HomeMy WebLinkAbout1.0 Application
Vagneur Minor Subdivision
Parcel ID# 2391-324-000-015
60 Flying Fish Road
Garfield County, Colorado
November 24, 2014
Prepared by:
The Land Studio, Inc.
365 River Bend Way
Glenwood Springs, CO 81601
Phone 970-927-3690
landstudio2@comcast.net
Prepared for:
Wayne E. and Lois M. Vagneur
60 Flying Fish Road
Carbondale, CO 81623
Vagneur Minor Subdivision
2
Table of Contents
PRE-APPLICATION CONFERENCE SUMMARY ........................................................................................... 4
APPLICATION FORM ................................................................................................................................... 10
OWNERSHIP INFORMATION ....................................................................................................................... 12
ADJACENT PROPERTY OWNERS .............................................................................................................. 22
ADJACENT PROPERTY OWNERS MAP ..................................................................................................... 23
PROJECT DESCRIPTION ............................................................................................................................. 24
VICINITY MAP ............................................................................................................................................... 25
EXISTING CONDITIONS PHOTOS ............................................................................................................... 26
SITE PLAN/LANDSCAPE PLAN .................................................................................................................. 28
GRADING AND DRAINAGE PLAN ............................................................................................................... 28
IMPACT ANALYSIS ...................................................................................................................................... 28
DEVELOPMENT AGREEMENT .................................................................................................................... 30
IMPROVEMENTS AGREEMENT .................................................................................................................. 30
TRAFFIC STUDY ........................................................................................................................................... 30
WATER SUPPLY AND DISTRIBUTION PLAN ............................................................................................. 30
WASTEWATER MANAGEMENT AND SYSTEM PLAN ............................................................................... 31
FINAL PLAT .................................................................................................................................................. 31
DIVISION 1. GENERAL APPROVAL STANDARDS .................................................................................... 31
7-101. ZONE DISTRICT USE REGULATIONS .................................................................................................. 31
7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS ..................................................... 32
7-103. COMPATIBILITY ................................................................................................................................. 33
7-104. SOURCE OF WATER .......................................................................................................................... 33
7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS .......................................................... 33
7-106. PUBLIC UTILITIES .............................................................................................................................. 33
7-107. ACCESS AND ROADWAYS .................................................................................................................. 34
7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS ................................................................................. 34
DIVISION 2. GENERAL RESOURCE PROTECTION STANDARDS. .......................................................... 35
7-201. AGRICULTURAL LANDS ..................................................................................................................... 35
7-202. WILDLIFE HABITAT AREAS ................................................................................................................ 35
7-203. PROTECTION OF WATERBODIES ........................................................................................................ 35
7-204. DRAINAGE AND EROSION .................................................................................................................. 35
7-205. ENVIRONMENTAL QUALITY ................................................................................................................ 35
7-206. WILDFIRE HAZARDS .......................................................................................................................... 36
7-207. NATURAL AND GEOLOGIC HAZARDS .................................................................................................. 37
7-208. RECLAMATION .................................................................................................................................. 37
DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS .......................................................... 37
7-301. COMPATIBLE DESIGN ........................................................................................................................ 37
7-302. OFF-STREET PARKING AND LOADING STANDARDS ............................................................................. 37
7-303. LANDSCAPING STANDARDS ............................................................................................................... 37
Vagneur Minor Subdivision
3
7-304. LIGHTING STANDARDS ...................................................................................................................... 37
7-305. SNOW STORAGE STANDARDS ........................................................................................................... 37
7-306. TRAIL AND WALKWAY STANDARDS .................................................................................................... 38
DIVISION 4. SUBDIVISION STANDARDS AND DESIGN SPECIFICATIONS ............................................. 38
7-401. GENERAL SUBDIVISION STANDARDS ................................................................................................. 38
7-402. SUBDIVISION LOTS ........................................................................................................................... 38
7-403. SURVEY MONUMENTS ...................................................................................................................... 38
7-404. SCHOOL LAND DEDICATION ............................................................................................................. 38
7-405. TRAFFIC IMPACT FEES ..................................................................................................................... 39
EXHIBITS: .................................................................................................................................................... 40
Vagneur Minor Subdivision
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Pre-Application Conference Summary
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Vagneur Minor Subdivision
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Application Form
Vagneur Minor Subdivision
11
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(From u .. '''"' s-<OJ): 3 el!ile famll~ Iola. PtOpottd UM
0t1ertpdon of
8Ubdlvi8~
lor the Veg
lots erodes
ProJect: The •eeHcant it r!9ue•ll~ a land use cha!J:t ~mlt for a minor
ol 3 1011 on • 22 .65 acre earc:et of l!!~!!X 89 parl of 8 faml!): esl818 l!!an
ne\Jr lamll~ Th<! er~!!X haa d reel access off of Flylng Fish Road end lhe
!llna<l so eaeh drtvowal has dlrtCl access oft ol lhe j!!lvate road .
"tlopmtn1 Arn Propo1td0t
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RlQUEST FOii WAIVERS
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l3 The ,\ppllc1nt rtque_jd~11 W1tver ot Submission A.tq"ttmtftlS ptr SKtlon 4-202. Lilt: So<llo"' 4-203.L Trame Sludy s.cuon: __________ _
Stdlon: Secllon: __________ _
W1hltt or St1nd1rds
O Tl•• Af)Plkenc 1, 1eq..,.,11 ... , a W••••' ot SUn<l•rds Pf' S.COon 4 •1 16. ~· StalOA: Stctlon: __________ _
Sttllon! Stctlon: __________ _
I Mvt reN U~ ttlttmtnu tbovt Ind l'l1vt pt'-:tYldtd lht required 1u:echtd lnf0tmatlon whkh 11
cortttt incl l«Urttt to the btit of mv knowtfdt&
OFFICIAl USE ONLY
Flit Numbtf: fff Paid :$
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Ownership Information
4-203.B.2
Vagneur Minor Subdivision
13
exetBIT ·A·
TO 8£ ATTACKl!O TO A WARRANTY DEED FROM ROBERT OXEJIBESG AHO
MAUREE N McCLUSKEY TO WAYNE VAGNEUR AND LOIS M. VAGllEUR
A parcel of land •iCuated ln Lots 9. 17 •nd 18 lo B•c~lon 32.
Township 7 South. Ranoe 87 West of tbe 6th P.M. lyla9 •outherly
or the southerly ciqbt of way llne of State Hlqbway Mo. 92 and
northerly of tbe southerly line of s -ald Lot 17. eald p.accel of
land is described aa ColloW"8:
Beqlnnin9 at a point on tbe soutbecly eight of way
lioe of aaid Hi9bway No. 82 wbeace the aout~•••t
corner of Section 33 ln said Towusbip and ~09• be•c•
s. 65•46 1 27• B. 6673.89 feet: theoce s. 17•47•00• v .
68.52 feet: thence s. s ••s7•00· ~-275.40 feet: thence
s. 61•53•00• K. 1&1.97 feet; Lbence s. 01•17 •00• W.
1196.30 feet to a point on Lbe so·utberly llae of aaid
Lot 17; thence s. e9•59•1s• w. 693.89 feet aloo9 Ute
southerly line of aald Lot 17; thence N. 01•17•00• E.
1601.06 feet to a point on tbe southerly rl9bt of way
line of said Highway; thence s. 72•16"33• E. 128.37
feet along the eoutberly ~lgbt of way line oC aald
Higb·way: thence s. 72•07•00• E. 24 4 .626 feet alon9 t.he
soutberly rl9ht or w ay line of said hiqbw ay to tbe
point of be9lnnln9. contalnlng 22.98 acres. aoce or
loss ..
TOG~THER WITH a non-oxclualve a ccess eaae•ent beln9 tblcty Ceet
ln wi dth as descclbed in • Deed cecoxded on January 10. 198• as
Receptton No. 348846 ln Book 642 at Page C6 of tbe C..rfteld
County records. AND SU8.JECT TO a non-exclusive •cc••• ••••••nt
being thirty feet in w idth described in a Deed cecocded ~anuary
10. l.984. aa aeceptloo No .. 34884.7 in Book 642 at Pa9e &7 of t..b.e
Garfield County cecocda.
~LSO. TOGtl'HER WITH any •nd all ditcb and \Riter ci9bta
belonging to. uaed upoa or lo coonectioa w ith tbe
above-described property. including but not exclualvely all of
tbe Plrst Pacty•a loteceat to the followi.09:
A. Oxenbec9 Well N o. 1 and all w ater cl9bta
connected tbocow lt.h •nd t.09etbec witb a Plan of
Auqm.entation approved thecetoc.
B. A pcopoctlonate sbace of the water and v at.er
riqhta. d itch and ditch eights. ln the Basin Ol~cb.
connected with tho above-deaccib&d pcoperty aa
particulacly d••ccibed ln Deed recorded aa Docu .. n~
No. 221020 in th• cecord• of G;arf ie1d couAt.y. coloc•do ..
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Vagneur Minor Subdivision
22
Adjacent Property Owners
and Mineral Owners and Lessees
4-203.B
2391-321-01-003
John & Paula Canning
56 Flying Fish Road
Carbondale, CO 81623
2391-321-01-002
Susan Rudd
132 Park Ave
Basalt, CO 81621
2391-321-00-043
Jack & Eloise Ilgen
17352 Hwy. 82
Carbondale, CO 81623
2391-324-00-023
2463-121-00-951
U.S. BLM
2300 River Frontage Rd.
Silt, CO 81652
2391-324-00-021
Barbara Henning
17377 Hwy 82
Carbondale, CO 81623
2391-321-00-016
Dylan & Jacqueline Spiro
17283 Hwy 82
Carbondale, CO 81623
2391-321-00-017
Bart & Faith Lipori
17317 Hwy 82
Carbondale, CO 81623
2391-321-00-018
Michael & Cindy Hurst
17335 Hwy 82
Carbondale, CO 81623
2391-321-00-019
Sally & Todd Grange
P.O. Box 5854
Snowmass Village, CO 81615
2391-324-00-022
Patricia Zordel
17395 Hwy 82
Carbondale, CO 81623
2391-321-00-020
Susan Nicholson
17365 Hwy 82
Carbondale, CO 81623
2391-321-00-044
Pepaw LLC
P.O. Box 2525
Carbondale, CO 81623
2391-323-00-051
RFTA
0051 Service Center Drive
Aspen, CO 81611
Mineral Owners and Leases
Francis W. Christensen
No address found in Assessor’s records
Or Clerk & Recorder’s Office
Adjacent Property Owners Map
4-203.B
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Vagneur Minor Subdivision
24
Project Description
4-203.B
The Applicant is requesting a Land Use Change Permit for the Vagneur Minor Subdivision consisting of
three lots on a 22.655-acre parcel of property as part of a family estate plan for the Vagneur
family. There is currently one single-family home on the property. The property has direct
access off of Flying Fish Road and the lots are designed so each driveway has direct access
from the private road. The property is currently zoned Rural. The property is currently
served by a water well, which is permitted for use by three residences and augmented by a
Basalt Water Conservancy District contract. Well sharing and maintenance responsibilities
are addressed in the attached Vagneur Minor Subdivision Declaration of Covenants,
Conditions, and Restrictions and Subdivision Improvements Agreement. There is one
existing septic system on-site which serves the existing home on Lot 2. The individual Lot
Owners will construct an Onsite Wastewater Treatment System for each of their residences.
Flying Fish Road legal access to the Vagneur Minor Subdivision has been demonstrated with
the attached letter from Ken Ransford, P.C. dated November 19, 2014. Flying Fish Road
improvements and maintenance responsibilities are also addressed in the attached Vagneur
Minor Subdivision Declaration of Covenants, Conditions, and Restrictions and Subdivision
Improvements Agreement.
Explanation of acreage discrepancy:
According to the Print Property Report/Tax Information through the Garfield County records
the property is 22.98-acres in size with a 1.47-acre Railroad ROW encumbrance leaving a
property size of 21.51-acres. There is a second 0.5-acre easement reduction to the property
according the County Tax records, which brings it to the 21.01-acres in size. Easements do
not reduce the overall acreage of a property, thus the property is 21.51-acres in size.
According to reception number 394389 from the Garfield County Clerk and Recorders Office
records the property is 22.98-acres in size. The computed area of the property as described
within reception number 394389 is actually 22.655-acres. The area that the Railroad ROW
(now RFTA ROW) encumbers is approximately 1.07-acres on the south side of the property.
Net property area is approximately 21.585-acres in size.
HCE will finalize the monument research for the RFTA ROW, write a description for the
ROW area within the property boundary and deduct it from the actual property acreage. This
information will be added to the final plat for the Vagneur Minor Subdivision.
Vagneur Minor Subdivision
25
Vicinity Map
4-203.C
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Vagneur Minor Subdivision
26
Existing Conditions Photos
Existing Residence Driveway to Existing Residence
Existing Barn Additional view of Existing Barn
Vagneur Minor Subdivision
27
Existing Conditions Photos (continued)
Near the Roaring Fork River Existing horse corral
Roaring Fork River Looking from BLM land across Vagneur parcel
Vagneur Minor Subdivision
28
Site Plan/Landscape Plan
4-203.D
The Site Plan/Landscape Plan is attached as an Exhibit.
Grading and Drainage Plan
4-203.E
The Grading and Drainage Plan is attached as an Exhibit.
Impact Analysis
4-203.F
1. Adjacent Land Use. Existing use of adjacent property and neighboring properties
within 1,500-foot radius.
The site is located in an area of rural residential parcels ranging in size from .27
acres to 8.5 acres in size. The proposed subdivision would result in 3 parcels
of approximately 7 acres in size. The adjacent parcel to the east is owned by
BLM. See attached map for Adjacent Land Owners.
2. Site Features. A description of site features such as streams, areas subject to
flooding, lakes, high ground water areas, topography, vegetative cover, climatology,
and other features that may aid in the evaluation of the proposed development.
The site, which currently contains an existing single-family residence, contains
some native vegetation and some planted landscape material. No extreme
topography exists on the parcel and no wetlands (jurisdictional or otherwise)
exist within the building envelopes 1 and 3 and the developed area of lot 2. The
Roaring Fork River crosses the southern end of the parcel. See attached letter
from Olsson Associates regarding wetlands and the attached survey for Flood
Plain Mapping.
3. Soil Characteristics. A description of soil characteristics of the site that have a
significant influence on the proposed use of the land.
A soils evaluation was performed by High County Engineering for 60 Flying
Fish Road. The water table in this area appears to be between 2’ and 4’ deep.
The soils in the area range from 1’-2’ of topsoil overlaying up to 12’ of gravelly-
sand. Gradation reports in the area show up to 80% of the soils fall within the
Gravel/Sand gradation parameters. The entire High County Engineering report
has been included as an Exhibit to this document.
Vagneur Minor Subdivision
29
4. Geology and Hazards. A description of geologic characteristics of the area including
any potential natural or manmade hazards, and a determination of what effect such
factors would have on the proposed use of the land.
No natural or manmade geologic hazards exist in the location of the proposed
subdivision, which is directly adjacent to the existing residence.
5. Groundwater and Aquifer Recharge Area. Evaluation of the relationship of the
subject parcel to Floodplains, the nature of soils and subsoils and their ability to
adequately support waste disposal, the Slope of the land, the effect of sewage
effluents, and the pollution of surface Runoff, stream flow, and groundwater.
The existing OWTS at 60 Flying Fish Road is a mound system in line with other
systems along Flying Fish Road as a mound system design. The water table in
this area appears to be between 2’ and 4’ deep. The soils in the area range from
1’-2’ of topsoil overlaying up to 12’ of gravelly-sand. These soils are
appropriate for an OWTS design, along with the mounded sand bed design if
required due to site-specific water table depths.
6. Environmental impacts. Determination of the existing environmental conditions on
the parcel to be developed and the effects of development on those conditions.
The proposed additional lots will be located directly adjacent to the existing
residence and driveway. No new road cut for access will be required to
accommodate the new lots. By clustering the development envelopes on the
upper portions of each parcel there will be no direct impact on environmental
resources including native vegetation and wildlife habitat, which occur along
the Roaring Fork River. No part of this development will cause significant
changes in the environment either temporarily or long term.
7. Nuisance. Impacts on adjacent land from generation of vapor, dust, smoke, noise,
glare or vibration or other emanations.
The proposed project would have no substantial temporary or long-term
adverse effect on noise, odors, or waste-generation. The proposed
development is too small to generate significant volumes of these materials.
Construction related noise effects are generally considered to be temporary.
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8. Hours of Operation. The Applicant shall submit information on the hours of operation
of the proposed use.
The project has no plans for construction or operation of any equipment at this
time.
Development Agreement
4-203.J
Pursuant to the Garfield County Land Use and Development Code, a vested property right
shall be deemed established for a period of 3 years with the approval of a Site Specific
Development Plan. This Application has provided a Final Plat as the Site Specific
Development Plan for the Vagneur Minor Subdivision. The vested right shall confer upon the
Applicant to undertake and complete the development and use of the property under the
terms and conditions of this Final Plat and the associated subdivision improvements outlined
in the attached Vagneur Minor Subdivision Improvements Agreement. As the Applicant is
requesting a 3-year vesting period for the Vagneur Minor Subdivision, a Development
Agreement is not required as part of this Application.
Improvements Agreement
4-203.K
The Subdivision Improvements Agreement is included as an Exhibit.
Traffic Study
4-203.L
No Traffic Study is required with this application pre the attached Pre-Application Conference
Summary.
Water Supply and Distribution Plan
4-203.M
An existing well is currently permitted as a fee well and up to 1.1 acre-feet of water can be
withdrawn annually for household needs under a Basalt Water Conservancy District contract
dated August 31, 1983. The water court decree has already anticipated that the land would
be subdivided into three parcels, each having one single-family dwelling. The pump test
data indicates that the subject well should be adequate to supply the household needs of
three single family residences as provided for in the water court decree.
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A complete water report from Zancanella and Associates, Inc is included as an Exhibit to this
application.
Wastewater Management and System Plan
4-203.N
An Onsite Wastewater Treatment System was installed on the Vagneur property in 1988,
permit #1646. A copy of that permit is included as an Exhibit to this document. In August of
2014, Carla Ostberg performed an inspection of this system. The inspection report is
included as an Exhibit to this document.
Matt Langhorst of High County Engineering has done an inspection of soils for the two
proposed Lots and feels they are appropriate of an OWTS that will fit within the boundaries
of the proposed lots. This letter has been included as an Exhibit to this document.
Final Plat
5-402.F
The Final Plat is attached as an Exhibit.
Codes, Covenants and Restrictions
The Codes, Covenants, and Restrictions are attached as an Exhibit.
Division 1. General Approval Standards
7-101. Zone District Use Regulations
The property is zoned Rural (R) and meets the zone district dimensions in Table 3-201 for
Lot and Building Requirements:
The required minimum lot size is 2 acres and the proposed lot sizes range from 6.5 to 9.4
acres each.
The structures constructed within the 3 lots will comply with the maximum lot coverage of
15%.
Setbacks on the 3 proposed lots will be as follows: Front: 25’ from local street; Side: 10 feet,
and Rear: 25 feet.
The structures contracted within the 3 lots will comply with height restriction of 25 feet.
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7-102. Comprehensive Plan and Intergovernmental Agreements
Plan Element Goals from the Garfield County Comprehensive Plan:
Housing: This application intends to provide a choice of smaller more affordable rural
parcels that are more obtainable and manageable than the original 22.7-acre parcel.
Transportation: The proposed lot locations are within walking or biking distance to a RFTA
stop near Catherine’s Store and are located along the Highway 82 RFTA transit corridor.
Recreation, Open Space, and Trails: This property contains a section of land, which
contains a RFTA right-of-way for trail use along the Roaring Fork River. Each of the
proposed lots will contain a section of the RFTA right-of-way. Though it is on the other side
of the river from the building envelopes, this right-of-way does provide regional trail use.
Agriculture: This application will preserve the rural character of the area by allowing three
moderately sized parcels to continue with existing agricultural uses as well as preserve the
scenic quality in the mid-valley.
Water and Sewer Services: The Applicant has demonstrated provisions for legal, adequate,
dependable and cost-effective water services for the three proposed lots with use of an
existing well and a Basalt Water Conservancy District contract to augment the water used.
Onsite Wastewater Treatment will be designed by a qualified engineer to meet the
engineering standards for Onsite Wastewater Treatment Systems in Garfield County.
Natural Resources: The Applicant has voluntarily placed development envelopes on the new
proposed lots in an effort to limit disturbance of natural areas including drainage patterns,
wildlife habitat, and the Roaring Fork River ecosystem. No development shall occur outside
of these envelopes.
Mineral Extraction: No mineral extraction project is proposed with this Subdivision
Application.
Future Land Use: The future land use designation in the Garfield County 2030
Comprehensive Plan of this 22.7-acre property is designated Residential Low, RL (10
Acres/DU). The Applicant is proposing that the property be subdivided into a three lot Minor
Subdivision creating a density of 7.6 Acres/DU. The Applicant recognizes that while this
density is slightly higher than the 10 Acres/DU recommended in the Comprehensive Plan,
this density does conform to the neighborhood.
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There are public lands to the east and south, and single-family lots contiguous to this
property on both the west and north sides. The three lots west of the Vagneur Minor
Subdivision are 8.5, 7.5, and 6.7 acres in size averaging 7.6 Acres/DU, which is the exact
density proposed in the Vagneur Minor Subdivision. The four lots north of the Vagneur Minor
Subdivision are .7, .3, .3, and.3 acres averaging .4 Acres/DU, a much higher density than the
proposed Vagneur Minor Subdivision.
It should be noted that Comprehensive Plan densities are developed on a County wide basis
at a very large scale. When these designations are analyzed on a site-specific level, some
variations may be appropriate, and still be in general conformance to the Comprehensive
Plan. In general the 7.6 Acres/DU for the Vagneur Minor Subdivision preserves the rural
character of the neighborhood, conforms to the neighboring properties to the west, and
provides a transition from the denser properties on the north, to the pubic lands on the east
and south.
Based on the above evaluation of Plan Elements and Goals from the Garfield County
Comprehensive Plan, the Applicant believes that the Vagneur Minor Subdivision is in general
conformance with this Comprehensive Plan.
7-103. Compatibility
The proposed Minor Subdivision will not change the character or scale of the adjacent land
uses, which are rural in nature and range in size from .27 acres to 8.5 acres in size. The
proposed lot sizes range from 6.5 to 9.4 acres.
7-104. Source of Water
See Section 4-203.M
7-105. Central Water Distribution and Wastewater Systems
See Section 4-203.N
7-106. Public Utilities
The existing residence is serviced by public utilities, which will be extended to the proposed
additional 2 lots. A letter dated August 12, 2014 from Holy Cross Energy states the existing
facilities have adequate capacity to provide electric power to the development.
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7-107. Access and Roadways
Access to the the Vagneur Minor Subdivision will be from Flying Fish road, which is used by
the existing residence and is located within an existing access easement along the north
portion of the property. A report from High Country Engineering states that after inspection
of the existing roadway it is determined that the road will need to be widened in some areas
to a width of 16’ for fire truck access. Specifics of construction design have been included in
the letter and are an Exhibit to this application. The Applicant agrees to this roadway
upgrade and will complete the improvements prior to the conveyance of any new lot.
Flying Fish Road legal access to the Vagneur Minor Subdivision has been demonstrated with
the attached letter from Ken Ransford, P.C. dated November 19, 2014. Flying Fish Road
improvements and maintenance responsibilities are also addressed in the attached Vagneur
Minor Subdivision Declaration of Covenants, Conditions, and Restrictions and Subdivision
Improvements Agreement.
7-108. Use of Land Subject to Natural Hazards
No extreme topography exists on the parcel and no wetlands (jurisdictional or otherwise)
exist within building envelopes 1 and 3 and the developed area of lot 2. The Roaring Fork
River crosses the southern end of the parcel. Seethe attached letter from Olsson Associates
regarding wetlands and the attached survey for Flood Plain Mapping. No identified Geologic
Hazards exist on the property
7-109. Fire Protection
The Applicant agrees to maintain vegetation control on the property to minimize any potential
impacts from wildfire following State Forest Service guidelines for defensible space.
Also, Bill Gavett, the Deputy Chief of the Carbondale Fire District, has reviewed the
application. He has supported the proposal for automatic fire sprinkler systems supplied by
1,000-gallon water storage tanks to be required at the time of new construction for each of
the new residences. Refer to the Fire Protection letter included as an Exhibit to this
application. The Applicant agrees to pay the Carbondale and Rural Fire Protection District
the applicable impact fee per lot prior to the recording of the approved Final Plat.
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Division 2. General Resource Protection Standards.
7-201. Agricultural Lands
The proposed Minor Subdivision will have no adverse affect to surrounding Agricultural
Operations.
7-202. Wildlife Habitat Areas
The proposed additional lots will be located near the existing residence and will share the
same access road, thus limiting any impact on native vegetation utilized by wildlife near the
river and allowing any existing migration corridors to remain intact.
7-203. Protection of Waterbodies
The Applicant agrees to maintain a 35-foot setback from the Roaring Fork River.
7-204. Drainage and Erosion
The Applicant agrees to provide a grading and drainage plan for the proposed Flying Fish
Road improvements at the time of submittal for a grading permit and prior to conveying any
lot to another party. All driveway improvements will meet county grading and drainage
requirements.
7-205. Environmental Quality
The proposed project would have no substantial temporary or long-term adverse effect on
noise, air pollution, odors, or waste-generation. The proposed development is too small to
generate significant volumes of these materials. Construction related noise effects are
generally considered to be temporary.
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7-206. Wildfire Hazards
The proposed lots are located in an area designated as low wildfire Hazard as shown on the Wildfire Hazard
Map for Garfield Co. Colorado. The site is not on slopes greater than 30%. The Applicant agrees to
maintain vegetation control on the property to minimize any potential impacts from wildfire following State
Forest Service guidelines for defensible space.
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7-207. Natural and Geologic Hazards
No natural or manmade geologic hazards exist in the location of the proposed Minor
Subdivision, which is directly adjacent to the existing residence.
7-208. Reclamation
The Applicant proposes no disturbance with this Minor Subdivision application. Future
owners of the proposed lots will be responsible for any reclamation following construction on
their lots.
Division 3. Site Planning and Development Standards
7-301. Compatible Design
The proposed Minor Subdivision is compatible with the existing character of adjacent land
uses. The site is located in an area of rural residential parcels ranging in size from .27 acres
to 8.5 acres in size. The proposed subdivision would result in 3 parcels of approximately 7
acres in size. The adjacent parcel to the east is owned by BLM.
7-302. Off-Street Parking and Loading Standards
The proposed Minor Subdivision will provide ample room for a minimum of 2 off-street
parking spaces as required by the Garfield County Land Use and Development Code.
7-303. Landscaping Standards
The Applicant proposes no disturbance with this Minor Subdivision application. Future
owners of the proposed lots will be responsible for any landscaping as part of construction
on their lots.
7-304. Lighting Standards
The Applicant agrees to the exterior lighting standards as required by the Garfield County
Land Use and Development Code.
7-305. Snow Storage Standards
The Applicant has areas sufficient to store snow without impacting off-street parking or public
roadways.
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7-306. Trail and Walkway Standards
The Rio Grand Trail resides in the RFTA ROW that runs through the south side of the
property and is accessible to regional trail users. No additional recreational or community
facilities are applicable with this application.
Division 4. Subdivision Standards and Design Specifications
7-401. General Subdivision Standards
Maintenance of the common facilities will be accomplished through the attached Declaration
of Covenants, Conditions and Restrictions. The Applicant agrees to Domestic Animal
Control, Fireplace Regulations and Development in the Floodplain as specified in the
Garfield County Land Use and Development Code and the Declaration of Covenants,
Conditions and Restrictions.
7-402. Subdivision Lots
All proposed lots meet the applicable zone district requirements for lot area, width, frontage,
depth, shape, location and orientation as stated in the Garfield County Land Use and
Development Code.
7-403. Survey Monuments
The Applicant agrees to have permanent Survey Monuments set within the Subdivision prior
to selling or advertising the sale of any lots.
7-404. School Land Dedication
Payment-in-Lieu of Dedication of School Land
Formula for Payment:
Unimproved Per Acre Market Value of Land x
Land Dedication Standard x
Number of Units = Payment
(607,383.00/22) x .02 x 2 =
27,608 x .02 x 2 = $1,104.33
Total School Land Dedication Fee = $1,104.33
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7-405. Traffic Impact Fees
The Institute of Transportation Engineers’ Summary of Trip Generation Rates for a Single
Family Detached House is average daily traffic (ADT) of approximately 9.57 trips. With the
addition of two Single Family Dwelling Units, the total ADT’s for this section of Flying Fish
Road will be 28, or roughly one vehicle trip every 34 minutes during the day.
Access to the proposed 2 new lots will be from Flying Fish road, which is used by the
existing residence and is located within a 30’ access easement along the north portion of the
property. A report from High Country Engineering states that after inspection of the existing
roadway it is determined that the road will need to be widened in some areas to a width of
16’ for fire truck access. Specifics of construction design along with a Cost Estimate have
been included in the report, which is an Exhibit to this application. In Lieu of any additional
Traffic Impact Fees the Applicant agrees to this roadway upgrade and will complete the
improvements prior to the conveyance of any new lot.
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Exhibits:
Colorado Geological Survey Submittal Form
Land Value Letter
High County Engineering letter and Cost Estimate
Holy Cross Letter
Olsson Associates letter
Carbondale Fire District letter
Existing OWTS Permit
Zancanella and Associates letter
Water System Layout
Subdivision Improvements Agreement
Declaration of Covenants, Conditions, and Restrictions
Flying Fish Road legal access letter from Ken Ransford, P.C.
Grading and Drainage Plan
Site Plan/Landscape Plan
Final Plat