HomeMy WebLinkAbout2.0 Staff Report PC 11.14.07Exhibits for Public Meeting held on November 14,2007
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Garfield Subdivision R of 1984. as amended
Garfield Resolution of 1978. as amended
Garf,reld Coun ve Plan of 2000
Staff Memorandum
lrtter from Jake Mall of GarCo Road and Bridge, Dated I0lIIl2007
l,etter from Bill Gavette of the Carbondale & Rural Fire Protection District dated
r0t25t2007
Referral Form from Jim Sears of Garfield County Sheriff s Office, Received on
10n1t2007
REOUEST
APPLICANT / OWNER
LOCATION
PROPERTY SIZE
SITE DATA
WATER
SEWER
ACCESS
EXISTING ZONING
COMPREHENSTVE PLAN
PROPOSED DENSITY
PC
DP
|U14tO7
Sketch Plan: Eshelman Subdivision
Roger B. and Amelia S. Eshelman
7378 County Road 100 (Missouri Heights) -
Approximately 8 miles northeast of the Town of
Carbondale
6.702 acres
3 Single Faryly Residential Lots
Well
ISDS
County Road 100
ARRD (Agricultural/Residential/Rural Density)
Medium Density Residential (6 to <10 Acres /
Dwelling Unit)
2.234Acres / Dwelling Unit
PROJECT INFORMATION AND STAFF COMMENTS
Access to Eshelman Property from CR 107 looking south
Eshelman Subdivision
650 1,300 2,600 Feet0
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Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
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Eshelman Subdivision
85 17A
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
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Planning Commission: November 14, 2007
L GENERAL PRO.IECT
INFORMATION
The Applicant proposes to subdivide a 6.702
acre property into 3 single-family residential
lots which all have access to County Road
100. The property is generally located
approximately 8 miles northeast of the Town
of Carbondale. The Applicant proposes to
have potable water provided by a central
distribution system supplied by an existing
well and the use of individual sewage
disposal systems (ISDS) for waste disposal.
The subject property is currently comprised of
one parcel with two dwelling units and one
barn. Both of the existing units are served by
the same well and ISDS. The Applicant
proposes to have one of the existing homes to
be on Lot 3, one dwelling unit on Lot 2 and
leave Lot 1 for future development. The area
of the three lots is as follows:
Lot 1:
Lot2:
Lot 3:
2.472
2.rt3
2.t1,7
Eshelman Subdivision . Hazards Map
0 s 704 r,ffiFd
The subject property is located in the ARRD
zone district which has a minimum lot size of 2
acres (See Location Map on Page 2).In addition,
the subject property is located in the
Comprehensive Plan's Study Area 1 and within
the Medium Density Residential designation
which contemplates a density of 6 to 10 acres
per dwelling unit (See Comprehensive Plan
Density Designation Map on Page 6).
A search of identified hazards afflicting this
property did not turn up any hazards of
immediate concern (See Hazards Map at left). In
addition, a search of the Garfield County
Wildfire Hazard data revealed that the subject
parcel is mostly within an area of low wildfire
hazard danger (See Wildfire Hazards Map on
Page 6).
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2OO7
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Eshglman Subdivision - Wildire Haard Map
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II.
Staff understands that the two dwelling units and barn which are culrently on the 6.702 acre
parcel were constructed prior to the implementation of the Comprehensive Plan of 2000 (1991
and 2000). The current density of the property is 3.351 acres per dwelling unit.
The subject parcels are located within Study Area 1 of the Comprehensive Plan and designated
as Medium Density Residential with an overall density of 6 to 10 acres per dwelling unit. The
proposed housing density is 2.234 dwelling units per acre and the existing density is 3:351 acres
per dwelling unit. Although this design meets the minimum lot size requirements of the Znning
Resolution on 1978, it is not in conformance with the densities in the Comprehensive Plan. As
the property is 6.702 acres in size with an existing density of 3.351 acres per dwelling unit, any
further expansion of the development potential on this property will not be in conformance with
the Comprehensive Plan of 2000. As such, Staff will not be able to support any application
which will further increase the density on this property.
Staff has identified several goals and objectives within the comprehensive plan which are
relevant to this proposal:
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
2.0 HOUSING GOALS
To provide all types of housing that ensures current and future resid.ents equitable housing
opportunities which are designed to provide safe, fficient residential structures that are
compatible with and that protect the natural environment.
Per the Comprehensive Plan of 2000, this property is built out to its marimum capacity. The
Comprehensive Plan density designations are based on identified building constraints, hazards,
carrying capacity and public input.
2.0 HOUSING OBJECTNES
Residential development should respect the natural characteristics of a particular
site, including topography, vegetation, water features, geology and visual
relationships with suruounding land uses and view sheds.
J.O TRANSPORTATION
Proposed deielopments will include street designs that will reduce adverse impacts
on adjacent land uses, respect natural topography and minimize driving hazards.
The Applicant is proposing to have all three lots access County Road 100 from the same access
point. Staff is supportive of this design. However, the access road intersection with County
Road 100 will need to be reconstructed to meet the requirements of the Garfield County Road
and Bridge Department. More specifically, the Road and Bridge Department requires that "the
driveway access to Cr. 100 needs to access Cr. 100 at 90 degrees with a width of 30 or 40-feet.
The driveway access needs to have a asphalt or concrete apron the width of the driveway
attached to Cr. 100, lO-feet into the driveway with a depth of 4-inches. As the driveway access
will serve a small subdivision a stop sign will be required at the entrance to Cr. 100. The sign
and installation shall be as required in the MUTCD (Manual on Uniform Traffic Control
Devices)."
5.0 RECREATION AND OPEN SPACE
5.3 Consistent with the management objectives of either the Bureau of lnnd
Management or the US Forest Service, development next to public lands will be
encouraged, but not required, to provide public access without the use of
condemnation process.
The property does boarder public land owned by the Bureau of Land Management (BLM),
however, the Applicant is not proposing to any access easements for public or private users to
the public land.
7.0 WATER AND SEWER SERVICES POLICIES
Atl development proposals in rural areas without existing central water and / or
sewer systems wilt be required to show that legal, adequate, dependable and
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
2.5
3.4
7.1
environmentally sound water and sewage disposal facilities can be provided before
project approval.
7.3 The County will require developers proposing /SDS to provide data that
. demonstrates to the County that the proposed site can accommodate these systems
prior to project approval.
The Applicant shall satisfy these requirements prior to Preliminary Plan.
8. O NATU RAL ENVI RO N M ENT
Goals:
Gaffield County will encourage a land use pattern that recognizes the environmental
sensitivity of the land, does not overburden the physical capacity of the land, and is
in the best interests of the health, safety, and welfare of Garfield County.
POLICIES
8.7 Garfield County will require development on lands having moderate or minor
environmental constraints to mitigate physical problems such as minor rockfalls, 17
to 24 percent slopes, minor mudflows, potential subsidence, high water tables, slow
percolation, radioactive soils and/or corrosive and expansive soils.
The Applicant shall submit a geotechnical study addressing the slopes and soil conditions on
the property prior to Preliminary Plan. In addition, the Applicant will need to provide a
slope analysis of the property to identify any slopes which are 17 to 24 percent, 25 to 39
percent and 40+ percent. Any slopes in excess of 40Vo averaged over a run of 100 feet are
not permitted to be developed.
III. APPLICABLE ZONING REGULATIONS
The following is an analysis of the proposed development with the required zoning regulations of
the ARRD zone district.
A. Proposed Uses in ARRD Z,one District
The Applicant proposes to construct 3 single family residential units within the 6.702 acre
parcel. This use is a "IJse by Right" within the ARRD zone district.
B. Common Dimensional Requirements in the ARRD zone district
1. Minimum Lot Size of 2 Acres
2. Maximum Lot Coverage: Fifteen percent (ISVo)
3. Minimum Setback:
o Front yard: Twenty-five (25) feet from front lot line;
o Rear yard: Twenty-five (25) feet from rear lot line;
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
o Side yard: Ten (10) feet from side lot line.
4. Maximum Heieht of Buildings: Twenty-five (25) feet
IV. REFERRAL AGENCIES
Staff referred the application to the following State agencies and / or County Departments for
their review and comment. Comments received are briefly mentioned below or are more
comprehensively incorporated within the appropriate section of this memorandum.
A.
B.
C.
Garfreld County Sheriff s Office
Carbondale Fire Protection District
County Road and Bridge Department
(See Exhibit H)
(See Exhibit G)
(See Exhibit F)
V. APPLICABLE ST]BDIVISION REGULATIONS
The following section addresses coflrmon subdivision components that will need to be addressed
as part of any Preliminary Plan and Final Plat submittal to the County.
A. Water / Water Oualitv / Irrisation Water
The Applicant is proposing a shared water distribution system to be maintained by the Home
Owners Association (HOA). There is one existing well on the subject parcel which appears to
be legally able to serve up to 3 dwelling units. A valid well permit and augmentation plan must
be submitted as apart of the Preliminary Plan. In addition, a water distribution plan and water
quality tests must be completed prior to preliminary plan.
Section 4:91 of the Subdivision Regulations requires that a water supply plan, at the same
scale as the Preliminary Plan, shall provide the following information in graphic and/or
A. In att instances, evidence that a water supply, sfficient in terms of quality, quantity and
dependability, shall be available to ensure an adequate supply of water for the proposed
subdivision. Such evidence may include, bwt shall not be limited to:
l. Evidence of ownership or right of acquisition or sue of existing and proposed
water rights;
2. Historic use and estimated yield of claimed water rights;
3. Amenability of existing right to change in use;
4. Evidence that public or private water owners can and will supply water to the
proposed subdivision, including the amount of water available for use within the
subdivision by such providers, the feasibility of extending service to the area, proof
of the legal dependability of the proposed water supply and the representation that
all necessary water rights have been obtained or will be obtained or adjudicated,
prior to submission of the final plat; and
5. Evidence concerning the potability of the proposed water supply for the
subdivision.
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
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 of financing the water system.
D. If individual water systems shall be provided by lot owners, a report indicating the
availabitity of ample potable ground water at reasonable depths throughout the subdivision
and the expected quality and long-term yield of such wells, with the written report by a
registered professional engineer licensed by the State of Colorado, qualified to perform
such work; and
E. If applicable, a Plan of Augmentation and a plnn for subdivision water supplies, as
required by law, with the supporting engineering work signed by a Colorado registered
engineer, shall be submitted by the applicant, even if the applicant is not the actual supplier
of water.
Section 9:51 requires an adequate potable and irrigation water supply shall be available to
all lots within a subdivision, taking into consideration peak demands to service total
development population, irrigation u,ses, and adequate fire protection requirements in
accordance with recognized and customary engineering standards.
9:52 Individual wells may be used as the water supply, proviled the applicant has submitted
the required documentation to the appropriate water court, and the Colorado Division of
Water Resources will approve well drilling permits for all lots within the development.
B. Waste Disposal
The Applicant is proposing to use individual sewage disposal systems (ISDS) for each dwelling
unit in the development. The current dwelling units on proposed Lots 2 and 3 are currently
served by the same ISDS. The new residence on proposed Lot 1 is to be served by a seperate
ISDS. A detailed soils report shall be submitted prior to Preliminary Plan. The Applicant has
identified that the soils on the property are Morval-Tridell Complex, 12 to 50 percent slopes.
The Morval-Tridell Complex is described as "a deep, well drained soil on alluvial fans, having
rapid permeabitity, medium to rapid runoff, and moderate to high potential for water erosion
hazard." As such, it appears that as long as the ISDS's are designed by a Colorado registered
engineer to prevent potential day lighting, the soils should be adequate to handle the ISDS load.
This application will be referred to the Colorado Geological Survey at Preliminary Plan for
fuither review.
t. Section 4:92 requires that tf no central sewage tredtment worlcs is proposed and
individual sewage disposal systems will be utilized, a description of the sewage, the
disposal means, as well as evidence cis the result of soil percolation tests and
produce excavations to determine maximum seasonal ground water level and depth
to bedrock shall be provided. In addition:
i. Indicated by location on the plat;
ii. Performed and signed by a registered professional engineer licensed by the
State of Colorado;
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
10
iii. Adequate in number and location to meet requirements of the Garfield
County Individual Sewage Disposal Requirements and the Colorado
Department of Public Health, Water Quality Control Commission; and
2. If individual sewage disposal systems are to be utilized, a proposed mqnagement
planfor the operation and maintenance of on-site systems shall be provided.
C. Roads / Access
The Applicant is proposing a 30' wide Right-of-Way (ROW) to accommodate access to the
proposed lots. The internal roads are to be owned by the HOA and dedicated to the public.
As the internal road is proposed to serve three dwelling units, in accordance with Section 9.35,
the road shall be designated to the Primitive Residential standard which requires a 30' ROW,
12' single lane, 0' shoulder, 3' ditch width, 40' minimum radius, ll%o maximum grade, native
surface and 4" of stabilization. At Preliminary Plan, the Applicant will need to demonstrate that
the access road meets the specs for a Primitive Residential access road.
The Carbondale and Rura] Fire Protection District has indicated (See Exhibit G) that the
proposed access appears to be adequate for emergency apparatus.
The Appticant is proposing to have all three lots access County Road 100 from the same access
point. Staff is supportive of this design. However, the access road intersection with County
Road 100 will need to be reconstructed to meet the requirements of the Garfield County Road
and Bridge Department. More specifically, the Road and Bridge Department requires that "the
driveway access to Cr. 100 needs to access Cr. 100 at 90 degrees with a width of 30 or 40-feet.
The driveway access needs to have a asphalt or concrete apron the width of the driveway
attached to Cr. 100, 10-feet into the driveway with a depth of 4-inches. As the driveway access
will serve a small subdivision a stop sign will be required at the entrance to Cr. 100. The sign
and installation shall be as required in the MUTCD (Manual on Uniform Traffic Control
Devices)."
D. Fire Protection
The property is located in the Carbondale and Rural Fire Protection District. As such the
Applicant shall be required to address the following sections of the subdivision regulations in
the Preliminary PIan application:
9:71 Subdivision fire protection plans shall be reviewed by the appropriate fire protection
district to ensure that all lots have primary and secondary access points to escape fire
entrapment.
9:72 Where a central water systetry has fire hydrants, all fire hydrants shall meet the
specifi.cations for the appropriate fire protection agency, particularly with regard to thread
size on the fire hydrants.
9:7i Were there is no central water system available, a centrally located fire protection
storage tank shall be designed to meet the fire protection needs of the subdivision and be
approved by the appropriate fire district.
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
11
9:74 Water used for fire protection purposes does not have to be potable water and may be
from a source separate from the domestic supply.
The Carbondale and Rural Fire Protection District stated in their letter (See Exhibit G) that
"water supply for fire protection to the site would be provided by tanker shuttle. The Fire
District's Station No. 5 is located near the property to the south." However, per Section 9:73
"Where there is no central water system available, a centrally located fire protection storage
tank shall be designed to meet the fire protection needs of the subdivision and be approved by
the appropriate fire district." As such, the Applicant will need to meet Section9.13 prior to
Preliminary Plan.
In regards to wildfire danger, the fire district has stated that (See exhibit G) "the proposed
subdivision contains areas which present a wildfire hazard. Defensible spaces and/or fire
resistant building construction features should be implemented. Defensible spaces should
follow the guidelines of the Colorado State Forest Service." As stated earlier, the subdivision is
not identified within our GIS wildfire hazard analysis as being within a high danger area.
However, the Missouri Heights area is generally prone to wildfire danger. As such, Staff is
supportive of the comments received from the Carbondale and Rural Fire Protection District.
Impact Fees: The Carbondale and Rural Fire District stated in their comments that the
developer is required to pay $437 per dwelling unit.
E. Drainage
The property slopes in a moderate manner from the east to the west portion of the development
area. Due to the slope of the property, it does not appear that drainage will be a significant issue
during subdivision design, although erosion and slope stabilization will need to be taking into
consideration. The Applicant will be required to address the following at Preliminary Plan:
4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PLAN
A drainage plan, at the same scale as the Preliminary Plan and prepared by an engineer
registered in the State of Colorado, shall depict the following information in graphic and./or
writtenform:
A. Existing water courses and lakes;
B. Limits of tributary areas, where practical;
C. Computations of expected tributary flows; and
D. Design of drainage facilities to prevent storm waters in excess of historic run-off
from entering, damaging or being carried by existing drainage facilities, and to
prevent major damage or flooding of residences in a one hundred (100) year storm,
showing:
l. Area subject to inundation; and
2. I-ocation and size ofproposed culverts, bridges, ditches and chnnnels.
9:41 Drainage easements, channels, culv)erts and required bridges shall be designed by an
engineer registered in the State of Colorado.
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
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9:42 All drainage facilities shall
storm.
be designed based on a twenty-five (25) year frequency
9:4i Where new developments create run-off in excess of historic site levels, the use of
detention ditches and ponds may be required to retain up to a one hundred (100) year
storm.
9:44 All culverts shall be designed such that the exposed ends are protected by encasement
in concrete or extended a minimum of three feet (j') beyond. the driving surface on each
side. Culverts, drainage pipes and bridges shall be designed and constructed in accordance
with MSHO recommendations for an H-20 live load.
F. Floodplain
There are no known live watercourses on this property. As such there are no floodplain issues
which are known at this point.
G. Wildlife
The Applicant will need to address the following requirement at Preliminary Plan:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY & SOILS
Information on the following characteristics oJ the area proposed for subdivision shall be
,io*n graphicatty and/or by reports, whatever is appropriate, for a complete description of
existing conditions, and shall include:
D. Wildlife - Description of witdtife habitation, including big game ranges based on the
mapping practices of the Colorado Division of Wildlife.
II. Soils / Geolosv
A detailed soils report shall be submitted prior to preliminary plan. The Applicant has identified
that the soils on the property are Morval-Tridell Complex, 12 to 50 percent slopes. The Morval-
Tridell Complex is described as "a deep, well drained soil on alluvial fans, having rapid
permeability, medium to rapid runoff, and moderate to high potential for water erosion \azot!)'
This application will be referred to the Colorado Geological Survey at Preliminary Plan for
further ieview. The Applicant shall also address the following section in the Subdivision
Regulations for preliminary plan:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY & SOILS
Eshelman Subdivision - Sketch Plan
Planning Commission: November I 4, 2007
Information on the following characteristics of the area proposed for subdivision shall be
,io*n graphically and./or by reports, whatever is appropriate, for a complete description of
existing conditions, and shall include:
A. Geology - Description and"/or illustration by a registered professional engineer licensed
by the State of Colorado of bedrock lithology and the stratigraphy of overlaying
unconsolidated materials in sfficient detail to indicate any potential development
problems resulting from groundwater, subsidence, instability in road excavations and ills,
expansive soils, drainage patterns, stntctural bearing strengtl4, or the like;
I. Vegetation
The Applicant shall provide a weed management plan to be approved by the County Vegetation
Manager with the preliminary plan application as well as provide a revegetation security prior
to final plat to ensure that any required revegetation is established for improvements made in
the subdivision. The Applicant shall also address the following section in the Subdivision
Regulations at Preliminary Plan:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SOIL, VEGETATION AND
WILDLIFE
Information on the fotlowing characteristics of the area proposed for subdivision shall be
shown graphically and,/or by reports, whatever is appropriate, for a complete description of
existing conditions, and shall include:
J. Vegetation - Map and description of plant associations following practices of the Soil
Conservation Service and including a description of adapted materials and the location of
major tree masses.
K. Mineral Estate
It is unclear if the property's mineral estate has been severed and is owned or leased to another
party. If so, the Applicant shall include a plat note on the final plat stating the following: "The
mineral rights associated with this property have been partially or wholly severed and are not
fully intact or transferred with the surface estate therefore allowing the potential for natural
resource extraction on the property by the mineral estate owner(s) or lessee(s)."
L. Easements
The property has no identified existing easement and the development proposes a number of
easements. As a general requirement, all easements of record shall be shown on the final plat.
The property is currently encumbered by the following easements:
utility easemsnt extending from CR 100 to serve
utility easement extending from CR 100 to serve
1.Proposed 30' wide access
proposed Lot 1.
Proposed 30' wide access
proposed Lots 2 and 3.
and
and2.
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
I4
3. proposed 20' wide utility easement for the ISDS which currently serves proposed Lots 2
and 3.
M. Assessment / Fees
a. School / Land Dedication
The development is also located in the RE-l School District which requires a developer to
either .orrly sites and land areas for schools or pay a School Site Acquisition Fee to be
calculated and paid at Final Plat and included as a component of the Subdivision Improvement
Agreement (SIA) pursuant to Section 9:81 of the Subdivision Regulations.
b. Traffic Impact Fee
The property is located within Traffic Study Area 11 which requires a payment of $384 per
ADT. This fee shall be paid at the time of Final Plat.
c. Fire Protection ImPact Fee
Since this development is located within the Carbondale and Rural Fire Protection District, it is
subject to an impact fee of $437.00 per unit.
N. Summarv of Main Proiect Qhallenses
a. Development DensitY
The subject parceli are located within Study Area 1 of the Comprehensive Plan and designated
as Medium bensity Residential with an overall density of 6 to 10 acres per dwelling unit. The
proposed housing iensity is 2.234 dwelling units per acre and the existing density is 3.351 acres
per dwelling unit. Although this design meets the minimum lot size requirements of the Znning
-Resolution on 1978, it ir not in conformance with the densities in the Comprehensive Plan. As
the property is 6.702 acres in size with an existing density of 3.351 acres per dwelling unit, any
furtherlxpansion of the development potential on this property will not be in conformance with
the Comprehensive Plan of 2000. As such, Staff will not be able to support any application
which will further increase the density on this property.
O. Recommended Plat Notes/ Covenants
please be aware, the County requires the Appticant place the following plat notes on the final
plat and in protective covenants:
Required Plat Notes per Garfield County Regulations:j. -Colorodo
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, sounds and
smells of Garfield County's agricultural operations as a normal and necessary aspect of
living in a Ciunty with a strong rural character and a healthy ranching sector. All must
be piepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery
on-publi, roads, Iivestock on public roads, storage and disposal of manure, and the
apjlication by spraying or otherwise of chemical fertilizers, soil amendments,
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
15
herbicides, and pesticides, any one or more of which may naturally occur as a part of a
le g al and non -ne gli g ent a g ri c ultur al op e r at i o n s.
No open hearth solid-fuel fireplaces will be allowed anywhere within the subdivision.
One (1) new solid-fuel burning stove as defied by C.R.S. 25-7-401, et. sew., and the
regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling
units will be allowed an unrestricted number of natural gas burning stoves and
appliances.
All owners of land, whether ranch or residence, have obligations under State law an"d
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 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 [Jniversity Extension Office in Garfield
County.
All exterior lighting witl be the minimum amount necessary and all exterior lighting will
be directed inward and downward towards the interior of the subdivision, except that
provisions may be made to allow for safety lighting that goes beyond the property
boundaries.
One (1) dog will be allowedfor each residential unit and the dog shall be required to be
confined within the owner's property boundaries.
The mineral rights associated with this property have been partially or wholly severed
and are not fully intact or transferred with the surface estate therefore allowing the
potential for natural resource extraction on the property by the mineral estate owner(s)
or lessee(s). (If Applicable)
A. Sketch Plan Comments and Preliminary PIan Review
The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date
of the Planning Commission review. If a Preliminary Plan for the proposed subdivision is not
presented to the Garfield County Planning Commission by that date, the Applicant will have to
iubmit an updated Sketch Plan application to the Planning Department for review and
comparison with the original application.
Eshelman Subdivision - Sketch Plan
Planning Commission: November 14, 2007
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6.
DfiiBTiGARFIELD COUNTY
Building & Planning Department
Review Agency Form
Date Sent: October 8,2007
Comments Due: October 30r 2fi)7
Name of application: Eshelman, Roger G. & Amelia S.
Sent to:
Garfield County requests your cofirment in review of this project. Please notify the
Planning Department in the event you are unable to respond by the deadline. This form
may be used for your response, or you may attach your own additional sheets as
necessary. Written comments may be mailed, e-mailed, or faxed to:
Garfield County Building & Planning
Staffs contact: David Pesnichak
109 8th Sfteet, Suite 301
Glenwood Springs, CO 81601
Fax: 970-384-3470
Phone: 970-945-8212
General Comments: Garfield Countv Road & Bridge Department has no objections to
this application with the followins comments.
The drivewalz access to Cr. 100 needs to access Cr. 100 at 90 degrees with a width of 30
or 40-feet. The driveway access needs to have a asphalt or concrete apron the width of
the driveway attached to Cr. 100. lO-feet into the driveway with a depth of 4-inches.
As the drivewalz access will serve a small subdivision a stop sign will be required at the
entrance to Cr. 100. The sisn and installation shall be as required in the MUTCD
(Manual on Uniforrn Traffic Control Devices).
Name of review agency: Garf,reld County Road and Bridge Dept
By: Jake B. Mall Date October 11. 2007
Revised 3l3OlOO
EXHIB]T
G
FIRE.EMS.RESCUE
October 25,2007
David Pesnichak
Garfield County Building & Planning
108 8th Street, Suite 201
Glenwood Springs, CO 81601
RE: Eshelman Subdivision, Sketch Plan
Dear David:
I have reviewed the application for the proposed Eshelman Subdivision and I have previously
met with the applicant. The application was reviewed for compliance with the International Fire
Code (IFC) 2003 edition, adopted by the County. I would offer the following comments.
Access
The proposed access off County Road 100 appears to be adequate for emergency apparatus.
Water Supplies for Fire Protection
Water supplies for fire protection to the site would be provided by tanker shuttle. The Fire
District's Station No. 5 is located near the property to the south.
Wildfire Hazards
The proposed subdivision contains areas which present a wildfire hazard. Defensible spaces
andlor fire resistant building construction features should be implemented. Defensible spaces
should follow the guidelines of the Colorado State Forest Service.
Impact Fees
The development is subject to development impact fees adopted by the District. The developer
willbe required to enter into an agreement with the District for the payment of development
impact fees. Execution of the agreement and payment of the fees are due prior to the recording
of the final plat. Fees are based upon the impact fees adopted by the District at the time the
agreement is executed. The current fee for residential development is $437.00 per unit.
Please contact me if you have any questions or if I can be of any assistance.
Bill Gavette
Deputy Chief
Carbondale & Rural Fire Protection District
300 Meadowood Drive o Carbondale, CO 81623 o 970-963-2491Fax 970-963-0569
Sincerely,
REFERRAL FORM
Garfield County Building and Planning Departme
108 8th Sffeet, Suite 401, Glenwood Springs, CO
E'HIB]T
t+
81601
Date Sent: October 8,2007
Return Requested: October 30,2007
(97 o) 9 4s -8212tF ax: \gl9]31 -t ! e
File Name(s)Project Name(s)rvpe of t ppti^t{krrl
, &,4ffiICfl$8A,ffi'f I eshelman Subdivision Sketch Plan Application
Staff Planner: David Pesnichak (dpesnichak @ garfield-county.com)Phone: (970)945-821,2
Applicant: Roger & Amelia Eshelman Phone: (970) 963-9800
Contact Person: same as above
Phone:
Location: 7378 County Road 100, Carbondale, CO.
Summary of Request: Request is to subdivide approximately 6.702 acrgqqllg_!hre9_!e1s.
0g
1'n" C""Reld County Planning Department has received a land use request as referenced above. Your comments are
an important part of the evaluation In order to review all comments and incorporate
them into the Staff
S^hMl nichi^f Eneineering Review
Road & Bridee
CountY Attomev
Vesetation Manager ///
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Health Departrnent
Forest Service (Fee)
Wildlife Division
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Public Service
Holv Cross Electric
G. S./Carbondale Ffue District
Silt/New Castle/Rifle Fire District
Soil Conservation District
Planning Commission
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