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Home My WebLink About2.0 Staff Report PC 01.12.92REQUES'r': APILICANI'S: ENGINEERS: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: ADJACENI ZONING: PROJE(]I IN ITORMA'I'ION AND S'I'AFF COMME,NI'S Prince Creek Estates Sketch Plan David & Connie flicks PC Ut2t94 Schmueser Gordon Meyer, Inc. Aparcel of land located in aportion of Soctions 10, ll and 15, T.8S. R88W; more practically described as a tract of land located approximately two (2) miles south of Carbondale, offof County Roatl I I l. The site consists of 121.588 acres. Shared Wells I.S.D.S. systems. County Road lll A/R/RD A/R/RT) Subdivision L RFLAI-IONSHIP'IO T'IIE COMPRI}IIITNSIYF-EtAI{ The subject property is located in District C - Rura.l Areas Minor Environmental Constraints as shown on the Garfield County Conrprehensive Plzur Mzmagement Districts Map. IL DE,SCRIPTTON OF TTIE PRQPOSAL A. Sitelercrintion: The property is bound on the west by the Crystat River and on the east by County Road lll. To the north and south are agriculLural properties and along a porl.ion olthe southem property line are small 2Lo 5 acre residential lots. Access to the site is provided via County Road lll, which accesses State Highway 133 across from the State Fish Hatchery. The property gently slopes to the Crystal River at approximately 5-10 percent grade, with the slope decreasing to approximaLely 4 percent as the property approaches the river. Vegetation includes native grasses in the historic pasture areas, with coLtonwoods al<lng the banks of the river. T'he regulated floodplain is contained within the bank system, and does not appear to impact any potential building sites within the subdivision. T'he only structures on the property is the main residence and other agricultural buildings. B. The applicants are proposing to split the 121.588 acre parcel into six (6) parcels of 2.0 acres in size. The llicks intend on re[aining the 109.588 aore parcel with the existing structures. All of the new lots would utilize a proposed 60 ft. access easement off of County Road I I l. Domestic water will be provided by two" domestic wells approved by State Division of Water Resource permits. Sewage disposal will be handled by ISDS. The predominate soils on the site include the Evanston Loam, which only has severe restrictions for ISDS and dwelling construction for areas with steep slopes. 1'he proposed new lots have slopes of 8-12%. Percolation tests will be required prior to Preliminary PIan. m.S.TAI]F COMMEI\TI.S Soilsfl'onography: The soils noted previously have severe constraints for aref,s with steep slopes. The 8% Lo l2o/o slopes for the new lots are not considered steep slopes and as such, should not presen[ a constraint. The areas adjacent to the swale going tlrrough the small lots is a strong sandy loam, that has severe limitations for absorption Iields for an ISDS. Roads/Access: All lots access off of an easement coming offof County Road I I l. This easement will have to be improved to County road standards, which would require it to be a publicly dedicated road, with a minimum right-of-way 40 ft. wide, with two (2) eight (8) ft. wide driving lanes and the rest of the standards for a semi-primitive road as defined in the subdivision regulations. Additionally, the road must have a cul-de-sac with a 45 ft. radius or a T-shaped turnaround with a 50 ft. radius. Fire ProLection: The subject property is within the Carbondale Rural Fire Protection District. The fire district has not commented on the proposal. T ot Design: The proposed lots are all designed to have what appears to be a building envelope 100 ft x 100 ft. If this is intended to provide consistency for the location of house, we would suggesl" that this issue be dealt with by covenant, rather than def,rning them on a hnal plat. ln general, there is no real creative thought given to the layout of these lots. Additional Agency Comments: l. nivision of Water Resources: The Division staffhave noted that the well permits noted previously as the source of water have some limitations. As permitted, only one.w-ell is legally capable of providing water to three dwellings (See letler pages Lf( d l. A. B. C. D. E. 2 F.The Sketch Plan process is purel y inlorma tio nal. Completion of the sketch Plan process does not constitute approval of the proposed plan. T'he Sketch Plan cornments shall be valid Ibr a period not to ex<red one (l) year from the date of the Planning Cornrnission review. If a Prelirninary I'>lan for the proposed subdivision is not presented to the Garl-reld County Plaming Cormnission within this period, the applicant shall submit an updated Sketch Plan application to the Planning Division for review and comparison with the original application. (ff*""rA -a-zztfrr,-/ ""@ //L bDf+ as //,L ,€,0, ot), -$ryTur^4*i/; 0,0*0/A-vLL7L 4['**/ M tuL( ' tba,: r-,v. rfrryik-7^1:'*1,,-#5,;r"r/^^ro(- I /-1"/hu- "i/-U . *g,Ua-cal- (l b't't-l V,ttuZL":il//.T'.#,j -o irts rtl'fu"'*-2 *:u*(i'io o; I .'KYU /t'L-' L'Y- J 7/r_c-ca- /-rfrarfrr,z Mrl-aflk-n"fl. u*-' * WWfr ";;il az/p*-e///, STArt Ot. eolot(ADo OTT]CE OT I I IE SIAI E TNGINEIR Divisit-rrr of Water Res<turces Depar ltnent o[ Natural llesources |,l I J Shcrnrarr Streel, Roorrr 8l I l)enver, Coloraclo 80201 l'horre (l0l) 866-358I rAX (103) 86(,-15U9 Roy Ronrer Covernor Ken Salazar fxecutive Director llal t). Sinrpson State Engineer I)eccnrber 22, 1993 Mr. Dave Michaelson, Planrrer Garfield Coultty ISuilding and l,lannirrg 109 8th Street, Suite 303 Glenwood Springs, CO 81601 t r IUi: Prince Creek Estates Subtlivision SW l/4, Section l[, T'8 S, R 88 W,6th lr.M. Water Division 5, Water District j8 Dear Dave: Tltank you for tlte re[erral for a six lot subdivision. T'lre applicalrts, David atrd Connie Ilicks, are proposillg to create six single-farnily lots o[ approxinrirtely two acres eacll. T'he proposerl water supply lbr tlris subdivision is l"o be frorn tlre sharccl use of two tlonrestic wells, pernlit nos. 105764 arrd 174240. ' Pursuattt to Section 30-28-136(h)(l), C.R.S. 1973, the State Errgineer's Office o[[ers the followirlg opillioll for your consideraLiort regarding nratcrial irrjury to decreccl wrter rights and tlle adequacy o[ the prnposed watcr supply: The two tlotuesl"ic well penllits were issued as the only wcll on l)arcels o[ 35 acres or lllore.'flte use of perlnit no. 174240 is lirnited to ordinary household purposes inside tlrree (3) sirrgle falnily dwellittgs, the irrigatiott of not Ittore than one ftcre oI horrrc Ialrrs nud garderrs, arrd the watering <lI dornestic anilnals. Tlteuseo[pernritntl. l05TS4islinritedtoordinaryhouseholdpurposesirrsirleolle(l)sirrgle fatttily dwelling, the irrigation o[ lrot nurre lhan ons acre o[ fiolre lawrrs ald garderrs, aptl t5e waterillg of poultry, dolrtesl.ic anituals, ard livestock on a fanll or ranch. 'I'his pertrrit curreutty canllot serve lllore tltalt otte single-fanrily dwelling. Our present policy on tlorlestic wells lilnits t5e use to olle sillgle-farnily dwelling unless the a;rplicant specitietl ntore thalt one dwellilrg on the application fornr. As of Jattuary l, 1994, we will anrerrtl donrestic penrrits issued as the only well on 35 acres or tttore to indicate they can serve three sirrgle-fanrily drvellings i[ the followilrg docunrents are sutrntit"ted to this office: [. A letter, signed by tlre applicant, requcsting anrerrtlrnent of l.he penllil., and specitying the uses desirecl. Mr. Dave Michaelson Decernber 22, 1993 2. If the applicant for the atrtetrdnrerrt is not tlre origilral applicant oI recortl, for a chatlge itt owlterslrip/address (Fonn No. GWS-l l) and a copy oI a deerl are tlte owner(s) of the 35* acres tlescribed in the existiltg well flerlnit. l'age 2 arr aplrlicatiorr showirrg they 3. A legal dcscription o[ the 3.5*- acre tract, i[ tlrat inf<rrrnation lras not alrearly beerr subrniil.ed. Itt order to assure tltat a perlltalrent waLer supl)ly rvill be available on an equitable basis to Iots, rve reconllllen(l the ftrllowilrg: l.I'he wells slxruld [re locatetl on an outlot owned in colurnorr by atl property owllers usilrg tlte wclls. Access to the wells antl the riglrt to establish and ntaintain'pipelines shall be ;lrovided lry easentents whcre necessary. I'he wells should be j<rintly orvlretl by the lot owrrers. Covettaltts attd/or otlter tneclranisnrs should establish a lot owrrers association with powers to lttake decisions cortcernirrg nratrflgenrerrt arrd o;terati<lrr of the wells. A j<lint lnaitrtellallce agreetttent is a requirecl part of such an associatign. Use tlf tlte two dolttestic wells rnay be shared betweerr tlre proposed lots as lorrg as^ ilre individual ctllttlitiolts oI approval on eaclt perrnit are cclrrrplietl witl arxl tle linritatiols 01 use are not exceeded. This will reqtrire Llrat pertnit lro. 105764 lle anrended to iltlicate it cap serve tlrree single-falrrily dwellings. No atlditional well pernrits will be available 01 the two 35* acre parcels designated by the existirrg well perrniLs without a plan lor augltrelrtatiop approvetl by water iourt. Under current statutcs antl policies, tlre proposed water supply appears adequal.e, and there is a presunrptiort of no Ittaterial injury to decreed water rights. Shotiltl yll trave ftirtlrer questions or colllllleltts regardittg the water supl)ly fur this project, please cogtact tfuis oftice at tlre above address. Sincerely, fin l'rz'* Je[f Deatherage Water Resources Elrgineer Orlyn Bell, Division Errgilteer Joe Bergquist, Wal.er Corrunissioner prince.sub .| 3. t,,r t, i I,,i i'i:l:,.:l :.i :, ,,.| 'ir..liii:',i, i ,i. ''rr:ri i:lr ,i ,:l:, ' :i t. : :'-.i.,, rlr ,i t, :!i