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HomeMy WebLinkAbout2.0 Staff Report PC 09.11.02REOUEST: APPLICANT / OWNER: LOCATION: PC 09llll02 FAJ Sketch Plan Review for the Queen Subdivision Danyl and Cathy Queen 0889 Van Dom Road off of CR 1 17 (\Mest half of Section 3,TJ, R89W) also known as Cheyln Acres Subdivision Individual well for new parcel ISDS for new parcel Van Dom Road / CR 117 A/R/RD PROJECT INFORMATION AND STAFF COMMENTS WATER: SEWER: ACCESS: EXISTING ZONING: I. PROJECT INFORMATION A. Site Description: The property proposed for subdivision contains 4.64 acres and is located off of Van Dorn Road which is just off of CR 117 (Four Mile Creek Road) in the Cheyln Acres Subdivision. The property slopes downward in a west to east direction to Van Dorn Road. The property contains a single-family residence, shop building, well, and a garden area which are all accessed by a gravel driveway from Van Dorn Drive. B. Development Proposal: The Applicant proposes to split the 4.64 acre property into two lots of approximately 2.32 acres each. II. RELATIONSHIP TO THE COMPREHENSIVE PLAN According to the Garfield County Comprehensive Plan of 2000, this site lies in an area designated as Medium / High Density Residential which is 2 to less than 6 acres per dwelling unit. As a result, the Applicant's proposal is consistent with underlying zoning and consistent with the Comprehensive Plan Proposed Zone District's Map. M. REVIEW AGENCY AND OTHER COMMENTS: The site plan and application was sent to the following agencies: A. City of Glenwood Springs: No Comments provided. B. Garfield County Road and Bridee: No Comments provided. C. Town of Carbondale: No Comments provided. IV. B. D. Glenwood Springs Fire Protection District: Ron Biggers, Fire Protection Analyst for the Glenwood Springs Fire Department commented that the Sketch Plan looks good and that it addresses the fire protection issues well in concept. (See Exhibit A) STAFF COMMENTS Zonins: A single-family dwelling is a use by right in the A/R/RD zone district. The Applicant has provided a site plan that delineates a building envelope for the new lot once split. The Applicant should be aware of the following zone district dimensional requirements in Section3 02 of the Garfield County ZoningRegulations: Minimum Lot Area: Two (2) acres. Maximum Lot Coveraqe: Fifieen percent (15Vo). Minimum Setback: (1) Front yard: (a) arterial streets: seventy-five (75)feetfrom street centerline orfifty (50) feetfiomfront lot line, whichever is griater: (b) local streets: fifty (50)feetfrom street-cenierlini or twenty-five (25) feet from front lot line, whichever is greater; (2) Rear yard: Twenty-five (25) feet from rear lot line: (3) Side yard: Ten (i0)feetfiom side lot line, or one-half (12) the height of the principal building, whichever is greater. 3.02.07 Maximum Height o_f Buildinss: Twenty-five (25)feet. Additional Requirements: All uses shall be subject to the provisions under Section 5 ( S up p lementary Re g ulation s ). The Applicant should also be aware of the definition of 'lot area' defined in Section2:20.30 of the Subdivision Regulations as follows: Lot Area: The total land area within the boundaries of a lot, excluding land below normal high water in a river or lake or that is a portion of a public or private street/road for the purpose of calculating the minimum lot area of any lot, tract or parcel of land. C. Subdivision: Some applicable general site standards (Section 9:00 of Garfield County Subdivision Regulations) which the Applicant should be aware of are listed below. Some of these will be also be required as plat notes for the Preliminary and Final Plat review: 9:13: Development plans shall preserve, to the maximum extent possible, natural features such as unusual rock.formations, lakes, rivers, streams and trees. Where appropriate, the subdivider may be required to dedicate lands to lot owners to preserve these features. In no case shall lots be designed such that a dwelling unit will be located closer than thirty feet (j0') to a live stream, lake or pond, regardless of the .fact that Jloodplain regulations may allow dwelling units located closer in some instances. 9: I 5 : One ( 1 ) dog shall be allowed for each residential unit within a subdivision; and the dog shall be required to be confined within the owner's property boundaries. The requirement shall be included in the protective covenants for the subdivision, with enforcement provisions allowing for the removal of a dog from the subdivision as a final remedy in worst cases. (99-096) 9:16: No open hearth, solid-fuel fireplaces are allowed anywhere within a subdivision. One (1) new solid-fuel burning stove, as defined by C.R.S.25-7-40l,et.seq., and the regulations promulgated thereunder, shall be allowed in any dwelling unit. All dwelling units shall be allowed an unrestricted number of natural gas burning stoves and appliances. (ee-0e6) 9:17: Each subdivision shall have covenants requiring that all exterior lighting shall be directed inward, towards the interior of the subdivision. (99'096) 9:18: No further subdivision of a recorded subdivision shall be allowed, except where it is providedfor in an approved Preliminary Plan. (99-096) E. Soils/Geolosy: The Applicant submitted information in a soils map delineating the area as an "Aspen- Gypsum Area" with a specific soils description that indicates soils in the general area are Cochetopa-Antrobus association (12 to 25 percent slopes) and Goslin fine sandy loam (6-25 percent slopes). Both soil types are deep and well drained. Runoff is rapid, and the hazard of water erosion is high to very high. Regarding drainage, the Applicant provided a basin analysis conducted by Zancanella & Associates. This analysis points out that the Four Mile Creek Basin is the only major drainage near the site. However, the site is far above the floodplain level of Four Mile Creek. The analysis indicated the following: i)Flows from Basin A would run to the south of the preferred building sites as well as the existing residence. The off-site basins are steep enough to possibly have some debris flows. However, they have an easterly aspect and are fairly well vegetated which have mitigated the historic flows in the basin. There are no defined drainages or ravines on the property with the exception of the one associated with Basin A which runs along the southerly property line as described in the Zancanella Report. The analysis recommends a proper site grading plan and proper siting of the new building envelope will be effective in mitigating for drainage flows on the site. This could be no more detailed than constructing a berm / ditch combination on the up-hill side of each building or across the top of the building envelope. Staff will require the Applicant to provide this plan to the Planning Department as part of the submittal for Preliminary Plan review. Road/Access: Currently, the property is accessed via Van Dorn Road from CR 717 or Four Mile Creek Road. The Applicant proposes to provide access to the newly created parcel from Van Dorn Road; however, no driveway location has been proposed. The Applicant will have -1 2) 3) F. G. to get a driveway access permit from the Garfield County Road and Bridge Department as part of the submittal requirements for Preliminary Plan review. Fire Protection: The Applicant proposes to provide fire protection by the construction of a 2000 gallon tank, cistern, or pond which is consistent with the NFPA standards with provision for the Glenwood Springs Fire Protection District to make necessary connections. In addition, the Applicant also proposes to use the Colorado State Forest Service "Fire Wise Construction, Design and Materials" as a guide to construction and mitigation to wildfire threats. The Applicant intends to place the responsibility of complying with these suggestions / requirements to be on the builder / homeowner of the new parcel at the time of construction. As stated above, the Glenwood Springs Fire Department reviewed the proposal and agrees with the fire protection plan proposed by the Applicant. See the letter attached to this Memorandum as Exhibit A. In addition, the following standards will apply to the Preliminary Plan 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. 9:73 Where there is no central water system available, a central 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. 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. Water: At present, the property has a well that serves three residences. The Applicant stated that this well was tested and pumped at 20 gallons per minute when it was originally constructed in 1961. The Applicant did not submit any recent tests of that well to determine its current production of quantity and quality of the water. The Applicant proposes to provide a new well on the new parcel with a special West Divide Water Conservancy District contract which was specifically designed to augment Four Mile Creek, Water Case No. 94CW344. The Applicant believes that due to the historic pumping levels and the water contract, this new well will provide a legal and adequate source of water to the new parcel. The Applicant should be aware that the Preliminary Plan phase will require the water source be evidenced to be sufficient in terms of quality, quantity, and dependability (see sections 4:90 and 9:50 of the Subdivision Regulations). ln addition, the Applicant will be required to install the well and produce well tests according to the county regulations prior to final plat. In short, the Applicant will have to prove legal and adequate source of water during the Preliminary Plan review phase. Waste Disposal: H. I. At present, the existing residence uses an*ISDS on the property. Once split, the Applicant proposes that wastewater will be handled by a new ISDS on the new parcel as well. The Applicant shall be required to show percolation ability of the soils to accommodate the ISDS that is designed by a registered engineer in the State of Colorado. The Applicant should be aware of the State Department of Health requirements for separation of ISDS systems and wells. J. DrainagelFloodplain Issues: As mentioned above, due to some moderate slopes on the property, there are minor drainage issues on this site. As such, the Applicant shall provide a detailed drainage plan with proposed mitigation plans as part of the preliminary plan submittal. The Applicant should examine any and all impacts these slopes and any associated drainage may have on the proposed subdivision. The Applicant has stated that the property does not lie within the limits of a 100 year flood hazard boundary. The Applicant shall be required to prove the property does not lie within any mapped 100-year floodplain during the Preliminary Plan review. The applicant should be aware of the following subdivision standards as the application proceeds to Preliminary Plan: 9:41 Drainage easements, channels, culverts and required bridges shall be designed by an engineer registered in the State of Colorado. 9:42 All drainage facilities shall be designed based on a twenty-five (25) year frequency storm. 9:43 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 (3') beyond the driving surface on each side. Culverts, drainage pipes and bridges shall be designed and constructed in accordance with AASHO recommendations for an H-20 live load. K. Wildlife: The application does not contain any analysis of wildlife impacts or propose any mitigation. The Applicant will be required to address this issue at the time of Preliminary Plan. Assessment / Fees: The subject property lies within the Garfield County Traffic Study Area 8d. As such, the Applicant will be responsible for paying a Traffic Impact Fee of approximately $583.00 (based on $61 per 9.57 average daily trips). This amount will be paid at the time of Final Plat. School fees, as to be determined, will also have to be paid as a condition of any Final Plat. Recommended Plat Notes/ Covenants: L. M. The following are typically included on plats and/or in covenants: 1. One (1) dog will be allowed for each residential unit and the dog shall be required to be confined within the owner's property boundaries. 2. No open hearth solid-fuel fireplaces will be allowed anywhere within the subdivision. One (i) new solid-fuel burning stove as defied by C.R.S. 25-l-40I, 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. 3. All exterior lighting will be the minimum amount necessary and all exterior lighting will be directed inward, towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries. a. No further divisions of land within the Subdivision will be allowed. Colorado 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 County with a strong rural character and a healthy ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may naturally occur as a part of a legal and non- negligent agricultural operations. All owners of land, whether ranch or residence, have obligations under State law and 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 University Extension Office in Garfield County. The Sketch Plan comments shall be valid for a period not to exceed one (l) year from the date of the Planning Commission review (valid until 09/11/03). If a Preliminary Plan for the proposed subdivision is not presented to the Garfield County Planning Commission by 09llll03, the Applicant will have to submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. b. C.