HomeMy WebLinkAbout2.0 Staff Report PC 3.8.95aD
PROJIICT INFORMATION AND STAFF COMMENTS
RIIQTIIIST:
APPI,ICANTS:
I,OCATION:
SITI] DATA:
WA'f IIR:
$ETUDR:
ACCI]SS:
F,XIS'I-ING ZONING:
ADJACIINT ZONING:
R I] I,A'I'I QNSII I P TO'TIItrC()M PR F,II I]NS TV E PI,A N
The subjoct property is located in District C, Rural Areas/Minor Environmental
Constraints as shown on tlte Garfield County Comprehensive plan Management
Districts Mnp. 'l-he Carbondale Urban Area ollnfluence is within one (l) mile of the
proposed development, which is considered a transition zone between rural and urban
densities. The recomntended density lor transition zones is one (l) dwelling unit per
two (2) acres.
AL
Site Descriplion: The property is adjacent to county Road l l l, on the crystal
River sicle ol the road. The parcel is irrigatecl cropland that slopes gently from
the sotrth to the north. J'hrere are a number of large cottonwood trees along the
road' The applioant's house is the only structure on the property at this time.
Project Desr:ripLion: It is proposetl to split the 16.69 acre site into g single-
lamily lots ranging in size lrom 2.060 acres to 2.242acres in size. The seven (7)
new lots will have water supplied by a centrzrl waler system le4 by a well on the
site, while the existing hottse will continue to have water provided by another
PC 3t8t95
M ou ntain Meadows at Prince Creek
Subdivision Sketch Plan
Anneliese K. Allen
A parcel of land located in a
portions of Sections I I and 14, T8S.
R88W; located approximately one
(2) miles south of the Town of
Carbondale, off of C.R. lll..
16.69 acres
Central water system from a well
I.S.D.S.
County Road lll
fuR/RD
A/R/RD
I.
IT.
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B.
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well that has served the lot since 1975. This same well serves two existing houses
that are adjacent to the proposed development.. Sewage will be treated by the
use of individual sewage disposal systems. Access will be provided from County
Road I I I via a 40 ft. wide and 930 ft. long road that ends in a cul-de-sac with a
50 [t radius. Fire protection will be provided by a 10,000 gallon cistern to be
located near the cul-de-sac. Water irrigation is proposed to be provided by an
tundergrou nd pressure irra gation system.
C. Ilistory: In 1984, by Resolution No. 84-211, the Board of County
Commissioners denied the approval of the Preliminary Plan for the Mountain
Meadows subdivision. The reasons for denial were based on the density being
incompatible with the lesserresidential and agricultural densities within one (1)
mile oIthe proposed clevelopnrent; la<;k of water management mechanisms; and
an inadequate road servicing the area. All of these reasons led to a
determination that the subdivision was premature for development. The
clocision was upheld by the District Court in subsequent litigation, primarily on
the water supply ancl water management issuses..
III. MAJORJSSUtrS-AND CONCI].RNS
SoilsiTopograplry The Soil Conservation Service has classihed the majority of
the site to be soils with slight to moderate development limitations due to shrink-
swell potential and slopes. There n-ray be ISDS limitations due to slow
perculation that need to be reviewed by the applicant's engineer alter the
geology report is conrpletecl.
Road/Access: A roadway serving eight lots is classified as a semi-primitive
roadway and is required lo have at a minimum ola 40 ft. ROW, with eight (8)
ft. driving lanes and two (2) ft. shoulders and a gravel driving surface. This
roadway will have to be dedicated to the publio lor use, but it will be maintained
by a homeowners association.
Cul-de-sacs may be permitted, provided they are not over 600|t. in length. The
proposed cul-cle-sao is approximately 930 ft. long. The Board may approve
longer cul-de-sacs " lbr topographical reasons and it can be proved that fire
protection and emergency egress and access is provided as a part of the longer
cle;ign." At Preliminary Plan, the applicant needs to have a lavorable
recommenclation lronr tlre Carabondale Fire District..
The interseotion with County Road I I I will have to have a "traffrc stacking
area" between l-rve (5) ft. and 25 ft. from the intersection, with a maximum
grade ol 4'Y,', negative or positive.
Eire-Protection: No comment has been received lrom the Carbondle Fire
Prolection District. Generally the State Forest Service leels wildfire problems
can be mininrized by following the recommendations lorconstruction ol'homes
containetl in Lhe CSIrS publication "Wildfire Protection in the Wildland Urban
Interface" and "Model Regulations lor protecting People and Homes in
Subclivisions and Developments".
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B.
C.
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D.
E.
F.
[.ot Layorrt: During the previous subdivision review process, the location of
houses in the view plane of the neighboring houses wasan issue. Theapplication
states that building envelopes will be developed to protect the views of the
neighbors.
Acltlitional Agfltey Conrments: At the time of the staff report, there have not
been any additional conrments provided by the review agencies sent copies of
the proposed subclivision.
The Sketch Plan process is purely in[ormational. Completion of the Sketch Plan
prooess does not constitute approval of the proposed plan.
The Sketch Plan conrments shall be valid lor a period not to exceed one (l) year
form the date o[the Planning Con-rmission review. I[a Preliminary Plan lorthe
proposed subdivision is not presented to the Garfield County Planning
Con'rmission within this period, the applicant shall submit an updated Sketch
Plan application to the Planning Division lor review and comparison with the
original application.
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