HomeMy WebLinkAbout2.0 Staff Report PC 03.08.06rw 3-8-06 pc
STAFF REPORT TO PLANNING COMMISION
SKETCH PLAN FOR PANORAMA RESERVE SUBDIVISION
APPLICANT / OWNER Big View LLC
LOCATION Approximately 3 miles north of Catherine Store
PROPERTY SIZE 46.069 acres
SITE DATA 3 residential lots 19.'156, 14.457 , 12.456 acres
WATER lndividual Well* Permit #91058
SEWER lSDS
ACCESS Panorama Drive
EXISTING ZONING ARRD
COMPREHENSIVE PLAN Subdivision
I. GENERAL PROJECT INFORMATION
The subject property is generally located in the Missouri Heights area. The parent parcel
is 46.069 acres. The proposal is for 3 lots, the sizes of the lots are 12.456, 14.457, and
19.56 acres. The lots will share a well for domestic water. lndividual sewage disposal
systems are proposed for each on of the lots. Access is being proposed from one central
private drive from Panorama Drive. As an alternative to the shared drive the applicant is
also exploring individual drives from Panorama Drive for each lot. Each lot will have will
have a platted residential building envelope and outbuilding envelope. The terrain is slope
constrained in areas of the parent tract. These constraints should not prohibit any
substantial development issues. Current County land use code does not allow building on
slopes greater than 40%. ln the subdivision application there are few areas that are
greater than 40o/o.
II. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN
The comprehensive plan for this area is "subdivision". The applicant is proposing 3 rather
large lots that meet the minimum lot size for the underlying zone of ARRD. To the north
and east are several lots much smaller than proposed in this application. The request is in
conformance to the Comprehensive Plan
III. APPLICABLEZONINGREGULATIONS
The following is an analysis of the proposed development with the required zoning
regulations of the ARRD zone district.
A. Proposed Uses in ARRD Zoninq
The Applicant proposes single-family residential development on all 3 lots, which is a
"use by right" in the A/R/RD zone district and is therefore consistent with the underlying
zone district. For other uses, the Applicant should consult Section 53.02 of the Zoning
Resolution.
B. Common Dimensional Requirements in ARRD Zoning
1. Minimum Lot Size of 2 acres: The Applicant proposes the 29.72-acre property
be subdivided into four (12) lots that are approximately 2+ acres in size each.
This proposed acreage satisfies the minimum lot size in the zoning
2. Maximum Lot Coveraqe: Fifteen percent (15o/o)
3. Minimum Setback:
o Front yard: (a) arterial streets: seventy-five (75) feet from street centerline or
fifty (50) feet from front lot line, whichever is greater; (b) local streets: fifty
(50) feet from street centerline or twenty-five (25) feet from front lot line,
whichever is greater;
o Rear yard: Twenty-five (25) feet from rear lot line;
o Side yard: Ten (1 0) feet from side lot line, or one-halt (112) the height of the
principal building, whichever is greater.
4. Maximum Heiqht of Buildinqs: Twenty-five (25) feet
IV. APPL!CABLESUBDIVISIONREGULATIONS
The following section addresses common subdivision components that will need to be
addressed as part of any Preliminary Plan and Final Plat submittal to the County.
A. Domestic & Irriqation Water
The proposal is to use an existing well for domestic use, permit #91058 issued in 1977 .
A well test was conducted in 1979. The Applicant will need to conduct a production
test on the well to determine the current standard pumping test. Staff is recommending
the findings of this test should be submitted with the Preliminary Plan Application.
There are also 19 shares of water from the Missouri Heights-Mountain Meadow
lrrigation Company. The Certificate of Shares is issued to Grady and Cindy Olson.
The Applicant will need to provide information that shows who is the current owner of
the water shares. The shared well shall be owned and operated by the HOA and the
ownership and maintenance shall be incorporated into the protective covenants. The
water system shall be looped or if the line dead-ends there shall be either a fire hydrant
or a blow-off valve at the end.
Other requirements for the Preliminary Plan application include the following:
Secfion 4:91 of the Subdivision Regulations requires that a water supply plan, at the
same sca/e as the Preliminary Plan, shall provide the following information in
graphic and/or written form:
A. ln all instances, evidence that a water supply, sufficient in terms of quality,
quantity and dependability, shall be available to ensure an adequate supply of
water for the proposed subdivision. Such evidence may include, but shall not be
limited to:
1. Evidence of ownership or right of acquisition or sue of existing and
proposed water rights;
2. Historic use and estimated yield of claimed water rights;
3. Amenability of existing right to change in use;
4. Evidence that public or private water owners can and will supply water to
the proposed subdivision, including the amount of water available for use
within the subdivision by such providers, the feasibility of extending seruice
to the area, proof of the legal dependability of the proposed water supply and
the representation that all necessary water rights have been obtained or will
be obtained or adjudicated, prior to submission of the final plat; and
5. Evidence concerning the potability of the proposed water supply for the
subdivision.
B. lf a central supply and distribution system is to be provided, a general description
of the system, as designed by a Colorado registered engineer. ln addition:
1. Nature of the legal entity which will own and operate the water system;
and
2. Proposed method of financing the water sysfem.
C. lf connection is to be made to an existing water system, a letter from an
authorized representative of said sysfem staging that the proposed development
will be serued, and evidence from either the Colorado State Engineer's Office or
Water Court, Water Division No. 5, that the existing water sysfem presently
possesses adequate legalwater supply to serue the proposed development;
D. lf individual water sysfems shall be provided by lot owners, a report indicating
the availability of ample potable ground water at reasonable depths throughout the
subdivision and the expected quality and long-term yield of such wells, with the
written report by a registered professional engineer licensed by the State of
Colorado, qualified to perform such work; and
E. lf applicable, a Plan of Augmentation and a plan for subdivision water supplies,
as required by law, with the supporting engineering work signed by a Colorado
registered engineer, shall be submitted by the applicant, even if the applicant is not
the actual supplier of water.
Section 9:51 requires an adequate potable and irrigation water supply shatl be
available to all lots within a subdivision, taking into consideration peak demands to
seruice total development population, irrigation uses, and adequate fire protection
requirements in accordance with recognized and customary engineering standards.
9:52 lndividual wells may be used as the water supply, provided the applicant has
submitted the required documentation to the appropriate water court, and the
Colorado Division of Water Resources will approve wetl drilting permits for atl tots
within the development.
9:53 Central water sysfems shall be designed by an engineer qualified to design
water sysfems and be a registered professional engineer licensed by the State of
Colorado. Central water and treatment and storage facilities shatt be approved by
the Colorado Department of Health. All lines in a central water sysfem should be
looped, with no dead ends included in the system. Where dead ends are proposed
for cul-de-sacs, there will either be a fire hydrant or blow-off valve at the end of the
line.
9:54 Water supply sfems on-lot or otherwise located in a floodptain shatl be
designed to minimize or eliminate infiltration and avoid impairment during or
subseque nt to flooding.
9:55 all water mains shall be a minimum diameter of four inches (4"), provided
storage facilities adequate for fire protection are available.
B. Waste Disposal
The Applicant is proposing that each lot will be served by and ISDS. All systems shall
meet all county requirements. A Professional Registered Engineer within the State of
Colorado shall engineer the lndividual Sewage Disposal Systems.
C. Roads / Access
As required by $9:34, all streets are to be dedicated to the public, all roads will be
constructed to standards consistent with these regulations. Repair and maintenance
shall be the responsibility of the HOA of the subdivision. The Applicant will need to
decide if all lots will have driveways directly to Panorama Drive or if the lots will share a
common drive with one access point. GarCo Road and Bridge has no issues with the
common drlve.
D. Fire Protection
The property is located in the Carbondale
Applicant shall be required to address the
regulations in the Preliminary Plan application.
Fire Protection District. As such the
following sections of the subdivision
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 pornfs
to escape fire entrapment.
9:72 Where a central water system has fire hydrants, all fire hydrants shall meet the
specifications for the appropriate fire protection agency, particularly with regard to
thread size on the fire hydrants.
9:74 Water used for fire protection pu4poses does not have to be potable water and
may be from a source separate from the domestic supply.
E. Drainage
The Applicant has not submitted any information concerning drainage. At the time of
Preliminary Plan, the Applicant will be required to address the following:
4:80 SUPPLEMENTAL INFORMATION: DRAINAGE PLAN
A drainage plan, at the same sca/e as the Preliminary Plan and prepared by an
engineer registered in the Sfafe of Colorado, shall depict the following information in
graphic and/or written form:
A. Existing water courses and lakes;
B. Limits of tributary areas, where practical;
C. Computations of expected tributary flows; and
D. Design of drainage facilities to prevent storm waters rn excess of historic
run-off from entering, damaging or being carried by existing drainage
facilities, and to prevent major damage or flooding of residences in a one
hundred (100) year storm, showing:
1. Area subject to inundation; and
2. Location and size of proposed culverts, bridges, ditches and
channels.
9:41 Drainage easemenfs, channels, culverts and required bridges shall be
designed by an engineer registered in the Sfafe 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 rn 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 culveris 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. Culvefis, drainage pipes and bridges shall be
designed and constructed in accordance with AASHO recommendations for an H-
20 live load.
F. Wildlife
No information was provided regarding the issue of wildlife. The Applicant shall be
required to address the following at preliminary plan:
a:70(D) Wildlife - Description of wildlife habitation, including big game ranges based
on the mapping practices of the Colorado Division of Wildlife.
G. Soils / Geoloqv
Soils in this subdivision are Empedrado Type B and Morval Type B. The Applicant shall
also address the following section in the Subdivision Regulations for preliminary plan:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SO/L, VEGETATION AND
WILDLIFE
lnformation on the following characteristics of the area proposed for subdivision
shall be shown graphically and/or by reports, whatever is appropriate, for a
complete description of existing conditions, and shall include:
A. Geology - Description and/or illustration by a registered professional engineer
licensed by the Sfafe of Colorado of bedrock lithology and the stratigraphy of
overlaying unconsolidated materials in sufficient detail to indicate any potential
development problems resulting from groundwater, subsidence, instability in road
excavations and ills, expansive so/s, drainage patterns, structural bearing
strength, or the like;
H. Veqetation
The Applicant shall be required to provide a weed management plan to be approved by
the County Vegetation Manager as well as provide a revegetation security prior to final
plat to ensure that any required revegetation is established for improvements made in
the subdivision. The Applicant shall also address the following section in the
Subdivision Regulations:
4:70 SUPPLEMENTAL INFORMATION: GEOLOGY, SO/L, VEGETATION AND
WILDLIFE
Vegetation - Map and description of plant associations following practices of the
SotT Conseruation Seruice and including a description of adapted materials and the
location of major free masses.
l. Mineral Estate
It is unclear if the property's mineral estate has been severed and is owned or leased to
another party. lf so, the Applicant shall include a plat note on the final plat stating the
following. "The mineral rights associated with this property have been partially or wholly
severed and are not fully intact or transferred with the surface estate therefore allowing the
potential for natural resource extraction on the property by the mineral estate owner(s) or
lessee(s)."
J. Easements
There is an existing ditch on the property for which no easement is shown. There is an
approximate location of Holy Cross Easement on the property. The Applicant shall provide
the recorded documents establishing all the easements as part of the Preliminary Plan for
review by the County Legal Staff. Staff has been made aware that there may be an
access easement across this property to serve the lot to the south. This easement is not
shown, and if exists, shall be shown on the preliminary plan. There are several other
proposed easements on the property. Any common easements specific to this
development shall be dedicated and maintained by the HOA.
K. Assessment / Fees
The property is located in Traffic Study Area 11, which requires a $383.95 per average
daily trip (ADT) fee be paid to the County in a traffic impact fee. This fee will be figured at
the time of final plat. The Applicant could expect to pay an approximate fee of $12,000 of
which Tz shall be paid at final plat and included as a component of the Subdivision
lmprovement Agreement (SlA). The remaining half shall be divided among the lots to be
paid at the time building permits are submitted to the County for individual lot
development.
The development is also located in the RE-1 School District. As such the developer is
required to pay the appropriate School Site Acquisition Fee to be paid at final plat and
included as a component of the Subdivision lmprovement Agreement (SlA).
L. Recommended Plat Notes/ Covenants
Please be aware, the County requires the Applicant place the following plat notes be
included on the final plat and in protective covenants:
1. Colorado is a "Right-to-Farm" State pursuant to C.R.S. 35-3-101, ef seq.
Landowners, residents and visitors must be prepared to accept the activities,
sighfs, 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
othenuise of chemical fertilizers, sorT amendments, herbicides, and pesticides,
l
any one or more of which may naturally occur as a part of a legal and non-
negligent agricultural operations.
2. No open hearth solid-fuel fireplaces will be allowed anywhere within the
subdivision. One (1) new solid-fuel burning stove as defied by C.R.S. 25-7-401,
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 sfoves and appliances.
3. 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 aspecfs of using and maintaining
property. Resrdenfs 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 Sca/e Agriculture" put out by the Colorado State University Extension
Office in Garfield County.
4. All exterior lighting will be the minimum amounf necessary and all exterior
lighting will be directed inward and downward towards the interior of the
subdivision, except that provisions may be made to allow for safety lighting that
goes beyond the property boundaries.
5. 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.
6. The mineral rights associated with this property have been partially or wholly
severed and are not fully intact or transferred with the surface estate therefore
allowing the potential for natural resource extraction on the property by the
mineral estate owner(s) or /essee(s).
7. A Professional Registered Engineer within the State of Colorado shall engineer
all foundations and lndividual Sewage Disposal Sysfems.
Sketch Plan Comments and Preliminary Plan Review
The Sketch Plan comments shall be valid for a period not to exceed one (1) year from
the date of the Planning Commission review. lf a Preliminary Plan for the proposed
subdivision is not presented to the Garfield County Planning Commission by that date,
the Applicant will have to submit an updated Sketch Plan application to the Planning
Department for review and comparison with the original application.
