HomeMy WebLinkAbout2.0 Staff Report PC 11.08.89J
REOUEST:
OWNERS:
PI,ANNERS:
LOCATTON:
SITE DATA:
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
PROJECT INFORI,IATION
PC LL/8/89
AND STAFF COMMENTS
Goose Um Creek Subdivision Sketch
PIan
Kent Jones, Priscilla Prohl, Vince
Gulino
Kent Jones and Sun Designs
A parcel of land situated in Lots 3& 4t Section 35 and Lot 8, Section34, T7S, R88W; approximately L/2miles northeast of Carbondale at
0183 County Road 100.
The site consists of aparcel.
Town of Carbondale
5L.29 acre
I. RELATIONSHIP TO THE COII{PREHENSIVE PLAN
The site is located in the Carbondale Urban Area of Influence andDistrict F, niver/Floodplain Severe Environmental Constraints.
II. DESCRIPTION OF THE PROPOSAI,
A. Site. Descriptionc The site has gentle to moderate slopes andconsists primarily of Iow lying land south of, and adjacent to,the Roaring Fork River. Several irrigation ditches ind streamscross the site. Improvements on the site include one residenceand an existing weII.
B. Pfojeqt Description: The applicant proposes to subdivide thesite into L2 lots ranging in size from 3-.1 lcres to 7.2 acres.It is also proposed to allow for a guest house on each lot, and adomestic employee unit in each single family residence. Themaximum density, including guest houses and excluding accessoryemployee units, is 1 residence/2.L acres.
ITT.RECOMMENDED SKETCH PLAN COMMENTS
A. Referral Agencies:
1. The Army Corps of Engineerswetlands wiLl need toconsultant.
Individual Sewage Disposal System
Private access
100.
A/R/RD
A/R/RD
easement off C.R.
has verbally commented thatbe identified by an approved
2. The Colorado Division of Wildlife has noted various issues.
-(sqq retter page ? ) The issues noted are rerated to thebuffering of riparian habitat, dogs kenneled or chained, nofencing over 4z inches. They .iso note that the D.o.w. isnot responsible for damage to landscaping.
B.
c.
3. The CoLorado Department of Hea1th has noted concerns aboutthe 100 year floodprain, r.s.D.s. design and potentiar wastewater contamination of the groundwiter. (see letterpage-Lt.ct ) - They recommended consideration' be given totying into the Sanitation district and that limits b5 placedon uses that would add to groundwater contamination.
4.The Town of carbondale supported the addressing of theissues noted by the cororado Department of Heartfr, thatapplication be made for the lppropriate water taps andsupported t.he proposed pedestriin/open space easements.
( See pases /Lt_\ f
5. The Mt- _sopris SoiI Conservation District verbally statedthat Lot.8 had an inappropriate buirding site witlin thefloodplain; that atl aisturbed areas sh5uld be revegetated;
!ha! dogs should be controrred; that the totar number oidwellings should be defined and that there needs to bebetter definition of the proposed roads.
6. Neighbors expressedupgrading of thequality degradation
Access:
3.Off-site impacts, including additional maintenance and
l-. AIl streets must be designed and constructed in accordancewith the street and noadway standards of section 9.30,Garfierd county subdivision Regurations incruding 2g, oid1i,v1ng surface width, 50, of right-of -way or easementwidth, and chip and seal surface.
2. Additionar provisions - f9r emergency ingress and egressshould be established due to tf,e l6ngth-of the cul-de-sacwithin the development (>2000,).
concern about the maintenance andcommon access drive, potential waterand wildlife habitat destruction.
'the development withIn addition, the
easement to serve the
upgrading to the access roid connectingCounty Road 100, needs to be addressed.legality of expanding the use of theproject, should be estiblished.
t
Water:
L. Commitments from the Town ofthe subdivision shouldPreliminary plat review.
L. Soil Conservation Service Soils Information indicates that a
1"=gg portion of the site is poorry suited to homesitedevelopment due to flooding hazard ind d6pth to water tab1e.
2- Prat notes and covenants shourd be estabrished to requireengineered foundatigns, engineered individuar "d,*"g"disposal systems, and 'prohiSit basements within tfresubdivision.
3' Lot configurations should be-designed to provide a buildingsite outside of the 100 year froodf,lain toi r,oi g, since anfbuirding site wourd r6quire-. "Lp.=ate speciar use p"rritfor construction within tlie 100 yeai tloodpiain.-
D.
2. Calculations fortaps for proposed
Carbondale to provide waterbe documented at the time
domestic water should include additionalguest houses and employee dwelling units.
to
of
3.
General:
1. Specific
numerousbuilding
building envelopes on the plat have resulted inplat amendments in previous developments withpermits. Building sites to be delignated foresthetic and environmental fiurposes can be addiessed bycovenants, and/or Homeowners Association and by delineatin!protected areas on the p1at.
2. Proposals for administering and maintaining pedestrian and9Pen space easements should be included in the PreliminaryPIat submittal.
The A/R/RD zone district contains specific limitations onguest houses-incruding requirement of a special use permit,a maximum of 1000 square feet of riving spice, rimiteh stayfor non-reratives and a minimum rot siie of three acres.
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