Loading...
HomeMy WebLinkAbout1.0 ApplicationSKETCH PLAN APPLICATION FOR THE GIA €D COUNTY LOUGH SUBDIVISION A DIVISION OIF PARCEL A OF THE COLOHAN EXEMPTION OWNER / APPLICANT: Brent and Roxanne Lough 1655 County Road 109 Glenwood Springs, CO 81601 Ph. (970) 947-9908 PLANNER: Land Design Partnership Ron Liston, Planner 918 Cooper Avenue Glenwood Springs, CO 81601 Ph. (970) 945-2246 June 5, 1998 LOUGH SUBDIVISION TABLE OF CONTENTS LETTER OF APPLICATION SUBDIVISION APPLICATION FORM VICINITY MAP SKETCH PLAN BRIEF DESCRIPTION OF PROPOSED RESUBDIVISION RELATIONSHIP TO COMPREHENSIVE PLAN SKETCH PLAN REQUIREMENTS - Sections 3:30 and 3:40 ATTACHMENT A - TITLE POLICY LEGAL DESCRIPTION ATTACHMENT B - WATER Ruling of Referee Tap Purchase Agreement Easement Agreement ATTACHMENT C - SCS SOILS MAP SCS SOIL TYPE DESCRIPTION & TABLES LAND DESIGN PARTNERSHIP 918 Cooper Avenue, Glenwood Springs, CO 81601 970-945-2246 / Fax 970-945-4066 June 5, 1998 Mark Bean Garfield County Planning Dept. 108 8th Street Glenwood Springs, CO 81601 Re: Lough Subdivision Sketch Plan Application Dear Mark: Attached herewith are fifteen copies of a Sketch Plan and supplemental information as required for sketch plan review and a check for the application fee of $325 for the above referenced property. The proposed subdivision divides Parcel A of the Colohan Exemption Plat into two Tots. On behalf of the Applicant Brent and Roxanne Lough, I request that this application be placed on the Planning and Zoning Commission agenda for their regular of July 7, 1998. If you have questions or require any additional information please do not hesitate to contact me. Sincerely, Ronald B. Liston Sketch Plan XXXXXX Preliminary Plan Final Plan SUBDIVISION APPLICATION FORM SUBDIVISION NAME: LOUGH SUBDIVISION OWNER: BRENT and ROXANNE LOUGH ENGINEER/PLANNER/SURVEYOR: Planner: LAND DESIGN PARTNERSHIP, Ron Liston LOCATION: Section: 12 Township: 7S Range: 89W WATER SOURCE: TELLER SPRINGS SUBDIVISION WATER SYSTEM SEWAGE DISPOSAL METHOD: ISDS PUBLIC ACCESS VIA: COUNTY ROAD 109 EXISTING ZONING: AGRICULTURE / RESIDENTUAL / RURAL DENSITY EASEMENTS: Utility TELEPHONE & WATER LINE Ditch NONE TOTAL DEVELOPMENT AREA: (1) Residential Number Acres Single Family 2 6.5 Duplex Multi -family Mobile Home (2) Commercial Floor Area cres sq.ft. (3) Industrial sq.ft. (4) Public/Quasi-Public (5) Open Space / Common Area TOTAL: PARKING SPACES: Residential Commercial Industrial 10 6.5 LOUGH SUBDIVISION Sketch Plan BRIEF DESCRIPTION OF PROPOSED RESUBDIVISION The Colohan Exemption was approved in 1990 on thirteen acres of land that was originally acquired from the Rose Property. The Applicant, Brent and Roxanne Lough purchased the 6.5 acre Parcel A in march of this year and also purchased two residential water taps from the Teller Spring Subdivision community water system and began construction of a residence which they will occupy upon its completion. They desire to divide Parcel A into two Tots, one 2 acre lot and one 4.5 acre lot. The proposed lots will use the existing drive as a common point of access from County Road 109. Each lot will have one tap from the Teller Springs water system, with each tap allowing a single family residence, accessory dwelling, landscape irrigation and livestock water. Proposed Lot A-2 is not large enough to qualify for an accessory dwelling and neither lot will be allowed livestock. Sewage treatment will be by ISDS. A permit for a septic tank and leach field has been issued by Garfield County for the residence that is under construction. Additional information is provided in the attached discussion of the Sketch Plan Submittal Requirements. RELATIONSHIP TO THE ROARING FORK VALLEY COMPREHENSIVE PLAN The following describes how the proposed Lough Subdivision is in general conformance with the new Garfield County Comprehensive Plan for the Roaring Fork Valley as identified by Section III Goals, Objectives, Policies and Programs of the Garfield County Comprehensive Plan dated September, 1994. Section III -1.0 Public Participation Goal: An integral part of County land use planning is the opportunity for citizens to be involved in all phases of the planning process. The project proposal will be reviewed at two publicly noticed hearings a which the public will be given the opportunity to comment on the proposed project. Section III -2.0 Housing Goal: To ensure the availability of housing including affordable housing in the County where in short supply, subject to regulations, which ensure safety, appropriate site designs, compatibility, and protection of the natural environment. 1 The proposed division creates a lot that is compatible with the surrounding residential uses. Section 111-3.0 Transportation Goal: Ensure that the County transportation system is safe, functional, appropriately designed to handle existing and future traffic levels, and includes options for the use of modes other than the single -occupant automobile. Traffic from the additional residence will use County Road 109 which is a relatively newly asphalt paved road. The property is located in Traffic Study Area 9 and each residence will be required to pay an Off-site Road Impact Fee. Section 111-4.0 Commercial and Industrial Uses Goal: Commercial: Garfield County will encourage the retention and expansion of convenient, viable, and compatible commercial development capable of providing a wide variety of goods and services to serve the citizens of the County. No commercial uses are proposed. Section 111-5.0 Recreation and Open Space GOAL: Garfield County should provide adequate recreational opportunities for County residents, ensure access to public lands consistent with BLM/USFS policies, and preserve existing recreational opportunities and important visual corridors. The spacious lots and access to natural areas will meet many of the recreational needs of the development residents. The property does not control access to any public lands. Section 111-6.0 Agriculture Goal: To ensure that existing agricultural uses are allowed to continue in operation, and compatibility issues are addressed during project reviews. None of the property has served any past agricultural function. Section III -7.0 Water and Sewer Services Goal: To ensure the provision of legal, adequate, dependable, cost effective, and environmentally sound sewer and water services for new development. Sewage treatment will be by ISDS in soils well suited for this type of system based on percolation test on the site. Water will be provided by the Teller Springs community 2 water system. Section III -8.0 Natural Environment Goal: 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, is in the best interest of the health, safety and welfare of Garfield County. The Comprehensive plan designates this area for High Density Residential with one dwelling per two acres or less. Section III -9.0 Natural Resource Extraction Goal: Garfield County recognizes that under Colorado law, the surface and mineral interests have certain legal rights and privileges, including the right to extract and develop these interests. Furthermore, private property owners also have certain legal rights and privileges, including the right to have the mineral estate developed in a reasonable manner and to have adverse land use impacts mitigated. There are no natural resources on the property that would be desirable for extraction. Section III -10.0 Urban Areas of Influence Goal: Ensure that development and overall land use policies occurring in the County that will affect a municipality are compatible with the existing zoning and future land use objectives of the appropriate municipality. The property is not located in the urban area of influence of any municipality. Section IV METHODOLOGY Purpose and Applicability of the Comprehensive Plan Land Use Map: This section identifies the property as bing within the High Density Residential Land Use District. This district proposes one dwelling unit per two or fewer acres. The density of the proposed division is 1 single family lot per 3.25 acres. If it is assumed that an accessory dwelling were added to Lots A-1, the total dwelling unit count would be 3 and the density would be 1 dwelling per 2.17 acres. We believe this review finds the the proposed subdivision to be in compliance with the Comprehensive Plan. 3 SKETCH PLAN LOUGH SUBDIVISION SECTION 3:30 SKETCH PLAN SUBMITTAL REQUIREMENTS Section No. Topic Location where information may be found in Application. Comments Section 3:31 Sketch Plan Map Map Attached Section 3:32 Map Contents A. Subdivision Name Lough Subdivision B. Location & Description Location: See Vicinity Map Boundaries: See Sketch Plan Legal Description: Attachment A C. Owners, Planner, Etc. See Title Page D. Date, Scale, North See Sketch Plan E. Topography See Sketch Plan One foot contour interval mapping is shown on the Sketch Plan. The site slopes upward from the county road starting at about 10 percent grade and increasing to about 15 percent grade at the westerly end of the property before rising at very steep grades off the property to the west. Sage brush dominates the site vegetation. Shallow drainages cross the site with stormwater flows originating on the steep slopes west of the site. The tributary area of these drainages appear to be quite small and should not generate large flows of water or debris. A detailed drainage evaluation will be prepared by a professional engineer for submittal with the preliminary plan. F. Physical Features See Sketch Plan The proposed subdivision is a division of Parcel A of the Colohan Exemption platted in 1990. The 6.5 five acre site is bound on the east by County Road 109, on the west by very steep slopes and property that is part of the proposed Rose Ranch Planned Unit Development. To the north is an approximately two acre residential property and to the south is the 6.5 acre, Parcel B of the Colohan Exemption. Parcel A is proposed to be divided into a 4.5 acre lot, Lot A-1 and a 2.0 acre lot, Lot A-2. The 4 Applicant is currently constructing a residence in the upper area of Lot A- 1. The two acre Lot A-2 is positioned in the northeast corner of the property adjacent to County Road 109. Access to both lots will be provide from the existing driveway. There are no active water courses on the site. An existing phone easement is loacted adjacent to the County Road. G. Areas Requiring Buffering There are no natural or manmade features on or adjacent to the site that require buffering other than using normal drainage design practices to accommodate general sheet flow storm water drainage and observation of the existing shallow drainage swales. A detailed drainage study will be provided at preliminary plan. Adjacent residential uses should not require screening. H. Vicinity Map See Vicinity Map I. Land Use Summary 1. Existing Zoning: Agriculture/Residential/Rural Density There is no zone change proposed. 2. Total Development Area: 6.5 Acres 3. Total Number of Lots: 2 4. Total Dwelling Units: 2 Single Family Dwellings 1 Potential Accessory Dwelling 5. Total Non -Residential Floor Space: NON 6. Total Dwellings per Structure: 1 7. Total Off -Street Parking: 8 spaces 8. Total Density: 2 Single Family Dwellings: .31 Units/Acre 3.25 Acres/Unit 2 S. F. Dwellings & 1 Acc. Unit:: .46 Units /Acre 2.17 Acres/Unit Section 3:40 SUPPLEMENTAL INFORMATION A. Source & Amount of Water Attachement B Ruling of Referee Tap Purchase Agreement Easement Agreement Domestic and irrigation water will be provided by the Teller Springs Subdivision Water System. Two residential water taps have been purchased from the Teller Springs System. According District Court, Water Division No. 5, Case No. 94CW81, Ruling of the Referee, the Teller Springs Augmentatio Plan provides for service to five residential 5 lots in addition to the 21 lots within the Teller Springs Subdivision. The lots may be located outside of the subdivision. Each residential lot is allowed domestic service for a single family residence, one guest unit (accessory dwelling), 5,000 square feet of irrigated area and livestock water. The Teller Springs system is served by a 20,000 gallon storage tank. A water line easement has been acquired from the owner of Lot B of the Colohan Exemption and a water line has been constructed to deliver water from the Teller Springs main water line to Lot A. Since the Teller Springs tank is at a lower elevation than the proposed building sites, individual pumps will deliver water to the residences from a 1,500 gallon storage tank located near the county road on the south side of Lot A. An easement will be provided for the common use storage tank and for a water line from the tank to Lot A-2. B. Sewage Disposal The residence under construction has been issued a permit for an ISDS based on a percolation rate of 1" per 16 minutes. The second residence is proposed to be served by an additional ISDS. C. S.C.S. Soil Designations Attachment C Soils Maps & Tables The S.C.S. soils tables and descriptions suggest the site soils to be limited by excessively soney conditions and risks of lateral seepage of sewage Ieachfild effluent. Discussions Applicant who is also the contractor building the on site residence indicates there is very few rock of any size.A 1,500 gallon storage tank is located near the county road on the south side of Lot A. The 1" in 16 minute percolation rate found on Lot A-1 would not suggest significant potential for down slope surfacing of effluent. The percolation test were conducted by Garfield County. D. Impact on Lakes & Streams The closest active water body is the Roaring Fork River a distance of 1,500 feet from the proposed resubdivision. Drainage from the site is first intercepted by the county road ditch. Drainage from the site is not likely to increase due to the increased surface adsorption rates around the residences as a result of introduced ground cover treatments. Impacts on the Roaring Fork are anticipated to be minimal. E. Radiation Hazard Hazards from radiation are not anticipated at the site. F. Access to Public Right -of -Way Both proposed lots front onto County Road 100 but to minimize driveway 6 cuts on the county road, Lot A-2 is proposed to take access from an easement across Lot A-1. G. Public Utilities Electricity, natural gas and telephone service are located adjacent to the county road right-of-way. Cable TV service is not avaialbe in the immediate vicinity. Providers: Electricity: Holy Cross Electric Telephone: U.S. West Gas: KN Energy 7