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HomeMy WebLinkAbout3.0 PC Staff Report 07.13.1983110 GCPC - 7/13/83 PROJECT INFORMATION AND STAFF COMMENTS PROJECT NAME: The Cedars Sketch Plan OWNER/APPLICANT: Carl Pitts SURVEYOR: Shale Country Surveying LOCATION: A parcel of land located approximately 4 miles east of Parachute on County Road 301. SITE DATA: A 79.8 acre parcel to be subdivided into 16 single family lots. WATER: Central water SEWER: Individual septic 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 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; e. Developed with special design consideration and engineering. (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. -5- 410 GCPC - 7/13/83 III. MAJOR CONCERNS AND ISSUES A. Staff Comments: 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: Approval, 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. -6-