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HomeMy WebLinkAbout1.0 Applicationfieeap' 1 1995 SUBDIVISION NAME: OWNER: Sket ci: 1;1 -an Preliminary Final 1 Plan Plat SUBDIVISION APPLICATION FORM Levyrr- how\ us ti Moil L. -c._‘/ ENGINEER/PLANNER/SURVEYOR: 16----.0V\ L -t s -t -o . LOCATION: Section Z.e,z 2`7 'Township -5 Range g7 LU WATER SOURCE: C,p`yfyy2Ut C{y //; 73a) a)/- Ge..)q do -yl . IJ/S SEWAGE DISPOSAL METHOD: PUBLIC ACCESS VIA: Pr►uatt. EXISTING ZONING: Gtr l civ l CJ►rt_/r ( �lir/� '(C(/1Zu \Po- rvi EASEMENTS: Ut1.lity /V A Ditch A/t TOTAL DEVELOPMENT AREA: (1) Residential Single Famiy Duplex Multi -family Mobile Home Number Acres / 3 (2) Commercial Floor Area Acres sq.ft. (3) Industrial sq.ft. (4) Public/Quasi-Public (5) Open Space/Common Area TOTAL: PARKING SPACES: Residential 14 )( 11D _ Commercial Industrial i—\ 922 70 — —>— 70t 9 X7/93 (---'''\ 29 Levitt Subdivision 1 n: 1 116. /x.411_ Leon '6432 VICINITY MAP SCALE 1"- 2000' g (%N 0-11 r • • MOLLY G. AND THOMAS W. LEVITT P.O. Box 414740 Kansas City, MO 64141 (816) 474-2244 August 11, 1995 Mr. Mark Bean Department of Planning and Zoning Garfield County Offices 109 Eighth Street Suite 303 Glenwood Springs, CO 81601-3303 Dear Mark: We are writing you to advise you of an application for subdivision which is being filed in sketch plan form on our behalf by Ron Liston of Land Design Partnership. Our attorney is Larry Green of Delaney and Balcomb, and either he or Ron has full authority to act on our behalf in this matter. The property owned by Molly, which is the westernmost, includes most of the S.E. 1/4 of the S.E. 1/4 of Section 29, Township 7 South, Range 87 West of the Sixth Principal Meridian in Garfield County. The property owned by Tom, directly to the east of Molly's property, contains the remainder of the S.E. 1/4 of the S.E. 1/4 of Section 29, the bulk of the S.W. 1/4 of the S.W. 1/4 of Section 28 of the same Township and a very small portion of the N.W. 1/4 of the S.W. 1/4 of Section 28. Our plan contemplates that, as we proceed through preliminary plan stage, the property owned by Tom and to be included in this subdivision, will be increased to include somewhat more of the S.W. 1/4 of the S.W. 1/4 of Section 28 as a result of a lot line adjustment with The 1993 Thomas W. Levitt Family Trust, of which Tom is a Trustee and which owns the property directly to the east of Tom's individual property. We have been working diligently to create a plan which will provide attractive, functional and relatively affordable homesites in conformance with existing regulations and zoning of Garfield County. We have attempted to take into account issues relating to access, water, viewsheds, open space, recreation, slope protection and a sense of community. Our plan would create fewer than the maximum number of lots allowable under Garfield County regulations and zoning, but we feel that we have improved the quality of the lots and maintained the character of the surrounding residential areas. None of our lots contains less than four acres, and each of them has strong, positive attributes. • • Mark Bean Letter Page 2 Thank you for your consideration of our application and all of your courtesy. Please let me, Ron or Larry know if you have any questions or need any further information. Yours truly, }95,/e0d6 Molly G. Levitt TWL:dc cc: Lawrence R. Green, Esq. Ron Liston JZ:# Thomas W. Levitt • • August 15, 1995 Mark Bean Garfield County Planner 108 8th Street Glenwood Springs, CO 81601 Re: Levitt Sketch Plan Dear Mark: land design partnership Attached herewith are the application forms, plans, supplemental information and application fees as required for a Sketch Plan review for two tracts of land totaling approximately 76.4 acres. One tract of land is owned by Thomas Levitt, the second by Molly Levitt (husband and wife). A very small area of a third tract of land is also included in the boundary of the Sketch Plan. The third tract is owned by the Levitt Family Trust. Prior to the completion of the subdivision process, a boundary line adjustment will be completed to reconfigure the Levitt Family Trust parcel such that the Trust lands will not be included in the subdivision. The adjusted Trust parcel will contain in excess of thirty-five acres. Site Description The northerly half of the site is a gently rounded, east west ridge located along the brow of the slope dropping down into the Roaring Fork River Valley. The majority of the valley wall slope is in excess if forty percent and does not apply to the area calculations for minimum lot size. The steeper slopes and the southerly edge of the upper ridge are forested with pinion and juniper trees. The majority of the ridge is open meadow. Design Concept The Sketch Plan endeavors to offer each building site access to the spectacular views of Mount Sopris while allowing undulations in the topography and the existing vegetation to provide visual separation of the building sites. The natural characteristics of the site encouraged the efficient and sensitive design presented by the Sketch Plan. Building envelopes and building heights will be specified and controlled by protective covenants to preserve the visual character of the valley wall skyline as seen from Hwy 82. P.O. Box 517 • Glenwood Springs, Colorado 81602 918 Cooper Avenue (303) 945-2246 • Fax (303) 945-4066 • • Mark Bean 8/15/95 page 2 The exaggerated cul-de-sac is proposed to assure ease of emergency vehicle maneuvering and to create an easement area for use by all the subdivision residents. This common use area will be landscaped and with trees and a large lawn area. Since limitations will be placed on the amount of lawn allowed on each lot, this common park area will provide desirable recreation space. In addition to wise stewardship of water resources, this design promotes a greater sense of community among the residents. The gross density of the project is 1 dwelling unit per 5.9 acres. As an average, there are 2.9 acres of developable land (less than forty percent slope) for each proposed dwelling unit. No livestock will be allowed on lots 1 through 9. A limited number of horses may be allowed on Lots 10 through 13 depending on the availability of irrigation water. Access: Access from Fender Lane (county road) will be provided by existing easements appurtenant to the Levitt property. Portions of these easements are presently improved (Harmony Lane, northern segment), portions are proposed for improvement in association with the Barnes Subdivision Exemption and portions will be improved by the applicant. All proposed access will be constructed to Garfield County Roads Standards for "Rural Access". Water: Domestic,limited irrigation and fire protection water will provided by a common well and storage tank. The water system will be owned and maintained by the subdivision home owner's association. Water rights for the common well will be purchased from the Basalt Water Conservancy District. Wastewater Disposal: Individual, on lot, septic tank and leachfield will be used for wastewater disposal. Soil depths and character appear to be appropriate for leachfields. Detailed geologic and soils investigations will be conducted prior to preliminary plan. Hazards: Steep slopes appear to be the only potential hazard associated with the site. Detailed geologic and soils analysis prior the preliminary plan will identify any site limitations due to steep slopes. There are no live streams or water bodies near the site and all building sites are free of any concentrated storm water runoff. • Mark Bean 8/15/95 page 3 From a subregional planning perspective, this area is as influenced by the moderately concentrated development patterns to the east in Eagle County as it is by the lower density characteristics of Garfield County to the west. The majority of traffic from the project will travel north on Harmony Lane and east on Fender Lane, ending up in El Jebel. The Upper Cattle Creek Road north of El Jebel was completely rebuilt by Eagle County earlier this summer. This road now appears to have excess capacity to accommodate additional growth in the east Missouri Heights area. Within three-quarters of a mile east of the Levitt Subdivision, existing development in Eagle County is characterized by densities of one to five acres per dwelling unit. Good planning would seem to support the concept of continued moderately concentrated growth in an area that offers safe, convenient access to the community services at El Jebel. I respectfully request this Sketch Plan be placed on the earliest available Planning and Zoning Commission agenda consistent with the required agency reviews of the submittal. If you have any question or require any additional information, please contact me. Ronald B. Liston August 15, 1995 Ron Liston Land Design Partnership 918 Cooper Ave. Glenwood Springs, CO 81601 Re: ISDS Installations at Levitt Subdivision HCE File Number 95060.01 Dear Ron: This letter is in response to your request for our opinion of the suitability of the soils found at the Levitt Subdivision site. While we have not performed any percolation tests on the site, we have reviewed the SCS maps of the area. The soils in this area mainly consist of Forelle- Brownsto complex and Tridell-Brownsto stony sandy loams. These materials typically have medium to fast percolation rates. The soils with medium rates will be suitable for standard septic tank and leach field systems. We expect that some areas of the site may have a percolation rate faster than five minutes per inch. In that case, a sand filter system would be needed for adequate treatment. Thus, we would expect that individual sewage disposal systems could be designed for this site. If you have any questions or need additional information, please contact us. Sincerely, HIGH COUNTRY ENGINEERING, INC. Roger Neal, P.E. Project Engineer RNItmc 923 Cooper Avenue • Glenwood Springs, CO 81601 Telephone: 303-945-8676 • FAX: 303-945-2555 .....i RES U RCE ..... ■U•• E N G I N E E R I N G INC. Mr. Ron Liston Land Design Partnership PO Box 517 Glenwood Springs CO 81602 RE: Proposed Levitt Subdivision Dear Ron: August 14, 1995 It is our understanding that Mr. Tom Levitt has proposed a 13 lot subdivision on approximately 80 acres located generally in the SW A, SW 1/4, Section 28 and the SEA , SEA, Section 29, Township 7 South, Range 87 West, 6th P.M., Garfield County, Colorado. The proposed water supply will be from a well (or wells) and a community water system. As a means of providing a legal water supply the proponent intends to request a water service contract from the Basalt Water Conservancy District (BWCD). The property is located in Area A of the BWCD boundary but is in an area which may be subject to a water right call from Blue Creek. Until recently this call could not be satisfied solely by a BWCD water service contract. However, the E3WCD has a pending water court case for a Plan for Augmentation which would allow the BWCD to satisfy the Blue Creek call. A proposed Consent Decree has been submitted to the objectors in this case for their approval. We expect a Court decree will be issued in the near future. Approval of the Plan for Augmentation would allow the BWCD to provide a water service contract for Mr. Levitt's property and we expect that a contract could be obtained for the proposed 13 lot subdivision. Sincerely, RESOUR€E ENGINEE ING, INC. PaxYS. Bus?y6ne, P.E. Water Resource Engineer PSB/mmm 401-1 .0 rlsub.501 Consulting Engineers and Hydrologists 909 Colorado Avenue • Glenwood Springs, CO 81 601 ■ [303] 945-6777 • Fax [303] 945-1137 95 x'94 4 106 43 • Ai n7 41.. 44 b7' O t1,.'-4.1 4 ,'. spy. ? ;4' .:J'x W 0 t'. 1, 1� r 1 s oii SCS SOILS MAP (+ l 1 r N x, 111,49 "(1y\ • • SCS SOIL TYPES TO c f 1lII](* 5 43—Forelle-Brownsto complex, 6 to 12 percent slopes. This map unit is on mountains and benches. Elevation is 6,500 to 7,500 feet. The average annual precipitation is 12 to 14 inches, the average annual air temperature is 40 to 44 degrees F, and the average frost -free period is 85 to 105 days. This unit is about 55 percent Forelle soil and 30 percent Brownsto soil. Included in this unit are small areas of Tridell soils on knolls, Mussel and Morval soils in swales, and basalt Rock outcrop. Also included are small areas of soils that are similar to the Forelle and Brownsto soils but have soft bedrock below a depth of 40 inches. Included areas make up about 15 percent of the total acreage. The Forelle soil is deep and well drained. It formed in mixed alluvium derived dominantly from sedimentary rocks. Typically, the surface layer is brown loam about 6 inches thick. The subsoil is clay loam about 24 inches thick. The substratum to a depth of 60 inches is loam. Permeability is moderate in the Forelle soil. Available water capacity is high. The effective rooting depth is 60 inches or more. Runoff is medium. The hazard of water erosion generally is moderate, but it is severe in areas that contain volcanic ash. The Brownsto soil is deep and well drained. It formed in alluvium derived dominantly from coarse textured, calcareous sandstone and basalt. Typically, the upper part of the surface layer is light brownish gray gravelly sandy loam about 4 inches thick. The lower part is light brownish gray gravelly loam about 7 inches thick. The upper 19 inches of the substratum is very gravelly sandy loam. The next 12 inches is very gravelly loamy sand. The lower part to a depth of 60 inches is gravelly sandy loam. A thin layer of partially decomposed needles, twigs, and leaves is on the surface in many places. Permeability is moderate in the Brownsto soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is moderate. This unit is usecl as rangeland or as wildlife habitat. The potential plant community on the Forelle soil is mainly western wheatgrass, bluebunch wheatgrass, Indian ricegrass, Douglas rabbitbrush, and Wyoming big sagebrush. Muttongrass, streambank wheatgrass, and winterfat commonly are also included. The average annual production of air-dry vegetation is about 800 pounds per acre. If the range condition deteriorates, Wyoming big sagebrush, Douglas rabbitbrush, cheatgrass, and annual weeds increase in abundance. The potential plant community on the Brownsto soil is mainly needleandthread, Indian ricegrass, western wheatgrass, and Wyoming big sagebrush. Bluebunch wheatgrass, bottlelbrush squirreltail, and scattered Utah juniper and pinyon pine also are included. The average annual production of air-dry vegetation is about 600 pounds per acre. If the range condition deteriorates, Wyoming big sagebrush, Douglas rabbitbrush, cheatgrass, and annual weeds increase in abundance. Suitable management practices include proper grazing use and a planned grazing system. If the quality of range vegetation has seriously deteriorated, seeding is needed. The suitability of this unit for range seeding is good in areas of the Forelle soil and poor in areas of the Brownsto soil. The main limitation is the cobbles and stones on the Brownsto soil. For successful seeding, a seedbed should be prepared and the seed drilled. In areas of the Forelle soil, brush management improves deteriorated areas of range that are producing Soil Survey more woody shrubs than were present in the potential plant community. This unit is suited to homesite development. The main limitations are the slope in the steeper areas and small stones in the Brownsto soil. This map unit is in capability subclass IVe, nonirrigated. The Forelle soil is in the Rolling Loam range site, and the Brownsto soil is in the Stony Foothills range site. V PPE 2. st_oPE� 106—Tridell-Brownsto stony sandy loams, 12 to 50 percent slopes, extremely stony. This map unit is on terraces and mountainsides. Elevation is 6,400 to 7,700 feet. The average annual precipitation is 12 to 14 inches, the average annual air temperature is 42 to 44 degrees F, and the average frost -free period is 85 to 105 days. This unit is about 45 percent Tridell soil and 35 percent Brownsto soil. About 5 to 10 percent of the surface is covered with stones. Included in this unit are small areas of Forelle and Evanston soils in the Tess sloping cleared areas. Also included are small areas of basalt Rock outcrop and soils that are similar to the Tridell soil but have less gravel and fewer stones. Included areas make up about 20 percent of the total acreage. The Tridell soil is deep and somewhat excessively drained. It formed in alluvium and colluvium derived dominantly from sandstone and basalt. Typically, the upper part of the surface layer is grayish brown stony sandy loam about 2 inches thick. The lower part is grayish brown very cobbly fine sandy loam about 7 inches thick. The upper 5 inches of the substratum is very cobbly fine sandy loam. The next part is cobbly sandy loam about 11 inches thick. Below this is 12 inches of very stony fine sandy loam. The lower part of the substratum to a depth of 60 inches is very stony loamy sand. Hard basalt is commonly below a depth of about 60 inches. The soil is calcareous throughout. A thin layer of partially decomposed needles, twigs, and leaves is on the surface in many places. Permeability is moderately rapid in the Tridell soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate. The Brownsto soil is deep and well drained. It formed in alluvium derived dominantly from coarse textured, calcareous sandstone and basalt. Typically, the upper part of the surface layer is light brownish gray stony sandy loam about 4 inches thick. The lower part is Tight brownish gray stony sandy loam about 7 inches thick. The upper 19 inches of the substratum is very gravelly sandy loam. The next 12 inches is very gravelly loamy sand. The lower part to a depth of 60 inches is gravelly Soil Survey sandy loam. A thin layer of partially decomposed needles, twigs, and leaves is on the surface in many places. Permeability is moderate in the Brownsto soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate. This unit is used mainly for livestock grazing or wildlife habitat. It also is used for limited homesite development, for Christmas trees, or as a source of firewood and posts. The potential plant community on the Tridell soil is mainly pinyon pine and Utah juniper with an understory of bluebunch wheatgrass, Indian ricegrass, Wyoming big sagebrush, and muttongrass. Other plants that characterize this site are bottlebrush squirreltail, antelope bitterbrush, and true mountainmahogany. The average annual production of air-dry vegetation is about 300 pounds per acre. The potential plant community on the Brownsto soil is mainly Wyoming big sagebrush, needleandthread, Indian ricegrass, western wheatgrass, and scattered pinyon pine and Utah juniper. Other plants that characterize this site are bottlebrush squirreltail, antelope bitterbrush, and true mountainmahogany. The average annual production of native understory vegetation is about 600 pounds per acre. If the range condition deteriorates, Wyoming big sagebrush, cheatgrass, and annual weeds increase in abundance. Mechanical treatment is not practical because of the very stony surface and the slope. Suitable management practices include proper grazing use and a planned grazing system. The slope limits access by livestock. The limited accessibility results in overgrazing of the less sloping areas. Selective thinning of the pinyon and juniper stands improves the quality of the understory for grazing and provides firewood, posts, and Christmas trees. The Tridell soil is suited to limited production of pinyon pine and Utah juniper. The average annual production is 5 cords per acre. The average stocking rate is 150 trees per acre. To ensure sustained yields and continued use, the kind of wood production should be considered before the stands are thinned or cleared. Special care is needed to minimize erosion when the stands are thinnedl or cleared. Thinning the stands generally promotes the growth of understory grasses and young trees. Only the less sloping areas of this unit are suited to homesite development. The main limitations are the slope and the stoniness. Erosion is a hazard in the steeper areas. Only the part of the site that is used for construction should be disturbed. Topsoil can be stockpiled and used to reclaim areas disturbed during • Aspen-Gypsum Area, Colorado ► JO& construction. The gravel and cobbles in disturbed areas should be removed if the site is landscaped, particularly in areas used for lawns. Areas adjacent to hillsides are occasionally affected by runoff, which may be accompanied by the movement of rock debris. Population growth has resulted in increased construction of homes in areas of this unit. This map unit is in capability subclass Vile, nonirrigated. The Tridell soil is in the Pinyon-Juniper woodland site, and the Brownsto soil is in the Stony Foothills range site. Lo u) S 55—Gypsum lapid-Gypsiorthids complex, 12 to 65 percent slopes. This map unit is on mountainsides, on hills, and along dissected drainageways (fig. 5). It is on hills and canyon side slopes throughout the survey area. This unit is about 65 percent Gypsum land and 20 percent Gypsiorthids. Included in this unit are small areas of Torriorthents and Camborthids. Included areas make up about 15 percent of the total acreage. The Gypsum land consists mainly of exposed parent material that has a very high content of gypsum. The Gypsiorthids are shallow and moderately deep and well drained. They formed in residuum and colluvium derived dominantly from mixed material with a very high content of gypsum. Slope is 12 to 50 percent. No single profile of these soils is typical, but one commonly observed in the survey area has a surface layer of very pale brown fine sandy loam about 8 inches thick. The substratum is fine sandy loam. Soft, gypsiferous shale is at a depth of about 39 inches. Permeability is moderate in the Gypsiorthids. Available water capacity is low or moderate. The effective rooting depth is 10 to 40 inches. Runoff is very rapid, and the hazard of water erosion is slight to severe on the steeper slopes. This unit is used as wildlife habitat. The native vegetation on the Gypsiorthids is sparse grasses, forbs, and Utah juniper. The Gypsum land supports very little native vegetation. This unit is poorly suited to homesite development. The main limitations are the slope, the hazard of erosion, piping, and low soil strength during wet periods. This map unit is in capability class VIII. No range site is assigned.