HomeMy WebLinkAbout2.0 BOCC Staff Report 02.18.1997o
BOCC 2ll8l97
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST:Exemption from the definition of
subdivision
APPLICANT Theodore W. and Katherine S
Christie
LOCATION:A parcel of land located in a portion of
Section 33, T5S, R92W; Located
approximately 3.5 miles northeast of
Rifle, off of County Road 233.
SITE DATA:37 acres
WATER Well
SEWER:I.S.D.S
ACCESS:County Road 233
EXISTING ZONING A/R/RD
ADJACENT ZONING:A/R/RD
u.
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in District C - Rural Areas Moderate Environmental
Constraints as shown on the Garfield County Comprehensive Plan Management Districts
Map.
DESCRIPTION OF THE PROPOSAL
A. Site Description: The subject parcel is off of County Road 233. The parcel slopes
gently to the south, with an existing single family house an{various out buildings
located on the property. A vicinity map is shown on paget-la?'
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Request: The applicant is requesting to split the 37.0 acre parcel into two parcels of
approximately 5.0 and32.O acres in size. A sketch plan of the proposed is shown on
pu!.'l t-. It is proposed to share an existing well in the application as the source
of domestic water and ISDS for sewage. Access is off of CR 233 via a road
easement created as a part of the Antlers Orchard subdivision around the turn of the
century.
III. MAJOR ISSUES AND CONCERNS
1 Section 8:10 (Applicability-Exemptions) states that the Board has discretionary
authority to except a division of land from the definition of subdivision. Following
a review of the facts of each application, the Board may approve conditionally or
deny an exemption request. The Board may not grant an exemption unless the
applicant can demonstrate compliance with zoning, legal access, adequate water and
sewer, state environmental health standards, necessary road and drainage
improvements, fire protection, adequate easements and school impact fees'
Exemption Criteria. Section 8: 10, states that the Board may approve a total of four
(4) lots parcels, interests or dwelling units, as that parcel was described in the records
of the Garfield Courty Clerk and Recorder's office on January 1,1973. A deed was
recorded in the Clerk and Recorders Office that describes a 60.0 acre tract in June
of L97l (Book 420Page236). A subsequent owner of that property merged 20 acres
with an adjoining property. There are no additional changes in the configuration of
the property since that time, therefore, the proposed two (2) parcels can be created
through the exemption process.
Water and Sewer. The applicant originally proposed to use an existing well to serve
the parcel with the existing house and the proposed parcel. Enclosed is a copv of a
of the existing well permit and pump test information. (See pgs. 8r 10 I The well
permit issued is a domestic well permit, which allows for a maximum of three (3)
dwellings to be connected to it. If the applicant proceeds through the process with
the shared well, it will be necessary to have a well sharing agreement filed with any
plat approved for the exemption. In this agreement, it needs to be spelled out very
clearly who has the rights to the additional dwelling being connected to the well.
This is necessary to avoid any confusion regarding the right to have an accessory
dwelling on one of the propefiies, since both parcels meet the minimum lot area
required for an accessory dwelling.
The applicant has subsequently verbally proposed to acquire a contract from the West
Divide Water Conservancy District for the new parcel and then drill a well to
demonstrate that there is an adequate physical supply of water from the new well.
Sewage disposal is proposed to be handled by ISDS. Predominant soil on the site
is Halaquepts (#27),which presents severe constraints for ISDS according to the Soil
Conservation Service, Soil Survey of Rifle Area, Colorado. Based on this
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information a plat note would be appropriate that states " the soils on this site
indicate that there are severe limitations to the use of individual sewage disposal
systems due to slow percolation and it may be necessary for an engineer to design the
individual sewage disposal system."
Natural Hazards: The same SCS information notes that Community development
(house construction) is limited by flooding and depth to water table. It is
recommended that there be an onsite investigation to establish the appropriate design
and construction for the site. A plat note stating, "Qn site investigations by a
geotechnical engineer or geologist is recommended to establish the appropriate
design and construction of residential structures"
Covenants/Plat Notes Required: The Subdivision Regulations require the following
covenants and plat notes on all exemptions approved by the Board:
1)One (1) dog will be allowed for each residential unit within a
subdivision and the dog shall be required to be confined within the
owners property boundaries. The requirement will be included in
the protective covenants for the subdivision with enforcement
provisions allowing for the removal of a dog from the area as a
final remedy in worst cases.
2)No open hearth solid-fuel fireplaces will be allowed anywhere
within an exemption. One (1) new solid-fuel burning stove as
defied by C.R.S. 25-7-401, et. seq., and the regulations
promulgated thereunder, will be allowed in any dwelling unit. A1l
dwelling units will be allowed an unrestricted number of natural gas
burning stoves and appliances.
3)Each subdivision shall have covenants requiring that all exterior
lighting be the minimum amount necessary and that all exterior
lighting be directed inward, towards the interior of the subdivision,
except that provisions may be made to allow for safety lighting that
goes beyond the property boundaries.
IV. SUGGESTED FINDINGS
The proposal is in general compliance with the Garfield County Comprehensive Plan
and the Garfield County Zoning Regulations.
The proposed land use would be consistent and compatible with the existing
surrounding land uses.
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J The proposal is in best interest of the health, safety, morals, convenience, order,
prosperity and welfare of the citizens of Garfield County.
V. RECOMMENDATION
APPROVAL, subject to the following conditions of approval:
1. All representations of the applicant shall be considered conditions of approval unless
otherwise stated by the applicant.
2. The applicant shall have 120 days to complete the required conditions of approval.
Extensions of 120 days may be granted by the Board for a period of up to one (1)
Year'
s//e- aqact-/ltn
3. The applicant shall submit $200 in{e*rool{mpact Fees, prior to the signing of an
exemption plat.
4. A final exemption plat will be submitted, indicating the legal description of the
property, dimension and area of all proposed lots or separate interests to be created,
access to a public right-of-way, and any proposed easements for drainage, irrigation,
access and utilities and the following plat notes:
,,The minimum defensible space distance shall be 30 feet on level terrain, plus
appropriate modification to recognize the increased rate of fire spread at sloped sites.
The methodology described in "Determining Safety Zone Dimensions, Wildfire
Safety Guidelines for Rural Homeowners" ( Colorado State Forest Service) shall be
used to determine defensible space requirements for the required defensible space
within building envelopes in areas exceeding five (5) percent grade."
,,The soils on this site indicate that there are severe limitations to the use of
individual sewage disposal systems due to slow percolation and it may be necessary
for an engineer to design the individual sewage disposal system."
,,On site investigations by a geotechnical engineer or geologist is recommended to
establish the appropriate design and construction of residential structures."
"Control of noxious weeds is the responsibility of the property owner."
,,One (1) dog will be allowed for each residential unit within a subdivision and the
dog shall bg, required to be confined within the owners property boundaries. The
requirement will be included in the protective covenants for the subdivision with
enforcement provisions allowing for the removal of a dog from the area as a final
remedy in worst cases."
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"No open hearth solid-fuel fireplaces will be allowed anywhere within an
exemption. One (1) new solid-fuel burning stove as defied by C.R.S. 25-7-40L,
et. seq., 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."
"Each subdivision shall have covenants requiring that all exterior lighting be the
minimum amount necessary and that all exterior lighting be directed inward,
towards the interior of the subdivision, except that provisions may be made to
allow for safety lighting that goes beyond the property boundaries."
If the applicant proposes to share the existing well with the proposed new lot, an
agreement for the shared use of the well be submitted to the Planning Department
prior to approval of a exemption plat that clearly defines the rights of the properties
sharing the well. Additionally, a twenty foot squale well access, repair and
maintenance easement around the well and a ten foot wide water line repair and
maintenance easement be shown on the exemption plat.
If the applicant chooses to acquire augmentation water for a new well, a well permit
will be acquired and the well will be drilled to demonstrate the quality, quantity and
dependability of the well proposed for the new lot prior to the approval of an
exemption plat:
1)
2)
A well be drilled and a 4 hour pump test shall be performed;
The applicant supply, to the Planning Department, the well
completion report demonstrating the depth of the well, the
characteristics of the aquifer and the static water level;
The results of the 4 hour pump test indicating the pumping rate in
gallons per minute and information showing drawdown and recharge
shall be submitted to the Planning Department;
A written opinion of the pelson conducting the well test that this well
would be adequate to supply water to the number of proposed lots
and be submitted to the Planning Department;
An assumption of an average of no less than 3.5 people per dwelling
unit, using 100 gallons of water per person, per day;
The water quality be tested by an approved testing laboratory and
meet State guidelines conceming bacteria and nitrates.
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CHRISNE SUEDMSION ilEMPNON
CARFIELD COUNTT, COLORADO
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PRIOR TO @MPT"ENNG FORM. SEE INSTRUSNONS ON REVERSE SIDE FE
t. APPLICATION FOR WELL LOCATION AMENDMENIiuIT
WELL PERMTT NUMBER / s;
2 WELI OWNER
NAME(S) =f-r*rltn r ?zrn ra //(,'^r'.. - .-,':.\,
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& ACTUAL WELL LOCATTON: cnuvry....4A8.E.tg../..b.......... owNER's WELL DESIGNATIoN ..22./.(F-.-t.Tl..C-..........
...5*8.-..714a*' .5.14/-...U4,sec. 33... twp......1...... ...5-aa..r-H., Ranse ..,7-A...... .tt/-F.J..f ,.......6...fr*.e.u.
( ddtrssdrnl locdm)
${orrh o< Soudr)(East or Wosr)
(city)
Subdivislon Ld
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Fr. from lrrrr Section une.
DEilances fIom Sectlcn Unes
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Btoc[......_.................. Filing (Unit)
c0,. r/-/..{o_...(sate) @Pl
Ft from ...Sau.f.*... Sec{lon une,
(tlorth or Sou6)
4. The location c[ the exbung well ne€ds to b€ arnended for the followlng reason(s): (Afiach appropriate documentdion as necessary]
..2.2il;"/-/.t..'.2-.&...............47*.... ':.7--..?.2..r s;-.'..2F*. .,?fi..2.22-..(...t-a........
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5. I 0vO, tho aborc lbted ourcrQTom the well d€scrlb€d hereln I (w{ frarre read lhe Salements made hereln.
know tho cootaris thereof, and state thd thry aro true to my @fl t<nowledge. [Pursuant to Section 2*1A 0gXa) C.RS..
constituteslcsdury ln the second degree and ls punishable as a class 1 mMemeanor.lths rnaklng of false stdsmorts hsroh
Name\Title (Please type or print)
{r,t vt'r ,/- 2 /' 75
Date
. APPROVED FOR A COSBE-CTION OF LOCATON PUR,UANTTo poLtcy MEMoRANDUuii-l'oitb JULY 7, l Qeg
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FOR OFFICE USE ONLY
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GHANGE IN OWNIERSHIP/ADDRESS / LOCATION
tl,Et_ pEnMIr, u\rEirocKTAr.tK oR EROSTON @t{rHol DAil
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2
m wElr- pERMn NUMBER q
tr uvEsrocK *ATER TAr,rK NUM8ER..................
tr ERosroN cournolDAM NUMaER.......................
3.wEtLLOCATTON:cf,/UXrY.....€da.^F.Lg....*^e........... j.............OWNER'S WELL DESIGNATION ..Ra_€.T.7..!(.
...;.€-..1tqah.5.0{)-..',4 r*.....JJ.. r.rp...51. tr*. -EIS., nanse..f- ?- flr.'- El w. .d#- p.u.
Duances fiom secrion unes ..8-Q1. . Fr. rnom fl *. o, Flr. ,nr, /lt-.6 .. Ft. rrom f] ,. - I *. un".
Subdfuiskri...t-ot
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n con
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of location.
LNESIOGTTN{K OR EROSTON @NTBOL DAM LOCATTON: COUNTY
rwp............. fl *. - fJ s., Ranse ............ n t. * n *. ......... .... p.M.
Tho aborra llstect owner(s) say(s) that he (rh€y) ovvn the structura described hereln.
The exiiling record b being amended for the following reason(s):
E **n" in name of owner. E "*n" rn mairing address.
5.
6.
[Pursuant to Soction 2*1U ogXa) C.R.S., the
the second clogrss and ls punlshable as a class
making ol lalse ste[ements herein constitutes perjury in
1 misdemeanor.l
I (we) hwe rsad the silatemerts made herein, knofl tho co.'itents thereof, and $d6 thail thay ars true
to nry (ou{ knovtdedge.
Name/Title (Please typs or print)
Zsaus W Cr+prsrts
siondurs:rfu* /d.A*Dde
FOR OFFICE USE ONLY
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SeEgftor
Court Case No.
ocT 2 0 t995
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Wq5 7' easin MD Use
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r *',1 r gs z send ffi.^-:,t@
form to : Theo I,I Chrlstle
39L7 County Road 233
Rifl-e C0 8L650
Got the permlt paper work from Jeanne McPherson. Now what to do?
Mr..Chrlstle: Below ls the info found ln our database referenclng Well
Permit No. L59L29. PIease f iLL out the encl-osed I'Change in Ownershlp/
Address/Locationrr form and maiL back to the Divj.sion of Water Resources
address at the top of the form; there is no fee. Instruculons are
on the back of the appllcatlon. Thanks.
Slncer Y,
ancy Hltchcock, SecretaryDlvlslon 5 Water Resources
9 45-5665.
REFOFTT DATE {-t7 / :3:J-/25 I::OLOFTADO I^JELL AFPLII:ATIONS AND FEEMITS
I::OLO[;;ADO DIVISJION OF IdA'TEI': FIESOUFJI::ES
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AI::FiE-FT
EXPIFIE DATE//
APF DATE
1,1, /28/9(,
F I LE NUI,,IBEFJ
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MD
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BENEF' UsE
--DATE--.//
I^IELL-X-FTEFEF:
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NAME
MI::F,HEI.ISON JEANNE
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DEPTH
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