HomeMy WebLinkAbout2.0 PC Staff Report 10.13.1999PC 10/13/99
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:
APPLICANT:
PLANNER/ENGINEER:
LOCATION:
SI I DATA:
WA I"ER:
SEWER:
ACCESS:
A request for review of a Sketch Plan for a five (5)
lot subdivision. Request to allow accessory
dwelling units on two (2) of the lots and guest
houses on three (3) of the lots.
John M. & Paul C. Currier
Water Resource Consultants, LLC
Located 2 miles north of Silt along CR250 &
CR261.
A 27.5+/- acre site (lot D of the Simon subdivision
exemption) to be divided into lots ranging in size
from 3.2 to 12.4 acres.
Simon well, community water system
ISDS
Peach Orchard/Simon private access easement to
CR250 and one driveway to CR261.
EXISTING/ADJACENT ZONING: A/R/RD
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1. RELATIONSHIP TO IHE COMPREHENSIVE PLAN
According to the Garfield County Comp Plan of 1984 this site lies in "District A: Urban Area of
Influence". According to the plan, much of the land included in the Silt Urban Area of Influence
is already subdivided. Much of the remaining area surrounding Silt is agrarian. The comp plan
contains performance standards which the applicant should be made aware of Many of these
standards can be incorporated into the covenants.
H. PROJECT INFORMATION
A. Site Description: The property is located within the Simon Subdivision Exemption.
Agricultural and residential uses surround the site. The property is currently vacant,
relatively flat land, with a small area of wetlands occupying the central portion of the
site. Exiting vegetation consists of cottonwoods, russian olive, and a variety of grasses
and weeds. With 10 dwelling units (d.u.) occupying 27.52 acres the proposed density is 1
d.u./2.75 acres
B. Project Description and Development Proposal: The applicant proposes to subdivide and
develop the property into five lots as follows:
Lot A: 3.69 acres, primary dwelling unit + guest house
Lot B: 3.49 acres, primary dwelling unit + guest house
Lot C: 4.63 acres, primary dwelling unit + accessory dwelling unit
Lot D: 3.22 acres, primary dwelling unit + guest house
Lot E: 12.49 acres, primary dwelling unit + accessory dwelling unit
III. REVIEW AGENCY AND OTHER COMMENTS:
Referrals of this application were sent to the following:
A. Town of Silt: Has prepared a Planning Commission Memorandum (see pages 1' Li' ).
Comments made in the memorandum should be considered, and proposed impacts
mitigated, as this project moves forward to Preliminary Plan.
B. Burning Mountain Fire District: No response was received. — N6 )- l✓ d `i/'e
C. RE -2 School District: No response was received. .', -I; 1./- F. _
D. Public Service Company: See letter page 3 . Public Service will require utility
easements be provided for installation of gas/electric facilities to serve the lots. There
may be one or two points of service per lot, depending on how the units are addressed.
The access easement from CR250 and the cul-de-sac must have 15' front lot line
easements.
E. U.S. West Communications: No response was received.
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F. Garfield County Road & Bridge: See letter page . GarCo R&B has requested to
know where the driveway will access CR261 and i any utilities encroach on County
right-of-way.
G. Garfield County Vegetation Management: No response was received.
H. Garfield County Sheriff Department: Sheriff Tom Deiassandri verbally commented (on
10/6/99) that there are significant emergency access issues raised by the proposal. The
applicant should work with the Sheriff's Department and the Fire District to resolve the S
issues. �
IV. STAFF COMMENTS
A. Zoning: The A/R/RD zone district (Section 3.02.0 1) allows for agricultural, limited retail,
and residential uses at a rural density. The minimum lot area is 2 acres. All proposed lots
are in excess of 2 acres. An accessory dwelling unit may be approved as part of a public
hearing or meeting on a subdivision action provided it meets the accessory dwelling unit
standards in Section 5.03.02. A special use permit for a guest house may be obtained
under a separate process. The County regulations do not authorize the permitting of
guest houses as part of a subdivision action.
5.03.021 Accessory Dwelling Unit: Use of a structure as an accessory dwelling
whether approved by Special Use, use by right in a new subdivision approval, or on an
existing lot must meet the following standards, as well as all other standards applicable to
residential use:
(1) The minimum lot size shall be four (4) acres containing a building site with slopes less
than 40% at least two (2) acres in size.
(2) The gross floor area for residential use occupancy shall not exceed 1500 sq. ft.
(3) Approval from the subdivision homeowners association and/or allowed by covenant rf
applicable.
(4) Proof of a legally adequate source of water for an additional dwelling unit.
(5) Compliance with the County individual sewage disposal system regulations or
proof of a legal ability to connect to an approved central sewage treatment facility.
(6) Only leasehold interests in the dwelling units is allowed
(7) That all construction complies with the appropriate County building code
requirements. (A.95-076)
Provisions shall be made to comply with these regulations. The applicant or the
individual property owners will need to apply for a special use permit to allow a guest
house.
B. Soils/Topography: The soils found within the subdivision are Olney Loam and Potts
loam. According to the SCS, the Olney loam is a deep, well drained soil forrned in
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ailuviam from sandstone and shale. Permeability and available water capacity are
moderate. The native vegetation on this soil is mainly wheatgrass, needleandthread, and
sagebrush. Cottontail rabbit, squirrel, pheasant, and some mule deer find habitat on this
soil. Community development is limited by low strength. Potts loam is a deep, well
drained soil formed in ailuviam derived from sandstone, shale, or basalt. Permeability is
moderate while available water capacity is high. The native vegetation and wildlife is the
same as found on the olney loam. Community development is limited by low strength
and shrink -swell potential. Dwellings and roads can be designed to compensate for these
limitations. Community sewage systems will be needed if the population density
increases.
C. Wetlands: Wetland vegetation exists along the western boundary of lot E. Development
construction should avoid the disturbance of the existing wetlands vegetation. The Army
Corps of Engineers can be contacted regarding wetland regulations and permitting, if
necessary.
D. Road/Access: Lot E will be accessed by a driveway via CR261. All other lots will be
accessed by a private easement from CR250. The private easement is currently a one
lane gravel drive. The application proposes a cul-de-sac with a 30' right-of-way and one
12' gravel lane. The applicant must be aware of the road improvement standards in
Section 9:35 of the subdivision regulations. WitiiL7 units (or 70 vehicle trips per day)
based on the A.D.T. figures, the subdivision must meet the `semi -primitive" standard
which calls for a 40' right-of-way, 2 lanes @ 8' wide, a 2' siionlder,- witE either a chip &
seal or gravel surface.
The cul-de-sac creates a 1,400'+ dead end, which is 800' in excess of the County
standard. Section 9:33 of the sub. regs states:
Cul-de-sacs and dead end streets may be designed under the following circumstances
A. Cul-de-sacs may be permitted provided they are not more than six hundred fee
(600') in length and have a turnaround radius of not less than fortyfrve feet (45) from
the center of the cul-de-sac to rad edge and fifty foot (50) right-of-way for residential
development and not less than seventy-five foot (75) right-of-way for
commercial/industrial development where tractor trailer trucks will enter the property or
by providing a T-shaped turnaround with a minimum turning radius of fifty feet (50) for
residential development and seventy-five feet (75) for commercial/industrial
development where tractor trailer trucks will enter the property. The Board may
approve longer cul-de-sacs for topographical reasons and it can be proved that fire
protection and emergency egress and access is provided as a part of the longer design.
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E.
The applicant should consider making the primary access from CR261. It is likely that
the required cul-de-sac length would not be exceeded. Also, the County road can much
more easily accommodate the-generatedtraffic than the single lane private access
easement_(which would otherwise have to be improved). See section I of this report for
discussion of legal access.
Fire Protection: The proposal is located in thel$urning Mountain Fire Protection District.
To date, no comments have been received.
F Watei (lrrigati is The source of water supply will be the Simon well, which holds a
decreed water right for 49 gpm for domestic and irrigation uses (ajudicated in case no.
W-1452, well permit #049153F). The North 27 subdivision owns 8/25ths of the 49 gpm.
This is 15.7 gpm, or 3.14 gpm for each of the five lots. Each lot can be expected to
receive 4,516 gallons per day. Each single family unit typically uses 350 gallons per day,
or 700 gallons per day per lot on lots with an accessory dwelling unit. The application
has demonstrated an adequate supply. The proposed community water system has not
been assigned a PWSID # yet. Since the Simon well is located outside the subdivision,
well maintenance easements and agreements will need to be in place.
Raw watek irrigation will be supplied from the Farmers Irrigation Company direct flow
water (11.90 shares) and Silt Project storage water (26.04 ac. ft.). The water will be
conveyed to each lot on a pro -rated basis based on acreage.
G. Sewer: ISDS are proposed. High ground water may necessitate engineered systems.
Vtr, H. Recreation/Open Space: As determined by Section 9:80 of the Subdivision Regulations,
the applicant will be required to dedicate a total of 5% of the gross land area for open
Li/ space, parks, or schools, or pay $200 per each new parcel. The existing parcel is not
subject to this fee (4 new lots X0 — $800).
i. Home Owners Agreement: An easement located along the western boundary of the
property serves Peach Valley Orchard and the, Simon Exemption. Since Lot 4 will now
increase it's use from one dwelling unit tfk 7 dwelling units the applicant must
demonstrate, at preliminary plan application (if the access is not changed as suggested),
proof of increased legal access to the subdivision. Written permission from the
controlling Homeowner's Association Shall consti a said proof. If the applicant intends
to make he North 27 Subdivision a member of lie PVO/SSE Homeowner's Association, •
the relevant information must be included in the preliminary plat application.
J. Assessment: The property owner should be aware that the current agricultural valuation
status of the property will change following subdivision.
R. Parking. Section 5.01.02 of the Zoning Resolution requires cff sheet parking for
residential land uses. One off-street parking space per 600 sq. ft. of floor area is
required.
L. Utilities: All utilities are to be buried.
M. Easements: All existing/proposed ditch easements, and any other necessary easements,
will need to be shown on the plan at the Preliminary Plan stage.
Non-residential floor space: The application proposes 5,000 square feet of outbuildings
per lot. The applicant should understand the use of the outbuildings must meet the
zoning/building code requirements and lot coverage can not exceed the amount allowed
by zoning.
O. Recommended Plat Notes/Covenants:
1)A plat note should indicate the approved number of accessory dwelling units, if any,
are allowed. A.D.0 limitations (such as square footage) should be specified and included
in the covenants.
2) All irrigation ditches and ditch easements are to be recognized and maintained as
existing and in place, in the usual manner.
3) One (1) dog will be allowed for each residential unit within a subdivision and the dog
shall be required to be confined within the owner's property boundaries. The
requirements shall be included in the protective covenants for the subdivision with the
enforcement provisions allowing for the removal of a dog from the area as final remedy
in worst cases.
4) No open hearth solid -fuel fireplaces will be allowed anywhere within a subdivision.
One (1) new solid -fuel burning stove as defined by C.R.S. 25-7-401, et sew., 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.
5) The 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, - e it • . •' . • -
6) Control of noxious weeds is the lot owner's responsibility.
7) Garfield County has adopted a "Right to Farm" provision in the Garfield County
Zoning Resolution in Section 1.08, which states, among other things, that "residents and
visitors must be prepared to accept the activities, sights, sounds, and smells of Garfield
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County's agricultural operations as a normal and necessary aspect of living in a County
with strong rural character and a healthy ranching sector".
The Sketch Plan comments shall be valid for a period not to exceed one (1) year from the date of
the Planning Commission review (valid until October 13, 2000). If a Preliminary Plan for the
proposed subdivision is not presented to the Garfield County Planning Commission within this
period, the applicant must submit an updated Sketch Plan application to the Planning Division
for review and comparison with the original application.
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