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HomeMy WebLinkAbout1.02 Preliminary Plan intro-Final.pdfFRONING FAMILY SUBDIVISION PRELIMINARY PLAN SECTION 2 - INTRODUCTORY INFORMATION AND BACKGROUND Parcel #'s: 2393 - 272 -00- 032/031 Zoning: Rural Application Date: December 2010 TYPE OF APPLICATION: The Froning Family members hereby submit an application for a preliminary Plan for property in the Red Hill Neighborhood outside of Carbondale along CR 107. We are submitting all application materials identified in Section 5- 501(G) of the Garfield County Unified Land Use Resolution (ULUR). The application materials include the following: • Application forms and fees • Vicinity Map • Preliminary Plan Map • Yield Plan (NA — Conservation Subdivision Only) • Open space Plan, Preliminary • Open Space Management Plan • Landscape Plan (Common Ownership Areas) 4 -502 ( C ) (5) • Impact Analysis 4 -502 (E) • Land Suitability Analysis 4 -502 (D) • Lighting Plan consistent with Standards in 7 -305 (B) • Visual Analysis • Preliminary Engineering Reports and Plans • Streets, trails, walkways and bikeways • Engineering design and construction for any bridges, culverts or other drainage structures to be constructed • Identification and mitigation of geologic hazards • Sewage collection, and water supply and distribution system • Erosion and Sedimentation Control Plan 4 -502 (4) • Water Supply Plan • Sanitary disposal Plan • Draft Improvements Agreement, Covenants and Restrictions and By -Laws • Relevant special studies Froning Family Subdivision Preliminary Plan December, 2010 Page 1 The owners of the property are submitting a Preliminary Plan application for the purpose of subdivision the parcel into a total of five lots. I. INTRODUCTION AND BACKGROUND The Froning family owns two parcels of land approximately 30.97 acres in size which is zoned Rural "R ". The property address is 700 County Road 107, also known as 532 Red Hill Road. The project is located north of Carbondale on Red Hill approximately 0.5 miles north of the Highway 82 / Highway 133 intersection in Garfield County (see Exhibit 1, Vicinity Map of Sketch Plan). The application is being submitted by the following individuals: • Paul and Linda Froning • Donald and Billie Froning • Karen and John Hatchett The two lots were created by approval of the Lappala Road 107 Subdivision Exemption in 1984 (copy of plat and resolution attached in Section 26). The applicants will be forming a Family Partnership but this has not been done as of this date. The family partnership will be formed but property will not be transferred to the new entity until and if the Final Plat is approved. The two parcels are owned as follows: • Parcel 1 consisting of 18.85 acres owned by Paul and Linda Froning • Parcel 2 consisting of 12.39 acres jointly owned by Paul and Linda Froning and the other applicants (Paul's siblings and their spouses) SUBDIVISION OBJECTIVES Parcel 2 was originally owned by Robert and Carol Froning. They eventually conveyed their interests in the property as a gift to their children and their spouses. One of the original objectives was to subdivide the parcel so that each sibling would own an individual lot and where they could build a home. Dividing the property into three equal lots would have created three parcels of 4.13 acres each which, in the opinion of the applicants, would not be compatible with the neighborhood. Paul Froning's objective in combining his parcel 1 with parcel 2 is to enable the proposed lots to be of similar size (approximately 5 acre each), establish compatibility with the neighborhood, and at the same time increase the value of the property already in his name. The respective owners wish to combine parcels 1 and 2 in order to subdivide the total of 30.85 acres into five lots. Froning Family Subdivision Preliminary Plan December, 2010 Page 2 As the long -time owners of the land, the applicant's objective is to preserve the character, unique physical features, and ecology of the property while developing homes and building zones for their use that are respectful of these qualities. These objectives are described later in this section and have been utilized as a framework for laying out the lots, building envelopes and other features of the development plan. The applicants propose to subdivide the property into five lots allowing for five single - family residential units as follows: • Lot 1 — 10.85 acre lot that would include the existing single family dwelling and detached garage. The other four lots would be vacant land and would consist of the following sizes: • Lot 2 — 4.98 acres • Lot 3 — 5.01 acres • Lot 4 — 5.00 acres • Lot 5 — 5.00 acres SITE DESCRIPTION The site is approximately 30 acres in size and consists mostly of Colorado Plateau, pinion — juniper woodland. The southern portion of the site can be characterized as "inter mountain basin, big sagebrush shrub land ". The terrain rises to the north and then drops off in elevation with moderately steep, south facing slopes. Outcroppings exist on the south facing slopes on the southeastern portion of the site. There are views of Mount Sopris from the majority of the northern and eastern portions of the site. The majority of the property proposed for dwelling units, including the existing structures, is not visible from County Road 107. Lot 4 has a building envelope from which a future home may be seen from the CR 107 while headed south to the intersection of SH 82/SH133. The site currently consists of open space containing a private residence and detached garage. Below are photographs showing the nature of the subject property and the existing residence. Froning Family Subdivision Preliminary Plan December, 2010 Page 3 Existing residence of Paul and Linda Froning (on Lot 1) Proposed Trail Easement to BLM Land to South Froning Family Subdivision Preliminary Plan December, 2010 Page 4 View of Sagebrush Meadow looking Southwest Typical Pinon- Juniper Vegetation on Property Froning Family Subdivision Preliminary Plan December, 2010 Page 5 DEVELOPMENT GOALS The goal of the proposed development is to subdivide the property in keeping with allowable uses described for the Rural "R" Zone Distirct and consistent with the vision, goals, objectives and policies of the Garfield County Comprehensive Plan. The proposed development includes consideration for: • Developing single - family lots • Minimizing impact to wildlife habitat • Preserving the character of the natural landscape and native vegetation • Promoting water conservation • Promotion of sustainable "green" building practices, and • Recreational opportunities through providing subdivision accessibility to contiguous public lands. DEVELOPMENT OBJECTIVES A number of design objectives were considered in developing a site plan for the property. Existing zoning designations, sensitivity to the goals of the Garfield County Comprehensive Plan, and informal input from the surrounding property owners guided the development of the proposed plan. Site, cultural and environmental constraints were identified in order to establish a framework within which other objectives were considered. Once these constraints were understood, areas that support the proposed type of residential development were identified. These developable areas meet the applicable design and planning objectives for the site. In support of the stated goals, the objectives guiding the initial site planning efforts are as follows: 1. Steep slopes should be avoided to minimize disturbance to natural landforms, vegetation, and drainage patterns. 2. Building envelopes were established to set structures back from the edges of the sagebrush meadows to preserve wildlife habitat, especially Lot 4. 3. To the extent possible, key visual resources of the site, as viewed from adjacent public roads /highways and nearby developments, were preserved. 4. Development within the site has been placed to avoid blocking any views enjoyed by adjacent property owners, as well as potential future property owners within the Froning Family Subdivision. 5. The Existing development pattern in the neighborhood was respected, ensuring adequate separation between dwelling units. 6. The development plan achieves a balance in a range of public policies identified in the Comprehensive Plan. Froning Family Subdivision Preliminary Plan December, 2010 Page 6 7. Excessive disturbance or removal of native vegetation was avoided through the use of building envelopes. Note that some vegetation will need to be removed in order to mitigate wildfire danger. 8. Building envelopes and road alignment avoided site - specific geologic constraints and mature vegetation to the maximum extent possible. 9. Landscape Guidelines have been established that promote reduction in supplemental irrigation requirements for residential landscapes. 10.Opportunities for an enjoyable lifestyle were provided through the creation of trails and open vistas. 11.Orientation of the majority of the lots has maximized southern exposure for energy conservation purposes /renewable energy potential. Note: The site planning and development objectives took place under the Comprehensive Plan 2000. This application is being submitted shortly after the adoption of the Garfield County Comprehensive Plan 2030. All planning principles, design tools and the goals and policies utilized during the application proves are still relevant, and we have found that nothing should be modified. The development plan complies with the new Comprehensive Plan and is addressed in Section 19. 11. MISCELLANEOUS INFORMATION Internal Road. All lots will be accessed off of an internal road which is currently a 30 -foot wide access and utility easement and will be increased to 40 -foot in width as part of the subdivision process. The road will be owned and maintained by the Homeowner's Association. This internal road has access to County Road 107 and has existed for 26 years in its current configuration. Common Areas /Development Facilities and Amenities. Common areas and facilities have been kept to a minimum in this subdivision. There is an existing trail which extends from the southeast portion of the internal subdivision road to the BLM property to the south. The subdivision application will dedicate a trail easement for this amenity and provide access for lot owners to the BLM property. The trail will be left in its primitive state and will be dedicated to the HOA. The trail easement will not be open to the general public. Proposed Utilities /Infrastructure. The development will have a central water system with a 10,000 gallon underground storage tank. Electric and telephone will be provided in an underground fashion within the subdivision road. Natural gas will not be extended to the site. Froning Family Subdivision Preliminary Plan December, 2010 Page 7 Building Envelopes. Building envelopes are confined in size with the exception of Lot 1. They have been designed to preserve views, provide privacy to the internal subdivision lot owners, Preserve vegetation and wildlife habitat, utilize the flatter portions of the site for buildings and to minimize visibility from neighboring lots and county rights -of -way. Also, the building envelopes as proposed will not be allowed to be expanded in size so that the application will meet the Open Land requirement for property designated Medium on the Future Land Use Map as per the recently adopted Garfield County Comprehensive Plan 2030. Neighborhood Involvement. There was considerable neighborhood involvement at the sketch plan level. Paul Froning has continued to communicate with some neighbors related to a proposed emergency access easement and to those that may have possibly been impacted by proposed building envelopes. More involvement with neighbors will occur as part of the preliminary and final plat process. Wildfire Mitigation and Neighborhood Fire Protection. The Red Hill neighborhood is subject to wildfire danger. The application addresses this issue in a number of places. It should be noted that the applicant is providing access for the local fire department (Carbondale and Rural Fire Protection District) to the subdivision's central water system and storage tank, which can be utilized for any portion of the Red Hill area in case of a wildfire incident. History of Land Use Applications Prior to Preliminary Plan Submittal. A sketch plan was submitted to Garfield County in November of 2006 and review conducted by the County on February 14, 2007. A Comp Plan Amendment application was submitted in the fall of 2008. A Public Hearing on the Comp Plan Amendment was held on October 8, 2008 at which time the property was re- designated as Residential / Medium Density on the Land District Map for Study Area One. A Resolution approving this Comp Plan Amendment (Resolution — PC-2008-04) is included in Section 25. Waivers. There is a request for design waivers from three engineering standards contained in the Garfield County 2009 Unified Land Use Resolution (ULUR). They are: • Shoulder width for a portion of the internal road. • Minimum radius at access road intersection with CR 107. • Maximum grade. Sopris Engineering is addressing these design waivers as part of their engineering submittal contained in Section 13. Finally, the applicant and the Design Team have reviewed the County's Affordable Housing criteria and respectfully are of the opinion that the land use Froning Family Subdivision Preliminary Plan December, 2010 Page 8 change application may not trigger the actual provision of an affordable housing unit or lot due to the scope and size of the development. Please see Section 12 of the application. Froning Family Subdivision Preliminary Plan December, 2010 Page 9