HomeMy WebLinkAbout2.0 PC Staff Report 03.13.1991•
PC 3/13/91
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: Los Adobes Sketch Plan
OWNER: Los Adobes Joint Venture
LOCATION: A parcel of land known as Tract
#1 through #5 of the Sunnyside
Subdivision located .Ln Section
17, T7N, R88W in the 6th P.M.;
located on the north side of
Highway 82 1/2 mile east of the
intersection with Highway 133.
SITE DATA: The site consists of 23 acres.
WATER: Wells
SEWER: Individual Sewage Disposal '
Systems
ACCESS:
Proposed roadway from Highway
82.
EXISTING AND ADJACENT ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in the Carbondale Urban Area
of Influence 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 on the
north side of Highway 82. The property is steeply sloped
with occasional red rock outcrops, with a relatively flat:
area adjacent to the highway. The area is primarily
vegetated with pinon-juniper type vegetation. There is
currently a residence under construction on the property
which is accessed by a switchbacking driveway.
B. Project Description: The applicants are proposing an
eight lot subdivision of the 23 acre parcel. Seven of
the lots are small, averaging 2.3 acres. The eighth lot,
labelled "open space", is proposed as 6 acres, and would
have facilities for horses and a caretaker's residence.
C. Background: The subject property was previously divided
through the exemption process into 4 lots and common open
space in 1979. The current proposal would vacate the
existing lots.
III. REVIEW AGENCY COMMENTS
A. Roaring Fork School District: Bus service would not be
available.
B. Holy Cross Electric: Electric is available for the
project. Adequate perimeter easements will be required.
• s
C. Colorado Department of Health: Concerned about the
impact of steep slopes and shallow bedrock on the
I.S.D.S. siting.
D. Colorado Division of Wildlife: Limited wildlife usage on
the site due to lack of forage. Recommend ten acre lot
size, no livestock grazing and restriction of dogs.
IV. STAFF COMMENTS
A. Soils/Terrain: The subject property is steeply sloped,
in excess of 50 percent on portions of the property. The
property has approximately 225 feet of relief over its
length. Identified building sites have slopes of roughly
15 to 35 percent.
According to the Soil Conservation Service, the proposed
subdivision site is dominated by 2 soil types. Both soil
types are poorly suited for homesite development, limited
by steep slopes, shallow depth to bedrock and erosion
potential.
B. Water: Water service will be provided by individual
wells. A commitment for 4 wells was granted in 1979 for
the exemption. Some question remains about their
applicability in a new subdivision. The property is
located within the boundaries of the Basalt Water
Conservancy District. Augmentation through the District
is possible.
C. Zoning: All of the proposed lots conform with the
minimum parcel size and development requirements of the
Zoning Resolution.
D. Design: The lot lines may require gerrymandering to
accommodate the existing residence.
E. Wastewater: Wastewater disposal will be difficult in
light of topography and soil conditions. Engineered
systems are a necessity in this type of terrain. During
the preliminary plat process, the applicant should be
required to demonstrate wastewater disposal capability on
each lot.
F. Roads: The applicants are proposing to construct a new
roadway to service the eight lots. Because the proposed
roadways will not meet minimum county standards in terns
of slope and road surface width, the applicants are
anticipating changes in design standards before
submitting a preliminary plan application. Design
standards are currently under review. Extensive cut and
fill would be required to construct the proposed roadway.
This roadway would be private and not accepted into the
County road system.