HomeMy WebLinkAbout3.0 Staff Report BOCC 09.13.95R Ir.QI rES,t.:
A I'PI,ICAN'I]]S:
I}I,ANI{I]R:
I,OCATION:
SI1'E DA'I-A:
WATIJR AND SI]WEIT:
I'ROPOSEI) ZQNTI{G:
ADJACTJN'I- ZONING:
I'ITOJIICI' IN I}ORM A'I'ION AN I) S'TAFI] COMMI]N'I'S
PC 9n3t95
Mitchell Creek PUD, F'iling
Sketch Plan
John Praetorius
Lancl Design Partnership
Portions of Section 34, Township 5
South, Range 89 West; located
approximately one (l) mile west o[
Glenwood Springs, off of County
Road 132.
20.2 acres
Individual wells and stwage disposztl
systems.
A/IT/RD
Norlh: A/R/RD
South: PIID
East: R/L/UD
WesI: IT/L/SD
II,
I.
II.
n lll,A'I-IONSI IIP 'l-O 'l'l I Ii COM l,lt t1l I tINSIVE I,LAN
The proposed subdivision lies within district " l b", City/Subclivision with central water
ancl sewer. 'l-his tlesignation is based on City water and the West Glenwood Sanitation
district sewer.
DIJSCITII,,I-ION OI] 'I'I II PITOPOSAI,:
Sile l)escripllrn: 'fhe properl"y straddles Mitchell Creek, with the majority of
tlre property on the east sicle of the creek. (See map page /O-1. The site
topography slopes into the creek bottom with slopes ranging lrom 5%u to over
40'X,. with the majority ol the property being steeper slopes. The native
vegetation <;onsists primarily ofgrasses, sage brush and oak brush on the gentler
slopes ancl pinon and juniper vegetation on the steeper sropes.
Proposal: To subdivicle a portion ol'the Mitchell Creek P[JD, consisting of 20.2
acres into three (3) lots ol'2.6, 4.0 itnd I 3.0 acres each.(see application) Each lot
woulcl ltave itn intlividtral well uncl individual sewage disposal systems. The lots
A.
B.
C.
wotrld access Cotrnty lloitd 132,viaa proposecl oul-<Je-sao Lhat woultl serveeach
of the lots.
Ilislolygf the J>ropositl' 'I'he Mitcrreil creek PUD was approved in 19g2, with
a totitl o1'29 dwelling units ancl in two phases. The first phase r:onsisLed of 22
dwelling units on a cul-de-sac accessing directly onto c.R. 130 (Donegan Rd.).'['he second phase consisted olseven (7) clwelling units that accessecl onto C.R.
I 32 (Mitchell Creek I{d.). The first liling ol'the PUD was final platted in I982,
and the second filing was platted in l9tl7. Another owner of thesecon6 filing
had the property plattecl to a single lot within the PUD, rather than plat the
seven lots approved at the Preliminar-y Plan. 1-he applicant has requeste<I azone
district cltange fiom PUD to A/R/RD, which was recon]mended lor approval
last month by l.he Planning Comniission ancl will be considerecl by the Board of
County Commissioners on Ootober 2, 1995.
MAJOR rssrrris & coNCERNS:
Agent:y Conlntenls: '['lte conr.nents providetl by the review agencies sent copies
ol' the proposed subdivision Are as lollows:
l.Mt. Sopris Soil Conservation Dislrict: 'fhedistrict board note{ that any
road outs neecl to revegetated with weed free seed, that the irrigation
ditch on the property be protectecl and that chemical use lor lertilizer be
nrininrizerl to protect the water cluitlity and the wetlands in the area. (See
pe' !(lt! i-
Colorarlo Division ol'Walerjksources : Ilasecl on the applicant,s
representation that the proposed wells will be augnrented by water from
the West l)ivicle Water Conservuncy district, the Division did not leel
thaL there would be any injury to <Jecreecl water rights. The Division did
no[ make any comrnent on the acrecluacy of the proposed wells, since
there is no data providecl .s a part of the application. (See pgr. "?t d t7
)
Soilsfl-opggraphy 1'he applicant srrbnritted portions of the geologic study
strbnlitted as a part of the original subdivision request lor Mitchell Creek Filing
I .(See applioation) 'fhat study inclicates that the entire sub<iivision is underlainby Lhe Eagle Valley l3vaporite, wlrich poses some significant 6evelopment
constraints. J'lrere nray be lounclation ancl ISDS linriLations that will need to becarelully reviewecl by the applicanL's engineer alter the geology reporl is
conrpleted lor the Preliminary Plan. Staff suggests that the applicant have acurrert, site specilic analysis done lor the proposerl subdivision.
RoiuUAccess: 'l'lre r<lrtcl itccessing the proposecl lots will be classifie<I 1s a semi-prinritive roaclway arttl is recluirecl [o hitve at a minintum ola 40I-t. ROW, with
eight (tl) lt. driving litnes ancl two (2) li. shoulders ancl a gravel driving surface.This roaclway will ltrtve to be cleclicated to lhe public fo. u.., but it will be
nraintained by a homeowners association. At Preliminary plan, the applicant.,s
engineer will have to clesign a road with gracles less than I 4%t or recluest a
variance Lo that recluirement basecl on the criteria contained in Section 9:31 of
the Garfield Cotrrlty SLrbilivision Regulations. Aclditionally, the proposed roacl
orosses over Mitchell Creek, which ltas a regulaled flooclplain that will require
A.
2.
A.
Il.
2
C.
D.
a lloodplain special use permit lor any bridge or road construction that would
occur in the floodplain. At the tinre of Preliminary Plan, the applicant's engineer
neerls to aclclress the l)oodplain isstre.
]tritc Protection: No conrrnent hus been received lrom the Glenwood Springs and
lltrrul lrire Protection District. Generally the State Forest Service feels wildfire
problenrs oan be minimized by lollowing the recommendations forconstruction
o[ hornes contained in the CSIrS pLrblioation "Wildl-rre Protection in the
Wildland LJrban Interface" and "Moclel Regulations lor protecting People and
I lonres in Subdivisions antl Developnients".
Eloor.lpliun: In addition to the previous comments regarding the construction
o['a roadway within a floodplain, tlre applicant's engineer will need to identily
tlre lloodplain elevations through the entire subclivision and either restrict
developnrent ol-any kind within the floodplain or nrake provisions lor floodplain
special use permits lbr any construction thaL may occur within the floodplain.
ll[1ter/Sewar. 'fhe applicant is proposing to use inclividual wells and individual
sewage disposal systenrs lor the subdivision. The original subdivision required
the rrse olcentral water and sewer fbr the lots proposed at that time. As a part
ol-the Preliminary Plan submittal, the applicanL's engineer should investigate the
feasibility of conneoting Lo the central water and sewer services available to the
Filing I lots of the Mitohell Creek PUD. Part of staffs concern lor this
evaluation is due to the close proxinrity of the lots to Mitchell Creek.
The Sketch Plan process is purely inIorniational. Con-rpletion of the Sketch Plan
prooess does not constitute approval ol'the proposed plan.
The Sketch l)lzrn conmrerrts shall be valicl lor a period not to exoeed one (1) year
Ibrm the date ol'the l>lanning Conrmission review. Ila Preliminary Plan lor the
proposed subdivision is not presented to the Garfield County Planning
Comnrission within this period, the applicant shall subn-rit an updated Sketch
Plan applical.ion to the Planning Division lor review and comparison with the
original application.
u
Ml' SOPITIS SO].L CONSIiIIVA'IION DISTRICT
P.O. llox 1302
GLIiNWOOI) SPR.tNGS, CO 81601
Ar.rgust 1l , I 99 5
Mark Bean
Garf ield Cor.rnty
PIanni ng Depart-nrent-
I09 Bt_h S',l" lj',l'li 3o.l
Gl enwooci Spr i nc-; s, (-'O t] I 6O'l
I)ear Sir:
At the regr)Lar mont,lrly
Conservation Di strict,
1>Ian f or t-ltr: M ihche l I
comments arr<l concerns
Any crtts for roads orprevent eros ion - tlee<l
reseed i ng o l' the a re.t .
Eo see if t-lre grass is
probl em. lteseecl i nr1 or
itnplement-etl if a proltl
'I'tre dist-ricL wotrlcl I1)<e t-o
Wetlands in tlris ar-eat? All
remai n j n as pri st i l-re cor-rcl i
meetir-rg of the Mount Sopris Soj]
t.l-re lloard revjewed the application and
Clr:eel< Prrcl, Iril ing Il arrd I'rave the fo.Ilowing
zrbolrt the lrro j ect.
construction shottlcl be revegetated to
f ree seecl ancl mulch should be used for any
Monitor inr; of al I seeding should be done
est.rblishinq or i I' weeds are becoming a
wee<i cor-rtrol prac:ti.ces should be
elu is notice<1 .
lcnow what- t}'re impact will be on the
Wetlancls sholrlrl )te protected and
1-jon .ls possiI:le.
of. prime concer.n to the I'joard, is t-he proper majntenance andprotection ot any irr:igat-ion cl itch wlrich is on tl're site. New
f andowners sltoulcl be jrrf ormecl that the clLtch owners have right of
way easement to tnaintain t.lre -ir:riqaLion system, that they will l:ecleaning and wor:kincy on tire ciil-ch, and that t-his'".rork may ):e j-n
tl-reir yarcls.
'l'he r iltarizrrr area a long Mitchel I Cir^eeli is uniclrre ancl sholrld bepreservecl itr as t'rat,r.tral cot'rti ition .ls possible for 5O to IOO feetfront tlte streant chanlrel ltipar:iarrr il l.-eas collect sediments,provicle wil<1 Iife ltttlriL-,.rt-, conLrols erosjon ancl plrovides a uniquediversity ctl ver-;et-zit,inry t-h;rt- inrlrr-oves tlre esi-hetics of tIe area.
CiAJt'- u: -L/ CC)-rN]'y
-ay'-
'lhe Board recommencls that any irri gati on water rights be r:sed bythe lanciowner-s so Lhey dre nrairrt-trined. 'I'heir concern is alwaysfor sojl ancl water consel:vation ancl preservation and plans shouldconsider these concerns.
With increaseci concerns a):otrt Water Quality, the District isconcertred al:out monitoring chenical, application for fertilizer,
weed contro [ , and other: pest- managentent reasons. l'heir concernis the chernicals that- wil l be used to fertilize grasses and
contr:ol. weecis in t-he area. 'I'hey feel. that the chemicals shoul-dbe c)osely tuoniLore<l in Lhis area cir-re to tl're possibility that thechemica'ls will soa)< ir-rto t--lre soils ernrl run of f into 1-he river.
Sincerely,
/ \__ - ,./
, ') t , . /'
. Ll.pL \- .,1 L a. \
Dee Bl.r.re, [)resider-rt
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