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Home My WebLink About2.0 PC Staff Report 02.08.1984REQUEST: PC 2/8/84 PROJECT INFORMATION AND STAFF COMMENTS Request for Sketch Plan with request for exemption from full subdivision review. APPLICANT: Donald and Ann Carter LOCATION: Section 33, T6S, R92W; located approximately 6 miles south of Silt off Dry Hollow Road (Co.Rd. 331) ACCESS: Off County Rd. 331 onto Johns Drive WATER: SEWER: SITE DATA: ZONING: The proposal to use one existing domestic well to serve 3 lots. One existing individual septic disposal system and two individual septic disposal systems The site is a 37 acre parcel proposed to be divided into 3 lots of 4 acres, 8 acres and 25 acres. A/R/RD ADJACENT ZONING: A/R/RD in all directions I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The site sits in District C, Rural Areas with Minor Environmental Constraints. The Comprehensive Plan suggest the density be one dwelling unit per five acres. II. DESCRIPTION OF THE PROPOSAL A. Site Descri2tion: The proposed 25 acre site and the proposed 8 acre site are open flat agricultural sites. The proposed 4 acre site consists of a gulch with relatively steep hillsides. There currently exists a mobile home (approved by Resolution No. 80-48) on the 25 acre site. The 25 acre site also includes an older home and several outbuildings. The 4 acre site includes a shed on the east side of the property. B. Project Description: The proposal is to divide 37 acres into 3 lots of 4, 8 & 25 acres. III.MAJOR CONCERNS AND ISSUES A. Review Agency Comments: A letter dated January 27, 1984 was received from the Division of Water Resources. (see page 3g ) They have no problem with the proposed use of the well but noted that certain requirements should be made. These are as follows: -18- • 1. The well should be located on an outlot owned in common by property owners using the well. Access to the well and the right to establish and maintain a pipeline shall be provided by easements where necessary. 2. The well should be jointly owned by the lot owners. 3. Covenants and/or other mechanisms should establish lot owners association with powers to make decisions concerning management and operation of the well. A joint maintenance agreement is a required part of such an association. B. Staff Comments: 1. The site is a 37 acre parcel which was at one time a part of a larger ranch. The ranch broke out 40 acre parcels and sold these. There are approximately 16 of these 40 acre lots located in the general area of the Carter property. 2. The County Environmental Health Office suggests that the individual septic disposal systems on the proposed lots should be designed by Colorado registered professional engineers. 3. It is questionable as to whether or not the proposed 4 acre lot has a buildable site. The soils report indicates that through proper design and construction, soils limitations overcome. It should also be noted that all setbacks for the A/R/RD zone district are required. 4. The 25 acre and the 8 acre lots meet the density suggested in the Comprehensive Plan. However, the 4 acre site is 1 acre short of the suggested 1 dwelling unit per 5 acres. The 4 acre site was determined by the lay of the land thus allowing the natural features to determine the lot lines. 5. Lots, generally in the immediate area are large tracts with the exception of two 7 acre parcels created in 1981, three 10 acre parcels created in 1977, a 10 acre parcel created in 1982, a 14 acre parcel, a 2 acre parcel and a 9 acre parcel created in 1983. 6. Access is off of C.R.331 and onto Johns Drive, a 60' private access road. 7. The proposal is to have a 20' wide waterline easement from the well to the 8 acre parcel and the 4 acre parcel. There is no mention in the application of an easement for the well itself. 8. The well should be jointly owned by all 3 lot owners. 9. The proposal is in general compliance with the Comprehensive Plan and the Garfield County Zoning Regulations. IV. FINDINGS 1. That the hearing before the Planning Commission was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that hearing. 2. That the proposed land use will be compatible with existing and permitted land uses in all directions. 3. That for the above stated and other reasons, the proposed zoning is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. -19- • • V. RECOMMENDATION Approval with the following conditions: 1. That the final plat show a maintenance easement to the well itself as well as the 20' water line easement to each lot. The deeds to each parcel shall include the above easements. 2. That the final plat be signed by the County Surveyor and the Board of County Commissioners and that the plat make reference to the Resolution approving the exemption. The plat shall be approved by the Department of Development prior to final approval by the Board of County Commissioners. 3. That $400.00 be submitted to the Department of Development for the school impact fee. -20- RICHARD D LAMM Governor 1956H 1876 OFFICE OF THE STATE ENGINEER DIVISION OF WATER RESOURCES 1313 Sherman Street -Room 818 Deriver, Colorado 80203 (303) 866-3581 January 27, 1984 Ms. Cynthia M. Houben Garfield County Dept. of Development 2014 Blake Avenue Glenwood Springs, CO 81601 Re: Carter Exemption Sec. 34, T6S, R92W Dear Ms. Houben: JERIS A. DANIELSON State Engineer t,:m 7'�;. JyJ . We have reviewed the above referenced proposal to separate 37 acres into three lots. Well permit number 113043 (81CW108) has been previously issued as the only well on 35 acres. The applicants propose to share this well between the three lots. The well permit has no restriction prohibiting the proposed use. In order to assure that a permanent water supply will be available on an equitable basis to either lot, we require the following: 1. The well should be located on an outlot owned in cottnnon by all pro- perty owners using the well. Access to the well and the right to establish and maintain a pipeline shall be provided by easements where necessary. 2. The well should be jointly owned by the lot owners. 3. Covenants and/or other mechanisms should establish a lot owners association with powers to make decisions concerning management and operation of the well. A joint maintenance agreement is a required part of such an association. If the above provisions are met, we can recommend approval of this pro- posal. Please let us know if you have any further questions. HDS/KCK:ma cc: Orlyn Bell, Div. Eng. Mel Malley Sincerely, Hal D. Simpson, P.E. Assistant State Engineer —38— GARFIEL.D COUNTY DEPARTMENT OF DEVELOPMENT PLANNING: 945-8212 / ENVIRONMENTAL HEALTH: 945-2339 / BUILDING 945-8241 January 17, 1984 Keith Kepler Division of Water Resources 1313 Sherman Street, Room 818 Denver, CO 80203 Re: Carter Sketch Plan and Request for Exemption from Full Subdivision Review Dear Keith: Enclosed is a copy of an application for Sketch Plan and Request for Exemption from Full Subdivision Review. The applicants propose to use an existing well to serve 2 additional parcels (3 total residential parcels). The tenative schedule for review of this project is as follows: February 8, 1984 February 21, 1984 Planning Commission Review Public hearing before the Board of County Commissioners I would appreciate your comments on the feasibility of the use of the existing well for 3 parcels prior to the public hearing before the Board and prior to the Planning Commission meeting, if at all possible. If you have questions, please do not hesitate to contact me. Sincerely, Cynthia M. Houben Planner CMH/emh encl. 2014 BLAKE AVENUE GLENWOOD SPRINGS, COLORADO 81601 GARFIELD COUNTY DEPARTMENT OF DEVELOPMENT PLANNING: 945-8212 / ENVIRONMENTAL HEALTH: 945-2339 / BUILDING: 945-8241 TO: Cindy Houben, Planner FROM: Ed Feld, Environmental Health Officer `1-71 DATE: January 18, 1984 SUBJECT: Letter of Feasibility for Sewage Disposal — Donald E. and Ann I. Carter Petition for Sketch Plan Review and Exemption from Full Subdivision Review Based on the information received by this office and past experience with sewage disposal facilities in the immediate area of the proposed exemption, this office has determined and believes on-site sewage dis- posal facilities to be both feasible and practical, commensurate with both County and State regulations, provided proper permits are obtained prior to construction. It should be further noted that due to the known conditions, only the following types of on-site sewage disposal systems would be acceptable, provided unforseen problems are riot encountered: XXX Approved septic tank and subsurface absorption area Approved septic tank and sealed dispersal system Approved septic tank and unsealed dispersal system xxx System designed by a Colorado Registered Professional Engineer Other as specified: 2014 BLAKE AVENUE GLENWOOD SPRINGS, COLORADO 81601