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HomeMy WebLinkAbout2.0 PC Staff Report 10.13.2004PC 10/13/04 FJ PROJECT INFORMATION AND STAFF COMMENTS REQUEST Sketch Plan review for the Old Macdonald Subdivision APPLICANT / OWNER Andrew & Betsy Macdonald LOCATION 0067 County Road 162 (Missouri Heights area) PROPERTY SIZE: 11.62 acres WATER Shared Well SEWER ISDS ACCESS CR 162 EXISTING ZONING A/R/RD I. PROJECT INFORMATION The Applicant proposes to subdivide their 11.62 -acre property into two lots: Lot 1 having 7.35 acres containing the existing single-family dwelling and garage, and Lot 2 having 4.26 acres. The property is located in the Missouri Heights area north of Carbondale on County Road 162. II. STAFF COMMENTS A. Comprehensive Plan The property is located in Study Area 1 in an area defined as "Medium Density Residential" which suggests a density of 6 to less than 10 acres per dwelling unit. The proposed lot split results in an average density of 5.81 acres per dwelling unit which is slightly denser than the contemplated density in the Comprehensive Plan. B. Zoning The property is located in the A/R/RD zone district. A single-family dwelling is a use by right in the A/R/RD zone district which allows for a minimum lot area of 2 acres. The proposed subdivision provides lots than are no smaller than 2 acres in size which complies with the zoning regulations. The Applicant should be aware of the following zone district standards in Section 3:02 of the Garfield County Zoning Regulations: Minimum Lot Area: Two (2) acres. Maximum Lot Coverage: Fifteen percent (15%). 1 Minimum Setback: (1) Front yard: (a) arterial streets: seventy-five (75) feet from street centerline or fifty (50) feet from front lot line, whichever is greater; (b) local streets: fifty (50) feet from street centerline or twenty-five (25) feet from front lot line, whichever is greater; (2) Rear yard: Twenty-five (25) feet from rear lot line; (3) Side yard: Ten (10) feet from side lot line, or one-half (1/2) the height of the principal building, whichever is greater. 3.02.07 Maximum Height of Buildings: Twenty-five (25) feet. Additional Requirements: All uses shall be subject to the provisions under Section 5 (Supplementary Regulations). C. Subdivision The Applicant should be aware of the requirements outlined in Section 4:00 of the Zoning Resolution for Preliminary Plan. While this request is essentially a "lot -split", it is still a subdivision which must respond to all the necessary review standards / criteria / issues that are required with larger subdivisions. Staff has outlined areas of concern for the Applicant to consider during the preliminary plan and final plat portion of subdivision in Garfield County. a. Water The dwelling unit on Lot 1 already has a well that serves that property although a well permit was not provided with the application. The Applicant proposes to share the well (presumably located on Lot 1) with the owner of Lot 2. The Applicant will need to first provide proof that the well can legally serve more than one single-family dwelling. The application does contains the results of a recent pump test which indicated that the well produced 9.6 gallons per minute in a 4 -hour pump test which is a good indicator that there appears to be sufficient physical supply available. Because the Applicant proposes to share the well, the Applicant will be required to establish a well sharing easement and establish water system easements on the final plat. More specifically, the Applicant is required to effect a well sharing agreement between the two lots to legally establish ownership, use, and maintenance responsibilities. The Applicant should be aware that the following regulations (Section 4:91 of the Subdivision regulations) will apply to this subdivision: 4:91 A water supply plan, at the same scale as the Preliminary Plan, shall provide the following information in graphic and/or written form: A. In all instances, evidence that a water supply, sufficient in terms of quality, quantity and dependability, shall be available to ensure an adequate supply of water for the proposed subdivision. Such evidence may include, but shall not be limited to: 1. Evidence of ownership or right of acquisition or sue of existing and proposed water rights; 2. Historic use and estimated yield of claimed water rights; 3. Amenability of existing right to change in use; 4. Evidence that public or private water owners can and will supply water to the proposed subdivision, including the amount of water available for use within the subdivision by such providers, the feasibility of extending service to the area, proof of the legal 2 dependability of the proposed water supply and the representation that all necessary water rights have been obtained or will be obtained or adjudicated, prior to submission of the final plat; and S. Evidence concerning the potability of the proposed water supply for the subdivision. B. If a central supply and distribution system is to be provided, a general description of the system, as designed by a Colorado registered engineer. In addition: 1. Nature of the legal entity which will own and operate the water system; and 2. Proposed method of financing the water system. C. If connection is to be made to an existing water system, a letter from an authorized representative of said system staging that the proposed development will be served, and evidence from either the Colorado State Engineer's Office or Water Court, Water Division No. 5, that the existing water system presently possesses an adequate legal water supply to serve the proposed development; D. If individual water systems shall be provided by lot owners, a report indicating the availability of ample potable ground water at reasonable depths throughout the subdivision and the expected quality and long-term yield of such wells, with the written report by a registered professional engineer licensed by the State of Colorado, qualified to perform such work; and E. If applicable, a Plan of Augmentation and a plan for subdivision water supplies, as required by law, with the supporting engineering work signed by a Colorado registered engineer, shall be submitted by the applicant, even if the applicant is not the actual supplier of water. b. Waste Disposal The existing dwelling on Lot 1 has an existing ISDS. The Applicant proposes that the new lot will also handle wastewater with an ISDS system. c. Road/Access The property is presently bound on the eastern property line by County Road 162 which appears to provide adequate lot frontage to accommodate a driveway to the new lot. The County Road and Bridge Department should be contacted to determine the most appropriate driveway options for the new lot. d. Fire Protection The property is located within the Carbondale & Rural Fire Protection District. The District reviewed the application and provided the following comments: 1) Access to the property is adequate for CR 162; • 2) Water supplies for fire protection will be limited to water carried by responding fire apparatus; and 3) The new lot will be subject to fire impact fees of $437 per lot to be paid at the time of final plat. 3 e. Drainage/Floodplain Issues The property is not located in a 100 year flood plain. The property slopes in a southwesterly direction with significant slopes where all drainage would also flow in that direction. At present, the application did not include any information regarding the presence of drainage issues. f. Soils/Geology The Applicant provided information regarding soils in the area of the property. A brief discussion of the soil types regarding home site development is as follows: Soil type: Empedrado loam, 2 to 6 percent slopes: This deep well drained soil is on side slopes and foot slopes. It formed in colluvium derived dominantly from mixed sedimentary rocks. The surface layer is loam 8 inches thick. The subsoil is clay loam about 55 inches thick. The substratum to a depth of 70 inches or more is clay loam. Permeability is moderate. Available water capacity is high. Effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is very high. Soil Type: Showalter-Morval complex, 15 to 25 percent slopes - The Showalter soil is deep and well -drained. It formed in alluvium derived dominantly from basalt. The surface is covered with 10 to 15 percent stones, 5 percent cobble, and 5 percent gravel. The surface layer is very stony loam 8 inches thick. The upper 3 inches of the subsoil is very cobbly clay loam. The lower 28 inches of the subsoil is very cobbly clay. The substratum to a depth of 60 inches or more is very cobbly clay loam. Permeability is slow. Available water capacity is moderate. Effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is high to very high. The Morval soil is deep and well -drained. It formed in alluvium derived dominantly from basalt. The surface layer is loam 7 inches thick. The upper 12 inches of the subsoil is clay loam. The lower 4 inches is loam. The substratum to a depth of 60 inches or more is loam. Permeability is moderate. Available water capacity is moderate. Effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is very high. g. Assessment / Fees The property is located within the Roaring Fork RE -1 School District which requires a school impact fee or land dedication. This cash -in -lieu payment or land dedication shall be achieved pursuant to the calculation in Section 9:80 of the Garfield County Subdivision regulations. In this case, the primary residence on newly created Lot 1 would not be responsible for paying the fee. However, the newly created lot will be required to make a payment or provide a land dedication as its use has changed to a primary single-family dwelling unit. Traffic Study Area Impact Fee: As mentioned above, the property is located within the Traffic Study Area 11 which requires $384 per Average Daily Trip (ADT). In this case, there is one existing residence that produces 9.57 ADT based on the ITE Manual. ADT generated from the newly created lot (1B) will produce a total of 9.57 ADT. The resulting Traffic Impact Fee is approximately $3,674.00. 4 ➢ Fire Protection Impact Fee: The property is located within the Carbondale and Rural Fire Protection District. The Applicant shall be required to contact the District in order to properly calculate the fees. h. Recommended Plat Notes/ Covenants Please be aware, the county requires the Applicant place the following plat notes be included on the final plat and in protective covenants: 1. "Colorado is a "Right -to -Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect of living in a County with a strong rural character and a healthy ranching sector. All must be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may naturally occur as a part of a legal and non -negligent agricultural operations." 2. "No open hearth solid -fuel fireplaces will be allowed anywhere within the subdivision. One (1) new solid -fuel burning stove as defied 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." 3. "All owners of land, whether ranch or residence, have obligations under State law and County regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and landowners are encouraged to learn about these rights and responsibilities and act as good neighbors and citizens of the County. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State University Extension Office in Garfield County." 4. "All exterior lighting will be the minimum amount necessary and all exterior lighting will be directed inward and downward towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries." 5. "One (1) dog will be allowed for each residential unit and the dog shall be required to be confined within the owner's 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 one year, the Applicant will have to submit an updated Sketch Plan application to the Planning Department for review and comparison with the original application. 5