HomeMy WebLinkAbout2.0 PC Staff Report 07.08.1998REVISED 826-98 PC 7/8/98
PROJECT INFORMATION AND STAFF COMMENTS
Sketch Plan review for the Lough subdivision application
Brent and Roxanne Lough
Land Design Partnership
REQUEST:
APPLICANT:
PLANNERS:
LOCATION:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
Located west of the Roaring Fork River, along County Road (CR)
109, approximately two and one half miles (2.5) south of the City
of Glenwood Springs.
Section 12, Township 7S, Range 89W. A 6.5 acre tract to be
subdivided into two lots of 2 and 4.5 acres in size for residential
use.
Two residential water taps from the Teller Springs Subdivision
community water system
Two Individual Sewage Disposal Systems
Direct access onto County Road 109 off of State Highway 82. The
two lots will share a common existing drive through an access
easement.
Agricultural Rural Residential (A/R/R) Density
A/R/RJ Density to the north
Planned Unit Development to the south
Open Space to the west
A/R/R Density to the east
I RELATIONSHIP TO THE COMPREHENSIVE PLAN
The Proposed Land Use Districts map for Study Area 1 shows the subject site as within a High
Density Residential District (less than 2 acres per dwelling unit). The designation of high density
is based upon the availability of central water and central sewer service to the area. However,
while the proposed subdivision calls for community water shared by twenty-six (26) lots, the
subdivision does not propose using a central sewer, but rather on -lot disposal systems.
Page 1 of 5
II. PROJECT INFORMATION
A. Site Description: The site contains slopes ranging from ten (10%) percent to fifteen (15%)
percent. Vegetation on the site consists predominantly of pinon and juniper trees and sage.
The site contains an existing home under construction.
B. Adjacent Land Uses: The Teller Springs development is located to the south of the subject
property.
C. Development Proposal: The applicant is proposing to subdivide a 6.4 acre lot, which was
created through an exemption process, into two (2) lots of 2 and 4.5 acres in size which
will both contain a single family dwelling. The lots will hook into the Teller Springs
community water system (see Figure 1).
III. REVIEW AGENCY AND OTHER COMMENTS
The State of Colorado Office of the State Engineer Division of Water Resources, the Mount Sopris Soil
Conservation District, the United States Department of the Interior Bureau of Land Management, and the
Roaring Fork School District RE -1 did not comment on this sketch plan.
A. The Carbondale & Rural Fire Protection District - states that, although access to the site is
adequate via CR 109, waters supply for fire fighting would be limited to that which is able
to be carried on a truck (see Figure 2).
B. The State of Colorado Department of Natural Resources Division of Wildlife: reports that
mule deer and elk use the site as their winter range, and that mountain lion and wild
turkeys roam the area of the site. The DOW recommends seven (7) measures in addition
to ensuring that the homeowners receive brochures on living with wildlife (see Figure 4).
IV MAJOR ISSUES AND CONCERNS
A. Zoning: The subject site is currently zoned A/R/R Density which allows for a two (2) acre
minimum lot size and single family residential uses by right as is proposed.
B. Subdivision: The proposed Sketch Plan calls for two (2) single family homes, one on a lot
of 2 acres in size and the other home on a lot of 4.5 acres in size (see Figure 3).
C. Comprehensive Plan Compliance: The Garfield County Comprehensive Plan of 1994 lists
housing, visual corridor, open space, rural landscape, wildlife habitat, sewer systems,
environmental constraints, soil constraints, and ecological resources which apply to this
proposal and must be met by the applicant.
D. Soils/Topography: The soils on the site reveal limitations for the placement of on lot
disposal systems.
Page 2 of 5
E. Road/Access: The proposed sketch plan shows a shared access for the two lots.
F. Fire Protection: The Carbondale & Rural Fire Protection District commented on
this Sketch Plan. An assessment of impact fees as adopted by the District will be
applied to this subdivision and will be due prior to the recording of the final plat at
the rate set at that time.
G. Water: The applicant has obtained the rights to utilize water consumption for the
proposed households from the Teller Springs community water system. A water
line easement was acquired from the owner of the adjacent Lot B, and a water line
was constructed to deliver water from the Teller Springs main water line to Lot -A.
A 1,500 gallon water storage tank on Lot A will receive water pumped from the
Teller Springs water storage tank. The applicant is proposing that a ten (10') foot
easement to allow Lot A-2 access to this common use storage tank [Section 9.51].
H. Wastewater: The applicant is proposing individual on -lot disposal systems. The
soil type located on the subject site is listed as having severe limitations for septic
tank absorption fields. [Section 9.62].
Road Impacts: The applicant is proposing a shared point of access for the two
lots.
V RECOMMENDED FINDINGS:
The following issues are noted in the application for the Lough subdivision sketch plan:
A. Subdivision Regulations of Garfield County. Colorado of 1984:
The names and the location of all adjacent landowners should be shown on the
plan [Section 3:30].
2. The legal description (directionals and distances) should be shown on the plan
[Section 3:32.B].
The name, address, and telephone number of the owner, the planner, and other
professionals responsible for the plan information should be provided on the plan
[Section 3:32.C].
4. The dimensions of the proposed shared driveway should be indicated on the plan
[Section 3:32].
Page 3 of 5
5. The site data listed in the narrative should be provided on the plan and should
include the existing zone district designation of the subject property, the total
acreage, the number of lots proposed, the number of dwelling units proposed, the
number of dwelling units proposed for each structure, the density proposed, and
the number of off-street parking spaces [Section 3:32.I].
6. The applicant will be required to address site design, lot configuration, street
standards, drainage issues, water supply, and sewage disposal per Section 9.00 for
any future submission of this proposal.
B. Garfield County Comprehensive Plan of 1994:
7. Section III.5.0 Goal - The proposed development should account for the
"preservation of important visual corridors."
8. Section 5.2 Policy - The proposal does not anticipate clustering the two homesites.
9. Section III.5.2(A) Objective, Section III.8.6 Objective, and Section III.8.6 Policy -
The proposed Sketch Plan should demonstrate "that wildlife habitat is a
component of the review process and reasonable mitigation measures are imposed
on projects that negatively impact critical habitat."
10. Section III.8.1, Objective - The soils on the property show severe limitations for
the placement of on -lot septic systems. "The County of Garfield reserves the right
to deny a project based on severe environmental constraints that endanger public
health, safety or welfare."
11. Section III.8.2 Objective - The application should discuss how the proposal
incorporates the environmental constraints around the site design and will " .. .
recognize the physical features of the land and design projects in a manner that is
compatible with the physical environment."
12. Section III.8.7 Objective, and Section III.8.1 and 8.7 Policy - The proposed plan
should be designed to take into consideration any environmental constraints which
may limit the number and the placement of residential units. Development should
avoid environmental hazards and be located on land capable of supporting growth.
VI. STAFF RECOMMENDATION:
The Sketch Plan comments identify issues applicable to the subdivision proposal and are
subject to change if modifications arise in the application or in the regulations after the
date of this staff report. A Sketch Plan review is conducted for comment only.
Page 4 of 5
Neither a recommendation of approval nor of denial is made at the Sketch plan stage. It is
recommended that the Garfield County Planning Commission suggest that the applicant
address the issues listed above for the Sketch Plan prior to any future submissions of a
preliminary plan application. A Sketch Plan is valid for a period of one full year from the
date of the Planning Commission review of the application submission, during which time
the applicant may submit a Preliminary Plan application. Should the time period expire
prior to the submission of a Preliminary Plan, and should the applicant chose to continue
to pursue the proposed subdivision, a new Sketch Plan application will be required to be
submitted.
A. Garfield County Comprehensive Plan of 1994 Compliance:
The comprehensive plan allows for subdivisions of high density development provided that
the proposal utilizes BOTH central water and central sewer service. In this region of the
county, central sewer service is located at Aspen Glen which is situated south of the
subject property. However, the applicant is proposing to use ISDS and not to link up with
the Aspen Glen Sanitation District. In order to proceed with this proposed increase in
density, the applicant will need to hook up with a central sewer service. The application
does propose using the Teller Springs community water system as the central water
source. The applicant will need to demonstrate that the Teller Springs water system is
able to supply a sufficient water quantity to both of the two (2) proposed lots should this
proposal come before the county again.
B. Garfield County Planning Commission Comments:
1. No outdoor lighting will shine off of the property.
2. Limit one (1) dog per lot.
3. Explore limiting the wetting of soil due to hydrocompaction.
4. Bury all utility lines.
5. Perform a perc and probe on the site.
6. Request an accessory dwelling unit for the 4.5 acre lot in such is desired by the
applicant.
7. The access may be treated by staff as a road with associated higher standards since
the access easement is proposed to be shared.
Page 5 of 5
FIGURE 2
Carbondale & Rural Fire Protection District
June 26, 1998
Mark Bean
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
RE: Lough Subdivision - Sketch Plan
Mark:
300 Meadowood Drive
Carbondale, CO 81623
(970) 963-2491
Fax: (970) 963-0569
JUN 2 9 1996
wairlittocoomf
I reviewed the application for the proposed Lough Subdivision and have visited the site. I would
offer the following comments.
Access
The proposed access to the subdivision off County Road 109 is adequate for fire apparatus.
Water Supplies
Water supplies for fire protection for the exsiting residence and the proposed lot would be limited to
water carried on fire apparatus.
Impact Fees
The proposed subdivision is subject to development impact fees adopted by the District. This
payment is due prior to the recording of the final plat. Fees are based upon the per lot impact fee
adopted by the District at the time of plat recording or execution of an agreement with the district.
The fee is currently set at $339.00 per lot.
Please call if you have any questions.
Bill Gavette
Fire Marshal
FIGURE 3
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MORI'M
6/5/98
SCALE 1'1=100'
STATE OF COLORADO
Roy Romer, Governor
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
John W. Mumma, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
6-17-98
Garfield County Planning
109 8th St., Suite 303
Glenwood Springs, CO 81601
FIGURE 4
page 1
RE: Lough Sketch Plan/Subdivision
Dear Mark:
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OF MANAGING
YOUR WILDLIFE
The Lough parcel lies within mule deer winter range with more
important winter range types located from the ridge west to Dry
Park (winter concentration areas, critical habitat). The parcel
also lies within elk winter range. The area is a disturbed site
with adjacent homes, dogs, and associated disturbance. The site
still receives some winter grazing pressure as evidenced by the
droppings and sagebrush browsing. In addition to deer and elk
use, mountain lion do occur in the area and will follow their
main prey source of mule deer. Local subdivision pets can also
be an attractant to lions. Wild turkey use occurs mainly to the
west of the ridge above the property but they could venture down
into the area, especially along the pinon juniper ridge and
hillside.
Development of the parcel, lot A-2, for a single family residence
should not have substantial additional impacts to wildlife if the
following recommendations are implemented:
1. keep building envelope as close to road as possible to
minimize sagebrush loss
2. maintain native vegetation outside building envelope
with no type conversion (maintain as much sagebrush as
possible)
3. the application stated there will be no
livestock/horses. No horse grazing will help to maintain
sagebrush. If horse grazing is allowed, all horse hay
should be fenced at owners' expense with 8' mesh game proof
fencing to prevent game damage and attracting big game
animals along the county road.
4. no dogs would be best; however, if dogs are allowed,
restrict to 1 dog with a kennel restriction. This would be
consistent with the Rose Ranch submission.
5. Bury all utilities or make them raptor proof to prevent
electrocution to eagles, hawks, owls.
6. No lot line fencing. Any building envelope fencing be
42", 4 strand or less with a 12" kickspace between the top 2
strands. Any rail fencing be 48", split or round rail type,
3 rail or less with at least 18" between 2 of the rails
DEPARTMENT OF NATURAL RESOURCES, James S. Lochhead, Executive Director
WILDLIFE COMMISSION, Arnold Salazar, Chair • Rebecca L. Frank, Vice Chair • Mark LeValley, Secretary
Louis F. Swift, Member • Bernard L. Black, Member
Chuck Lewis, Member • John Stulp, Member • James R. Long, Member
page 2
7. Any fowl kept should be fully enclosed in a fenced area
to prevent disease transmission to wild turkeys
Homeowners should be made aware of the potential damage to
landscaping plants by deer and elk. The DOW is not liable for
this damage. In addition, deer and elk may die on their property
as they are building within winter range. The owner's will need
to properly dispose of the carcass'. The owners should be
provided brochures regarding living with wildlife, especially
mountain lion. These are available upon request and at our DOW
office.
Thank you for the opportunity to comment. If you have any
questions, please give me a call.
Sincere
Kevin Wright
District Wildl fe Manager
Carbondale