HomeMy WebLinkAbout2.0 PC Staff Report 08.13.1997R
PC 8/13/97
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: The Hammes Subdivision Sketch Plan
OWNER: Michael Hammes
LOCATION: A tract of land situated in portions of Section
24, T7S, R88W of the 6th PM; more
practically described as a tract of land located
approximately two (2) miles north of
Carbondale, off of County Road 100.
SI I'h DATA: The site consists of 44.5 acres.
WA l'ER: Individual wells
SEWER: Individual Sewage Disposal Systems (ISDS)
ACCESS: Access easement off of County Road 100
EXISTING ZONING: A/R/RD
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The majority of the subject property is located in the Medium Density Residential (6 to less
than 10 ac./du) Area , with the southwest quarter of the property located in the Low Density
Residential (10 ± ac./du) Area of the Garfield County Comprehensive Plan of 1995,
Proposed Land Use Districts Map, Study Area I.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The property is located along the ridge line on the north side of the
Roaring Fork River valley. The ridge line traverses the property in a generally east
to west direction, with the approximately one-third of property visible from the valley
floor. The property slopes from the ridge to the south at an average slope of 25 %
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and to the north at a slope in a range of 5% to 15%. The principal vegetation is
pinyon/juniper trees and sagebrush. The applicant has a house on one of the
proposed parcels. See the enclosed application.
B. Project Description: The applicants are proposing to subdivide the 44.5 acre tract
into four (4) lots of 7.14, 9.67, 10.11 and 17.58 acres each. Water to the new lots will
be provided by either individual wells or shared wells and sewer will be individual
sewage disposal system. Access is provided to the tract off of CR 100 via a gravel
a common access easement.
III. REVIEW AGENCY COMMENTS
A. Mt Sopris Soil Conservation District: The SCS Board noted concerns about
revegetion, animal control, irrigation ditch maintenance and protection, irrigation
water rights and ground water protection. (See letter pgs. s /o )
B. Carbondale & Rural Fire Protection District: The District notes that wildfire hazards
exist, that access is via an unnamed road, that the only fire fighting water available
is water on the truck and that the developer will be obligated to pay fire district
impact fees prior to the recording of any final plat. (See pg. 7 )
IV. STAFF COMMENTS
A. Soils/Topography: The majority of the site is an Empedrado loam that has severe
limitations for dwellings and ISDS, due to slopes. The remainder of the property
contains two other types of soils with severe limitations to community development
due to slopes, shrink -swell, erosion, piping and low soil strength during wet periods.
The applicant should present geologic analysis that justifies the location of additional
residential structures on the property.
B. Zoning: All of the proposed lots meet the two (2) acre minimum lot size in the
A/R/RD zone district. The A/R/RD zone district only allows one dwelling unit per
lot as a use by right, without having additional water rights. It is not clear from the
proposed water supply that there will be enough water for any of the lots to have any
of the lots to have an accessory dwellings. If this is the intent of the applicants, the
water supply plan developed for a Preliminary Plan needs to clearly state that fact.
Otherwise, any subsequent submittals can only be approved for a single family
dwelling on each lot. nn `` AA
C. Roads: The proposed access road off of CR 100 is a unnamed access easement that
serves a number of lots along the ridge line to the,wesf. The Fire District has asked
that the easement be named and that addresses be assigned based on a new road
name. In the past, the County has addressed residences in that area based on a CR
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100 addressing system. The Building and Planning Department is making an effort
to address such roadways, but we require all of the property owners to agree on a
name and have that name recorded in the Clerk & Recorders Office. Staff concurs
that the naming of the roadway is important to the health, safety and welfare of the
existing present residents, but it will take the cooperation of the property owners in
the area to come to some agreement. If the applicant were to make a proposal to his
neighbors, the process discussed could result in a road numbering system that
properly locates the structure in relation to its distance from CR 100.
The proposed 50 ft. wide access easement meets the minimum requirement for a road
way within the subdivision of 40 ft. for a Semi -primitive road, serving 3 to 10
dwellings. At the time of submittal of a Preliminary Plan, the internal roadway
needs to be designed to this minimum. Additionally, related to the above issue, the
applicant needs to demonstrate that he is willing to participate in the maintenance of
common access into the development.
D. Water and Sewer: At Preliminary Plan, the information submitted should address the
information required in Section 4:91 of the Subdivision Regulations and the
previously noted issues related to the number of dwellings to be served by the well
or wells.
E. Fire Protection/Sky Lining: The Fire District has noted that there is a wildfire
hazard present in the area. At Preliminary Plan, the applicant needs to address
wildfire protection measures in the design of the lots and through the covenants. The
applicant's attorney has dealt with similar issues in the Levitt Subdivision, just to the
east of this proposal. The same fire protection measures should address the potential
for sky lining of residences along the ridge line.
F. The following issues will need to be included in the covenants of the proposed
subdivision:
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.
2. No open hearth solid -fuel fireplaces 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.
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3. 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 of the 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.
MOUNT SOPRIS SOIL CONSERVATION DISTRICT
P.O. BOX 1302
GLENWOOD SPRINGS, CO 81602
July 22, 1997
Eric McCafferty
Garfield County Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
Dear Sir,
'2 4-1991
CCOUNTY
At the regular monthly meeting of the Book Cliff Soil
Conservation District, the Board reviewed the application and
plan for the Hammes Subdivision and have the following comments
and concerns about the project.
Any cuts for roads or construction should be revegetated to
prevent 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 a
problem. 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 potential for conflict between wildlife or
domestic livestock and dogs from the subdivision. Dogs running
in packs of two or more can maim or kill domestic livestock and
wildlife. The District recommends animal control regulations be
adopted in the covenants for the subdivision and that they be
enforced.
Of prime concern to the Board, is the proper maintenance and
protection 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
Wetlands in this area? All Wetlands should be protected and
remain in as pristine condition as possible.
The Board recommends 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 protection, open space, etc. If at all possible, this system
should be incorporated into the infa-structure of the subdivision
plans as it would be more cost efficient at this time. Their
concern is always for soil and water conservation and
preservation and plans should consider these concerns.
Drainage has the potential to be a problem in the area and
engineering recommendations for control of drainage should be
closely followed by the builder and/or homeowner.
Carbondale 81 Rural Fire Protection District
July 28, 1997
Eric McCafferty
Garfield Planning Department
109 8th Street, Suite 303
Glenwood Springs, CO 81601
RE: Hammes Subdivision Sketch Plan
Eric:
300 Meadowood Drive
Carbondale, CO 81623
(970) 963-2491
Fax: (970) 963-0569
- 40.,5.1. 1997
t ►r �i + � OU4TY
I have reviewed the proposal for the Hammes Subdivision and have visited the site. I would offer the
following comments.
Wildfire Hazards
The site contains moderate slopes of grass/sage areas as well as moderate to steep slopes of
pinyon/juniper. I recommend that a defensible space be implemented around all structures.
Defensible spaces should follow the guidelines of the Colorado State Forest Service.
Access
Access to the property is via a driveway, approximately 1.0 miles from County Road 100 to the first
lot and continues 0.4 miles to the last lot. I recommend that the driveway become a named road as
there are many residences using the driveway and finding addresses is becoming increasingly difficult
and confusing. A single access is proposed for the subdivision. This could become a safety problem
in the event of a wildfire. I would recommend that the access road have a minimum unobstructed
width of 20 feet with adequate turnarounds provided for fire apparatus. Building addresses should
be clearly marked at the entrance to each driveway.
Water Supplies
There are no water supplies proposed for fire protection. Water supplies would be limited to water
carried on fire apparatus (approximately 5,000 gallons), as there no water sources readily available
in the area.
Impact fees
The developer will be required to enter into an agreement with the District for the payment of
development impact fees. This payment is due prior to the recording of the final plat.
Please call if you have any questions.
Sincerely,
Lf
Bill Gavette
Fire Marshal