HomeMy WebLinkAbout4.0 BOCC Staff Report 08.08.1983PROJECT NAME:
OWNER/APPLICANT:
SURVEYOR:
LOCATION:
SITE DATA:
WATER:
SEWER:
EXISTING ZONING:
ADJACENT ZONING:
B0l- 8/8/83
PROJECT INFORMATION AND STAFF COMMENTS
The Cedars Sketch Plan
Carl Pitts
Shale Country Surveying
A parcel of land located
approximately 4 miles east of
Parachute on County Road 301.
A 79.8 acre parcel to be subdivided
into 16 single family lots.
Central water
Individual septic
A/R/RD
North: A/R/RD
South: A/R/RD
East: A/R/RD
West: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN:
The development is located in District E (Rural Areas/Severe-Moderate
Environmental Constraints). It is the policy of the County to consider
this area to have poor suitability for growth. Other relevant policies
are:
1. Non-agricultural areas and non-productive cropland found in this
area shall be considered best able to absorb growth. (page 72)
2. Road access and conditions shall be used to evaluate the relative
ability of areas within District E to absorb growth. (Page 72)
3. Areas outside a one (1) mile radius of District A (Urban Area of
Influence) shall have a density of one (1) dwelling unit per five
(5) acres. (Page 74)
4. Slopes 25% and over shall be restricted from Development. These
slopes may be:
a. Maintained as permanent open space;
b. Platted as a part of an approved building lot, with an open
space easement;
c. Platted as a portion of a building lot which has adequate
useable building space available other than steep slopes;
d. Platted as a portion of a subdivision and dedicated as
permanent open space;
Developed with special design consideration and engineering.
e.
(Page 77)
5. On moderate slopes (16%-24%) only those structures that are
designed to fit the contours of the land shall be considered. The
leveling or "benching" of these slopes shall not be permitted. (Page
78)
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The site is split by County Road 301, sloping to
the north vertically 535 feet in 2631 horizontal feet, or an average slope
of just over 20%. The vegetation consists of pinyon, juniper and native
grasses.
B. Project Description: It is proposed to split the 79.8 acre parcel
into 16 single family lots ranging in size from 2.089 acres to 8.54
acres. Access to 12 lots south of County Road 301 is provided by a 50
foot right-of-way that winds up the hillside and dead ends roughly 2100
feet beyond the access point. Off of the 50 foot right-of-way there are
two 50 foot access/utility cul-de-sacs of up to 800 feet in length. The
longer cul-de-sac has a 50 foot wide fire lane shown that creates a
continuous lane back to the main access road. There are three lots north
of the county road that are served by a 750 foot long 50 foot wide access
road with a cul-de-sac with an additional green belt access easement
extending beyond the cul-de-sac. There is a fourth lot north of the
county road that will access directly to County Road 301.
410
III. MAJOR CONCERNS AND ISSUES
A. Staff Comments:
BOCC - 8/8/83
1. Comprehensive Plan: The proposal has an average density of one
dwelling unit per 3.25 acres. The District E policy for density is no
densities in excess of one (1) dwelling unit per five (5) acres.
Additionally the Comprehensive Plan identifies slopes in excess of 25%
as being restricted from development. Lots 7, 14, 15 and 16 all
appear to have very limited buildable area with slopes less than 25%.
Lots 2, 3 and 9 have slopes in excess of 16%, with limited building
potential.
2. County Environmental Health has stated that it appears as though
many of the lots will require specially engineered on-site sewage
disposal systems as a result of severe soils limitations.
3. The County Road Supervisor stated that the roads as presently
designed may not be acceptable for dedication to the County for
maintenance and repair, but would have to meet County design and
improvements standards. The developer has indicated that the roads
will be owned and maintained by the Homeowner's Association.
4. The developer has indicated that there are accessible and
buildable areas on each lot. Building lot envelopes and access points
should be noted for each lot at Preliminary Plan.
5. Soils information provided as a part of the Sketch Plan submitted
all indicate severe restrictions for roads, dwellings and septic
systems.. The Preliminary Plan information should include detailed
analysis of these issues with methods of mitigating identified
geologic problems, by developing specific design and engineering
solutions.
6. Fire and green belt easements are shown as solid lines and not
specifically labeled. In the case of the green belt access from the
cul-de-sac on the north side of the road, it could just as easily be
included in the adjacent green belt area, rather than being
separated. The fire access on the south side could be included in the
adjacent green belt or, at a minimum, should be labeled as a fire
access easement.
IV. FINDINGS:
1. That the Sketch Plan conforms to Section 4.01, Sketch Plan
requirements of the Garfield County Subdivision Regulations of 1979, as
amended.
2. That the Sketch Plan conforms with the zone district regulations.
V. RECOMMENDATION:
The Planning Commission recommended approval of the Cedars Sketch Plan on
July 13, 1983 with the following conditions:
1. That the Preliminary Plan submitted contain a geological and soils
analysis that identifies site specific designs for roads, foundations
and on-site sewage disposal systems, recommended by a qualified soils
engineer. This plan will be reviewed by the Colorado Geological
Survey as required by CRS 30-28-136 (h) (II) (i), which now requires a
review fee of $275.00 payable to the Colorado Geological Survey, in
addition to regular subdivision review fees required by the County.
2. That the Preliminary Plan show specific building envelopes and road
access points for each lot.
3. That the fire and green belt access easements be more clearly defined
on the Preliminary Plan.
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