HomeMy WebLinkAbout3.0 PC Staff Report 04.16.1998• •
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RF.OI TEST- Arpliminnry pian review for the Hammes Siibdivis f2*! anniic ation
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ARCTTiTFCTS7 kince Arehitects_ Tnc
FM-UNEFR S: High Countni Engineering_ Inc.
GE..OLOGIST: Henwnrth-pawlak Geotechnical_ Inc.
LOCATION: e pnroximately one (1) mile northwest of the intersection of County
Road (r.R) 100 with State Route (SR) 82. Approximately three
and one half (3.5) miles northeast of the Town of Carbondale.
SITE DATA: Section 24_ Township 7 S_ Range 88 W. A 44.5 acre tract to be
subdivided into four (4) residential lots.
WATER:
On-site wells. One well currently exists on-site and is servicing the
existing home. Two (2) of the newly created lots will share a well
through an agreement while the third lot to be created will have its
own well drilled. The site is located within the P.sa.lt Water
Conservancy District.
SEWER: Individual Sewage Disposal System (ISDS). An individual sewage
disposal system currently exists on-site and is servicing the existing
residence.
UTILITIES: Electricity service is provided to the site by Holy Cross Electric.
and Telephone service is provided to the site by US West
rnmmnnicatinnc
ACCESS: County Road 100 and a private access easement through the
property situated between the Hammes' land and the county road.
EXISTING ZONING: Agricultural Residential Rural (A/R/R) Density
AD.TA(:F.NT ZONTNGT A/R/R/D to the north
A /n /O/r% .,. tt. a. ,. ,... ,.t.
t1/IV1VL LU LHC west
A/R/R/D to the east
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I. COMPREHENSIVE PLAN
The Proposed Land Use Districts map for Study Area 1 shows the subiect site as within beth a
Medium Density Residential (6 to 9 acres per dwelling unit) district and a Low Density
Residential (10 acres or greater per dwelling unit) district. The designation of Medium Density is
based upon constraints due to slope. soil_ individual sewage disposal system_ road condition_ and
infrastructure needs. The Low Density designations are located within an area of septic system
constraints, soil hazards. and slope hazards.
II. PROJECT INFORMATION
A. Site Description: The subject site contains steeply sloping terrain. Grades on site
range from ten (10%) percent to thirty-five (35%) percent. Vegetation on the site
consists predominantly of pinion and juniper trees and of sage brush. The site
contains one (1) residential building associated with the property.
Adjacent Land Uses: A residential subdivision development is located to the west
of the subject property. The land bordering the southern, northern, and eastern
perimeters of this property are rural.
C. Development Proposal: The applicant is proposing to create four (4) lots from a
forty-four and one half (44.5) acre land holding consisting of two (2) tracts. Road
upgrades and a road extension are proposed for the access leading to the site from
CR 100. Development on the lots in the future will consist of residential, single-
family homes. The lot sizes will range from approximately seven (7) to seventeen
(17) acres (see Exhibits A and B).
ITT RFCYIMMFNDFTl CONT)TTTONC•
I
. The applicant must comply with ail tell f 1Oj conditions of vim oval 01 -Lite welt pen -nits for
each of the three (3) wells of this site as issued by the Office of the State Engineer,
Colorado Division of Water Resources.
The potable quality of the potential water source must also be addressed by the applicant
per Sections 4.91 and 9.51 of the Subdivision Regulations of Garfield County, Colorado
of 1984 and per Section III. 7.0 Goal, 7.1 and 7.3 Policies, 7.1 and 7.3, Objectives of the
Garfield County Comprehensive Plan of 1994. -[os-}- eAc i d ti ny LAAk .
Concerning Geology -
3. Proper building site selection and foundation designs wilt be employed, and proper septic
system evaluations, installations, and construction will be carried out in accordance with
the recommendation of the Observations of Geologic Conditions report prepared for this
cite
Page 2 of
• .
4. The development on the steep portion of the site will be avoided due to slope instability.
Furthermore, site specific geotechnical and subsoil studies will be conducted for building
foundation and septic system design. Both provisions are in accordance with the
Observations of Geologic Conditions.
Concerning Soil Conservation -
5. The applicant will re -vegetate road cuts to prevent erosion; control animals where wildlife
is present; maintain any irrigation ditch on the site; mitigate impacts on wetlands; use raw
water for outdoor use which will be incorporated into the infrastructure of the subdivision
plans, control drainage., mitigate geologic hazards when building on any alluvial fans;
monitor chemical application on grasses; and drill wells to monitor groundwater pollution
with all expenses born by the developer, all of which follow the recommendations of the
Mount Sopris Soil Conservation District.
Concerning Roads -
6. The applicant will construct a twenty-four (24) foot roadway width, with four (4) foot
shoulders, for the protection of life and property from wildfire per the Colorado State
Forest Service and per Section III. 3.4, Objective of the Garfield County Comprehensive
Plan of 1994 21 `TWO sk 4 c Q -
Z iv�k 1 2r4- S
7. The entire length of the (rig t -of -way) access road will be improved to the Garfield
County road standards in accordance with Carbondale & Rural Fire Protection District
and with Section III. 3.6, Policy of the Garfield County Comprehensive Plan of 1994.
Concerning Emergence Access -
8. The applicant will provide a twenty (20) foot width for the easement to the proposed
development to allow for emergency vehicle access as issued by the Emergency
Management report.
The Emergency Turnaround areas located between proposed Lot 1 and proposed Lot 2
will be redesigned to provide more area needed for a complete turnaround by emergency
vehicles as recommended in the Emergency Management report. The access easement,
which will be extended to provide street access to the proposed four (4) lots, will be in
excess of 1,700 feet. This access is designed to end abruptly at the boundary line between
proposed Lots 2 and 1. Given this dimension and the design, the proposed access to the
lots is classified by the Zoning Resolution as a dead end street. The proposed design
exceeds the permissible length by more than 1,100 feet. Although the Board may approve
a longer cul-de-sac design, adequate fire protection and emergency access or egress trust
be provided as a part of the longer street design per Section 9.33 of the Subdivision
Regulations of Garfield County, Colorado of 1984.
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Concerning Wildfire Hazards -
10. The applicant will maintain all grass at a maximum of six (6) inches in height, and ensure
that no woody vegetation and no flammable material, such as firewood, will be Located
within ten (10) feet surrounding the houses per the Colorado State Forest Service.
11. A separation distance will be maintained of a minimum of ten (10) feet between conifers
within forty-five (45) feet at the sides of the homes and sixty (60) feet on both downhill
sides located north and south on the site. The lower limbs of trees will be removed up to
half of the height of the remaining trees in accordance with the Colorado State Forest
Service.
12. Homes will be situated a minimum of fifty (50) feet from the top edge of the slopes as
issued by the Colorado State Forest Service.
13. Only non-combustible roofing materials will be used in the construction process (no wood
shake and shingles) as stated by the Colorado State Forest Service.
14. The space below overhanging decks will be enclosed with solid vertical walls as
recommended by the Colorado State Forest Service
and by Section III. Section 2.5 and 8.2, Objectives of the Garfield County Comprehensive Plan of
1994.
Concerning Water Storage - ' sS'i -4•0-
15. The applicant wila twenty -thousand (20,000) gallon, underground, water supply at
a strategic location to a determined by the office of the Fire District, which will be kept
full and which will be maintained to allow for immediate access by fire trucks to fill and to
turn around in accordance with the Carbondale & Rural Fire Protection District and with
Section 9.71, 9.73, and 9.74 of the Subdivision Regulations of Garfield County, Colorado
of 1984.
Concerning Alternate Access to the Site -
16. The applicant will provide an easement expressly limited to emergency fire or medical
situations only. It may be used by either property ownersseeking to escape the Hammes
Subdivision due to fire, or by emergency service providers and their equipment seeking to
access the Hammes Subdivision. The roadway may be gated at any location determined
by the property owners so long as the Fire District is provided keys to all locks on Ec vcty
gate per the Carbondale & Rural Fire Protection District.
17. The easement itself will be sixteen (16) feet in width. Withiii
easement, Mr. Hammes will improve an approximately tw h e ;e i (12) wr_11•.-,,. y
consisting of a minimum of six (6) inches in depth of tiller (3) i!”,1! !Odd 104 i
appropriate culvert will be installed to allow the road to cross any stem 4,..74-
ditch
.x ditch as issued by the Carbondale & Rural Fire Protection District.
Page 4 of 5
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18. Mr. Johnson, his heirs, successors and assigns, will be free to utilize the easement and
roadway across his property, but will agree to keep the roadway clear of any obstacle
which would block the roadway from use in fire emergencies in accordance with the
Carbondale & Rural Fire Protection District. This provision does not apply to snow
accumulation because the emergency access is necessary for wildfire situations which nre
not a winter time hazard.
19. The form and the substance of the easement will be acceptable to the Fire District. The
easement will be perpetual and, when it is approved by all parties, will be recorded in the
Garfield County records as stated by the Carbondale & Rural Fire Protection Distrix.
Concerning off-site impacts -
20. The applicant must submit an analysis of the off-site road impacts as required by the
ordinance. Although this is a four (4) lot subdivision, the cumulative impact a ntimber
of similar subdivisions within this area may necessitate rod irnpr-E:,. —rE n
with Section 4.94 of the Subdivision Regulations of Garfield rcunt f" h 194
The Fire district's report states that the private road, wt -Lith f ves a
easement to the proposed subdivision, is a narrow, dead end:, dirt
ik .,,
through pinyon and juniper forest resultingin a �:Fcr�; -.-,� - � au?�. t;_;;;
the subject subdivision, as well as a count often (i J..i.l. -.v
hold development potential. Although the ; „x.�:l- � t1 -
residences, it is being called upon to increase the '
increase the level of service in the future.
21. Consideration of county school and park needs must be w.: ; .:; :;: :;;_;1:;;;:;;;;;;;;:.
Although this is a four (4) lot subdivision, the cumulative impact ofaung.
subdivisions within this area may necessitate school and peak
the Subdivision Regulations of Garfield County, Col ate, „E 1,4:14
2.2, Policy of the Garfield County Comptehvnsive Pkw of 1994, s ..x
include an analysis of the impact of present and of name ___
unincorporated portions of the County. Although this is a fur (4) -4.,t [rne=.a rssasr' $Fsr=
surrounding northern, eastern, and southern ,cfh;< -4- _«
to the pre -subdivision land holding of the -K.hT� �+ -- -� . ::; :. =' = 1-1" ... ;.. = --
and
and potential future subdivisions on the charazt- --7-f1,-.!.7;77--,-. s _ _
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