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HomeMy WebLinkAbout2.0 PC Staff Report 04.12.1995• 1 PC 4-12-95 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: Petts/Holmes Subdivision Sketch Plan OWNER: Robert Petts/Cathleen Holmes PLANNER: High Country Engineering, Inc. LOCATION: Located in Section 4, T7S R87W of the 6th PM: located approximately seven (7) miles northeast of Carbondale, off of County Road 113. SITE DATA: 2.3 acres WATER: Individual Well SEWER: ISDS ACCESS: CR 113 EXISTING ZONING: A/R/RD ADJACENT ZONING: North: A/R/RD South: A/R/RD East: A/R/RD West: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in District C, Rural Areas Minor Environmental Constraints on the Garfield County Comprehensive Plan Management Districts Map. IL DESCRIPTION OF THE PROPOSAL A. Site Description: The property is located along the Eagle County/Garfield County Line, south of Coulter Creek. The proposed two (2) acre site is bisected by CR 113 (Cattle Creek Road), and is currently undeveloped and in native vegetation.. An interpolation of USGS quadrangle indicates t at the overall slope is less than 20 percent. A vicinity map is shown on pagt . B. Background: This a parcel was part of subdivision exemption application presented to the Board in 1994. The applicant had requested an exemption to allow the division of an 89 acre parent parcel into four (4) parcels of approximately 72.6, 7.5 6.7 and 2.3 acres in size. The Board denied the request, and granted only a single split of 14.2 acres in size (merging the proposed 7.5 and 6.7 acre proposed parcels). The request to divide the 2.3 acre parcel was denied due to issues regarding the compatibility of the smaller parcels with the adjacent large -lot agricultural uses in the vicinity. Due to the denial by the Board, the only method for dividing the 2.3 acre parcel is through full subdivision. B. Project Description: The remaining 74.78 acre parcel is proposed to be split into two (2) parcels of approximately 2.3 and 72.5 acres in size. Since the 72+ acre parcel is • • greater than 35 acres in size, the larger parcel is not subject to subdivis'on review by Garfield County. The proposed 2.3 acre parcel is shown on page. III. REVIEW AGENCY COMMENTS A. State Engineer's Office: Staff referred the application to the State on March 20th, 1995, and has not received a response. B. Mt. Sopris Soil Conservation District: No response has been received to date. C. Colorado State Forest Service: No response has been received to date. D. County Attorney: Don DeFord has reviewed the application, and his comments are shown on page • 72' IV. STAFF COMMENTS A. Soils/Topography: Predominant soil types on the site include Arle (#12) and Ansari (# 16), both of which present severe constraints to ISDS. The applicant is required to provide percolation tests as part of a Preliminary Plan application. B. Lot and Block Design: The proposed lot design is simply the division of the two acre parcel separated by the County Right -of -Way. C. Zoning: The proposed 2.3 acre lot is slightly larger than the two (2) acre minimum lot size allowed in the A/R/RD zone distict. D. Roads: The applicant would acess the proposed parcel directly from CR 113. The access to the building site would have to meet the following criteria: Road Classification: Primitive Access Min. ROW: 30' Lane Width: 12' (single lane) Shoulder Width: 0 Ditch Width: 3' Cross Slope: 2% Mx. Grade: 10% Surface: Gravel Any new road cuts off of CR 113 will require a driveway permit from Road and Bridge. E. Water and Sewer: Water will be provided by an individual well, and sewer by ISDS. Percolation tests will be required at the time of Preliminary Plan. The applicants have an existing well (permit #169139), an intend on sharing it with the adjacent 72.5 acre parcel. F. Compatibility with Adjacent Land Uses: A pivotable issue with the Board in denying the subdivision exemption request was based on the perceived incompatibility with the request with adjacent land uses. The property is surrounded by the following land uses: 1. South: McNulty Ranch (2000 Acres) 2. North: Coulter Creek Ranch (2000 Acres) 3. East: Rancho Minnesota (500 Acres) 4. West: McNulty Ranch (2000 Acres) A copy of a letter from the adjacent property owners presented at the exemption application is attached on pages 8 • II OP VP • The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of the Planning Commission review. If a Preliminary Plan for the proposed subdivision is not presented to the Garfield County Planning Commission within this period, the applicant shall submit an updated Sketch Plan application to the Planning Division for review and comparison with the original application. ss N S 333/5 E '51.85 /5 REBAR W/• PLASTIC CAP 30 X P.LS. /27613 - SET REBAR my PLASTIC CAP P.LS. /27613 '$ 35.00' WITNESS CORNERS , .s> 257' X� SET ¢5 REBAR W/ PLASTIC CAP x + PL7613 x 30.00' NITNESS Y..-- S: pm -2 S 3936'20' E 'd S T 3Q00' WINE= CORNU 1328 24' l5 REBAR III/PLASTIC CAP P.LS f27613 �• E 0, 8936'25 W- 81.82' -36-2e E 01 0 �8. Y CaTERIJNE OF COUNTY ROAD CA!LE) AS BOUNDARY FOR ADJOWINC PARCa W DOCIIUENT RECORDED IN BOOK 681 AT PACE 507 CF THE RECORDS OF CARFE D COUNTY, COLORADO \ I� FOUND » 7NESS CORNER N 0039'24' W 1400.00' OF SOUTH LINE OF SeC710N 33 REBAR It/PLASTIC CAP P.LS. (27613 S 893'25` E 1330.09` ,134.16' 60..00' NON-IXCLUSWVE EASEMENT AND RICHT .3F WAY AS 265 OF 1N 1 INCH = 200 FEE T t• RAPD BOOK 637 AT PACE 2E5 OF TILE RE GRDS OF CARREL.) COUNTI', CDLcRADO. PETTS SUBDIVISION PLA Ivo S ,1 ss 10 PROPERTY DESCRfPT10NS LOT 1 P.M., �� RANCE 1I JTRACT 6 SOUTH, 8T EST THE SUMCAA CANED 1/4 14 1000NTY CCLORADO AND BENG a' P,4R11CUL ABLY DE'S ED AS FOLLOWS: BEGINNING ATA O1NT ON THE *EST LYE OF SAID W 1/2 SW 1/4 SW 1/4 SE 1/4 OF SAID ScCTION 33 FROM 1IN THE SOUTHWEST CORNER OF SAM W 1/2 SW 1/4 511' 1/4 SE 1/4 BEARS S 0010'30' N: A DISTANCE CF 64.32'x; THEN C ITINUI:C ALONG SAID NEST LIE N. 0070'30 E A DISTANT CF 594.61 FEET, THEN D'ARTAIG SAID NEST LD€ S. 893757' E A CCSTANC` CE 151.85 FET TO ThE CFXTfR OF AN C S7WC COAT( ROAD; mei ALAND SAID CENTER.li E S 4971316 E A DISTANCE Cr 27.10 FET; THEN DEDARTING SND C` rg.1.2€ S 00'40'06 E A £*STANCE Cr 477.77 FM' TO THE CE)fTERLPE CF AN C STYCRA00; THEY ALONG SCCENTERLX TIE MOWING TIRE COURSES 7) S 4438'42' . A DISTANCE CF 64.32 FEET; 2) S 6341'52' . A DISTANCE C1� 89.87 FET; 3) S 681'30' 11'. A DISTANCE Cf 74.13 FEET TO IDE PONT OF BOWING. CO1TANS 2.234 ACRES AS DEMO NERDY. 0 100 200 Draw �000' • ?ctO raD A TRACT OF LAND SITUATED IN SlECTION 4, T. 7 S. R. 87 W. AND SECTION 33, T. 6 S. R 87 W. OF THE 6TH CARFIELD COUNTY, COLORAL'O 1=•3 T c a 2d 1)../t2',4,- f1'1,lrory 14- 07 X I S + I \, cod' co• • L 11a_ 'r- r< trt1 S 8g'3151 E 151.65" SET HOAR PLASI1C AP P.L.S. 30 s I 21613 ROW w/ pu c CA' p.L.S."04n1ESS s 35.00 '64���\ r GSRs Lei 8 89'36"20 1328.24" CIA 4rab c$j:pss 3°.°°' MAY}lEss 5 5���/,p SET U _1• N 44'03'1d' W 21.10' �.- intlarr F� �o -eiruari 41 ►.,�' ff 1 �1� %C4224Z4 1 or soy 0 pg.tEllAR 7613 s 09.34'20.. E 1194.08 • eG-0 04 NO 8001( 631 ".G INY of 8EgVNING P6°01 aSSAEN RECORD lie P 0 $ �� sECncw 3,Y- 71:IY27" 4 JJ3g94cokAtER ' / cORNE37 Or4ESS sE1 30.00An yr/flow co P L 127613 5CO BUC 3LE -� 7 't 49 it ,k! RANGE 87 NEST )41%.. N 89'33'10 W 1327.06 8913110" W 1265.79 l�tir sv %,/ 4i(4 ie4c r n A nrG F, 87 frE T • 6913411. 201. .rdierettt4 ‚4' TOW lv:a .1 2e c r-41/ • N( eb\ W/QU5 nc CAP FOUND REDO 7 Ngg`1 'w 1330.5 • �O IOW ** TOTAL PAGE.02 ** • • MEMO TO: DAVE MICHAELSON, PLANNER FROM: DON K. DEFORD, COUNTY ATTORNEY RE: PETTS/HOLMES SUBDIVISION SKETC DATE: March 28, 1995 Other than general compliance with Garfield County Subdivision Regulations, including all provisions of Sections 4, 5, and 9, this subdivision does not present any special or unusual legal circumstances. As a subdivision this lot will be required to participate in a homeowner's association, receive water through dedicated easements, a water system, and water rights held by the homeowner's association, as well as present all necessary engineering reports and State Department approvals required of a full subdivision. DKD:mls • • Au(211,,( '). 1')9,1 (( i ) ( int licl(I (.'Uotitti' (.•olllllli,`i.`;iollers I'r(Iti Subdivision /11)OIiealion NVIe,, TIM; (IN1)L;II:SIC:NI?,1.), own ranch I)iopetlics comprising approximately 5000 titles (see k.,cltil)il t) either tl(Ijacent to or \vilhiu one -mile u(. the pll>I)ofil'(I Pelts Subdivision beiiip. reviewed by the (iilfliC'I(1 (_Otln(y Commissioners on Aliv. st 1 5, 199,1. \\'e strongly )cel the abuse 11Idiilione(I proposed sul)divisiott 11usr:s a grossly inupI\Iolviale application of the exemption process and sltuul(1 either be (Jellied or subjec(cti (o strict controls ill)I)lie.able to other subdivisions of land \vlliell (lo not benefit Um)) the exemption. The Shi1)1)ee's I)Ia\v V,Illcy is a natural, b('a►IliIitl \albs cOtri(lor enjoyed ..by many resicleltls ()I' and visitors to (.;arlichl (.'otlnly tiv1io Ilse Illc Cottonwood Pass Road. this IZ') (tele parcel is \cry itnOortanl, along \vitt( adjoining; lands, in 1)tescrving (lie continuity 01 Ibe Iti);lc)lic ranching character of this arca, 'IIlutchue, special attention should be given to development impacts. \Ve. Ice) it is inappropriate lane) -use planning lo tllto\y smaller lots of 2.7 ael cs, 'I.) acres and 7.11 net es to be created in it t elide, lunching ;u ca t\ltich is 10 utiles from 1Ii:di\yay 82, and what most parcels are curteiltly ;11 Ica51 .15 ,teles or larger. \Ve feel that :inch a close coneentIillion of structures and potential collection of vehicles laid equil)In(l,1 around said s(ruclores cotild fotevcr rain tit(' IIIIIIIIIe, r115(le cbaraclel of lliis he n,IIlUI IIICU. (Please review \vital has happened Ilct('s; 100 Road Zion) 1.acl !Invites tvlicii lour small lots were. created. 1 his is now impacting an important entrance to the Missouri Heights area.) • II' this utlt-of-shite ohne(/developer is allowed an open-ended privilege to leap prlllll`; IIIIIII the exemption process 16((0((1 Iluli11a1 subdivision controls, the ,ew:lindt:i or we I►It►pclly t►1viluI:; who duly ctttc about the loll} -lett( litlure of this arta coup( suffer from decreased (lcsit;lhilily and value ()Lour properties. 1 )Ili' to i1:; distance From lilcitwuucl Sp inl.g,s (approximately 1 ti miles) ;Incl lien( oilier \vitt! cutnl►alahly si/.ed lots, Cattle Creek and 112 Road 1np1►Iu'ciul;llcly ;i miles), l iarlicicl County will be laxed to deliver police, lire, and scltc)ul kr; '; 'i''i' e (l1 flus ICI110IC .`;IIkliViS11)I1 ill ;1 t:ll;il/1111011 may be Witte llltequitahly by o(Iu:i' ;II lick( (.'tinny tux ll;lycl;;. \1'c' sllclltt?I)' utg,e the Commissioners to (ICtly this application and to consider typt:alillr2, or amending the subdivision exemption process 111 (artieltl r'uullty to I)it\'en( potential Iittute. misuse of the eoultly's ltll;Il It1iid;. II• you feel this application cannot be denied kir any tiuhslal►lial reason, \1c' IIIul you ;tt least lake action iticlutlinh but not limited to the follo1viith: Require this subdivision to comply will► all the requirements of a non-exempt. subdivision. Requite building envelopes to he clesip,l let.\ in locations 1vhere structures hast impact (Ile visual character of the public road corridor and adjacent smelt I)lu1>Ctlics, Rk.,quire reasonable landscape .screening of all structures hu111 the public road corridor and adjacent ranch prupetlics, t. Require aecc:;s driveway design to comply with county sI)CCilicfliuns incl lccltIue bonded rave fettlliun of all cut ;In(l Ii11 slul)Ci. S. IZecluite the subdivision lu be revielved by the ('aunty ikon Department, lite I )c1►tullnent, School I )i slriet, County ltuatls, County Sheriff, the Colorado DeptlIti n•1)1 ul' \Vildlitc and flay other appropriate governmental :,gena' assigned to prulrct the public \Fellate, the lvildlife habitat wul the county laxp;t)elS. (c. Itl I(IItIe 11O11Wt►lv1ul CovenMItS which ;uta Ilesit;netl lu pruI I the Viso (' anti 1:nvirownt'Ilh l ell;Hader of this arca. All of the points should he reviewed by the County Planner and forwarded \till, i) positive tCC'tllllll end;lti0U before this subdivision receives approval From (Ile ( )1n1111 lone' s. • • `h. tIi.iI vtttl, 111 our clit'letl Inl;e out cut►'CI los t►utl I c1(IIt lS !;cl it1t1:11\' null 11110 \'uU \\ i11 Illkc. 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