HomeMy WebLinkAbout5.0 PC Staff Report 11.08.2000Planning Commission 11/08/00
PROJECT INFORMATION AND STAFF COMMENT
REOUEST, Review of the D'Ari Sketch Plan.
APPLICANT: Tom D'Ari & Jeanne Soulsby
LOCATION: Located in Section 29 & 32; Township 6; Range 89
SITE DATA: Thirty-five acres.
WATER: A new well, shared water from an existing well
permit augmented water allotment from West Divide
Water Conservancy District and/or one thousand
gallon cistern — all are proposed as a possible
source/sources of water.
SEWER: ISDS
ACCESS:
CR I27 (Three Mile Road) to private roads,
Mountain Springs Ranch Road and Hidden Glen
Drive.
EXISTING ZONING: A/R/RD
ADJACENT ZONING: A/R/RD and Open Space
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
This proposal is located in Study Area 1 of the Comprehensive Plan. This proposal is also
located in an area designated as Slope Hazard and Septic System Constraints making this is
an area classified as Low Density Residential. The general description of Low Density
Residential is one dwelling unit per ten acres, which this proposal will meet. However the
steep slopes may require less density.
IL DESCRIPTION OF THE PROPOSAL
A. Site Description: Located near the Hughes Reservoir, this is a very steep piece of ground
covered by juniper trees, live oak and scattered pinion pines.
B. Proiect Description: The owner/applicant are proposing to subdivide this thirty-five acre
parcel into one, twenty -acre parcel (Lot 23A), on which the owners will reside and one
fifteen acre parcel (Lot 23B) for the purpose of possible future sale. All lots will be
served by an ISDS and individual well.
HL REVIEW AGENCY COMMENTS
1. Glenwood Springs Fire Department: The Fire Department has provided a lengthy letter
noting a number of issues, with suggested mitigation measures that will have to be
incorporated into a preliminary plan. (See letter pages )
2. Mount Sopris Soil Conservation District The District noted three concerns, erosion of
the access road to this site due to its steepness combined with intense summer rains.
Revegetation of any cuts for roads or construction and lastly the control of noxious
weeds. (See letter pages )
W. STAFF COMMENTS
A. Zoning:
A single-family dwelling is a use by right in the A/R/RD zone district. The applicant should
be aware of the following zone standards:
1
Minimum Lot Area: Two (2) acres.
Maximum Lot Coverage: Fifteen percent (15%)
Minimum Setback:
(1) Front yard: (a) arterial streets: seventy-five (75) feet from street centerline of fifty (50)
feet from front lot line, whichever is greater, (b) local streets: fifty (50) from street
centerline or twenty-five feet from lot line, whichever is greater,
(2) Rear yard: Twenty-five (25) feet from rear lot line;
(3) Side yard: Ten (10) feet from side lot line, or one half (V,) the height of the principal
building, whichever is greater.
Maximum Height of Buildings: Twenty-five (25) feet.
Additional Requirements: All uses shall be subject to the provisions under Section 5
(Supplementary Regulations)
This entire site is steep, with an average grade of 47.7%, therefore the requirements found in
Section 5.04 Supplementary Lot Area Regulations Development Limitation Based on Lot
Slope will be relevant
Lot Size 1 Acre or Greater. Such lots shall have a minimum building envelope of 1 acre
in an area that has less than forty percent (40%) slopes; however, a smaller building
envelope may be approved by the Board (Board of County Commissioners) after a review
of the following which shall be submitted by the applicant
(A) A soils land foundation investigation prepared by a registered, professional
engineer.
(B) A topographic survey with contour intervals of not more than two (2) feet.
(C) A site grading and drainage plan prepared by a registered, professional engineer.
(D) A detailed plan of retaining walls or cuts and fills in excess of five (5) feet.
(E) A detailed re -vegetation plan.
All of the above shall show the minimum building envelope size for each lot and shall
provide evidence that all structures and facilities can be built within such building
envelope area so as not to disturb any forty percent (40%) slope area. The following shall
be conditions of any approval:
(A) Foundations shall be designed by and bear the seal of a registered, professional
engineer.
(B) All final plans required to be submitted by a professional engineer shall be approved
in their final form and bear the seal of such registered, professional engineer. It will
be necessary for the applicant to demonstrate a preliminary plan that can meet these
requirements.
For all lots: Driveways, access ways and access easements within the development and
on the property of the developer shall have a maximum grade of fourteen percent (14%).
(A34-046)
B. Access and Roadst County Road 127 (Three Mile) serves this site. Three Mile then
becomes the private roads Mountain Springs Ranch Road and eventually Hidden
Glen Drive. This subdivision, when both dwelling units are built, will add an
additional twenty vehicles trips per day on these roads. That would classify these
roads as Primitive Residential and have to be constructed to the standards set forth
in Section 9:35 of the Garfield County Subdivision Regulations.
C. Water and Sewer: A new well, shared water from an existing well permit
augmented water allotment from West Divide Water Conservancy District and/or
one thousand gallon cistern — all are proposed as a possible source/sources of water.
Each lot will have its own ISDS. Because of the slow percolation rate for these
types of soils this is a Septic System Constraint area.
A cistern is not considered a viable source of water unless the applicant
can demonstrate they have a tong -term contract with an entity that can provide
water legally to the cistern.
2
D. Soils/Geology: The three soil types located on this property Tanna - silty clay loam
to the extreme south; Torriorthents —rock outcrop complex, steep and lastly
Cochetopa — Jerry complex, 25 to 50 percent slopes indicates some potential for
rock fall and slope slippage. Staff recommends more extensive analysis of
geological hazards and how they effect the buildability of individual lots. This area
is designated as an area with a Slope Hazard Profile.
E. Comprehensive Plan., This proposal is located in Study Area I of the
Comprehensive Plan. Density for this area is one dwelling unit per ten acres.
G. Plat Notes:
1. Land subject to identified natural hazards, such as falling rocks, landslides, snow
slides, mud flows, radiation, flooding or high water tables, shall not be platted for
any use other than open space or an uninhabitable portion of a lot over two (2) acres,
unless mitigation is proposed by a Colorado registered professional engineer
qualified to do such work
Land subject to flooding or in a natural drainage channel, shall not be platted for
occupancy unless adequate provisions have been made to eliminate or control any
potential flooding. In no case shall a project conflict with standards and
requirements established in the Garfield County Floodplain Regulations.
2. Development plans shall preserve, to the maximum extent possible, natural
features such as unusual rock formation, lakes, rivers and 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 (30) feet to a live stream, lake or pond, regardless
of the fact that flood plain may allow dwelling units located closer in some
instances.
3. 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 covenant 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)
4. 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. 25-7-401, 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. (99-096)
5. Each subdivision shall have covenants requiring that all exterior lighting shall be
directed inward, towards the interior of the subdivision. (99-096)
6. No further subdivision of a recorded subdivision shall be allowed, except where
it is provided for in an approved Preliminary Plan. (99-096)
7. In no case shall a lot be created with accesses onto a public or private road with
less than twenty-five feet (25) feet of street frontage.
H. Overall: Three major obstacles confront the development of this site, the steepness
of the slope, the requirements of the Fire Department and the Mount Sopris Soil
Conservation District.
The Sketch Plan Process is purely informational. Completion of the Sketch Plan process
does not constitute any form of approval or denial of the proposed plan.
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
Department for review and comparison with the original application.
3