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HomeMy WebLinkAbout3.0 PC Staff Report 07.13.1983PROJECT NAME: APPLICANT: SURVEYOR: LOCATION: • • GCPC - 7/13/83 PROJECT INFORMATION AND STAFF COMMENTS Continued Public Hearing regarding the Laura Lee Subdivision Preliminary Plan request Bill and Laura Smith Tim Callahan Approximately 2 miles northwest of Silt off County Road 237 and 266. SITE DATA: 32.60 acres to be subdivided into 6 single family lots. Proposed shared domestic wells Proposed individual septic systems From County Roads 237 and 266 A/R/RD WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENT ZONING: North: A/R/RD South: A/R/RD East: A/R/RD West: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN: This property lies within the "Subdivision Classification" of the County Comprehensive Plan. The following are a listing of quotes taken directly from the various sections of the Comprehensive Plan: Much of the area surrounding Silt is agrarian. New development should minimize impact on the agrarian character of the area. Additional development which is not adjacent to the town will detract from the agricultural areas currently separating the existing subdivisions. Provisions should be made for the continued opportunity for agricultural activity. (Page 58) Productive agricultural lands need to be preserved and allowed to continue as long as possible. (Page 3) Adequate provision of technical services (i.e. water, sewer, roads) to new and existing development needs to be ensured by the County. (Page 4) New development should be compatible with existing adjacent land uses. (Page 5) Utilize the cluster development technique as an incentive for less expansive housing, especially in areas where it is desireable to preserve agricultural land use or where scenic attributes should be maintained. (Page 8) Utilize cluster development and Planned Unit Development in agricultural areas. (Page 17) Encourage non-agricultural development in agricultural areas to locate on non-productive farm land. (Page 18) Provide a minimum number of access points on through streets and highway. (Page 20) II. DESCRIPTION OF THE PROPOSAL: A. Site Description: The site is gently sloping and used for agricultural purposes. There are several existing homes in the area. B. Project Desription: The applicant proposes to subdivide a 32.60 acre tract into six parcels of 2.5, 2.5, 2.5, 2.5, 4.2 and 18.4 acres each. -Q- III. MAJOR ISSUES AND CONCERNS: 411 • GCPC - 7/13/83 A. Previous History: In 1978, the applicant received a Senate Bill 35 Exemption to split a 40 acre tract into two tracts of 37.64 and 2.36 acres. In 1979, the applicant received another SB 35 Exemption to split the 37.64 acres into three parcels of 32.68, 2.36 and 2.42 acres. In 1981, the applicant requested another SB 35 Exemption to create three more parcels. However, at that time, the Board of County Commissioners indicated that the applicant would need to proceed through the full subdivision procedures, since the Senate Bill 35 Exemption process only allows for three new lots to be created by exemption. The applicant has therefore submitted this request for County Subdivision review. The Preliminary Plan was presented to the Planning Commission on May 11, 1983. At that time, the Planning Commission decided to table the public hearing on the Preliminary Plan until such time as a response was received from the Division of Water Resources and until a letter was received from the fire district. B. Review Agency Comments: 1. Town of Silt - The Town of Silt opposes this project due to poor access roads leading to the development, and because it would continue the "urban sprawl" north of Silt, evidenced by the Sunrise, Panoramic and Asgard Subdivisions. (See letter, page 16 ). 2. The Division of Water Resources - A letter was received dated May 26, 1983 stating the Division did not consider this water supply plan to be the best alternative for a subdivision the size of the proposed Laura Lee Subdivision. However, they do not feel they can object to the proposal. See letter, pages 14 & 15 . 3. Bookcliff Soil Conservation District - The District made two comments regarding the subdivision proposal. 1) "The property described in the plan is included on lands designated as prime farm lands of national importance by the Soil Conservation Service. This district encourages the protection of these lands for agricultural uses." 2) The district feels that by replacing the open ditch with a buried plastic pipe, the need for ditch users to gain access to individual parcels for maintenance would be eliminated. See letter, page 17 . 4. The RE -2 School District has no objection to the proposal. See letter, page 18 . 5. The Colorado State Geological Survey has no objection to the proposal. See letter, page 19 . 6. The Public Service Company has no objection to the proposal. See letter, page 20 . 7. Silt Fire Chief, Keith Crandell wrote a letter dated June 14, 1983 stating that he recommends a 5000 gallon storage tank for the subdivision. He also would like permission to use the existing cistern at the applicants house, if needed. He stated that the water storage tank should be plainly marked and accessible year round. C. Staff Comments: 1. The applicant proposes to serve Parcels 1 and 6 (2.5 and 18.5 acres, respectively) from one existing domestic (10 gpm) well. Parcel 2 (2.5 acres) will be served by a household use only well. Parcels 3 and 4 (2.5 acres each) will be served by an existing domestic (15 gpm) well which is located on a lot outside the development, and Parcel 5 (4.2 acres) will also be served by an existing domestic well which is located outside of this development. The applicant must provide evidence of authorization from the landowners outside the development that joint usage of the wells will be allowed. The applicant must also provide evidence of well maintenance easements from the wells to each parcel served by those wells. Joint ownership and maintenance of all pumping facilities, etc., must also be addressed. -10- • • GCPC - 7/13/83 The applicant has submitted draft declaration and agreement documents for joint ownership and operation of the wells in question. The County Attorney has made two suggestions regarding these agreements: a. That reference be made to the property deed book and page number on the declaration and agreement document. b. That when each lot is sold, the declaration and agreement documents must then be in deed form to be transferred with the actual property deed to the new owner. The applicant has rewritten an agreement with LeRoy and Denise Tinkum to gain access to the west of the existing well (previously the signed agreement read access was to the north of the well.) This agreement has not been signed as of date. 2. The County Road Supervisor has indicated that the shared access points onto County Roads 237 and 266, as presented, will present no problems. These stretches of road have a good line -of -sight in the vicinity of the proposed access points; and the road surface is generally in g gd condition. The culvert sizes are proposed to be 24" in t with a length of 12' having both ends enclosed in concrete. The staff recommends that each access road be a minimum of 16' in width with a culvert size of 24" extending a minimum length of 3' beyond each side of the access road or having the ends of the culverts encased in concrete at a length approved by the County Road and Bridge Supervisor. 3. The County Environmental Health Officer has indicated that there should be no problems with individual septic disposal systems. 4. A lateral irrigation ditch runs the length of the property and is used by surrounding property owners. A 20' easement for maintenance should be added to the Final Plat, as well as on the individual deeds for each parcel. IV. FINDINGS 1. The Preliminary Plan conforms to the Preliminary Plan requirements of Garfield County Subdivision Regulations. 2. The Preliminary Plan conforms to the requirements of the zone district in which the development is located. 3. That for the above stated and other reasons, the Preliminary Plan appears to qualify for approval by the Planning Commission. V. RECOMMENDATION Staff recommends approval with the following conditions: 1. A 20' easement shall be noted on the Final Plat for the Lateral Irrigation Ditch #34 for the maintenance needs of the ditch users.: t 2. A width of at least 16' for each access shall be noted on the final plat and the ends of the culverts shall be encased in concrete being a length approved by the County Road Supervisor or extended a minimum of 3' beyond the traveled width of the driveways. 3. That the County Attorneys' suggestions in staff comments #1 be made conditions of approval. That the applicant provide a signed copy of the easement agreement etween himself and LeRoy and Denise Tinkum to the Planning Division prior to Preliminary Plat approval. That a 5000 gallon cistern be centrally located in the subdivision to rovide adequate fire protection to the subdivision.