HomeMy WebLinkAbout2.0 BOCC Staff Report 08.13.1990• •
BOCC 8/13/90
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST; An Exemption from the Definition
of Subdivision.
OWNER: Clarence and Betty Dawson
LOCATION:
Northerly portion of H.E.S. 53
in T4S, R91W of the 6th P.M;
located approximately eight (8)
miles north of New Castle on
Main Elk Creek off C.R. 243.
SITE DATA: The site consists of 59.54
acres.
WATER: Proposed use of existing well.
ACCESS: Existing and proposed drives off
C.R. 243.
EXISTING ZONING: A/R/RD
ADJACENT ZONING: O/S
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The subject property is located in District E - Rural Areas -
Severe - Moderate Environmental Constraints as designated on
the Garfield County Comprehensive Plan Management District's
Map.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The subject property is an
approximately 60 acre parcel located primarily east of
County Road 243. The property is bisected by Main Elk
Creek. The majority of the 60 acres is located along
the river bottom in an area of large cottonwoods and
willows. The remainder of the property is located on
terraces and side slopes above the creek. County Road
243 runs through the property and isolates a triangular
portion of property west of the county road. The Cline
Top Ditch meanders through the property running from
north to south. There is currently a single family
residence and garage on the property located towards
the north end of the property.
B. Project Description: The applicants are proposing to
split the 60 acre parcel into three pieces of 30, 20 and
10 acres each. The applicants plan to sell the two
smaller parcels and retain the larger parcel with the
existing improvements.
III. MAJOR ISSUES AND CONCERNS
1) The soils information submitted does not indicate any
major limitations to homesite or sanitary facilities
development. Some of the property will undoubtedly
experience shallow groundwater levels due to the
location of the creek and irrigation ditch.
2
3
4
• •
Access to the existing homesite from C.R. 243 is via an
existing driveway located at the extreme north end of the
property. No location for the new driveway(s) has been
proposed. Staff would encourage the two new lots to use
a common driveway due to concerns about safety on this
roadway.
There is currently a permitted well on the property. The
well permit has no restriction prohibiting the proposed
use. Division of Water Resources has reviewed the
proposal and has the following comments. (See page 7
The applicants have indicated that I.S.D.S. systems would
be employed on the two new lots. In all likelihood,
conventional septic tank/leach field systems could be
employed.
5) Electric service is currently available in two locations
on the subject property.
6) The property is bisected by Main Elk Creek and a
considerable portion of the property is undoubtedly
located in the 100 year floodplain. Because no FEMA
flood study for the area has ever been conducted, the
exact boundaries of the 100 year floodplain have not been
determined. Due to the wide floodplain, the normal 30
foot setback from the streams would not insure
residential safety. In order to protect future lot
buyers, the 100 year floodplain boundaries should be
determined by an engineer hydrologist and noted on the
Exemption Plat.
IV. SUGGESTED FINDINGS
1. The proposal is in general compliance with the Garfield
County Comprehensive Plan and the Garfield County Zoning
Regulations.
2. The proposed land use would be consistent and compatible
with the existing surrounding land uses.
3. If the noted access concerns can be adequately addressed,
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:
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.
3. The applicants shall submit $400 in School Impact fees.
4. The applicants shall consider wildfire prevention
guidelines from the State Forester and the U.S.F.S. in
the construction of the home.
5. All recommendations of the Division of Water Resources
with the exception of a modification to #1 which suggests
that a new lot be created for the wellsite. Staff would
recommend that this be accomplished by an easement, not
a separate lot.
• •
6. The applicants shall use a common driveway for the two
new lots. A Driveway Permit shall be obtained. The
location of the driveway shall be identified on the
Exemption Plat.
7. The extent of the 100 year floodplain shall be delineated
on the Exemption Plat.
8. The applicant shall provide written verification from the
Silt Fire District.
• •
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