Loading...
HomeMy WebLinkAbout9.0.1 PC Power Point Presentation 4.23.2008Ilunt Ranch Subdivision Preliminarji Plan Garfield County Planning Commission April 23rd, 2008 6:30 PM Project Specifics Proposa Preliminary Plan for "Hunt Ranch Subdivision" Owner: Hunt Ranch, LLC Representative: DDA, Inc. Location: Missouri Heights Property Size: 561 acres Zoning: ARRD Comprehensive Plan: Study Area 1 (Medium density Residential @ 6 to <10 ac / du Proposed Lots: 93 @ Density of 6.03 ac/ du Water: Central Water System (wells) Waste water: ISDS Access: CR 102 (Missouri Heights Road) Area Residential Subdivisions Vicinity Map i 1 Blue Creek Ranch (49 du) 42 Aspen Equestrian Estates (50 du) 68 St. Finnbar (23)* 24 Ranch at the Roaring Fork (192 du) 22 Lion's Ridge (15 du) 23 Sun Mesa (30 du)* 17 Panorama Ranches (56 du) 87 Ranch @ Coulter Creek (26 du)* 7 King's Row (44 du) 32 Cerise Ranch (82 du) 70 White Cloud (13 du) 71 Dakota (64 du) 18 Hawk Ridge (17 du) 21 Wooden Deer (22 du) 13 Pinyon Peaks (18 du) 14 Up Cattle Creek (12 du) 9 Baby Beans (4 du) 15 Cottonwood Hollow (13 du) Other: Callicotte Ranch (27 du) Preliminary Plan Proposal: Land Use Breakdown Proposed Development Designation 92 Single -Family Residential Lots Lots 2 - 93 1 Agricultural Lot 5 Common Open Space Parcels Ag / Open Space Common Open Space Common Open Space Common Open Space Ag / Open Space Lot 1 Parcel A Parcel B Parcel C Parcel D Parcel E Internal Subdivision Roadways ROW CR 102 ROW ROW TOTAL ACREAGE Acreage (%) 204.83 (37%) 155.86 (28%) 65.36 86.46 2.03 2.32 7.02 163.19 (29%) 31.48 (5%) 6.39 (1%) 561.07 (100%) Preliminarj' Plan Wild {E.. -N. .01.11.....14 �.o-w Comprehensive Plan Map raw Jp Date I -CI CM 1 1 J 1 i i F LaanDrarais Ranches 22 23 Medium Density Residential of 6 to less than 10 acres/ dwelling unit Proposing 6.03 acres / du `` _ ! Sun Mesa (FIG i 1 1 1 on's RI:. 190_ zrch al Roadw Fork. Mee ECLestia°Y Estate ci n...., Project Issues / Concerns: Comprehensive Plan 2.0 Housing GOAS677 - ' ' 1 " = = S to Ir.�_.� .►I •iii i 1.1 �.Y i Y. \' •.Y' I r r, future residents ep :4 j o r J, 8 efiNgiiRre designed to provide safe, efficient residential structures that are compatible with and that protect the natural environment. Housing at cost of no more than 30% of the gross median income. Designate appropriate areas. Encourage mix of housing types within a development. Deed restrictions placed on the title to fix increase in value of a home. Address the challenge of lake of public support. Designate and encourage growth -favorable zones adjacent to community limits. Staff finds that this objective has not been met. 2.1 Housing Objectives Staff Recommendation: Floor Area Ratio limitations to ensure a mix of housing Project Iss SLOPE ANALYSIS SUMMARY CHART LQT# 7.0 WATER AND 7.4 Development existing water 7.5Garfield Coun systems. 7.0 WATER ANL 7.1 All developme systems will b environmental project approA hra LOT 27 LOT AREA (acres) }5 86 acres 2 G� — 4.27 acres acres acres r acres • acres acres e acres r' •� acres s a i acres 004 • arres MEW OM; 3,2 L.� 4 LOT 41 acres 11 DEVELOPABLE AREA. (acres) 155.86 arres 2.04 — 4.21 acres 14 2 76 acres LOT 42 2 87 acres LS 43 L L 4 L 4 2 05 acres L0fli 4LOt LOs thru LOT 65 2. $11 acres acres acres acres acres acres acres acres acres acres 2.2.3 acres 2.25 acres 1 9 acres 2 1i acres 1.82 acres 2 0 scr_.e.s 8 acres rarrps acres acres acres 2 92 acres 2 acres acres acres ive Plan 4 acres 1.i 8 acres 2 72 acres 1 7 acres acres acres a r 1 — �. acres LOT 75 S f _ : L+ • Le :1 4 acres 9 ([ LO 82 Fhru LOT 93 2 6 $ ©2.668 acres acres acres acres acre$ acres . acres 14 t acres 7 acres acres 3 acres 1 acres acres 2.0 2.03 acres LS1 acres acres acres 2 acres 1 acres 2 # act -PS acres acres ¢ acres ¢§ Acres aCI-ES 7 acres 4 acres it aacres * DEVELOPABLE AREA IS acres ,acres 1 acre¢ acres 2.1 acres he proposed project on of private water and sewer central water and/or sewer pendable and ies can be provided before 1 arres 2 01 — 2 68 acres CQN T!CUOUS AREA OF LESS THAN 40% SLOPE NTE NO LOT HAS LESS THAN 1.15 ACRES (50,095 SQ.FT.) OF CONTIGUOUS LAND UNDER 40% SLOPE FOR CONSTRUCTION OF A SINGLE FAMILY HOME, AN ISDS AND ONE RESERVE ISDS LOCATION. Project Issues / Concerns: Comprehensive Plan G11111.5111. wWw11.1i .!! IFL .wf_VOEO 10100 riaw,w .1W It fu,W 1.1 Mau+�L MS EU arc: mi a5 211, eef. sa •cot Lora 1:101€ rvaoLi aa• - awn. Li•T15. kialwa 66661 112.1 1646.6 664.1.1 64. 11,411 1,,.r 7.31 Kr.. S:F ((f 1S "` EE1a —WIC acre !2 1k r — /r 414.611 04113111 rM, ec*ss a., i"fl Doom .11.179.1 • JfoE 0 .f¢f S elft Qr all !o++w 000 Roti Kw LOT ,US 1./SE 1,0 111 IDMS ISaW! m 1. or Q1N1P'00 L{!P_ l5*[ST aN 5�.... LCA' SruS1,:<^PI N a VOLE rµSr / I r l c rrf fi �I. SLOPE ANALYSIS LEGEND Color Range Beg! Range End Percent 0% 20% 83.8 20% 30% 9.5 30% 40% 5.2 • 40% 100% 8!0 Nn abtaisisigtilgt ! if ltigigli 1nM MOM AMU:MI 1:1121 NCI NM R Project Issues / cerns: JVater Private central water system; •Colorado Department of Public Health and Environment (CDPHE); •Water Court Decree (Court Decree Case No. 05CW301) granted on October 31st, 2007; •Division of Water Resources (Office of the State Engineer) Memo, February 12th, 2008 (Exhibit l); • "No Material Injury"; • Included in Restrictive Covenants, are conditions of an agreement with Missouri Heights Well Users Association, which are subject to the Court Decree Case No. 05CW301; •Potable water will be monitored at each home and at the main distribution line; •Meter records will be available for inspection and a monthly report will be provided to the Missouri Heights Well Users Association, Irrigation Water • Irrigation water will be provided through central irrigation system owned and maintained by the Home Owners Association; • Jim Rada, Garfield County Environmental Health Manager: -130,000+ gallons of irrigation water will be stored upslope from Lots 80 and 81; A The proposed iffigation storage pond will lx constructed with a liner to prevent seepage into the soil and therefore prevent it from affecting an ISIS systems. There is a proposed overflow pipe system that is designed to carr more than the current ditch capacity and convey it down to the hay field for use as irrigation NI, ntei. An overflow wale v iU also he constructed to convey any overflow from the irrigation pond through the roadside ditch system. it is nisi) assumed that all homes will be constructed with a 1 -footdrop in 10 -feet away from the building as required. Project Issues / Concerns: Hxternal Traffic Distribution FELSI3LI RG HOLT ULLE +1G 5 Ci 102 - SITE L,ioris Garr Kings Row Kings Row Based on existing traffic patterns (Kings Row) & proximity to surrounding roadways Fender L. LEGEND 5 = Trip Distribution Percentages Figure 7 Project Issues / Concerns: Traffic Generation / Off - Site Impacts • CDOT Access Permit(22% increase @ County Road 100 and State Highway 82); • Garfield County Road and Bridge (Exhibit P): - County Road 102 rebuilt to a 22 foot paved driving surface with two (2) foot shoulders and drainage as required, including all culverts as needed and replacements of old culverts from Eagle County Line to the intersection with County Road 100; • Eagle County - Intergovernmental Agreement; Fire Protection Central water supply system with hydrants capable of producing a minimum flow of 1,000 gallons per minute; All homes will be constructed with automatic fire sprinkler systems; Carbondale & Rural Fire Protection District Deputy Chief, Bill Gavette has determined that the proposed water supplies meet the requirements of the International Fire Code; Fees Rocky Mountain Ecological Services conducted a site-specific wildfire survey on the subject property; The findings and recommendations of this survey have been incorporated into the Preliminary Plan; Carbondale & Rural Fire Protection District is in agreement with the recommendations provided by the Applicants commissioned consultant; The recommendations include: - Defensible space; - Building design and access recommendations 16. CuI-Lk-sac fur Wee] 1) appear, to drain onto Lot to and then through Lot 17, Lot 18 ,l Lot i t, before an easement is provided fijr drainage. This easement was not shown. We have added an easement and necessary swalc to convey this drainage and have sholvn this information on an updated Preliminary Plan Map. Mountain Cross Engineering, GarCo Consulting Engineer (Exhibit Q); In the drainage plan the existing Basins 5, 6,& 7 other mitigation may he warranted to AN old downstream impact. NA, c have reviewed the drainage study and verified all calculations for the drainage basins. Runoff rates for the eloped conditions are greater than existing conditions due to an increase in the SCS 4.:rtrve number_ The curve number is affected hy increases in impervious area and development, Even though existing and developed basin areas are similar in size, the larger post -development cure number produces a larger peak runoff rate, We have provided detention areas to temporarily store the excess moll' 'and reduce downstream impacts. The historical flow offsite is not inereased from pre -development to post -development. No additional mitigation is +iarr:irui4 1 down_strearn. Open Space/Agricultural preservation Rare Plant: -Harrington's penstemon; -Highest population found on the southwest portion of the property to remain undeveloped; Trails / Paths / Parks Maintenance; Conveyance; Detailed cost analysis, sealed by an Engineer licensed by the State of Colorado outlining all proposed public improvements submitted with the Final Plat; Security to ensure all represented public improvements are completed; Open Space/Agricultural Preservation 6 Common Open Space/Agricultural Parcels Agricultural Lot Ag / Open Space Common Open Space Common Open Space Common Open Space Ag / Open Space Lot 1 Parcel A Parcel B Parcel C Parcel D Parcel E 155.86 65.36 86.46 2.03 2.32 7.02 319.05 (57%) §6.0 of the Garfield Comprehensive Plan of 2000 Agriculture ISSUES: Issues identified throughout the Comprehensive Plan process related to agricultural uses include the following- • The rollover of agricultural land into more intense uses 0 accelerating in the County; • Historical agricultural lands are also those lands which present the least development constraints (geology topography, water availability); • As the rural areas of the County continue to develop., the need to ensure compatibility between these uses and active agricultural lands will intensify; • A growing number of traditional agricultural lands can be expected to intensify into agricultural businesses, which may affect County land use policies designed far traditional ranching, grazing and crop production. GOAL: To ensure that existing agricultural uses are allowed to continue in operation and compatibility issues are addressed during project review. Consider the use of Transfer of Development Rights. Join farmers and ranchers together to develop a land use plan for agriculture. POLICIES: 6.1 Agricultural land will be protected from infringement and assodated impacts of higher -intensity land uses through the establishment of buffer areas between the agricultural use and the proposed project. 2 Densities greater than the underlying zoning will be discouraged if the proposed development would adversely affect the adjacent agricultural operations. 6.3 Clustered development wit be strongly encouraged in areas that present potential incompatible uses. Unclear how the Applicant intends to accomplish the representations regarding the agricultural parcel (Lot 1): Staff recommends requiring that the Applicant place the Agricultural Parcels into a perpetual conservation easement; Colorado Geo1oica1 Surve Sinkholes: A site-specific soils and foundation investigation, for each lot, should be done prior to issuance of building permits. Prior to approval of foundation construction and/or the issuance of framing permits, a geologist or geotechnical engineer should inspect each foundation excavation for evidence of subsidence in the soil deposits, subsurface voids, or sinkholes. If such conditions are discovered, foundations should be constructed in alternative locations. Recommended condition of approval requiring the submittal of a site-specific soils and foundation investigation for each lot to be submitted at the time of building permit application surface Drainage: "As outlined above, the site contains geologic hazards and constraints that are aggravated by moisture and improper drainage. The geotechnical report does not address the potential impacts of irrigation or septic systems near homes, utilities, and pavements. This should be addressed before final plans are approved." Staff has included a recommended condition of approval requiring the submittal of a geotechnical report addressing the issues of potential impacts of irrigation or septic systems near homes, utilities, and pavements prior to scheduling this item before the Board of County Commissioners. Alluvial Fan Flooding and Debris Flows: - Site contains several alluvial fans: - It appears that Lot 32 straddles a fan; -Building areas within Lots 39 and 48 may encroach onto alluvial fans; -Alluvial fan deposits are susceptible to collapsible soils; The Applicant will need to demonstrate how they intend to mitigate the identified hazards that appear to encumber lots 32, 39 and 48; The elimination or relocation of Lot 39 should be required unless documentation from a qualified professional demonstrating that the identified hazard will not adversely impact the lot; Staff has included a recommended condition of approval requiring the submittal of documentation demonstrating that the proposed lots are not impacted by the existing alluvial fan prior to scheduling this item before the Board of County Commissioners. Erosion and Sediment Control -Staff has included a recommended condition of approval requiring the submittal of a Storm Water Management Plan (SWMP) that focuses on erosion control that prevents the detachment of soil as recommended by the CGS. eighboring Property Owners Concerns JD Sturgill, Sylvia Wendrow, Robert Tobias, Roberta McGowan, Caroline Duell, Karen Kean -Hines, Becky Chase,Mike and Kit Strang, Susan Cuseo, Susan Edmonds, Tim and Gina Young, Laura Van Dyne, Jo Johnston, Wayne Hall, Karen Kox, Richard and Gayle Wells, James and Hensley Peterson, Nina and Jess Pederson; Water; Rural Neighborhood Character; Traffic; Density; Medium Density Residential of 6 to less than 10 acres/ dwelling unit Proposing 6.03 acres / du Panorama Ranches 7.4 acres / du Kings Row 4.9 acres / du Stirling Ranch 17.0 acres / du @6.03 acres / du -93 lots, approximately 930 ADT 7 acres / du -80 lots, approximately 800 ADT @8 acres / du -70 lots, approximately 700 ADT @9.35 acres / du -60 lots, approximately 600 ADT Suggested Findings 1. That proper public notice was provided as required for the hearing before the Planning Commission; 2. That the hearing before the Planning Commission was extensive and complete and that all interested parties were heard at that meeting; 3. The Application is in conformance with the Subdivision Regulations of Garfield County, of 1984, as amended; 4. The Application generally conforms to the Garfield County Comprehensive Plan of 2000; 5. That for the above stated and other reason, the proposed Preliminary Plan is in the best interest of the health, safety and welfare of the citizens of Garfield Staff Recommendation Approval with Conditions: The Applicant shall provide a detailed Slope Analysis prior to scheduling this item before the Board of County Commissioners; The Applicant shall include an approved Colorado Department of Transportation Access Permit with the Final Plat application; Conditions continued 1 The Applicant shall complete the improvements to County Road 102 identified in exhibit P, Garfield County Road and Bridge Department referral comments, this requirement shall be included as a component of the Subdivision Improvements Agreement; The Applicant shall provide a 30 -foot road easement from the centerline of County Road 102 the length of the subject property; Conditions continued All fences and structures encumbering the new ROW shall be moved back by the Applicant prior to the submittal of the Final Plat application the completion of this shall be included as a component of the Subdivision Improvements Agreement; The Applicant shall provide documentation regarding Colorado Department of Public Health and Environment approval for the proposed Central Water System at the time of Final Plat Application; Conditions Continued The Applicant shall map and treat all State and County listed noxious weeds on-site and provide documentation of this to the satisfaction of Garfield County Vegetation Management prior to the submittal of the Final Plat Application; The Applicant shall provide a Revegetation Plan consistent with the revised Revegetation Guidelines from the Garfield County Weed Management Plan, adopted on May 7th, 2001 at the time of Final Plat Application; Conditions continued The Applicant shall include language regarding the requirement of site-specific soils and foundation investigations required at the time of building permit submittal in the Covenants; Should the Board deem necessary, The Applicant shall be responsible for creating an Intergovernmental Agreement regarding impact fees to be paid to Eagle at the time of Building Permit Submittal to the satisfaction of Garfield County Board of County Commissioners; Conditions continued The Applicant shall provide a geotechnical report addressing the potential impacts of irrigation and septic systems near homes, utilities, and pavements prior to scheduling this item before the Board of County Commissioners; The Applicant shall include a Storm Water Management Plant that focuses on erosion control that prevents the detachment of soil rather than sediment control, which focuses on removal of soils particles from runoff in the Final Plat Application; Conditions continued The Applicant shall provide documentation from a qualified professional regarding the impacts of alluvial fans on Lots 32, 39 and 48 prior to scheduling this item before the Board of County Commissioners; Should the Applicant not be able to demonstrate that Lot 32 can be developed due to the existing alluvial fan that is straddled by the proposed lot it shall be eliminated or relocated;