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HomeMy WebLinkAbout3.0 Staff Report 1• • PROJECT INFORMATION AND COMMENTS PROJECT NAME: Hawk Ridge Subdivision REQUEST: Priliminary Plat Approval OWNER: A.W. and Carolyn Ackerman 930 Monarch Bay South Laguna, CA 92677 PLANNER/ENGINEER: H.P. Hansen 278 Garfield Carbondale, CO 81623 Richard Kinshella-Ponderosa Engineering 1512 Grand Avenue, Suite 220 Glenwood Springs, CO 81601 945-6596 LOCATION: Located approximately 4 miles north of Highway 82 on County Road 103 (Crystal Springs Road) SITE DATA: WATER: SEWER: PROPOSED ROADS: EXISTING ZONING: The proposal lies on a site with a raised hill in the central portion with gentle slopes falling away from the high point. The central part of the property is pinyon and juniper tree cover with some pasture land surrounding. Water is to come from a central well and pumped to a 30,000 gal elevated storage tank. The well has been pump tested for 24 hours at 20 gpm constant flow with 3 feet of draw down. Individual systems on each lot. All lots are over 2 acres and the average size is 6.1 acres. Proposed roads are to be constructed to county standards and dedicated to the county. A/R/RD PROPOSED ZONING: Same, no change ADJACENT ZONING: North: A/R/RD South: A/R/RD East : A/R/RD West: A/R/RD RELATIOI;SHIP TO THE COMPREHENSIVE PLAN: This proposal lies within district C on the comprehensive plan areas with minor environmental constraints to development. The minimum recommended lot size is 5 acres. The lot size of this proposal varies from close to 12 acres to appoximately 4 acres. The project will impact County Road 103 but the applicant has proposed to minimize this impact by improving portions of 103 Road to the property. This project fits the provisions of the comp. plan by providing lot sizes which are compatible with the area and densities which are appropriate with the rural area. DESCRIPTION OF THE PROPOSAL: The request is for 17 single family lots on 103.7 acres. The lots will be accessed primarily by internal streets; however, one lot will access County Road 103. Lots will be served by central water and individual septic systems. The internal street system has been redesigned since sketch plan to reduce the number of lots directly accessing 103 Road. This design change has resulted in the addition of one lot increasing the number from 16 at sketch plan to 17 at preliminary plat. MAJOR CONCERNS AND ISSUES: A) Comprehensive Plan: The major concern is the impact of this project on County Road 103. The applicant at sketch plan has agreed to chip and seal County Road 103 from the existing pavement up to the most northerly access point on the property. B) Zoning: No major concerns. This project maintains the existing open character of the area. The area has larger lot sizes and this proprosal is consistant with those lot sizes. • 1 REVIEWING AGENCY SUMMARY: Basalt Water Conservancy District: no problems with the project as it does not impact the district. Colorado Department of Health: Developer should follow their own engineer's sug- gestions as to individual septic and the developer's plan and specs. for the proposed water supply must be submitted to the Department of Health prior to construc- tion. Mount Sopris Soil Conservation District: See letter RE -1 School District: Requests .34 acres cash in lieu value, advises developer that bus service extension is not palnned at this time; requests developer provide a suitable bus stop. County Sanitarian: Indicates no apparent problems with the proposal on County Road 103. Planning Commission: (See previous minutes and commissioners resolution) Mountain Bell: Will provide telephone service. Holy Cross: Has capability of providing electric service. Colorado Geological Survey: no objections if the following are followed: 1. Developer follow all the recommendations proposed by their own engineering geological report. 2. Evapotranspiration systems or a central sanitary system be employed. 3. Slopes over 20% be evaluated on a site specific basis. 4. Site specific soils and foundation investigations be constructed for the proposed storage tank and home construction sites. Division of Water Resources: No objections to the proposal based on the supplemental information received from the applicant. FINDINGS: 1. The applicant has followed all of the required procedures to date. 2. The proposal does not conflict with the Comprehensive Plan. 3. The proposal is in keeping with the A/R/RD zone district. 4. This proposal was heard by the Planning Commission on May 5, 1982 and was recommended for approval with the following eight conditions: 1. That County Road 102 be chipped and sealed up to the most northerly access on the property and the line of sight problems on 103 Road be resolved with the ROad and Bridge Supervisor to the satisfaction of the Board of County Commissioners. The costs of this road improvement shall be shared with the Cedar Ridge Farm project on a cost per lot basis. 2. That notation be made on the final plat that because of potentially low perculation rates in the soils some type of engineered septic system may be required. 3. That fee in lieu of a land dedication be given to the RE -1 school district for the school impact which is the equivalent value of .34 acres. 4. That the ditch companies or persons who's ditches cross the property be notified of this development and some agreement be reached regarding protection of the ditches. 5. Any structures proposed for slopes exceeding 20% should have on-site evaluation for site specific slope stability and rock fall/creep hazards. 6. That prior to final plat approval, there be an approved pain for augmentation which has been amended to take into account evapotranspiration septic systems instead of standard septic/leach field systems. 7. That the developer pay a fee in the amount of $200.00 per lot into a fund to be established to the Carbondale Rural Fire District to mitigate fire dangers in that neighborhood. 8. That the minimum lot size be 5 acres or as close to that possible. • 1 STAFF RECOMMENDATION: APPROVAL with the following conditions: 1. That County Road 102 be chipped and sealed up to the most northerly access on the property and the line of sight problems on 103 Road be resolved with the Road and Bridge Supervisor to the satisfaction of the Board of County Commissioners. The costs of this road improvement shall be shared with the Cedar Ridge Farm project on a cost per lot basis. 2. That notation be made on the final plat that because of potentially low perculation rates in the soils some type of engineered septic system may be required. 3. That fee in lieu of a land dedication be given to the RE -1 school district for the school impact which is the equivalent value of .34 acres. 4. That the ditch companies or persons who's ditches cross the property be notified of this development and some agreement be reached regarding protection of the ditches prior to final plat. 5. Any structures proposed for slopes exceeding 20% should have on-site evaluation for site specific slope stability and rock fall/creep hazards. 6. That prior to final plat approval, there be plan for water augmentation approved by the Division of Water Resources. 7. That the developer pay a fee in the amount of $200.00 per lot into a fund to be established to the Carbondale Rural Fire District to mitigate fire dangers in that neighborhood. 8. Developer provide a suitable bus stop for school children on County Road 103. NOTE: A letter from Ronald Wilson was sent to Mr. Arnold Mackley, chairman of the Garfield County Planning Commission indicating that a statement of opposition concerning water rights has been filed in the district water court. See letter attached.