Rear yard: Twenty-five (25) feet from rear lot line; o Side yard: Ten (10) feet from side lot line. 4. Maximum Height of Buildings: Twenty-five (25) feet IV. REFERRAL AGENCIES Staff referred the application to the following State agencies and / or County Departments for their review and comment. Comments received are briefly mentioned below or are more comprehensively incorporated within the appropriate section of this memorandum. A. Town of Carbondale B. Carbondale Fire Protection District C. County Road and Bridge Department No Response (See Exhibit G) (See Exhibit F and Exhibit 11) V. APPLICABLE SUBDIVISION REGULATIONS The following section addresses common subdivision components that will need to be addressed as part of any Preliminary Plan and Final Plat submittal to the County. A. Water / Water Quality / Irrigation Water The Applicant is proposing a shared water distribution system to be maintained by the Home Owners Association (HOA). There is one existing well on the subject parcels which is legally able to serve up to 3 dwelling units (known as Red Hill Well Number 3). Additional water supply will need to be identified and permits obtained prior to Preliminary Plan demonstrating that adequate and legal water supply is available for the proposed development. In addition, a Froning Subdivision — Sketch Plan 7 Planning Commission: February 14, 2007 water distribution plan and water quality tests must be completed prior to preliminary plan. If a guest house currently exists on the property, the guest house shall obtain water rights equal to that of any other dwelling unit within the development. 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. 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. Froning Subdivision — Sketch Plan 8 Planning Commission: February 14, 2007 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. B. Waste Disposal The Applicant is proposing to use individual sewage disposal systems (ISDS) for each dwelling unit in the development. The current dwelling unit on proposed Lot 1 is currently served by ISDS. A detailed soils report shall be submitted prior to preliminary plan. 1. Section 4:92 requires that if no central sewage treatment works is proposed and individual sewage disposal systems will be utilized, a description of the sewage, the disposal means, as well as evidence as the result of soil percolation tests and produce excavations to determine maximum seasonal ground water level and depth to bedrock shall be provided. In addition: i. Indicated by location on the plat; ii. Performed and signed by a registered professional engineer licensed by the State of Colorado; iii. Adequate in number and location to meet requirements of the Garfield County Individual Sewage Disposal Requirements and the Colorado Department of Public Health, Water Quality Control Commission; and 2. If individual sewage disposal systems are to be utilized, a proposed management plan for the operation and maintenance of on-site systems shall be provided. C. Roads / Access The Applicant is proposing a 40' wide Right -of -Way (ROW) to accommodate access to the proposed lots. The road is proposed to be gravel with soft shoulders and drainage barrow ditches. The internal roads are to be owned by the HOA and dedicated to the public. It is currently unclear if the access road continues on to service other home north of the subject parcels. As the internal road is proposed to serve five dwelling units, in accordance with Section 9.35, the road shall be designated to the Semi Primitive standard which requires a 40' ROW, 8' lanes, 2' shoulder, 4' ditch width, 5% shoulder slope, 50' minimum radius, 10% maximum grade, and engineered stabilization and drainage. Access Road Realignment Froning Subdivision — Sketch Plan 9 Planning Commission: February 14, 2007 In addition, the Applicant is proposing to realign approximately 320 feet of the access road from CR 107 to allow space for the development of proposed Lot 4 as demonstrated in the map above. A turnaround is also proposed on Lot 1. The Carbondale and Rural Fire Protection District has indicated (See Exhibit G) that the proposed access and turnaround appear to be adequate for emergency apparatus. Garfield County Road and Bridge recommends (See Exhibit F) that all driveways within the proposed development be constructed to meet the current driveway standards. In addition, the driveway access to CR 107 must have a 30' wide access with no more than a 3% grade for 30 linear feet and intersect with the County roadway at a 90 degree angle. Further, the Applicant shall dedicate a strip of land the entire length of the property along CR 107 30' in width from the centerline of the County roadway. At the time that the Garfield County Road and Bridge Department deems it necessary to improve CR 107, it shall be the physical and financial responsibility of the current property owners within the subdivision to remove all trees, brush and any structures that encumber this deeded strip of land (See Exhibit H). D. Fire Protection The property is located in the Carbondale and Rural Fire Protection District. As such the Applicant shall be required to address the following sections of the subdivision regulations in 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. 9:72 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 centrally 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. The Carbondale and Rural Fire Protection District stated in their letter (See Exhibit G) that "the proposed subdivision contains areas with slopes of grass, sage, and pinion and juniper forest, which present a wildfire hazard. Defensible spaces and/or fire resistant building construction features should be implemented in these areas. Defensible spaces should follow the guidelines of the Colorado State Forest Service." The Carbondale and Rural Fire Protection District has been in touch with the Applicants regarding a proposed 10,000 gallon water storage tank for fire fighting. A plan specifying the exact size, location, and proof of adequate and legal water for the tank shall be provided prior to Preliminary Plan. In addition, maintenance and a funding mechanism for all centrally utilized fire apparatuses shall be identified prior to Preliminary Plan. Froning Subdivision — Sketch Plan 10 Planning Commission: February 14, 2007 Impact Fees: The Carbondale and Rural Fire District stated in their comments that the developer is required to pay $437 per dwelling unit. E. Drainage The property slopes in a moderate manner from the top of the development area with more severe slopes to the west and east (See Slope Analysis submitted by the Applicant on the following page). Due to the slope of the property, it does not appear that drainage will be a significant issue during subdivision design, although erosion and slope stabilization will need to be taking into consideration. The Applicant will be required to address the following at Preliminary Plan: 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; 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-off from 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. Froning Subdivision — Sketch Plan 11 Planning Commission: February 14, 2007 Legend H-orrgProperty SlopeAnalysis Froning Property Sketch Plan L:r ty Roads C1'%r - 159:- 15ri, 217,'Y 20% - 3C4c ;ny. cC Exhibit 11 - Slope Analysis 0 02 0.04 0.08 Miles .. u:�..nr..a.t u�.+r<emw+... swr.. or • nos ur_ Lb! -V=., .f•+ n n. ra,ro:A..V-r,u. cart, .ti e•• •••• MI4/.7. gam 144 440140 64-444114441.40.461, 4•Uo Froning Subdivision — Sketch Plan 12 Planning Commission: February 14, 2007 F. Floodplain There are no known live watercourses on this property. As such there are no floodplain issues which are known at this point. G. Wildlife The Applicant has indicated that a meeting with CDOW has occurred and suggestions have been incorporated in to the plan. Maps (Exhibits 4-6 in the submitted application packet) have been submitted indicating the extent of elk habitat, mule deer habitat and bald eagle habitat on the subject parcels. The following suggestions have been incorporated: • Retain wildlife grazing area in the open sagebrush field located in the southwestern portion of the site. • No perimeter fencing. • Leave center of meadow free of structures. II. Soils / Geology The application indicates that the soils in the area include Empedrado loam and Earsman-Rock outcrop complex. A detailed soils study shall be submitted prior to preliminary plan. The Applicant shall also address the following section in the Subdivision Regulations for preliminary plan: 4:70 SUPPLEMENTAL INFORMATION: GEOLOGY & SOILS 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; I. Vegetation The Applicant shall provide a weed management plan to be approved by the County Vegetation Manager with the preliminary plan application as well as provide a revegetation security prior to final plat to ensure that any required revegetation is established for improvements made in the subdivision. The Applicant has indicated that the major vegetation types within the development area are Colorado Plateau Pinyon -Juniper Woodland and Inter -Mountain Basins Big Sagebrush Shrubland as identified in Exhibit 9 of the application packet. The Applicant shall also address the following section in the Subdivision Regulations: 4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND WILDLIFE J. 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. Froning Subdivision — Sketch Plan 13 Planning Commission: February 14, 2007 K. Mineral Estate It is unclear if the property's mineral estate has been severed and is owned or leased to another party. If so, the Applicant shall include a plat note on the final plat stating the following: "The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s)." L. Easements The property has one known existing easement and the development proposes a number of additional easements. As a general requirement, all easements of record shall be shown on the final plat. The property is currently encumbered by the following easements: 1. Current 30' wide access and utility easement extending the length of the development area. 2. Proposed 40' wide access and utility easement extending the length of the development area. 3. Proposed 20' wide private recreational access easement on the south side of the development area. 4. Proposed 20' wide waterline, well access, fire access and turnaround easement in the north central portion of the development area. M. Assessment / Fees a. School / Land Dedication The development is also located in the RE -1 School District which requires a developer to either convey sites and land areas for schools or pay a School Site Acquisition Fee to be calculated and paid at Final Plat and included as a component of the Subdivision Improvement Agreement (SIA) pursuant to Section 9:81 of the Subdivision Regulations. b. Traffic Impact Fee The property is not located within a traffic study area and is hence not obligated to pay traffic impact fees. c. Fire Protection Impact Fee Since this development is located within the Carbondale and Rural Fire Protection District, it is subject to an impact fee of $437.00 per unit. N. Summary of Main Project Challenges a. Development Density The currently proposed density of the development is 6.194 acres per dwelling unit. The Comprehensive Plan of 2000 designates this area as Low Density Residential (10+ acres per dwelling unit). Hence, the proposed density is significantly higher than that contemplated in the Comprehensive Plan. Staff understands that there may be a guest Froning Subdivision — Sketch Plan 14 Planning Commission: February 14, 2007 house currently on the property and if it exists, will need to be counted toward the overall density of the development. Based on the Comprehensive Plan, Staff recommends reducing the overall density to 1 unit per 10 acres as well as prohibiting the development of Accessory Dwelling Units and Guest Houses within the proposed subdivision. Further, since this development is located in the identified Visual Corridor, is encumbered by a moderate to high level of fire danger and is located on an unimproved gravel access road, staff feels this is an inappropriate location for increased housing densities. O. Recommended Plat Notes/ Covenants Please be aware, the County requires the Applicant place the following plat notes on the final plat and in protective covenants: Required Plat Notes per Garfield County Regulations: 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 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. Froning Subdivision — Sketch Plan 15 Planning Commission: February 14, 2007 6. The mineral rights associated with this property have been partially or wholly severed and are not fully intact or transferred with the surface estate therefore allowing the potential for natural resource extraction on the property by the mineral estate owner(s) or lessee(s). (If Applicable) A. Sketch Plan Comments and Preliminary Plan Review 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. Froning Subdivision — Sketch Plan 16 Planning Commission: February 14, 2007 GARFIELD COUNTY Building & Planning Department Review Agency Form EXHIBIT Date Sent: December 11, 2006 Comments Due: January 5, 2007 Name of application: Froning Family Subdivision Sent to: Garfield County Road & Bridge Dept. Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff contact: Fred Jarman 109 8th Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfield County Road & Bridge Department has no objection to this application with the following comments. The driveway will be updated to meet the current requirements of Garfield County Road & Bridge Department. This would include a minimum 30 -foot wide access with no more than a 3% grade for 30 -feet. The driveway would access Cr. 107 at 90%. If there is no proof of a driveway access permit being issued previously then a new driveway access permit would need to be issued. The driveway access permit would have conditions specific to the driveway location. If not already deeded a strip of land the entire length of the subdivided property that borders Cr 107 30 -foot wide from the existing center line of Cr. 107 would be deeded to Garfield County for future road improvements. All trees, brush and any structures that encumber this deeded strip of land will be removed back to the new ROW line by the sub -divider prior to final plat. Current conditions of Cr. 107 should accommodate the increase in traffic flow. Name of review agency: Garfield County Road and Bridge Dept By: Jake B. Mall and Bobby Branham Date January 3, 2007 Revised 3/30/00 OCON-0) JAN 0 9 2001 BLIONG PANNING gU1�p1N December 29, 2006 Fred Jarman Garfield County Building & Planning 108 8th Street, Suite 201 Glenwood Springs, CO 81601 FIRE • EMS • RESCUE RE: Froning Subdivision, Sketch Plan Dear Fred: 2 EXHIBIT I have reviewed the application for the proposed Froning Subdivision and I have met with the applicant. The application was reviewed for compliance with the International Fire Code (IFC) 2003 edition, adopted by the County. I would offer the following comments. Access The proposed access off County Road 107 appears to be adequate for emergency apparatus. A realignment of the existing driveway is proposed which would allow for better access by fire apparatus. A turnaround for fire apparatus is also proposed to be located at Lot 1. Water Supplies for Fire Protection A 10,000 -gallon water storage tank is proposed for the subdivision. I have talked to Mr. Froning about locating the tank to allow access by fire apparatus. Wildfire Hazards The proposed subdivision contains areas with slopes of grass, sage, and pinion and juniper forest, which present a wildfire hazard. Defensible spaces and/or fire resistant building construction features should be implemented in these areas. Defensible spaces should follow the guidelines of the Colorado State Forest Service. Impact Fees The development is subject to development impact fees adopted by the District. The developer will be required to enter into an agreement with the District for the payment of development impact fees. Execution of the agreement and payment of the fees are due prior to the recording of the final plat. Fees are based upon the impact fees adopted by the District at the time the agreement is executed. The current fee for residential development is $437.00 per unit. Please contact me if you have any questions or if I can be of any assistance. Sincerely _„.0 Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970-963-2491 Fax 970-963-0569 David Pesnichak From: Jake Mall Sent: Tuesday, January 30, 2007 6:55 AM To: David Pesnichak Cc: Bobby Branham Subject: RE: Froning Subdivision David: After talking to Bobby we agreed to let the applicant leave the brush, trees and rocks that may encumber the new ROW if they agree to remove them when requested to do so by Garfield County Road & Bridge Department. We do want the requested new ROW deeded to us at this time and all the driveways conform to the new regulations. Thanks Jake B. Mall Administrative Foreman Garfield County Road and Bridge Department 970-625-8601 Office 970-618-6194 Cell From: David Pesnichak Sent: Monday, January 29, 2007 4:54 PM To: Jake Mall; Bobby Branham Subject: Froning Subdivision Hi Jake and Bobby, I am doing the review on the Froning Subdivision which is to be located out on CR107 just down toward Carbondale from the Low Exemption. I have received the attached comments from you in early January, but considering all that has happened with the Low Exemption, I am wondering if there is any thing you would like to change before I add it to the staff report for the BOCC. Since this is a subdivision and not an exemption, I am thinking we should still get the 60' ROW and since these will be new driveways, have the driveways conform to the new regulations. However, I am not sure we need to have the applicant clear the brush on both sides prior to final plat. Maybe the applicant should do that at the point when GarCo wants to make upgrades to the road? Let me know your thoughts. Thanks, Dave David Pesnichak Senior Planner Garfield County 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Tel: (970) 945-8212 Fax: (970)384-3470 Email: dpesnichak@garfield-county.com 1 /2x1/11111'7