HomeMy WebLinkAbout3.0 PC Staff Report 06.14.1995• •
PC 6/14/95
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: 39.8 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.
II_ 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 that the ove ll
slope is less than 20 percent. A vicinity map is shown with the on page` 3�
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
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. An
application to subdivide the remaining 74.78 acres into 2.3 and 72.5 acre parcels
was withdrawn, due to a potential to have to go through full subdivision to split
the 72.5 acre tract into two parcels. Subsequently, the applicant split off a 35
acre tract, which is exempt from the statutory definition of a subdivided lot.
B. Project Description: The remaining 39.8 acre parcel is proposed to be split into
two (2) parcels of approximately 2.3 and 37.5 acres in size. Both parcels will
share a well and have individual sewage disposal systems. Access to each parcel
will be off of C.R. 113. The proposed 2.3 and 37.5 acre parcels are 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 pen!
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 and dwellings
with or without basement. The applicant is required to provide percolation tests
as part of a Preliminary Plan application. The applicant's engineer needs to
evaluate the building sites on each lot as a part of the 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 district.
D. Roads: The applicant would access 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), and intend on sharing it with
the adjacent 37.5 and 35.0 acre parcel. It will be necessary to legally describe a
waterline access and maintenance easement at least ten (10) ft. wide to each
parcel being served by the well. There will need to be at least a 20 ft. square well
access and maintenance easement around the wellhead. A well ownership, use
and maintenance agreement will need to be drawn up that gives each lot a one-
third interest in the well and one-third liability/responsibility for the well
maintenance and repair. It will also be necessary to acquire a road cut permit
from the Road and Bridge Department for the waterline crossing the County
road.
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 propertowners presented at the exemption
application is attached on pages 1 " i
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.
• •
April 26, 1995
L9I a Lc!t I'Iim k;)f1L
Preliminary Plan _
Final Asti
SUBDIVISION APPLICATION FARM
SUBDIVISION NAME: putts - lictimt'.3._
Robert F. Potts, Cathleen E. Holmes
OWNER: _130 Rielge Rdtilest t1i1(oL 1 NIJ) 47104 g4 -I-
SCarrow D, walker 011 Colorado Avu.
ENGINEER/PLA:44 niuunvulytm, ol,Inwo uprinsik,co, qolz.•i
LOCATION:
Section y & 33
Township g & 7 go tanve Et7 West
WATER SOURCE: Shared Well 15 um Max, Permit #1 169139
SEWAGE DISPOSAL METHOD: Sgpr i c b. bea r11s3 Ld
PUBLIC ACCESS VIA: County Rd. # 1L3
EXISTING ZONING: Agricultural
EASEMENTS: Utility None exclusive 60f t easement ,book 637, pq 265 Qn 37 Laac_
Ditch water ditch #t116F On proposed 37.5ac lot
TOTAL DCVI LOPMJ,N'1' AREA:
(1) leaidential
Single Famiy
Duplex
Multi -family
Mobile 11ome
(2) Commercial
(3) Industrial
(4) PubllcJQuasi--Public
(5) Open Space/Cornmon Area
TOTAL:
PARKING SPACES;
Residential 5-6
Commercial !1/A
NIunher. Acres
Two (2) 2.3A�c�ry.aC
Floor Area Acre
dy.ft,
;q.ft.
9.(ac
Industrial 11La
1) two. (2) new proposed lets of apprx. 2.3ac & 37.5ac,devide from parent
lot of 39.8ac.
2) location, boundaries . fiiscription attached.
3) topography of proposed lot with overallavg slope less than 20%
developed by interpolation of U.S.C.S. contours to loft contours
attached.
4) one residential unit on 2.38c proposed lot, one residence and one chest
residence of less than 1000sq ft an proposed 37.5ac lot.
5) n,s.D.A. sc,i1 conservation service designation with interpretation
table attached.
6) there is a apprx 1/ 2 ac pond on the proposed 37.5ac lot with a
drainage stream. they will not be disturbed so there will bp no
impact.
g3thorn is no known potential radiation hazards on proposed lots.
anticipates source or ut.i 11 tion: Holy Crc,t;s Elect,
ROCKY MOUi1T ur'r VAs US West Telephone.
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A TRACT OF LAND SITUATED IN 'viz tT . _t- ,;3; -N 1°.:
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1 INCH = 200 FEET
NOTE:
CONTOURS ARE AS SCJLE FROM L'. C.C.S QUAD MAP AND ARE A45V
COWTCUR rrvr_av„_ = 40 Fn ‘9
lH'T= aPOLA-ED To /o
CONTOUR Oria,
PREZZMTNARY PITTS SUBDIVISION PL47
A ?RAC7 OF LAND SZfVATED tN
CYYONI, T. i S. R 87 F. ANDsgzrzo4a3, T. 6 S. R87 A'. OF2'REC7EF.
CAJiFJILD COUNTY. C1WR4Di9
d �Vi4L•.,_�art.TO tr 02.12 no.
fingi"terod Lund Survyore
811 Colorful() Avelino
Glenwood SprIiijp , Colorado 81601
(8( 4) O45 -A684
PROPERTY DESCRIPTION
A TRACT OF LANA 9ITUATBD IN MI/23fe'1:41VN1/4.SN1/4, N►r�/q�Ir.�r,t, aaf/40rri/0, Or rrcrrn
3.9, TONNSI!IP 0 SO(ITE, RANOB 87 KFYT OP TEE Sum P.M. AND IN LOT 3, SECTION 4, 1YOWN=Nl
7 SOUTH, RANOR 87 WEST OF rim SUM P.N, , OARFIELL GoLNTY. CoLoftADO, SAID ?RAcr OF LAN
BRING MORE PARTICULARLY DESCRIBED AS FOLLOWS;
BEGINNING AT TEN 60I177I Q1IARTER CORNER (1' SAID SECTION s0, SAID FOUTII QUARTER cORNB
BRING A MAR WITH PLASTIC CAP P.L.S. *8447/ THEN ALoNO TIIB SOUTH LINE OF veil.
6Nl/4851/4 9,89031'10"E. A 1llstANCR OF 200.82 PENT; TEEN DEPARTINO SAID 80UTN LIN.
N, 00'3U'A4 "N. A I?I BTANCH OF 1859.74 FEET 2V THE CENTERLINE OF AN SXI RrJNO ROAD; TIIR,
ALONG SAID CENTERLINE 17,40'03115"W. A DISTANCE OP 87.16 FHHT ro THE NORTH LINE OF SAI,
W1/2$111/4WW1/4SO1/41 THEN ALONG SAID NORTH 1.110 N,89'37'57"W. A DISTANCE OP 1(1i.85 T
THE Wssr LING OF SAID W1/2$W1/4NN1/48B1/4; THEN ALONl7 SAID WEST LINE' 8.05.10'30"N.
DISTANCE OP 656.03 PERT TO TILE NORTHEAST CORNER 0P SAID 8E'1/4eW1/4; THRN ALONG THE NORT
LINE OF SAID SE1/45W1/4 N. 30.38'IW "W, A DISTANCE 01' 134.18 FORT TO TILE CENTERLINE OF It
EXISTING ROAM; THEN ALONG 8AID CNNTRRLINIr THE FOLLOWING SIX COURSES;
1) 8.81404'10"W, A DISTANCE or 297,86 FENT;
2) 8.5444'38"W, A DISTANCE OP 131,(04 FEET;
8) 8.47•2038"R'. A PrST,NCR OF 440.00 FEET;
4) 0.37'37'33W. A DISTANCE OF 601.00 PERT;
5) 8,91°26'28"W, A DIsTANCB OF 147.21 FEET;
6) 8.18.12'07"W. A DISTANCE Or 485.31 PERT; T11NN i>IIPARTINl7 8AIA CBNTHRLIN
8.87'18'0,1 "[I. A DIS2ANcE OF 1311.87 FEET 7Y1 TNI; EAST LINE OF qAM LOT 3, SECTION 41 TNR
ALONG SAID RAPT LINE N, 00'12' 18 "N, A DISTANCE OF 208.04 FEST ro 1'NR POINT ON BRGIIININII
SAID mACT OF LARD CONTAINS a9, 817 ACRES AS DPSCRIORD.
REARINOS AS RECITED IN ?1113 DESCRIPTION ARE PASEO UPON A REARING OF N.89'3S'.10"11. PO
TEE SOUTH LINE OF THE SOUTHEAST QUARTtR ON SAID SECTION 81, NONUM1NTATION AT EACH EN
OF THIS LINE IS A FOUNll REBAR WMT11 PLASTIC CAP, P.1.6. . 45447.
1I118 DESCRIPTION HAS IIEEN PREPARED EY sAMUEL D. PHELPS, COLORADO RNO. PROFKRRIONA
LAND SURVEYOR *27 13, ' OR ND ON PEHALP OF SC4RROW AND WALKER, INC.
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Soil Conaervetion Service
•
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SOIL INTERPRETATION REPORT
Survey Area- A3PEN-GYPSUH AREA, PARIS Of FAME, GARFIELD, AND PIIkIN COUNTIES, COIOF.ADO
Map Sysbol,
Soil Mase
Septic lank
Absorption
fields
Dwellings
Without
6asoeents
Dwellings Milli
6aseaents
4 ACRE
12 WE
AMSARI
54 GAME
64 JERRY
SEVERE
Percy Slowly
SEVERE
Depth to Rock
Slope
Large Stone,
SEVERE
Depth lo hock
Slope
SEVERE.
Percy Slowly
Slope
SEVERE
Peres Slowly
Slope
104 TORRIQRTHENTS SEVERE
Depth To Rock
Slope
CAM@ORIHIDS
SEVERE
Shrank -swell
SEVERE
Slope
large Stores
SEVERE
Slope
Depth TO Rock
SEVERE
Slope
SEVERE
Shrink -swell
Slope
SEVER[
Slope
Depth to Rock
MODERATE
Slope
thrink-swell
SEVERE
Slope
Large Stones
SEVERE
Depth to Rock
Slops
SEVERE
Slope
SEVERE
Slope
Shrink -swell.
SEVERE
Depth ro Rock
Slopo
luc41 Shoot,.
and Roads
SEVERE
Shrink -swell
Law Strength
SEVEPE
Slope
large Stones
SEVERE
Depth To Rock
Slope
SEVERE
Slope
SLAM.
los Strength
Siope
Shrink -swell
SEVERE
Depth to Rock
Slope
U.S. DEPARTMENT OF AGRICULTURE
SO Il. CONSERVATION SERVICE
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MEMO
TO: DAVE MICHAELSON, PLANNER
FROM: DON K. DEFORD, COUNTY ATTORNEY
RE: PETTS/HOLMES SUBDIVISION SKETC%,PLAN
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
fu.11 subdivision.
DK]D:mis
,'\(IoIr ( () 1 99,1
1 l) (i;ti licld l'uwity (.'u111111i,Y;lollcrs
l I','tls �illhdfvisjuii A1)I)lien(iou
• \VI:, '1'111', IINI)EItSl(:NI?U utVn ranch J)ItJ)erlies cu11IJ)risillJ;
al) I,roNilIliltc'ly 25000 acres (see li„xhihil .A) cilher adjneenl. Iu or within one -mile of the
'imposed rens Subdivision hcill
Ic1'icwed by IIIe (iarlicl(I ('r)unly (:uulnlissiu►)ecsi un
/111p1';( 15, J99,1.
\\'c strongly feel Ilia above nlcllli(►ne(1 I)rul)usecl subdivision puss a grusSly
ini1PJ)I(V idle Ill'l)licatiull of Ilse exemption process and should either be (Jellied or
subjected to strict conirols applicable R) ulhuc stll,(li1'isi0lls o!' I;Ind \vhiell du nul benclit
li (HII the exemption.
'IIIc tihil)pee's 1)Iaw Valley is it natural, beanlifill villlcy cl.)Irillul' enjoyed
..•1V many resitlellls ()land visitors Ill (int -field (.'i,tlnly tivho Ilse Ills ('oIIu111voOd 1'as'.; Rud,
I his 89 aelc parcel k 1C1)' il►►J)Orliull along �
coIlliIluill• OI the hill„1 is riulcllill , � \\ lilt ac(joinin�; land.:, in J)Icscrvil)� Ills:
ention
should I, characl(;r ()I' This area, 'I helcfi,re special
I he Dives to delelol,nl('nt imptu.•ls. \Ve Icul it is illaI)J)ru1)riate land ,ise; planning
I(, allu�l� smaller lull ul 1.7 �.,
news, c , ,l, % acres and 1.11 iici e;; to be eretIIC(I i11 i) 'emote, rural,
I ill ll'l l 11 l)_, ill c'il, 11 hid)��.
is 101niles Jiuiii Ili
at I(•;1:1 .15 >:1111•ay 82, and 1vhclt.' nl);;l parcels are currentlyi1C1,.., s OF IUrJ'ci'• We feel that ;;iiub it elOse coIIC(IIII;III(,11 of Slrtictllt es and
potential collection of vehicles and e(luil>nlelll around said Structures cu ' > : , .
Ihc' unique, lu•, ► incl lu►cicl ►uin
I l c' clinracfc'r or IIII.S beiltllllill ilrc;t. (Please review IVIiiii has happened
11(.1„s; jun Itu;Id nom l l.acl Hurtles ihc., \vhcu lour small lits \\•crc created. 1 his is now
impacting 1)n ilnl)urlallt entrance (0 the Missouri Ilcighis arra.)
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I I' this null-uf sink u\vncr/(ICvelol)cr is allo\vell an oval-emic(I Illivilegc lu
leap piufil; lionl IIIc exemption process \villttltll IRA mai subdivision controls. (he
1,:1►I;lin(Icr or Nye (I OI)cl 1)' o\vil ; \vim ti kilie about the long,-ki in future of thtis art•,I
culll(I
sulTer From decreased (I(•.sil;ltlilily Intl value ()Gnu. 1>iof)cllies.
I )ue to its distance lions (ilciI\\uuO `illrini:ts (approximately Ili miles) and
Ilont oilier sul.illivisiuns \vitt( culltl)ilably sii..ell Iul:a, ('atllc Creek and 112 ltua(I
(npI)luxitn;hely ; utile;), (infield County \vitt be !axe(' to deliver police, fire, un(I slllulll
btl: ';'ivi'•(.' Iu Illkk (eiiiote sukll\'isioii al ;i cost \\I1tch may be home tlltc(lltl(Rhly by other
( ;al lick! (..ullnly tax j) I\cls.
\"e shutI Iy nage (Ile COnunissiullcls to deity this application and to consider
I) I'nllnl! lir (unending the snl)llivislolt exemption process in (Unlit•ltl ('otinly 10 f)ICVeli(
potential (illlue misuse of the cuul►ly's rural lungs.
II
von led (I11.'; application ('(111111.)( be denied Illi any substantial ICa5U11, \\'C
1„,pI. ( (hat you at leo;( lake acliotl in(:lu(lii', bol not limited lu the fullc)\vinf,:
I. l e(lout: tliis subdivision Io coffin!). \villi fill lite requirements of
;ul�di\'i ;ion.
?. Its llltil ' l)tlildintt envelopes to be designated in locations tvltere 5lincl(tres
least impact the visual character of Ibe public old corridor and adjacent ranch
pi opet ties.
1 Itr(Iniie Ieusunal)Ie landscape screening of all structures liurll the public tuatl
corridor and adjacent ranch f>iuOethes.
‘1. Require a(,:cs; (.Iiivc\vny design to (.urtlply \vi(h cu11n(y specifications and te((IIite
bonded tevcgetaliun of all cut and lilt slopes.
Itc((iiie (he stll)(Itvisiult to be revit'.\vc(I by the Comity 1lcaltll L)cpar(ntcnl, l itt;
I )(ailment, 1)is(riet, t.;uunly ltuatls, ('aunty Sherif(, the Colorado
t. )('11;Il.l1m:ill of Wildlife and any other appropriate 1,ovct'ltlttcit(al :Tetley assigned
to Olulct't the public \velfiie, the \viltllil'c habitat and the count)' lftxi);I)els.
�). lt(.'iI)lile 1linnet.)\\'IICIs covenants \\'Iiiett are designed to protect the visual and
environmental cllfll;lc(l.'i (>f tllts area.
All of (lit' points should be revie\vcd by the County Planner and forwarded
\yid( a positive i .' . Iltllli:Iid;ItiOII before (his subdivision ileeives approval from the
('01 1111l��i))Il('15.
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nt►d vu i tllty Ilt't:t',!sllr)' Ilt;llutl 10 1Jrt►lvuI t'llr • t'r:;tt•tl
I'I t'I't l (1' 11111 l i �cl�, Ilulll U111►c.t:cr;Snl j' IIt;llnll t t 111111a11;1 1►t11►1 11 IItYelU1)el' l(olt.In & ll! 1111.11;1:
u quid; 1!Iu11t (11111 ICIIVII111 Uol1;ct1lICI1i t:9,
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Carbondale & Rural Fire Protection District
300 Meadowood Dr.
Carbondale, Colorado 81623
Phone (970) 963-2491
FAX (970) 963-0569
May 30, 1995
Dave Michaelson
Garfield County Planner
109 8th St.
Glenwood Springs, CO 81601
RE: PETTS/HOLMES SUDIVISION SKETCH PLAN
I have reviewed the sketch plan for the Petts/Holmes subdivision and have visited the site. I
would offer the following comments regarding fire protection.
Access to the two proposed lots off of County Road 113 appears to be adequate.
Water supply for fire protection would be provided with water carried on fire apparatus.
Response time to the subdivision is approximately 15 minutes with first response coming from
Station No.5 located on County Rd. 100.
The District will require the payment of development impact fees in the amount of $232.00 per
unit as approved by the Garfield County Commissioners. This payment is due upon final plat
approval.
Please contact me if you have any questions.
Sincerely,
Bill Gavette
Fire Marshal