HomeMy WebLinkAbout1.0 ApplicationSketch Plan XXVC
Preliminary Plan
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SUBDIVISION APPLICATION FORM
SUBDIVISION NAME i T.O. RANCH SUB DIVISION
OWNER: THE MARY ANN HYDE REVOCABLE TRUST; MARY ANN HYDE, TRUSTEE
ENGINEER/PLANNER /SURVEYOR:. PIanner - Land Design Partnership; engineer - High Country Eng., Inc
LOCATION: Section: 31 Township: 7S Range: 87W
WATER SOURCE: Individual wells for each lot protected by Basalt Water Conservation District Contract.
SEWAGE DISPOSAL METHOD: Individual on lot disposal system
PUBLIC ACCESS VIA: County Road 100
EXISTING ZONING: Agriculture / Residential / Rural Density
EASEMENTS: Irrigation ditch
TOTAL DEVELOPMENT AREA:
(1) Residential Number Acres
2
Single Family 3 plus accessory dwcllingS 17.74
Duplex 0 0
Multi- family 0 0
Mobile Honie 0 0
(2) Commercial Floor Area Acres
0 0
(3) Industrial 0 0
(4) Public /Quasi - Public 0
(5) Open Space / Common Area (Open Space Zone District) 0
TOTAL: 17.74
PARKING SPACES:
Residential
Commercial
Industrial
18
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VICINITY MAP
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1
LAND DESIGN PARTNERSHIP
918 Cooper Avenue, Glenwood Springs, Co 81601
970- 945 -22461 Fax 970- 945 -4066
March 13, 2000
Mark Bean
Garfield County Planning Dept.
108 8th Street
Glenwood Springs, CO 81601
Re: T.O. Ranch Subdivision
Sketch Plan Application
Dear Mark:
Attached herewith are fifteen copies of a Sketch Plan and supplemental information as
required for sketch plan review and a check for the application fee of $325 for the
above referenced property. Also attached is a check for $485.00 to the Colorado
Geologic Survey for their review fee. The proposed subdivision property is
approximately 17.1ocated in the northwest corner of the Hwy 82 and County Road 100
intersection. On behalf of the owner, Mary Ann Hyde, 1 request that this application be
placed on April 12th agenda of the Planning and Zoning Commission.
SKETCH PLAN INFORMATION:
Name: T.O. Ranch Subdivision
Owner: The Mary Ann Hyde Revocable Trust
CIO Mary Ann Hyde, Trustee
P.O. Box 1557
Aspen, CO 81612
Ph. 925 -3571: fax 9
Planner: Land Design Partnership
918 cooper Ave.
Glenwood Springs, Co 81601
Ph. 945 -2246; fax 945 -4066
1
Engineer /Surveyor:
High Country Engineering
923 Cooper Ave.
Glenwood Springs, Co 81601
Ph. 945 -8676; fax 945 -2555
Existing Conditions:
The property is an L shaped tract with frontage on Hwy 82 and on County Road 100
with access from the county road. The property slopes very gently from the north to the
south with a total grade change of 22 feet. The rising grade to the north side of the
property appears to be the result of alluvial depositions discharged from a drainage
feature located north from the westerly area of the site. Engineering analysis at the
time of preliminary plan will assess if there is any debris flow hazards that might
influence the site. The building site on Lot 3 and possibly on Lot 2 may need to be
located on the easterly portions of these lots to avoid any debris flows or shallow
flooding. Grading plans for these lots prepared by a qualified engineer may easily
mitigate any risks.
About half of the property is currently used as irrigated horse pasture. The westerly
portion of the site has not been intensely grazed for some time and has been partially
inundated with brush willow as a result of poorly maintained irrigation ditches. The
potential for wetlands in this northwesterly corner of the property will be investigated
prior to preliminary plan submission. No tree or other shrubby plant material exists on
the site.
The property is zoned Agriculture / Residential / Rural Density and is designated
Medium Density Residential (one dwelling per 6 -9 acres) by the Area I Comprehensive
Plan. Residential uses are located to the west, north and northeast of the property.
Across County Road 100 to the east are active irrigated hay fields and to the south
across Hwy 82 are the Catharine Store commercial property and the Aspen Equestrian
Estates Planned Unit Development.
Description:
Three single family Tots are proposed for the property. With 17.7 acres and a proposed
density of one lot per 5.9 acres the project is slightly over the recommended
Comprehensive Plan minimum density of 6 acres per dwelling. However, due to the
easy access to Hwy 82, we request that the subdivision be approved with the
allowance of accessory dwellings. It is anticipated that further documentation at the
time of preliminary plan will show the availability of ground water and sanitary leach
field percolation characteristics which are capable of supporting the additional
dwellings. At the time of building permit, proof of adequate water and sewer service
would need to be presented. The accessory units of course add a component of
2
housing diversity that is encouraged by the Comprehensive Plan.
Access is provided per Garfield County Road Design Standards with a 40 foot wide
right -of -way and a 16 foot wide gravel road with 2 foot shoulders. A Y driveway split is
proposed at the end of the access road to serve as an emergency vehicle turn around
with 50 foot radius curves.
Sewer: Individual disposal systems are proposed for the property. SCS soil survey
mapping identifies a single soil type for the property ( #13 — Atencio — Azeltine
Complex). This soil is well suited for residential development with the exception of
being underlain by gravelly conditions that have potentially rapid percolation. This may
necessitate additional care in the design of the sanitary disposal system to alleviate
concern for possible contamination of groundwater. All individual sewage disposal
systems should be designed by a qualified engineer. Percolation test and soil analyses
will be conducted prior to the preliminary plan to more accurately assess the soil
conditions at the site.
Water: Domestic water will be provided by individual wells on each site. Even though
the property has good irrigation water rights, the domestic water rights needs of the
subdivision well be satisfied through contracts with the Basalt Water Conservancy
District. The irrigation water from the Basin Ditch will be retained at the site for
irrigation purposes. Existing wells in the immediate area surrounding the site have
good physical production records. No fire protection water storage is proposed for the
property. In -house fire protection sprinkler systems will be required on residences over
3,600 square feet in size by typical fire code requirements.
The project will be subject off-site road impact fees as required by Garfield County
regulations. It is expected that due to the small number of dwelling units proposed, the
School District will prefer to receive cash in lieu of land as calculated by the newly
adopted dedication regulations.
Electrical service will be provided by Holy Cross Electric, phone by US West and
natural gas by KN Energy. Cable TV may not be available to the site.
Radiation Hazard: No site specific radiation studies have been conducted at the site
but analysis on the Aspen Equestrian Estates site across Hwy 82, with the same SCS
soil category, did not indicate any unusual risk from radiation.
Impact On Lakes, Streannnd Topographv: Blue Creek, a distance of one half mile
from the site, is the closest open water stream or lake. Sediments generated by
construction disturbance at the site will be controlled at the site and any fugitive
sediment or pollutant discharge will be filtered by the hundreds of feet of vegetated
ground surface between the site and Blue Creek. The topography of the site is very
3
gentle and development will have very minimal impact on the native terrain.
LAND USE SUMMARY:
Existing Zoning:
Total Development Area:
Total Number of Lots:
Agriculture 1 Residential / Rural Density
17.7 acres
3
Total Number of Dwelling Units: Primary Units 3
Accessory Units 3
Total 6
Total Area of Non - residential Floor Space: 0
Total Number of Dwellings per Structure: one + one accessory unit
Total Number of Off- street Parking Spaces: 18
Minimum of four parking spaces per lot without
accessory dwelling, Six with accessory dwelling.
Density: 2.95 acres per dwelling unit (including all possible accessory
dwelling units)
5.9 acres per lot
RELATIONSHIP TO THE ROARING FORK VALLEY COMPREHENSIVE PLAN
The following describes how the proposed T.O. Ranch Subdivision is in general
conformance with the new Garfield County Comprehensive Plan for Study Area I as
identified by Section III Goals of the Garfield County Comprehensive Plan dated
September, 1995.
Section 111 -1.0 Public Participation
Goal: An integral part of County land use planning is the opportunity for citizens to be
involved in all phases of the planning process.
The project proposal will be reviewed at two publicly noticed hearings at which the
public will be given the opportunity to comment on the proposed project.
4
Section Ill -2.0 Housing
Goal: To ensure the availability of housing including affordable housing in the County
where in short supply, subject to regulations, which ensure safety, appropriate site
designs, compatibility, and protection of the natural environment.
The proposed division creates lots that are compatible with the surrounding residential
uses. Approval of accessory dwellings will create the opportunity for greater housing
diversity.
Section 111 -3.0 Transportation
Goal: Ensure that the County transportation system is safe, functional, appropriately
designed to handle existing and future traffic levels, and includes options for the use of
modes other than the single- occupant automobile.
Direct access to County Road 100 within 500 feet of the Hwy 82 intersection equiped
with a traffic light and deceleration lanes will minimize any traffic impacts from the
proposed development.
Section III -4.0 Commercial and Industrial Uses
Goal: Commercial: Garfield County will encourage the retention and expansion of
convenient, viable, and compatible commercial development capable of providing a
wide variety of goods and services to serve the citizens of the County.
No commercial uses are proposed. Convenience commercial service is located within
1/4 mile of the proposed residences.
Section III -5.0 Recreation and Open Space
GOAL: Garfield County should provide adequate recreational opportunities for County
residents, ensure access to public lands consistent with BLMIUSFS policies, and
preserve existing recreational opportunities and important visual corridors.
The spacious lots will meet many of the recreational needs of the development
residents. The property does not control access to any public lands.
Section III -6.0 Agriculture
Goal: To ensure that existing agricultural uses are allowed to continue in operation, and
compatibility issues are addressed during project reviews.
It is anticipated that with the availability of irrigation water a portion of the property will
5
continue to be used for horse pasture. in fact, some areas of the site that have, in
recent years been neglected, will likely be returned to productive, quality pasture.
Section 111 -7.0 Water and Sewer Services
Goal: To ensure the provision of legal, adequate, dependable, cost effective, and
environmentally sound sewer and water services for new development.
With forethought for properly engineered sanitary leach fields the site will
accommodate individual disposal systems with minimal risk to ground water. Water is
readily available from the alluvial gravel of the Roaring Fork Valley floor.
Section 111 -8.0 Natural Environment
Goal: Garfield County will encourage a land use pattern that recognizes the
environmental sensitivity of the land, does not overburden the physical capacity of the
land, is in the best interest of the health, safety and welfare of Garfield County.
The proposed access road and building sites will have no impact on wetlands or other
sensitive environmental areas. At the northwest corner of the site wetlands might exist
but are not impacted by the proposed development.
Section 111 -9.0 Natural Resource Extraction
Goal: Garfield County recognizes that under Colorado law, the surface and mineral
interests have certain legal rights and privileges, including the right to extract and
develop these interests. Furthermore, private property owners also have certain legal
rights and privileges, including the right to have the mineral estate developed in a
reasonable manner and to have adverse land use impacts mitigated.
The site lies over potentially valuable gravel resources but the limited size of the
property and surrounding residential uses would make it very difficult to extract this
resource.
Section 111 -10.0 Urban Areas of Influence
Goal: Ensure that development and overall land use policies occurring in the County
that will affect a municipality are compatible with the existing zoning and future land use
objectives of the appropriate municipality.
The property is not located within any urban area of influence.
Section IV METHODOLOGY
Purpose and Applicability of the Comprehensive Plan Land Use Map: This section
identifies the property as being within the Medium Density Residential Land Use
6
District. This district proposes one dwelling unit per 6 to 9 acres. The density of the
proposed division is 1 single family lot per 5.9 acres. If each lot were to construct an
accessory dwelling the gross project density will be 2.9 acres per dwelling unit. The
proposed lot sizes are generally larger than the immediately surrounding residential
parcels. The Aspen Equestrian Estates Subdivision, immediately south of Hwy 82, is of
a much higher density (1.16 acres per dwelling). The accessory dwellings would add
an element of diversified housing that is encouraged by Section III -2.0 of the
Comprehensive Plan.
if you have any questions or desire any additional information please call me at the
above referenced phone numbers.
Sincerely,
Ronald B. Liston
7
SCS SOIL MAP
SCS SOIL TABLES
TABLE 11.-- SANITARY FACILITIES -- Continued
Soil name and
map symbol
Septic tank
absorption
fields
Sewage lagoon
areas
}
Trench 1 Area
sanitary 1 sanitary
landfill 1 landfill
Daily cover
for landfill
12 *:
Ansari
Rock outcrop.
13 *:
Atencio
Azeltine
Severe:
depth to rock,
slope.
Severe:
poor filter.
Severe:
poor filter.
Severe:
depth to rock,
slope.
Severe:
seepage.
Severe:
seepage.
Severe:
depth to rock,
slope.
Severe:
seepage,
too sandy.
Severe:
seepage,
too sandy.
Severe:
depth to rock,
slope.
Severe:
seepage.
Severe:
seepage.
Poor:
area reclaim,
large stones,
slope.
Poor:
seepage,
too sandy,
small stones.
Poor:
seepage,
too sandy,
small stones.
TABLE 10.-- BUILDING SITE DEVELOPMENT -- Continued
1 1 I
Soil name and I Shallow 1 Dwellings I Dwellings
map symbol I excavations 1 without 1 with
I 1 basements 1 basements
Small 1 Local roads
commercial 1 and streets
buildings 1
Lawns and
landscapin,
12 *:
Rock outcrop.
13 ■:
Atencio
Azeltine
Severe=
cutianks cave.
Severe:
eutbanks cave.
Moderate:
shrink - swell.
Slight
slight
Slight
Moderate:
shrink - swell,
slope.
Moderate:
slope.
Moderate:
shrink - swell.
Slight
Moderate:
droughty
Moderate:
small stone
droughty
SCS SOIL TABLES
TABLE 12.—CONSTRUCTION MATERIALS -- Continued
Soil name and i
map symbel
Roadfili 1
Sand
Gravel Topsoil
11 *:
Anvik
Skylick
Sligting
12 *:
Arle
Ansari
Rock outcrop.
13 *:
Atencio
Azeltine
Poor:
slope.
Improbable: Improbable: Poor:
excess fines. excess fines. area reclaim,
small stones,
slope.
Poor: Improbable: Improbable: Poor:
slope_ excess fizzes. excess fines. slope.
Poor:
large stones,
slope..
Poor:
area reclaim,
large stones,
slope.
Poor:
area reclaim,
slope.
Good
Good
Improbable: Improbable: Poor:
excess fines, excess fines, large stones, .
large stones. large stones. area reclaim,
slope.
Improbable: Improbable: Poor:
excess fines, excess fines, small stones,
large stone's. large stones. slope.
Improbable: Improbable: Door:
excess fines. excess fines. area reclaim,
small stones,
slope.
Probable
Probable
Probable
P robab.e
Poor:
small stones,
area reclaim.
Poor:
too sandy,
small stones,
area reclaim.
SCS SOIL DESCRIPTION
Aspen - Gypsum Area, Colorado
13— Atencio- Azeltine complex, 3 to 6 percent
slopes. This map unit is on alluvial fans and terraces.
The native vegetation is mainly grasses and shrubs.
Elevation is 5,900 to 6,500 feet. The average annual
precipitation is 15 to 18 inches, the average annual air
temperature is 44 to 46 degrees F, and the average
frost -free period is 105 to 120 days.
This unit is about 60 percent Atencio sandy loam and
30 percent Azeltine gravelly sandy loam.
Included in this unit are small areas of soils that are
similar to the Atencio and Azeltine soils but are finer
textured. Also included are small areas of gravel bars.
Included areas make up about 10 percent of the total
acreage.
The Atencio soil is deep and well drained. It formed
in alluvium derived dominantly from sandstone and
shale. Typically, the surface layer is reddish gray sandy
loam about 6 inches thick. The next layer is sandy loam
about 4 inches thick. The subsoil is about 10 inches of
sandy clay loam over about 4 inches of gravelly sandy
loam. The upper 6 inches of the substratum is gravelly
sandy loam_ The lower part to a depth of 60 inches is
very gravelly sand. The soil is noncalcareous to a depth
of 20 inches and calcareous below that depth. In some
areas the surface layer is gravelly or cobbly.
Permeability is moderate to a depth of 30 inches in
the Atencio soil and rapid below this depth. Available
water capacity is low. The effective rooting depth is 60
inches or more. Runoff is slow, and the hazard of water
erosion is slight.
The Azeltine soil is deep and well drained. It formed
in alluvium derived dominantly from sandstone and
shale. Typically, the surface layer is reddish gray
gravelly sandy loam about 9 inches thick. The upper 7
inches of the substratum is gravelly loam. The lower
part to a depth of 60 inches is extremely gravelly sand.
The soil is calcareous throughout. In some areas the
surface layer is cobbly loam or sandy loam.
Permeability is rapid or very rapid below a depth of
16 inches in the Azeltine soil_ Available water capacity
is low. The effective rooting depth is 60 inches or more.
Runoff is slow, and the hazard of water erosion is
slight.
This unit is used mainly for irrigated hay or pasture. It
also is used for crops, urban development, wildlife
habitat, or rangeland.
If this unit is used for hay and pasture, the main
limitations are the low available water capacity and
small stones. Grasses and legumes grow well if
adequate fertilizer is used. Good management helps to
maintain optimum vigor and quality of forage plants.
Because these soils are droughty, applications of
irrigation water should be light and frequent. Irrigation
water can be applied by corrugation, sprinkler, and
23
flooding methods. If properly managed, the unit can
produce 4 tons of irrigated grass hay per acre annually
This unit is moderately well suited to irrigated crops.
If furrow or corrugation irrigation systems are used, runs
should be on the contour or across the slope. If properly
managed, the unit can produce 70 bushels of barley per
acre annually. •
The potential plant community on this unit is mainly
western wheatgrass, Indian ricegrass, needleandthread,
big sagebrush, and Douglas rabbiibrush, Nevada
bluegrass, prairie junegrass, and bottlebrush squirreltail
also are included. The average annual production of air -
dry vegetation is about 800 pounds per acre. Suitable
management practices include proper grazing use and
a planned grazing system.
If the quality of range vegetation has seriously
deteriorated, seeding is needed. The main limitations
are cobbles and stones. For successful seeding, a
seedbed should be prepared and the seed drilled.
Brush management improves deteriorated areas of
range that are producing more woody shrubs than were
present in the potential plant community.
If this unit is used for homesite development, the
main limitation is small stones. Population growth has
resulted in increased construction of homes in areas of
this unit. Topsoil can be stockpiled and used to reclaim
areas disturbed during construction. The gravel and
cobbles in disturbed areas should be removed if the site
is landscaped, particularly in areas used for lawns. If
the density of housing is moderate or high, community
sewage systems are needed to prevent the
contamination of water supplies resulting from seepage
from onsite sewage disposal systems.
This map unit is in capability subclass IVe, irrigated,
and Vle, nonirrigated. It is in the Rolling Loam range
site.
14— Callings Yeljack complex, 25 to 65 percent
slopes. This map unit is on ridgetops, benches, and
mountainsides. Elevation is 7,500 to 9,500 feet. The
average annual precipitation is 18 to 20 inches, the
average annual air temperature is 39 to 41 degrees F,
and the average frost -free period is 70 to 80 days.
This unit is about 50 percent Callings soil and 40
percent Yeljack soil.
Included in this unit are small areas of Mine, Arle,
Ansari, Jerry, Millerlake, Uracca, and Mergel soils.
Included areas make up about 10 percent of the total
acreage.
The Callings soil is deep and well drained. It formed
in alluvium and colluvium derived dominantly from
sandstone. Typically, the surface layer is dark brown
loam about 5 inches thick. The next 6 inches is gravelly
loam. The subsurface layer is very cobbly clay loam
* * * * * NU CUNSIDER.ATIUN REQUIRING REVENUE * * * * *
• Reception Yn�9 corder.
KNOW ALL MEN BY THESE PRESENTS, That I, - - - Mary Ann Hyde - - -
of the
Ten and no /100ths
r64 PME4S8
GARFIELD i
MAY 16 19 ::
Stab Doc. FM
County of Pitkin , and State of Colorado, for the consideration o
in hand paid, hereby sell and convey to THE MARY ANN HYDE REVOCABLE TRUST
whose legal address is
Attention: Mary Ann Hyde, Trustee,
P.D. Box 1557, Aspen, Colorado 81611,
of the - - - County of Pitkin , and the State of Colorado,
the following real property, situate in the County of GARFIELD
Colorado, to wit:
All of the land and water rights described in
EXHIBIT "All attached hereto and by this reference
made a part hereof;
Dollars,
and State of
Subject to restrictions, reservations, easements, covenants,
and rights -of -way of record and apparent, and to taxes and
assessments for the year 1988 and all subsequent years;
with all its appurtenances.
also known as abaaeetltsndc9nraceoc the T.O. Ranch, Highway 82, Carbondale, Colorado.
Signed and delivered this a(' day of ,19 88
In the presence of
STATE OF COLORADO.
County of E , E
f
ss.
EAL]
x Y Y y u x x x x Sr f[ ][ X H X 7C litBrA
[ SPA.
k
The foregoing instrument was acknowledged before me Y � e this -Z % day of T/f i /0,Q /
19 88 .by Mary Ann Hyde.
Woornmission expires Cc7flek4Ar i, /j/ 19 9/ Witness my hand and official seal.
•
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EXHIBIT "A"
Description of real property attached to Bargain and Sale Deed
from Mary Ann Hyde (as grantor) to The Mary Ann Hyde Revocable Trust (as
grantee).
All that property located in Section 31, Township 7 South,
Range 87 West of the 6th Principal Meridian, Garfield County,
Colorado described as follows:
All of Lots 3, 4, 5, and 18, lying North of State Highway No. 82;
Together with all improvements thereon, including grass, fences,
gates, trees and landscaping, in their present condition, ordinary
wear and tear excepted. EXCEPTING THEREFROM THE FOLLOWING:
A. Beginning at a point on the northerly line of said
Section 31, whence a rock corner found in place and properly
marked for the northwest corner of said Section 31 bears:
S. 89 °55'23" W. 869.14 feet; thence N. 89 °55'23" E. 423.00 feet
along the Northerly line of said Section 31; thence South
707.60 feet to a point on the Northerly right -of -way line of said
Highway; thence N. 79 °51'12" W. 429.72 feet along a Northerly
right -o£ -way line of said Highway; thence North 631.33 feet to a
point on the Northerly line of said Section 31, the point of
beginning, containing 6.50 acres, more or less;
B. Beginning at a point on the Northerly line of said
Section 31, whence an iron post with a brass cap, found in place
and properly marked for the Witness Corner to the North Quarter
Corner of said Section 31 bears: N. 89 °55'23" E. 65.03 feet;
thence S. 00 °09'37" W. 290.00 feet along the Westerly right -of-
way line of said County Road; thence S. 89 °55'23" W. 600.00 feet;
thence N. 00 °09'37" E. 290.00 feet to a paint on the Northerly
line of said Section 31; thence N. 89 °55'23" E. 600.00 feet to a
point on the Westerly right -of -way line of said County Road, the
point of beginning, containing 4.00 acres, more or less;.
C. Right -of -way for State Highway No. 82;
D. Right -of -way for North-South County Road from Catherine
Bridge crossing the Roaring Fork River across the Northeast 1/4
of the Southwest 1/4, Lot 6, and along the boundary between
Lots 2 and 3, of said Section 31.
TOGETHER WITH:
All water and ditch rights appurtenant to or used in connection
with said real property, including, without limiting the generality
of the foregoing, 28.5 /150th interest in the beneficiary's previous
right, title, and interest in and to Basin Ditch No. 45.
tr ■
REAL rnoPERTY
TO BE AC0I r f RED
FROM
PARCEL NO. 111 The Mary Ann Hyde
STA 787+ TO STA 801+ Revocable Trust
Ff1R
PROJ. NO. C.'X(FC) 24 0082-26 STATE t1IGHWAY NO. 92
EAST OF CARBONDALE, EAST
CrESCRIPrIU11
A Tract or parcel of land I • l n . 1 1 1 of the State Department of
Highways, Division of Highways, State of Colorado, Project No.
CX(FC) 24 0082 -26 containing 4.028 acres, more or less, in Lots
3, 4 and 18, Section 31, Township 7 South, Range 87 West, of the
Sixth Principal Meridian, in Garfield County, Colorado, said
tract or parcel being more particularly described as follows:
Beginning nt a ptint from which the Witness Corner to the 1/4
Corner Corner common to Sections 30 and 31, T. 7 S., R. 87 W.,
6TH P.M., a 1963 Garfield County Surveyor 3" brass cap, bears
N. 26' 35' 30" E. a distance of 848.03 feet;
1. Thence N. 79` 28' 00" W. a distance of 1,064.89 feet,
to the easterly boundary of the Exception described in
paragraph "A" of the description of that parcel
recorded in Book 734 and l'age 488 of the Garfield
County Records;
2. Thence S. 00' 58' 50" W., ,along the said easterly line,
a distance of 122.64 feet, to the northerly Right of
Way line of 5. H. No. 87 (April, 1991);
3. Thence S. 7n' 52' 30" E., :1lortg the said Right of Way
iine, a dist.anr.o of 1,.370.34 feet, to the westerly
Right of Way line. of Garfield County Road No.
100(April, 1191);
4. Thence N. 01' on' nn" E., Alnng the said Right of Way,
A dist.ar }r.e of I 1(1.19 feet;
5. Thence M. 79' 53' 20" W. a distance of 303.02 feet,
more or less, to the point of beginning.
The above described parcel contains 4,028 Acres, more or less
Basis of Bearings: S. 89' n4' 30" F. along the line from the
corner common to Sections 25 and 36 T. 7 S., R. 88 W., 6th
P.M. , and Sections 30 arrrl 11 T. 7 S., R. 87 W. , 6th .P.M., a
1987 O.S. flapar trrw'n1t of the Interior, Bureau of Land
Management 3" aluminum rap, to the witness corner to the 1/4
corner of said o'-t inri' 3n mid '1 , a 1963 Garfield County
Surveyor 3" brass cap.
PROPERTY DESCRIPTION
A PARCEL OF LAND SITUATED IN LOT 3 AND LOT 4, SECTION 31, TOWNSHIP
7 SOUTH, RANGE 87 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY
OF GARFIELD, STATE OF COLORADO, SAID PARCEL BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTH QUARTER CORNER OF SAID SECTIOON 31
(WHENCE THE WITNESS CORNER TO SAID QUARTER CORNER, A 1963
COUNTY SURVEYOR'S BRASS CAP FOUND IN PLACE, BEARS N 89 °55'23" E
40.00 FEET); THENCE S 89 °55'23" W 625.03 FEET TO THE TRUE POINT OF
BEGINNING; THENCE S 00 °09'37" W 290.00 FEET; THENCE N 89 °55'23" E 601.79
FEET (DEED = 60.00 FEET) TO A POINT ON THE WESTERLY RIGHT -OF -WAY
OF COUNTY ROAD NO. 100; THENCE S 00 °05'50" E ALONG SAID RIGHT -OF-
WAY 522.38 FEET TO A POINT ON THE NORTHERLY RIGHT -OF -WAY OF
STATE HIGHWAY NO. 82; THENCE N 80 °49'21" W ALONG SAID RIGHT -OF-
WAY 460.55 FEET; THENCE CONTINUING ALONG SAID RIGHT -OF -WAY N
80 °24'00" W 912.31 FEET ; THENCE LEAVING SAID RIGHT -OF -WAY N
00 °00'00" E 584.96 FEET TO A POINT ON THE NORTHERLY LINE OF SAID
SECTION 31; THENCE N 89 °55'23" E ALONG SAID NORTHERLY LINE 752.33
FEET TO THE TRUE POINT OF BEGINNING; SAID PARCEL CONTAINING 17.74
ACRES, MORE OR LESS.
GARFIELD COUNTY
Building and Planning Department
March 15, 2000
Ronald Liston
Land Design Partnership
918 Cooper Ave.
Glenwood Springs, CO 81601
RE: T. O. Ranch Subdivision Sketch Plan
Dear Mr. Liston,
The Garfield County Planning Department has completed an initial review of the T.O. Ranch Subdivision
Sketch Plan application and has determined that the application is complete. Being complete, we have
scheduled the application for public meeting on April 12, 2000, at 7:00 p.m. before the Garfield County
Planning Commission. This meeting will be held in the Commissioner's Meeting Room, Suite 301, at the
Garfield County Courthouse. It is suggested that someone representing the owner be in attendance to answer
any questions the Commissioners may have.
If you have any questions, please do not hesitate to contact me at the Building and Planning Department.
Sincerely,
Jeff Laurie iY, B.E.S., M.Sc.P.
Senior Planner
109 8th Street, Suite 303 945- 8212/fax 945 -7785 Glenwood Springs, Colorado
81601