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HomeMy WebLinkAbout2.0 PC Staff Report 11.18.2009Exhibits — Combined Preliminary Plan/Final Plat — Doug Coffman Subdivision — CPPF 6609 Planning Commission Public Hearing (11/18/2009) Exhibit Letter (A to Z) Exhibit A Proof of Publication, Mailing, and Posting B Garfield County Unified Land Use Resolution of 2008, as amended C Garfield County Comprehensive Plan of 2000 D Application E Staff Memorandum F Staff Powerpoint G Letter from Garfield County Road and Bridge dated September 21, 2009 H Email from Dan Roussin, Colorado Department of Transportation, dated September 22, 2009 I Email from Janet Buck, Town of Carbondale, dated October 1, 2009 J Letter from Bill Gavette, the Carbondale & Rural Fire District, dated November 10, 2009. PC November 18, 2009 TV PROJECT INFORMATION AND STAFF COMMENTS REQUEST APPLICANT / OWNER REPRESENTATIVE EXHIBIT Combined Preliminary Plan and Final Pla CPPF 6609 Doug Coffman Subdivision The Rex Allen Coffman Revocable Trust and the JoAnn G. Coffman Revocable Trust Kelly Cave, Dan Kerst, P.C. ENGINEER Scarrow & Walker LOCATION North of County Road 100, east of Carbondale, and south of the Roaring Fork River. PROPERTY SIZE 149.763 acres WATER Individual Wells SEWER Individual Sewage Disposal System ACCESS County Road 100 (Catherine Store Road) EXISTING ZONING Rural I. GENERAL PROJECT INFORMATION This Application, a "Combined Preliminary Plan and Final Plat", is for a two lot subdivision with a request for an Accessory Dwelling Unit on Lot 2. The site is located east of Carbondale and south of the Roaring Fork River. The property owner proposes to divide his 149.763 acre parcel into two lots with Lot 2 at 9.127 acres and the remainder, Lot 1 containing 140.636 acres. This subdivision is a re -division of Lot 4 of the Rex Coffman Exemption Plat approved by the Board of County Commissioners on August 11, 2003 in Resolution No. 2003-60. The proposal creates a new buildable lot and the remainder 140.636 acre lot includes a 38 acre conservation easement which is controlled by the Aspen Land Trust. The general site vicinity is shown in the map below. r'� 1100 t (' open_ Crystal River Est to DougrCoffman Subdivision A. General Property Description The approximately 150 acre property is located 2 miles east of the Town of Carbondale and south of the Roaring Fork River with direct access to County Road 100 (Catherine Store Road). The site is has primary river frontage on the Roaring Fork River. There is minimal topography with a gentle upward slope to the east. The majority of Lot 2 is within the 100 year flood plain and contains a two (2) acre building site that meets the requirements of the Floodplain Overlay Zone. The entire parcel contains a mix of woodland and pasture for grazing. There is an existing home site on the extreme southwest corner of Lot 1. A 30 foot ditch easement runs east and west along the southern edge of the property. There are three residential lots located centrally on the east portion of the site that were Lots 1-3 of the Rex Coffman Exemption Plat. All three of those exemption lots contain single family dwellings with accessory structures. 2 The aerial photo to the right shows more detail of Lot 2 and the existing homes on the three "exemption" lots, Catherine Store Road, the Rio Grande Trail, and an existing home on the adjacent lot to the east. Lot 2 contains moderate tree cover and the proposed 2 acre building site is centrally located and beyond all building setback requirements of the Rural Zoning District. Lot 2 will be served by an individual well and ISDS. The 30 foot access easement for Lots 1-3 of the Rex Coffman Subdivision is clearly visible on the left of the image. The site is part of an old farmstead located between Catherine Store Road and the Roaring Fork River. Lot 1 contains an existing home with outbuildings with a significant pasture and some tree cover near the northeast portion of this lot. The 9+ acre Lot 2 is at the eastern boundary of the site and contains moderate tree cover with some underlying brush. The proposed building site is approximately 2 acres in area and outside of the floodway. The building site is intended for a single family residence, Accessory Dwelling Unit (ADU), and accessory outbuildings. An irrigation ditch runs east and west through the site. The aerial photo above shows the general area. B. Preliminary Plan The proposed preliminary plan, illustrated in the image below, shows the division of Lot 4 of the Rex Coffman Exemption Plat into two lots. The western lot, (Lot 1) is approximately 140 acres in area and contains an existing home with outbuildings. There is a conservation easement on the eastern 38 acres of this lot shown by a conservation easement line. The easement does not adequately demonstrate the location of the easement and staff offers a recommended condition to • delineate the full easement area using hatch marks. Lots 1-3 of the Rex Coffman Exemption Plat 3 are shown between Lots 1 and 2 of the current proposal. A driveway and utility easement provide access to the Exemption Lots 1-3 from CR 100 and through Lot 1 of the this subdivision. The irrigation ditch is shown near the southern boundary of the plat and runs east -west. Lot 2 of the Doug Coffman Subdivision is just over 9 acres in area with a two acre building envelope illustrated within the confines of the lot. Access to Lot 2 is directly to CR 100. Lot 1 Lot 2 C. Final Plat The Unified Land Use Resolution of 2008 allows a combined Preliminary Plan/Final Plat review ". .. if the proposed subdivision has seven (7) parcels or less and development of the lots does not require extensive engineering." There are no required improvements to public facilities and the only significant improvement is a culvert for the irrigation ditch, which has been installed. In this process, the Planning Commission forwards a recommendation on the Preliminary Plan to the Board of County Commissioners and the Board reviews the Preliminary Plan and Final Plat simultaneously. The Final Plat mylar is then approved and signed by the Chairman at a later date on a consent agenda of the Board. A reduced copy of the final plat is located in the application, Tab 2. 4 II. REFERRAL AGENCIES / DEPARTMENTS Staff referred the application to the following State agencies and / or County Departments for their review and comment. Comments received are briefly mentioned below or are more comprehensively incorporated within the appropriate section of this memorandum. Comment letters are attached and labeled as noted. A. City of Carbondale (See Exhibit I) B. Carbondale Fire Protection District C. RE -1 School District D. Colorado Division of Wildlife E. Colorado Division of Water Resources F. Colorado Geologic Survey G. Colorado Department of Transportation (See Exhibit II) H. Colorado Department of Public Health and Environment I. Colorado State Forest Service J. County Road and Bridge Department (See Exhibit G) K. County Vegetation Management L. Garfield County Engineer Garfield County Surveyor III. GENERAL RELATIONSHIP TO THE COMPREHENSIVE PLAN The property is located in Study Area 1 of the Garfield County Comprehensive Plan and the proposed division of land is consistent with the rural nature of the site and the underlying Rural Zoning District. The proposal to subdivide the site into two lots of 140 and 9 acres for single- family residential uses is consistent with the Comprehensive Plan which designates two acres for "outlying residential" at a minimum of two acres/dwelling unit. IV. APPLICABLE ZONING REGULATIONS IN THE RURAL ZONE DISTRICT The following is an analysis of the proposed development with the required zoning regulations of the Rural Zoning District. A. Proposed Uses The Applicant proposes a single-family residence with a future Accessory Dwelling Unit (ADU) on Lot 2 of the Doug Coffman Subdivision. The single family residence is a "use by right" in the Rural Zoning District and an ADU is permitted with an administrative review and approval or with approval as part of a preliminary plan and final plat. B. Common Dimensional Requirements Building setbacks within the building envelope on the Preliminary Plan would meet or exceed the requirements of the ULUR (2008). The Rural Zoning District dimensional standards are shown below. ➢ Minimum Lot Size: 2 acres. ➢ Maximum Lot Coverage: 15% ➢ Minimum Setback: Front Yard: (Arterial) 50 feet Front Yard: (Local Street) 25 feet Rear yard: 25 feet Side yard: 10 feet or 1/2 building height ➢ Maximum Building Height: 25 feet residential, 40 feet non-residential 5 V. APPLICABLE REGULATIONS General approval standards for Land Use Change Permits are discussed in the first four Divisions of Article 7 Standards; Division 1 General Approval Standards for Land Use Change Permits; Division 2 General Resource Protection Standards; Division 3 Site Planning and Development Standards; Division 4 Subdivision Standards and Design Specifications. The following discussion addresses those standards. Division 1 General Approval Standards for Land Use Change Permits Section 7-104 Sufficient Legal and Physical Source of Water Section 7-105 Adequate Water Supply The Application proposes to provide water with a single new well located on Lot 2. The well permit from the Division of Water Resources (DWR), located on Lot 2, was approved for "fire protection, household purposes for up to 3 single family dwellings, irrigation of up to 1 acre and the watering of domestic animals" and was originally approved in 2008. The application includes documentation for the potential for adequate water required by the ULUR, Sections 7-104, 105, and 106. The ULUR also requires a 24 hour test in addition to specific well and drilling data listed in 7-104 B2A. Adequate well testing both for quality and quantity was performed as a required performance standard listed in the ULUR and test documentation is required prior to recordation of the mylar. A condition has been added to require submittal of all testing data showing adequate quantity and quality. Section 7-106 Adequate Water Distribution and Wastewater Systems The Application proposes Individual Sewage Disposal Systems for Lot 2. A new ISDS system will be constructed at a "design level" with site specific design and testing as recommended by Resource Engineering (See Tab 10). High ground water within this plat will require an ISDS to be engineered as a mounded system a minimum of four (4) feet above seasonal high water. A condition has been added conformance with County ISDS regulations. Section 7-108 Access and Roadways The County Road and Bridge Department reviewed the proposal and notes that the lot access is via CR 100 and the proposed access had no roadway constraints (See Exhibit G). Any oversize/overweight vehicles will still need a permit from Road and Bridge. The property is located outside any Traffic Study Area and no roadway impact fees are required. Division 2 General Resource Protection Standards Section 7-202 Protection of Wildlife Habitat Areas The Vegetation Management Plan (Tab 13) and the Wildlife Report (Tab 14) have specific recommendations that should be implemented with this development. A condition has been added to require adherence to the recommendations. Section 7-203 Protection of Wetlands and Waterbodies Portions of the site are located within the 100 year floodplain. Proper documentation showing the 2 acre building envelope is outside of the Floodway and suitable development is located in Tab 10. An Administrative Permit is required when building within the 100 year floodplain for compliance with the ULUR. 6 Division 4 Subdivision Standards and Design Specifications Section 7-403 Fire Protection A. Adequate Access Lanes B. Fire Lanes C. Water Sources for Fire Protection No comments were received from the Carbondale Fire District. There does not appear to be any fire protection issue for the proposed division of land. Section 7-405 Standards for Public Sites and Open Spaces No roadway dedications are required. The Applicant is responsible for a payment in lieu of dedication to the RE -1 School District for the creation of additional lots. A property appraisal was submitted by the applicant and is located in Tab 5 of the application. No comments have been received from the RE -1 School District and the Board's decision for dedication or cash in lieu of dedication is based on the District's recommendation. A condition has been added for the Applicant to contact the RE -1 School District for a recommendation. VIII. STAFF RECOMMENDED FINDINGS 1. That proper publication, public notice, and posting was provided as required by law for the hearing before the Planning Commission. 2. That the public hearing before the Planning Commission was extensive and complete; all pertinent facts, matters and issues were submitted; and that all interested parties were heard at those hearings. 3. That the proposed subdivision of land is in compliance with the recommendations set forth in the Comprehensive Plan for the unincorporated areas of the County. 4. The proposed subdivision of land does conform to the Garfield County Unified Land Use Resolution of 2008, as amended, and does comply with all applicable Development Regulations. 5. The proposed use is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. IX. STAFF RECOMMENDATION Staff recommends the Planning Commission forward a recommendation of APPROVAL to the Board of County Commissioners for the proposed Preliminary Plan and Accessory Dwelling Unit with the following conditions of approval: 1. That all representations made by the Applicant in the application and as testimony in the public hearings before the Planning Commission and Board of County Commissioners shall be conditions of approval, unless specifically altered by the Board of County Commissioners. 2. Prior to recording the final plat the conservation easement shall be identified by hatching or some other marking method to adequately demonstrate the full extent of the easement. 7 3. The applicant shall contact the Roaring Fork RE -1 School District and request documentation on the amount of land dedication or payment in lieu of dedication that is required. A copy of said documentation shall be submitted to the Garfield County Planning Department and is required prior to recordation of the final plat. 4. The Applicant shall include the following additional text as plat notes on the final exemption plat: a. "All future lot purchasers / builders that they are required to submit an "elevation certificate" performed by a registered surveyor licensed to practice in the State of Colorado that shows the building envelope is outside the 100 year floodplain with the building permit application. If a building envelope is found to contain portions of the 100 year floodplain, no building permit shall be issued until an Administrative Floodplain Development Permit (or equivalent adequate land use permit) has been obtained. 5. The Applicant shall contact the Carbondale and Rural Fire Protection District and request documentation that the development impact fee required for the Rex Coffman Exemption Plat in the amount of $437 per lot is not required for Lot 2 of this plat. If said documentation indicates a development impact fee is required is shall be be paid to the District at the time of final plat and prior to final recordation of the final plat. 6. Prior to the signing of the plat, all physical water supplies shall demonstrate the following as part of the final plat submittal: a) A minimum 24 hour pump test shall be performed on the well(s) to be used. The results of the pump test shall be analyzed and summarized in a report including basic well data (size, depth, static water level, aquifer, etc.) pumping rate, draw down, recharge and estimated long term yield. The report shall be prepared by a qualified engineer of ground water hydrologist and include an opinion that the well will be adequate to supply water for the proposed uses. The report shall also address the impacts to ground water resources in the area. b) Water use assumptions shall include an average of no less than 3.5 people per dwelling, using 100 gallons of water per person per day, plus and irrigation and livestock watering uses. c) If the well is shared, a legal well -sharing declaration addressing all easements and costs associated with operation and maintenance of the system and identifying the person responsible for paying costs and how assessment will be made for those costs. d) At a minimum, the water quality of the well shall be tested by an independent testing laboratory for the basic Colorado Primary Drinking Water Standards for inorganic chemicals (heavy metals, nitrate, sulfate and asbestos), bacteria and radioactivity. The results should show that the applicable standards are met or otherwise identify a treatment system to meet the standards. Testing for the Secondary Drinking Standards (taste, odor, color, staining, scaling, corrosion, etc.) is recommended. 7. The Applicant shall graphically depict the easement associated with the entire length 'of the Slough Ditch on the final plat. 8 GARFIELD COUNTY Building & Planning Department Review Agency Form EXHIBIT G Date Sent: September 18, 2009 Comments Due: October 21, 2009 Name of application: Doug Coffman Subdivision Sent to: Garfield County Road & Bridge Garfield County requests your comment in review of this project. Please notify the Planning Department in the event you are unable to respond by the deadline. This form may be used for your response, or you may attach your own additional sheets as necessary. Written comments may be mailed, e-mailed, or faxed to: Garfield County Building & Planning Staff Contact: Thomas Veljic 109 8th Street, Suite 301 Glenwood Springs, CO 81601 Fax: 970-384-3470 Phone: 970-945-8212 General Comments: Garfield County Road and Bridge Department has no objections to this application with the following comments. The addition of a residence on this property will not be a major impact to the total traffic load on Cr. 100. All equipment used in the hauling of equipment and materials for this application shall abide by Garfield County's oversize/overweight permit system. All vehicles requiring_ oversize/overweight permits shall apply for them at Garfield County Road and Bridge Department. Name of review agency: Garfield County Road and Bridge Dept By: Jake B. Mall Date September 21, 2009 Revised 3/30/00 Tom Veliic From: Roussin, Daniel [Daniel.Roussin@DOT.STATE.CO.US] Sent: Tuesday, September 22, 2009 5:23 PM To: Tom Veljic Subject: Doug Coffman Subdivision EXHIBIT Tom — I have no comments in regards to access onto the State Highway system. I would recommend the County to look at the ROW needs for the stretch of roadway. I realize the County may additional traffic needs then what is within the current ROW. This is a County issue. Thanks Dan Roussin Region 3 Permit Unit Manager 222 South 6th Street, Room 100 Grand Junction, CO 81501 970-683-6284 Office 970-683-6291 Fax 1 Tom Veliic From: Janet Buck [jbuck@carbondaleco.net] Sent: Thursday, October 01, 2009 10:37 AM To: Tom Veljic Subject: Doug Coffman Subdivision Thank you for referring the Doug Coffman Subdivision to the Town of Carbondale for review and comment. The Town's only suggestion is that the recommendations in the Vegetation (Weed) Management Plan and the Wildlife Report be required as part of any approval. Please let me know if you have any questions. Janet Buck Town of Carbondale 1 FIRE • EMS • RESCUE November 10, 2009 Tom Veljic Garfield County Building & Planning 108 8th Street, Suite 201 Glenwood Springs, CO 81601 RE: Coffman Subdivision, Sketch Plan Dear Tom: EXHIBIT I have reviewed the application for the proposed Coffman Subdivision. The application was reviewed for compliance with the International Fire Code (IFC) 2003 edition, adopted by the County: I would offer the following comments. Access The proposed access appears to be adequate for emergency apparatus. Water Supplies for Fire Protection Water supply to the proposed subdivision would be provided by tanker shuttle. The Slough Ditch which runs through the property is available as a water source for much of the year. Impact Fees The development is subject to development impact fees adopted by the District. The developer will be required to enter into an agreement with the District for the payment of development impact fees. Execution of the agreement and payment of the fees are due prior to the recording of the final plat. Fees are based upon the impact fees adopted by the District at the time the agreement is executed. The current fee for residential development is $704.00 per unit/lot. Please contact me if you have any questions or if I can be of any assistance. Sincerely, Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970-963-2491 Fax 970-963-0569