HomeMy WebLinkAbout2.0 Staff Report PC 05.08.02PC05108102
PROJECT INFORMATION AI{D STAFF COMMENTS
REQUEST: A request for review of a Preliminary Plan for a two
(2) lot subdivision on4.4 acres.
APPLICANT: Kenneth and Carol Call
ENGINEER: Boundaries Unlimited Inc.
LOCATION: 0288 Van Dorn Road
WATER: One shared existing well
SEWER: Individual sewage disposal systems (ISDS)
ACCESS: Van Dorn Road
EXISTING ZONING: A/R/RD
ADJACENT ZONING: AIR,/RD
I. RELATIONSHIP TO THE COMPREHENSTVE PLAN
According to the Garfield County Comprehensive Plan of 2000, this site lies in a Medium
Density Residential Area. This district recommends six (6) to less than ten (10) acres per
dwelling unit.
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A. Site Description: The site lies within an ol!5ubdivision within Garfield County, Chelyn
Acres. an existing single-famity resideffid-drivsway ctrrently occupy the
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proposed Lot2. The slope on the site is approximately 20o/o facing downward towards
the east of the existing residence. The vegetation on the site consists of grass, weeds,
sagebrush, and scrub oak.
B. Development Proposal: The applicant is proposing to divide a4.4 acre parcel into two
lots just over two (2) acres apiece. Each lot will share an existing well with separate
ISDS systems. The existing house already has a permitted access point and driveway off
of Van Dorn Road. The newly created parcel will have to obtain a new driveway permit
from Garfield County Road and Bridge.
C.Adjacent Land Uses: Residential land uses surround the site.
REFERRAL AGENCIES:
A. Mt. Sopris Soil Conservation District: No comment received
B. Holy Cross Energv: No comment received.
C. Kinder Morgan Energy: No comment received.
D. Colorado Geological Survey: Celia Greenman, Geologist, responded to the
application with comments regarding slope, drainage, soils, and ISDS. Overall,
there were no objections to the proposed development. See attached letter,
Exhibit A.E. Garfield Countv Road & Bridee: Doug Thoe, District Foreman, responded to this
application and stated that driveway option #l is preferable to the Road and
Bridge Department. See attached letter, Exhibit B.
F. Glenwood Springs Rural Fire Protection District: Ron Biggers, Fire Protection
Analyst, responded to this application requesting that the applicant submit a
wildland fire hazard fuels mitigation plan and vegetation management plan due to
the fact that this area has wildland/ wban interface fire potential. See attached
leffer, Exhibit C.
G. Colorado Div. of Wildlife: Justin Mafiens, District Wildlife Manager, responded
to the application with recommendations to minimize impact on wildlife. See
attached letter, Exhibit D.
H. Garfield County Vegetation Management: Steve Anthony, Vegetation
Management Director, responded to the application with noxious weed concems.
Steve is requesting that the applicant provide a map and inventory any Garfield
County Noxious Weeds found on the properly. Additionally, it is requested that
the applicant provide a weed management plan for any noxious weeds found on
the poperty. See attached memo, Exhibit E.
The applicant has responded to the referral comments of the Colorado Geological
Survey, the Glenwood Rural Fire Protection District, and Garfield County l(eed
Management. Please see attached letters Exhibit F and G. The responses to Weed
Management and Fire Protection have beenforwarded to the review agencies for
continuedfeedback Steve Anthony, Garfield County Vegetation Director, has approved
the weed management plan submitted by the applicant and has verbalized this to Staff.
Staffhas not received onyfeedback, however, from the resubmitted Wldland Fire Hazmd
Mitigation Plan directed to Ron Biggers of the Glenwood Rural Fire Protection District.
The applicant will hsve to submit a letter from the Glenwood Rural Fire Protection
District approving their Wildland Fire Hqzard Mitigation Plan before Final Plat.
STAFF COMMENTS
Comprehensive Plan: The proposed density is one dwelling unit per 2.2 acres,which
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ry.
G.Domestic Water / krisation Water: The household water supply for the two lots is to be
provided by a shared well. The well is an existing structure serving the existing residence
on the original parcel. Well permit #56096-F was issued as the only well on the original
tract of land and is limited to a pumping rate of 15 gpm. The use of the well water is
limited to ordinary household pu{poses inside 2 single-family dwellings and the inigation
of not more than .14 acres of home gardens and lawns. The applicant had a pump test
done on the well on April 17,2001showing a pump rate of 12 GPM. Staff feels this rate
should be more than adequate to accommodate the additional unit. The applicant also
had the water tested for bacteria and suspended solids by Grand Junction Laboratories on
April 18, 2001. The test results show that the water is suitable for domestic use. The
applicant has provided a well sharing agreement that will be included as a deed restriction
upon the sale of Lot 1. The applicant should be aware that Section 4:91(B) of the
Garfield County Subdivision Regulations applies to this application.
4:91 A water supply plan, ot the same scale as the Preliminary Plan, shall
provide the following information in graphic or writtenform:
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:
l. Nature of the legal entity whichwill own and operate the water
system; and
2. Proposed method offinancing the water system.
As the applicant is proposing to share the well between the two lots, this is
technically considered a central water supply for the subdivision. As such, the
applicant must create a Home Owners Association (HOA) to be the legal entity to
distribute the water. The terms of the HOA shall also be included in the coverumts.
Wastewater: An individual sewage disposal system flSDS) is proposed for the new lot to
be created. Based on the preliminary tests done by HP Geotech in June 2001, the lot has
been deemed suitable for a conventional infrltration septic disposal system. The applicant
will need to obtain an appropriate septic permit as part of the buitding permit process.
Section 4:92E (of the Garfield Counfy Subdivision Regulations) requires that a proposed
management plan for the operation and mainterumce of on-site systems be provided. The
applicant has provided a management plan for the proposed ISDS and shall include the
management provisions within the subdivision covenants.
Drainage: A drainage study was done on this property on January 21,2002, by Bruce
Lewis of Boundaries Unlimited, Inc. The findings of this study determined that
additional storm run-offgenerated from the development will be insignificant due to the
large lot areas and small impervious areas in relation to the lot size. It has been
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determined by Boundaries Unlimited that the remaining undeveloped lot area will be
substantial enough to mitigate drainage impacts.
Wildlife: Using the Garfield County GIS database, the applicant has shown that this site
is home to black bear, wild turkey, elk, and mule deer. The Division of Wildlife has
responded to this application with suggestions to mitigate impacts to wildlife in the area.
Some of these suggestions include: moving the building envelope as far south as possible
to maintain the native mountain shrub communities existing on the site; fencing should
be held to a minimum with a maximum height of 42" for wire fencing with no more than
4 strands and a 12" kickspace between the top two strands; rail fencing shall have a
maximum height of 42" with at least 18" between the two rails; mesh fencing is strongly
discouraged; the applicant shall use bear-prooftrash cans; all pets should be fed indoors;
Round door knobs should be used on the outside doors to prevent bears from entering the
home; and bird seed feeders should be strung at least 10 feet from the ground with a seed
catchment to discourage other wildlife foraging. These suggestions will be included as
conditions of approval and shall be included within the subdivision covenants. Please see
Exhibit D.
Assessment / Fees: This subdivision is located in Traffrc Study Area 8d, which requires
$264.00 per determined ADT by the time of Final Plat. School impact fees, as to be
determined, will also need to be paid at the time of Final Plat.
Other: The following plat notes shall be included on the Final Plat:
1. 'No further subdivision of these lots shall be allowed."
2. "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,
sotrnds and smells of Garfield County's agricultural operations as anormal 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."
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, keeprng livestock and pets under control, using properfy in
accordance with zoning, a16 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 Offrce in Garfield
County."
4. "All new structures shall have engineered foundations per HP Geotech
K.
L.
V.
recoflrmendations."
RECOMMENDED FINDINGS
That proper posting and public notice was provided, as required, for the hearing
before the Planning Commission;
That the meeting before the Planning Commission was extensive and complete, that
all pertinent facts, matters and issues were submitted and that all interested parties
were heard at that hearing;
That for the above stated and other reasons, the proposed subdivision is in the best
interest of the health, safety, morals, convenience, order, prosperity and welfare of
the citizens of Garfield County;
That the application is in conformance with the 1978 Garfield County Zoning
Resolution, as amended;
That the application is in conformance with the Garfield County Subdivision
Regulations of 1984.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission recommend APPROVAL of the LJ Subdivision
Preliminary Plan to the Board of County Commissioners, with the following conditions:
That all representations made by the applicant in the application, and at the public hearing
before the Planning Commission, shall be conditions of approval, unless specifically
altered by the Planning Commission.
The Division of Wildlife recommendations shall be followed including:
a. Moving the building envelope on Lot I as far south as possible to maintain the
native mountain shrub communities existing on the site
b. Fencing should be held to a minimum with a morimum height of 42" for wire
fencing with no more than 4 strands and a 12" kickspace between the top two
strands
c. Rail fencing shall have a maximum height of 42" with at least 18" between the
two rails
d. Mesh fencing is strongly discouraged
e. The applicant shall use bear-proof trash cans
f. All pets shall be fed indoors
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h. Birdseed feeders should be strung at least 10 feet from the ground with a seed
catchment to discourage other wildlife foraging.
The appropriate Traffic Study area fees in the amount of $264.00 per determined ADT
minus the appropriate discounts will be paid at the time of Final Plat. School fees, as to
be determined will also be paid at the time of Final Plat.
The applicant shall submit covenants for the subdivision which shall include:
a. Enforcement provisions regarding dogs and exterior lighting pursuant to Section
9.15 and 9.17 of the Subdivision Regulations
b. Weed Management Plan approved by Steve Anthony, Weed Management
Director
c. The Division of Wildlife recommendations as listed in Condition No. 2 above
d. ISDS Management Plan
e. Approved Wildland Fire Hazard Fuels Mitigation Plan
f. Provisions of the Home Owners Association which will own and operate the
a//wil:"iMy/y;2:Iy'wi':,y;H"#y/*t
tr\eneyfiy proposed residen/on Lot I shall befrwde(onspreadfftings placed on
/"atwil "lay
subsoils, desryfiedfor an allowafi€bearing pressure;4f3,000 psf, and shgl/ beft,signedfor aminiydtndeadload preS{weof 1,000 psf pyfiP Geotech's ,/
at
5.
ht ions ffieir subsoil study'ilated June 29, 209( The applicant
work with HPfieotech so they ry{y provide consplgtfon dtuing home desigf and
during oo+Ktruction to reviewEnd monitor the impley{entati
the geotechnical recommendations.
The newly created lot, Lot 1, will have access from Van Dom Road on Driveway Option
#l listed on the submitted Preliminary Plan Plat per Road and Bridge recommendations.
-The€pptilearrt-shaltsupply-+-Wildland Fire Hazrd-Fuets'lvfiti$ation Plan that is apptoved
- by the€lenwootrSprinfs-R urffi
The following Plat notes shall be included on the Final Plat:
a. "No firther subdivision of these lots shall be allowed."
b. "Colorado is a "Right-to-Farm" State pwsuant 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 Garfreld Cotrnty'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
provide fiel
disposal of mantue, and the application by spraying or otherwise of chemical
fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may
natr.ually occur as a part of a legal and non-negligent agricultural operations."
c. "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 properly.
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."
d. "A11 structures shall have engineered foundations per HP Geotech recommendations."
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Frcm:
Sent:
To:
Gc:
Sublect:
Ron Biggers [rbiggers@ci.glenwood-springs.co.us]
Monday, May 06, 2002 6:56 PM
Kim Schlagel
Mike Piper
UJ Subdivision Wildland Fire Mitigation Plan
Kim,
I have a copy of the letter Ken Call drafted on April 22,2OO2 and
outLined hil wildland fuels mitigation p1an. As long as he fo1]ows
the lawn and sprinkler system he mentioned in his fetter, this will
mitigation and vegetation management requirements, I requested in my
project on 4/5/O2.
Sincerely,
Ron Biggers,
Fire Protection AnalYst
Glenwood Springs Fire DePartment
sent to you. In it
the plan and Puts
meet the fuels
comments on this
he
in
Kim Schlaoel