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HomeMy WebLinkAbout2.0 Staff Report PC 08.13.97PROJECT IIYFORMATION AI\[D STAFF COMMENTS PC 8lt3t97 The Bond Subdivision Sketch Plan Darrel Bond A tract of land situated in portions of Section 25, T5S, R91W of the 6th PM; more practically described as atract of land located approximately one (1) mile south of New Castle, offof County Road 245. The site consists of 4.00 acres. Town of New Castle Individual Sewage Disposal Systems (ISDS) County Road 245 rr A/R/RD REQUEST: OWNER: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING ZONING: tr. RELATIONSHIP TO TI{E COMPREI{ENSIVE PLAN The subject property is located in the Distict A, Urban Area Influence for New Castle on the Garfield County Comprehensive Plan of 1984, Management Districts Map. The Town of New Castle has been provided a copy of the proposed subdivision, but no comments have been received to date. The proposed density of the development is consistent with the recommended densities for District A, which allows for a maximum of seven (7) d.u./ac. DESCRIPTION OF TIIE PROPOSAL A. Site Description: The properfy is located adjacent to the Elk Creek subdivision on the east and south. The tract slopes from the northeast to the southwest, with slopes that are relatively gentle. The applicant has a house and bam on one ofthe proposed parcels. See the enclosed application. B. Project Description: The applicants are proposing to subdivide the 4.0 acre tract into two (2) lots of 2.218 and 1.782 acres each. Water to the new lot will be provided by the Town ofNew Castle and sewerwill be individual sewage disposal system. Acces is provided to the tract offof CR 245 and access to the proposed new lot will be via a gravel driveway off of the common access easement. Itr. REVIEW AGENCY COMMENTS Mt Sooris Soil Conservation District: The SCS Board noted concems about revegetion, animal control, irrigation ditch maintenance and,protection, irrigation water rights and ground water protection. (See letter pgs. 4 - 5 1 STAFF COMMENTS Soils/Tooography: There are some severe soils limitations for residential dwellings and ISDS in this development in the areas of the development that have slopes over 15%o, &rc to the slope and large stones. The majority of the site has soils that have limitations for community development that can "be overcome by appropriate design and construction." Zontng: The A/R/RD zone district has a minimum lot size of two (2) acres. Lot 2B is proposed to be 1.782 acres in size, which is not consistent with the zone district requirements. The only way this lot size could be approved is after the property was rezoned to the zone district that allows for smaller lot sizes. A Preliminary Plan submitted under the existing zoning will have to show both lots being 2.00 acres. At Preliminary Plan, the applicant will also need to demonstrate that there is one (1) acre of each lot that is less than 40%o siope to meet the lot slope requirements. This building area has be in one contiguous piece. Roads: The proposed access road to lots 2A and 28 is an existing 30' R.o.w. is consistent with the County Subdivision Regulations in Section 9.36 that requires a minimum of a 30'R.o.w., with a single 12' lane, for any street providing access to 2 dwellings. At Preliminary Plan, it will need to be demonstrated that the aceess road meets these standards. Water and Sewer: At Preliminary Plan, a letter committing to an additional water tap will need to be included in the application. The following issues will need to be included in the covenants of the proposed subdivision: A. A. B. C. D. E. 2. J. 1.One (1) dog will be allowed for each residential unit within a subdivision and the dog shall be required to be confined within the owners property boundaries. The requirement will be included in the protective covenants for the subdivision with enforcement provisions allowing for the removal of a dog from the area as a final remedy in worst cases. : No open hearth solid-fuel flueplaces will be allowed anywhere within an exemption. one (1) new solid-fuel burning stove as defied by c.R.S. 25-7- 401, et. seq., and the regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling units will be allowed an unrestricted number of natural gas burning stoves and appliances. Each subdivision shall have covenants requiring that all exterior lighting be the minimum amount necessary and that all exterior lighting be directed inward, towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries. The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date ofthe 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 will have to submit an updated Sketch Plan application to the Planning Division for review and comparison with the original application. BOOK CLIFF SOIL CONSERVATION DISTRTCT P.O. BO{ t3O2 GLENWOOD SPRINGS, CO 81502 JuLy 22, L997 Eric McCaffertyGarfield County Planning Department 109 8th Street, Suit,e 303 Glenwood Springs, CO 81601- Dear Sir, At the regiular monthly meeting of the Book Cliff Soil Conservation District, the Board reviewed the application andplan for the Bond Subdivision and have the following comments and concerns about the project. -"*&.., Any cuts for roads or construction should be revegetated toprevent erosion. Weed free seed and mulch should be used for any reseeding of the area. Monitoring of all seeding should be done to see if the grass is establishing or if weeds are becoming aproblem. Reseeding or weed control practices should be implemented if a problem is noticed. The board is always concerned about animal control in an area where there is the potentj-aI for conflict between wildlife or domestic livestock and dogs from the subdivision. Dogs running i-n packs of two or more can maim or kill domestic livestock and f: wildlife. The District reconmends animal control regulations be adopted in the covenants for the subdivisj-on and that they be enforced Of prime concern to the Board, is the proper maintenance andprotection of any irrigation ditch which is on the site. New landowners should be informed that the ditch owners have right of way easement to maintain the irrigation system, that they will be cleaning and working on the ditch, and that this work may be in their yards. The district would like to know what the impact will be on the Wet,lands in this area? A11 Wetlands should be protected and remain in as pristine condition as possible. The Board reconmends that any irrigation water rights be used by the landowners so they are maintained. In order to use these rights, a raw water delivery system could be used for landscape, fire protectJ-on, open space, etc. If at all possible, this system should be incorporated into the infa-structure of the subdivisionplans as it would be more cost efficient at this time. Their concern is always for soil and water conservation andpreservation and plans should consider these concerns. Drainage has the potential to be a problem in the area and engineering recommendatj-ons for control of drainage should be closely fo1]owed by the builder and/or homeowner._ -,- 4_ Jiill 2 S l9?7 #fE-offi.finY l,+Ihey felt that any disturbance of soil could adversely affect other landowners, and great care should be taken to mitigate as many of the problems as possible which arise when building on an alluviaL fan deposit area. With increased concerns about Water Quality, the District is concerned about monitoring chemical application for fertj-1J-zer, weed control, and other pest management reasons. Their concern is the chemicals that will be used to fertilize grasses and control weeds in the area. They feel that the chemicals should be closely monitored in this area due to the possibility that the chemicals will soak into the soils and run off into ttre creeks. The District suggests drilling of wells to monitor ground water pollution, and that this expense and future expenses should be bore by the developer. Sincerely, Charles Ryden, Book Cliff Soil President Conservation District -5'