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HomeMy WebLinkAbout2.0 PC Staff Report 07.11.1990• • PC 7/11/90 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: OWNER/APPLICANT: LOCATION: Lazy Diamond A Sketch Plan C.E. & E.R. Axthelm Jerome Gamba, P.E. and Pat Fitzgerald - Owner's Representative. A tract of land in Sections 3 and 10, T7S, R89W of the 6th P.M.; located approximately 3 miles south of the Glenwood Springs city limits on C.R. 117 (4 Mile) at the intersection with C.R. 125 (Dry Park Road) SITE DATA: The site consists of 61 acres. WATER: Community water system proposed. SEWER: Individual Sewage Disposal Systems ACCESS: Proposed roadways off C.R. 117. EXISTING AND ADJACENT ZONING: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in District C - Rural Areas/Minor Environmental Constraints as designated on the Garfield County Comprehensive Plan Management District's map. II. DESCRIPTION OF THE PROPOSAL A. Site Description: The subject property is located at the intersection of Four Mile (C.R. 117) and Dry Park Road (C.R.125). The property has roughly 2400 feet of frontage on C.R. 117 and 1100 feet on C.R. 125. The property currently has a residence and outbuildings located on it. The remainder of the property is currently in agricultural production as irrigation hayfields and pasture lands. The property slopes gently from south to north. Some trees are located at the southwest corner of the parcel. An irrigation ditch runs parallel to the west property boundary. Adjacent parcels are residential and/or agricultural use. Sunlight View subdivision is approximately 1/4 mile away. B. Project Description: The applicant is proposing to subdivide the 61 acre parcel into 12 lots. Average gross lot size will be five (5) acres with lots ranging in size from 4.1 to 6.4 acres. III. STAFF COMMENTS A. Soils/Topography: Average slope of the property is approximately 5 percent. No stream channels traverse the property. Storm drainage would travel as minor sheetflow. The 100 year floodplain for Four Mile Creek is located on the opposite side of C.R. 117. 1 • Soils appear to be acceptable for homesite development with no major limitations to foundations or wastewater disposal. B. Design: Design of the subdivision is fairly conventional. Four (4) lots will access off one (1) cul- de-sac and eight (8) lots off the second cul-de-sac. All lots appear to have considerable options in building sites. C. Roads/Access: All lots will be accessed from the two cul-de-sacs. No direct access onto either County road is proposed. One cul-de-sac is approximately 500 feet long and the second is 1350 feet. This exceeds the 600' foot maximum. However, cul-de-sacs may be longer if adequately designed with the consent of the applicable fire district. Both roads would need to be constructed to minimum County standards. This standard calls for a 28 foot paved roadway within a 50 foot right-of-way. The proposed roadway locations appear acceptable, however the southern road may need to be moved to the north. Proposed development will create, at build -out, an additional 120 trips per day. Four Mile Road is subject to the Four Mile Route Study, a planning document approved by the Board of County Commissioners. The study indicates that C.R. 117 is near, or at, design capacity. The portion of C.R. 117 is subject to future improvements as identified in the study. Development of this proposal may require contributions of right-of-way and/or construction funds for road improvements as identified in the plan. D. Water: A community water system will be constructed to distribute domestic water to each lot. The source of supply for this system is the Bershenyi's spring trans- mitted through the Hammerich Pipe Line. According to the project engineer, adequate flows appear to exist although augmentation may be required. The water system will be dedicated to the Homeowner's Association. Adequate easements for water system improvements will be required. Irrigation water will be provided to each lot through the network of ditches which have irrigated the property in the past. Water rights will be apportioned to the lots in proportion to the traditionally irrigated acreage of the lot. E. Sewer: The applicants are proposing individual sewage disposal systems. Soils appear to be acceptable. The Colorado Department of Health has suggested that the applicant consider central water and sewer with the Sunlight View subdivision. In addition, due to the potential for development in the area, central water and sewer should be developed. (See letter 13 F. Utilities: All utilities are available to the subject property. Appropriate easements, as required by the utilities, should be provided. G. Fire Protection: The subject property is located within the Glenwood Rural Fire District. No response has been received. 2 • • CONFORMANCE WITH THE ZONING RESOLUTION: The lot design meets minimum requirements of the A/R/RD zone. There are no apparent conflicts with the development standards. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The Comprehensive Plan expresses concerns about the conversion of productive farmland from agricultural to non-agricultural uses. In addition, the Plan cites concerns over the compatibility of agricultural uses with adjacent residential uses. 3 • • STATE OF COLORADO COLORADO DEPARTMENT OF HEALTH 222 So. 6th St., Room 232 Grand Junction, Colorado 81501 July 2, 1990 Garfield County Department of Building Sanitation and Planning 109 8th Street, Suite 303 Glenwood Springs CO 81601 Telefax: (303) 322-9076 (Main Building/Denver) (303) 320-1529 (Ptarmigan Place/Denver) (303) 248-7198 (Grand Junction Regional Office) Roy Romer Governor Thomas M. Vernon, M.D. Executive Director Attention: Andrew McGregor Re: Lazy Diamond A Subdivision Sketch Plan, Garfield County Dear Mr. McGregor: I have reviewed the above sketch plan and offer the following comments: 1) Has the applicant approached Dr. Zilm for water and wastewater service? I recommend central water and sewer service where ever possible. 2) This office has recently been approached by an engineer representing a 400 unit subdivision very close to this proposed development. This is the time to require central water and sewer for this entire Four Mile Area. 3) If this development proceeds with ISDS it must meet all State and County requirements. 4) Any central water system with less than 15 taps and/or 25 people does not fall under State jurisdiction. If you have any questions, please call me at 248-7150. Sincerely, Richard H. Bowman, P.E. West Slope Unit Leader Water Quality Control Division RHB/mb cc: Planning & Standards Field Service District Engineer File AIitltTO1 C773-1:INFn 0661. C inr • • GARFIELD COUNTY PLANNING DEPARTMENT June 29, 1990 Patrick Fitzgerald Glenwood Brokers, Ltd. P.O. Box 1330 Glenwood Springs, Co 81601 Dear Pat; Your application for sketch plan for the Lazy Diamond A subdivision has been scheduled for a public meeting before the Garfield County Planning Commission at their July 11, 1990 meeting. This meeting will be held at 7:00 PM in the Commissioners Meeting Room, Suite 301, of the Garfield County Courthouse. It is suggested that you be in attendance to answer any questions that the Commission may have. If you have any questions or need additional information, do not hesitate to call. Sincerely, Andrew C. McGregor Garfield County Planner ACM/bc xc:Jerome Gamba 109 8TH STREET, SUITE 303 945-8212 / 625-5571 GLENWOOD SPRINGS, COLORADO 81601 STATE OF COLORADO 1110 Roy Romer, Governor DEPARTMENT OF NATURAL RESOURCES DIVISION OF WILDLIFE AN EQUAL OPPORTUNITY EMPLOYER Perry D. Olson, Director 6060 Broadway Denver, Colorado 80216 Telephone: (303) 297.1192 RE=ER . Garfield County Planning 109 8th St. -Suite 303 Glenwood Springs, CO 81601 7-3-90 Dear Mr. McGregor: The Lazy Diamond A Subdivision proposal located along the Fourmile Road and Dry Park Road lies immediately adjacent to deer and elk winter range and winter concentration areas. These wildlife areas are the oakbrush and pinon-juniper/sagebrush hillsides and ridges located to the east and northeast of the subdivision and along the opposite side of the Dry Park Road. There could be considerable spring deer use in the proposed sub- division. Impacts to wildlife will be minimal if: 1. No dogs or all dogs kenneled 2. Fencing of lot boundaries be 42" high, 4 strand or less 3. Maintain cottonwoods in southwest portion of subdivision It is very likely that if homeowners have livestock or horses that winter feeding could lure deer and elk into the subdivision resulting in increased game damage problems for the homeowners and Division of Wild- life. Our damage fencing is limited with priority given to commercial operators such as cattlemen. This potential problem could be minimized if all homeowners are required to fence their haystacks with 8'fencing. We would be happy to furnish specific fencing specifications if you wish. If you have any questions, please feel free to call me. Thank -you for the opportunity to comment. Sinc rely: Kevin Wright` District Wildlife Manager Carbondale 945-7228 U� DEPARTMENT OF NATURAL RESOURCES, Hamlet J. Barry, Executive Director WILDLIFE COMMISSION, William R. Hegberg, Chairman • Dennis Luttrell, Vice Chairman • Eldon W. Cooper, Secretary Felix Chavez, Member • Rebecca L. Frank, Member • Gene B. Peterson, Member • George VanDenBerg, Member • Larry M. Wright. Member • • GARFIELD COUNTY DEPARTMENT OF BUILDING SANITATION AND PLANNING TO: SUBDIVISION REVIEW AGENCIES FROM: Andrew McGregor, Planner DATE: June 18, 1990 RE: Lazy Diamond A Subdivision Sketch Plan Please find enclosed for your review and comment a copy of the submittal for the above captioned sketch plan proposal. The sketch plan is not an approval or denial process, it is merely an informal informational review stage. This matter has been scheduled for a public meeting before the County Planning Commission at their July 11, 1990 meeting. Any suggestions or comments that you might have prior to this date would be appreciated. If you have any questions regarding this proposal, feel free to call this office. 109 8TH STREET, SUITE 303 945-8212 /625-5571 GLENWOOD SPRINGS, COLORADO 81601 ROY ROMER Governor • OFFICE OF THE STATE ENGINEER DIVISION OF WATER RESOURCES 1313 Sherman Street -Room 818 Denver, Colorado 80203 (303) 866-3581 July 20, 1990 Mr. Andrew McGregor Garfield County Planning Department 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Re: Lazy Diamond A Subdivision Sketch Plan S1/2 SW1/4 Sec. 3 and NW1/4 NW1/4 Sec. 10, T7S, R89W Dear Mr. McGregor: JERIS A. DANIELSON State Engineer We have reviewed the above referenced sketch plan for a subdivision of 62 acres being subdivided into 12 residential lots. The proposed water supply source is a decreed spring (Bershenyi) and pipeline (Hammerich). It appears that a change of water right and augmentation plan will be required. A more complete physical water supply report should also be submitted. As stated in the narrative, all water rights used in the water supply should be dedicated to a homeowners association with powers to enforce any limitations imposed by the decrees. We will provide further comments when additional information is submitted. Sincerely, 4James C. McDanold, P.E. Senior Water Resources Engineer JCM/clf:2056I cc: Orlyn Bell, Division Engineer Bruce DeBrine 777 '"' 2 3 1990 ,qtr._ • • Glenwood Springs Fire Department 806 Cooper GLENWOOD SPRINGS, COLORADO 81601 "Saving Lives and Property Since 1885" 7-23-90 MEMORANDUM TO: Andrew McGregor, Planning Department FROM: Jack J RE: Lazy Diam Asst. Fire Chief G. S. F. D. Subdivision Agency Comments JAMES MASON, Chief 945-2575 Andrew, in follow-up to our phone conversation, the following list of items need to be addressed in reference to the Lazy Diamond A subdivision. All requirements are from the Uniform Fire Code 1982 addition. 1. An engineered water system capable of supplying the required fire flow of 500 gallons per minute at 20 p.s.i. residual pressure for 2 hours. This is in addition to domestic use. 2. Fire hydrants are to be located no more than 500 feet apart, taking into consideration length of driveways. Final placement to be approved by the fire department before installation. 3. Access roadways with all weather surfaces of not less than 20 feet of unobstructed width with adequate roadway turning radius, and able to withstand and support the loads of fire apparatus. Dead end roadways in excess of 150 feet long shall be provided with turn arounds approved by the fire department. Width must take into consideration allowed parking. 4. Approved numbers or addresses shall be placed on all new buildings in such a position as to be plainly visible and legible from the street fronting the property. These are preliminary comments and may not encompass all requirements. Final comments will be presented after review of plans and drawings. i - r---7 (..--, .----3 Pt"`�a Jim_ 24 1990 r J r • Roaring Fork School District. RE -1 Box 820 Glenwood Springs, Colorado 81602-0820 Telephone (303) 945-6558 Andrew McGregor, Planner Garfield County 109 8th Street, Suite 303 Glenwood Springs, CO 81601 DR. JAMES L. BADERi, Superintendent ROBERT A. COLLETT, Assistant Superintendent RICHARD H. HAYES Assistant Superintendent July 23, 1990 Dear Mr. McGregor: We have reviewed the following project being considered: Lazy Diamond A Subdivision Sketch Plan In the event bus service would be requested in the future, applicants need to be aware of the following conditions: As a general rule, school buses will only travel federal, State and county maintained roads. There needs to be an adequate and well maintained turnaround. Other than being aware of these conditions, we do not have any other objections. We would respectfully request any Impact Fees that are available. Respectfully, James L. Bader Superintendent JLB/jct r,4 ,)!II n �. 199g �iC�1 •. Mount Sits Soil Conservation District IIIIIIIV P.O. BOX 1302 GLENWOOD SPRINGS, COLORADO 81601 July 5, 1990 Andrew McGregor Garfield County Department, Building and Sanitation 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Dear Andrew: a JUL 61990 ' i GARFIELD COUNTY In a review of the Lazy Diamond A Subdivision Sketch Plan, Board members have the following comments to make. Since the area will be served by a network of irrigation ditches, it is important that their continued use be protected so users can have uninterrupted water to their lots, and that maintenance of the ditches be considered when building is done so necessary repairs in the future can be accomplished as needed. The District is always concerned about dog control in areas where there is wildlife, and would recommend animal control be a part of any covenants in the subdivision. Erosion control is of prime concern to the Board, and they would stress the importance of reseeding and revegetation of any disturbed areas, to prevent as much erosion as possible. Drainage in the area also effects soil erosion, and they encourage any plans for drainage consider the potential for erosion in the area. As always, the main concerns of the Mount Sopris Soil Conservation District Board are protection and conservation of soil and water. The Board appreciates having the opportunity to comment upon plans for development within their district. Sincerely, Dee Blue, President Mount Sopris Soil Conservation District CONSERVATION - DEVELOPMENT - SELF-GOVERNMENT