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HomeMy WebLinkAbout2.0 Staff Report• • Exhibits for Coffman Exemption Public Hearing held on 4/19/04 Exhibit Letter .A to Z) Exhibi 1 A B Mail Receipts Proof of Publication C Garfield County Zoning Regulations of 1978, as amended D Garfield County Subdivision Regulations of 1984, as amended E Garfield County Comprehensive Plan of 2000 F Application materials (binder) G Staff Memorandum H Letter from the Vegetation Manager, dated 4/6/04 I Letter from the Town of Carbondale dated 4/8/04 J Letter from the Army Corps of Engineers dated 3/25/04 K Letter from the Road and Bridge Department dated 3/26/04 L Letter from the Carbondale & Rural Fire Protection District dated 4/2/04 • • BOCC 4/19/04 FJ PROJECT INFORMATION AND STAFF COMMENTS REQUEST Exemption from the Definition of Subdivision APPLICANT Rex & JoAnn Coffman LOCATION 1837 CR 100 (1.7 miles east of Carbondale on the north side of CR 100) SITE DATA 141 -acre parcel (approximately) WATER Shared Well SEWER Individual Sewage Disposal System ACCESS CR 100 (Catherine Store Road) EXISTING ZONING ARRD ADJACENT ZONING ARRD COMPREHENSIVE PLAN Study Area 1 (10+ acres per unit) I. DESCRIPTION OF THE PROPOSAL The Site The 141 -acre parcel lies on the north side of CR 100 and south of the Roaring Fork River approximately 1.7 miles east of Carbondale. The site is predominantly flat and is currently used primarily for agricultural purposes such as grazing & irrigated pastureland. While CR 100 forms the property' s southern border, the northern boundary somewhat parallels the Roaring Fork River with a small portion actually lying on the north side of the river. As such, a portion of the property falls within the 100 -year floodplain which is heavily vegetated with mature cottonwood stands. The Slough Ditch cuts through the entire lower portion of the property. In addition, there appear to be a network of lateral ditches that cut through the property for irrigation purposes. The property is improved with the Coffman single-family residence which sits at the west end of the property. The Proposal The Applicant proposes to divide the 141 -acre property into a total of four lots by way of the County's Exemption from the Definition of Subdivision ("Exemption") process. Specifically, the proposal includes creating three new lots (approximately 4 acres each) leaving the remainder lot to -1- • • consist of approximately 129 acres and containing the existing improvements including the Coffman residence. The three proposed lots are clustered on the eastern portion of the property and include building envelopes in order to keep any development on those lots outside of the 100 -year floodplain. Access would be provided from CR 100 across a portion of the remainder lot and across the Slough Ditch. II. REFERRAL COMMENTS Staff referred the application to the following agencies / County Departments for their review and comment. Comments received are attached as exhibits and incorporated into the memorandum where applicable: a) Town of Carbondale: (Exhibit G) b) Carbondale & Rural Fire Protection District: (Exhibit H) c) Garfield County Road and Bridge Department: (Exhibit I) d) Garfield County Vegetation Management Department: Exhibit J) e) US Army Corps of Engineers: (Exhibit K) III. RELATIONSHIP TO THE COMPREHENSIVE PLAN The subject property is located in Study Area I and is designated as "Low Density Residential" on the proposed land use district map of the Comprehensive Plan which suggests an overall density of 10 acres per dwelling unit or greater. The proposal, if approved, will result in an overall density of 35 acres per dwelling unit which is well below the density suggested in the Comprehensive Plan. As a result, this low density residential proposal is consistent with the Comprehensive Plan. IV. MAJOR ISSUES AND CONCERNS A. Subdivision Exemption Regulations / Property Eligibility Section 8.52 of the Garfield County Subdivision Regulations states that "No more than a total of four (4) lots, parcels, interests or dwelling units will be created from any parcel, as that parcel was described in the records of the Garfield County Clerk and Recorder's Office on January 1, 1973. In order to qualifyfor exemption, the parcel as it existed on January 1, 1973, must have been larger than thirty five (35) acres in size at that time and not a part of a recorded subdivision; however, any parcel to be divided by exemption that is split by a public right-of- way (State or Federal highway, County road or railroad), preventing joint use of the proposed tracts, and the division occurs along the public right-of-way, such parcels thereby created may, in the discretion of the Board, not be considered to have been created by exemption with regard to the four (4) lot, parcel, interest or dwelling unit limitation otherwise applicable. For the purposes of definition, all tracts of land thirty five (35) acres or greater in size, created after January 1, 1973, will count as parcels of land created by exemption since January 1, 1973." Staff Finding A review of the application indicates that the present property qualifies to be considered for an -2- • • Exemption from the Definition of Subdivision for the following reasons. The Coffman's have owned the property since 1965. In fact, the Coffman's purchased large tracts on both the north and south side of CR 100 at the same time. These tracts have been legally separated by CR 100 and D&RG Rail Road line, which is now owned by the Roaring Fork Transportation Authority (RFTA) in fee. This is a physical separation of property and ownership in title between the north and south Coffman tracts. Staff agrees with the Applicant and finds the property's present configuration is the same as it was in 1973 with the following minor exceptions to the legal description: 1) The description in the Warranty Deed does not specifically exclude the right-of-way for County Road 100 or the D&RG Railroad. Instead, there is a simple reference to exemptions for "easements and rights-of-way of record" on the Deed. 2) The current description in the Assessor's records includes two lots, totaling 4.56 acres, which are not included on the Warranty Deed. These lots are part of the North Parcel and were added to this parcel in 1981 after a subdivision exemption was processed for the adjacent ranch owned by the Gerbaz family. Subsequent to receiving subdivision exemption approval, these two lots were conveyed to the Applicant who intended to either convey them to their children or sell them. Once they realized these parcels would be taxed as vacant residential land, they vacated the subdivision exemption plat and quit claimed the land from these lots, thereby merging this land into the North Parcel. This issue was discussed with the County Planning Staff which indicated that since these parcels were added to the property and since no exemption was processed for the Coffman property this action would not jeopardize the properties eligibility for Subdivision Exemption or Rural Lands Development Exemption Option approval. 3) The third difference in the legal description is also related to the North Parcel and involves a minor subdivision exemption to convey .30 acres to the County. This exemption was processed in 1981 to adjust the property line between the Coffman Ranch and the right-of-way for County Road 100 to correspond with the location of an existing fence. As a result of the foregoing, staff finds the property is certainly eligible to request an Exemption from the Definition of Subdivision from the Board of County Commissioners. B. Zoning The proposal intends to develop three lots for single-family dwelling development which is a use by right in the ARRD zone district. In addition, the proposed lot sizes (approximately 4 - acres each) meets the criteria of a two (2) acre minimum lot size as required by the ARRD zone district. It also appears the proposed building envelopes meet or exceed the County's setback requirements. All other dimensional requirements will be addressed through the building permit stage as dwellings and other structures are proposed on the newly crated lots. -3- 041 I 411k - C. Legal Access 1� ) Legal access from a public right-of-way is provided initially from Catherine Store Road (County Road 100) to all three proposed lots. The Applicant proposes to create a 30 -foot access easement (shared drive) from CR 100 to the three proposed lots. As a result, the Applicant shall be required to record an easement document providing access to Lots 1— 3 over and across the "remainder" lot. This easement shall be provided to the County for review as part of the final plat submittal and shall be recorded along with the final plat. As indicated in the application, the Applicant commits that the intersection will be constructed in accordance with County Road Standards and will be designed to intersect with County Road 100 at a right angle. The terrain at the point of intersection with County Road 100 drops approximately four feet from County Road 100 to the elevation of the field on the Coffman property. Therefore, some fill will be necessary to bring the proposed access drive up to the elevation of County Road 100 in order to improve sight distance. County Road 100 is very straight in the area of the proposed access drive and with the grade of the access drive raised sight distance will be excellent. Construction of the intersection with CR 100 will require very little disturbance within the County right -of -way. All disturbed areas will be revegetated immediately after the access drive is completed. The proposed access drive will also traverse an irrigation ditch on the Subject Property. A culvert will be installed at this location to accommodate the water flown in the irrigation ditch. This ditch serves several downstream users and will remain unobstructed. The County Road and Bridge Department accompanied the Planning Staff on a site visit and also provide the following comments: 1. The access to the property [for the three new lots 1 — 3] should be moved towards the north in order to form a proper cross intersection; 2. The Applicant shall be required to obtain driveway and utility permits. These permits may entail additional requirements than set forth herein; 3. The additional traffic should not be of significance to CR 100; and 4. Road and Bridge does not oppose this exemption. D. Domestic / Irrigation Water Domestic water for the property is proposed to be from a well that will be shared among the three newly created lots and is depicted to be located just outside the building envelop for Lot 1. Regarding a legal water supply, the Applicant has obtained a "water allotment contract" from the Basalt Water Conservancy District for this well. While the Applicant submitted a well permit application, an approved permit has not been issued from the Colorado Division of Water Resources. This shall be required as a condition of approval. Regarding adequate physical supply, the Applicant provided well permit and construction and test report for a well located on property owned by Ackerman Land, LLC. The well is approximately 750 to 800 feet from the proposed well on the subject property. The Well -4- • • Construction and Test Report indicate the Ackerman well produces 15 gallons per minute. As normally required, prior to the signing of the plat, all physical water supplies shall demonstrate the following: a. That a four (4) hour pump test be performed on the well to be used; b. A well completion report demonstrating the depth of the well, the characteristics of the aquifer and the static water level; c. The results of the four (4) hour pump test indicating the pumping rate in gallons per minute and information showing drawdown and recharge; d. A written opinion of the person conducting the well test that this well should be adequate to supply water to the number of proposed lots; e. An assumption of an average or no less than 3.5 people per dwelling unit, using 100 co �,gallons of water per person, per day; f. The water quality be tested by an approved testing laboratory and meet State guidelines concerning bacteria, nitrates and suspended solids; g. A water sharing agreement will be filed with the exemption plat that defines the rights of the property owners to water from the well. The Applicant proposes to convey 0.1 cfs of raw irrigation water from the SlougkA h gh Ditch which \ traverses the property to each of the proposed lots. The Applicant suggests that in order to access the water in the Slough Ditch, the owners of the proposed lots will have to install one or more water lines and associated pumps. Unless this water line(s) is located within the shared access drive, easements would be required to allow for the installation and maintenance of irrigation water line(s) over the intervening remainder lot to the Slough Ditch. Because the Applicant proposes a shared well system which includes water rights from the Basalt Water Conservancy District and raw water irrigation water rights from the Slough Ditch, the Applicant shall be required to establish an unincorporated Homeowners Association to own and manage these rights for the new lot owners. Lastly, the declaration of the HOA shall include a reference to any easements that are depicted on the final exemption plat. The HOA and the associated protective covenants shall be recorded in the County Clerk and Recorder's Office and its book and page shall be noted on the final plat. E. Sewer / Waste Water At present, the Coffman residence is served by an existing ISDS. The Applicant proposes that each individual lot owner will be required to obtain the necessary ISDS permit from the County at the time of building permit. Staff referred the application to the Town of Carbondale who indicated the proposal is located rP upstream from their Roaring Fork well field aquifer and is also located well beyond any municipal sewer service. The Town asks that special care be taken regarding the proliferation of ISDS in this area. County Staff agrees and suggests the Board require ISTS rather than ISDS I this area. This would be included as a plat note on the final plat. -5- • • F. State and Local Health Standards Colorado Department of Public Health & Environment ISDS standards require the County to issue an ISDS permit for all such systems installed in the County. The future lot owners will be required to obtain the necessary ISDS permits from the county at the time building permits are obtained. G. Drainage / Floodplain / Soils A portion of the Coffman property is traversed by the Roaring Fork River and therefore, a significant portion of the property to the north is located within the 100 -year floodplain. More specifically, the northern portions of proposed lots 1 - 3 are, in fact, located in the floodplain. As a result, the Applicant has designated building envelopes on these lots so that they are located just outside of the floodplain. This can be seen on Figure 4 of the Narrative in the application binder. Please note, Figure 4 is not an engineered rendering. The Applicant has simply scanned in the Flood Insurance Rate Map (FIRM) using section lines as points of reference. While it may appear to be somewhat accurate, Staff suggests the following condition of approval to cover any future issue regarding development in the floodplain: "All future lot purchasers / builders that they are required to submit an "elevation certificate" performed by a registered engineer licensed to practice in the State of Colorado that shows the building envelope is outside the 100 year floodplain with the building permit application. If a building envelope is found to contain portions of the 100 year floodplain, no building permit shall be issued until a floodplain Special Use Permit (or equivalent adequate land use permit) has been obtained. As an alternative, the building envelope may be adjusted to exclude any portions of the floodplain if practical. An amendment to the building envelop will require a plat amendment approval from the Board of County Commissioners. H. Fire Protection The property lies within the Carbondale and Rural Fire Protection District and can be served by the District. The Deputy Fire Chief reviewed the proposal and offered the following comments: a) The shared access to lots 1 -3 should have a minimum unobstructed widt of 20 -feet; b) Water supplies for fire protection will be limited to water carried by resp apparatus; and g fire c) New lots are subject to development impact fees for the district which equates to $417 per lot to be paid to the District at the time of final plat and prior to final recordation of the final plat. I. Vegetation Management / Wetlands / Waters of the US The Vegetation Management Department reviewed the proposal and provided the following comments: -6- cvf The applicant [must] provide ' map it d inventory of any County Listed Noxious Weeds on the 142 acre parcel and provi ement plan that will address any inventoried noxious weeds. The weeds that may be present in the area are: plume less thistle, Canada thistle, oxeye daisy, and Russian -olive. It is requested that the applicant provide a statement as to who will be responsible for weed management on the access road into the proposed three new lots. Staff referred the application to the US Army Corps of Engineers regarding the proposed improvements (improving the bridge crossing) of the Slough Ditch to Lots 1 -3. The Corps ` ed hfitcemrnninioto theinRoaring icattForkey nd RivertheDitch which o isbe also consideredonsideredan tophebe deeal finedchaas el "Waterswthdirect of the conUSect" annd is therefore subject to the Clean Water Act (a federal law). As a result, the Corps requires that any discharge (including mechanized land clearing) of dredged or fill material be required to obtain a Corps permit. As a result, Staff has included the following condition of approval: The Applicant shall provide a copy of an approved 404 permit from the Army Corps of Engineers (as appropriate) regarding any development impacting the Slough Ditch as it has been classified as an ephemeral channel (a "water of the US'). This permit shall be provided as part of the final plat submit tal. J. Easements Any proposed / requi ed easements shall be required to be depicted on the exemption plat. This includes 1) the well and water line easements for the shared well / water system to serve all three lots, 2) the shared access driveway, and 3) the utility easements. Either the applicant must record conveyance documents at the time of final plat, if the easements and water rights will be owned by an entity such as an HOA, or conveyance documents must be created and signed when a lot is sold. The Applicant indicates electric service will be provided by Holy Cross Electric. The distribution line from which service will be taken is located south of County Road 100 and the adjacent railroad right-of-way. The applicant proposes bringing a new overhead power line from an existing pole onto the subject property and to the proposed lots. The proposed power line will span the railroad right-of-way and County Road 100 and will not require a pole within the County Road 100 right-of-way or the railroad right-of-way. An easement for installation and maintenance of the proposed power line will be established over the remainder parcel to a point in the southeast corner of Lot 1 where the power line will be extended within the shared driveway alignment to Lots 2 and 3. The Site Plan shows an approximate location of the power line easement, which will traverse the remainder parcel. The portion of the shared driveway easement that traverses Lots 1, 2 and 3 will also provide for the installation and maintenance of the electric service. -7- • • The proposed lots will be provided with approximately 0.1 cfs (cubic feet per second) of irrigation water from the "Slough Ditch," which traverses the Coffman Ranch. This is a fraction of total water rights owned by the Applicant. In order to access the water in the Slough Ditch the owners of the proposed lots will have to install one or more water lines and associated pumps. Unless this water line(s) is located within the shared access drive, easements would be required to allow for the installation and maintenance of irrigation water line(s) over the intervening remainder lot to the Slough Ditch. This is not an issue since the intervening property is owned by the Applicants. The necessary easement documents will be provided at the time the Subdivision Exemption plat is recorded. Telephone service will also be provided within the proposed shared access drive easement from the Country Road 100 right-of-way to the proposed lots. K. School / Development Impact Fees The Applicant shall be required to pay a $200.00 school site acquisition fee to the RE -1 School District for each newly created lot, prior to the approval of the exemption plat. In addition, the Applicant shall pay the Development Impact Fee ($417.00 per new lot) to the Carbondale and Rural Fire Protection District at the time of final plat for each new lot created. V. STAFF RECOMMENDED FINDINGS 1. That proper posting and public notice was provided as required for the meeting before the Board of County Commissioners. 2. That the meeting before the Board of County Commissioners was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were heard at that meeting. 3. That for the above stated and other reasons, the proposed exemption has been determined to be in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That the application has met the requirements of Section 8:00 (Exemption from the Definition of Subdivision) of the Garfield County Subdivision Resolution of 1984, as amended. VI. STAFF RECOMMENDATION Staff recommends the Board approve the request for an Exemption from the Definition of Subdivision by Rex and JoAnn Coffman finding the proposal meets the provisions of Section 8:00 of the County's Subdivision Regulations of 1984, as amended with the following conditions: 1. That all representations made by the Applicant in a public hearing before the Board of County Commissioners shall be considered conditions of approval unless otherwise amended or changed by the Board. -8- 2. The Applicant shall include the following text as plat notes on the final exemption plat: a. "Control of noxious weeds is the responsibility of the property owner." b. "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." c. "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. All dwelling units will be allowed an unrestricted number of natural gas burning stoves and appliances ". d. "All exterior lighting shall be the minimum amount necessary and that all exterior lighting be directed inward and downward, towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries ". e. "Colorado is a "Right -to -Farm" State pursuant to C.R.S. 35-3-101, et seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect of living in a County with a strong rural character and a healthy ranching sector. Those with an urban sensitivity may perceive such activities, sights, sounds and smells only as inconvenience, eyesore, noise and odor. However, State law and County policy provide that ranching, farming or other agricultural activities and operations within Garfield County shall not be considered to be nuisances so long as operated in conformance with the law and in a non -negligent manner. Therefore, all must be prepared to encounter noises, odor, lights, mud, dust, smoke chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendments, herbicides, and pesticides, any one or more of which may naturally occur as a part of a legal and non -negligent agricultural operations. f "All owners of land, whether ranch or residence, have obligations under State law and County regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and landowners are encouraged to learn about these rights and responsibilities and act as good neighbors and citizens of the County. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State University Extension Office in Garfield County." -9- g• • • `All new septic systems for Lots 1— 4 of the Coffman Exemption shall be designed by a professional engineer licensed to practice in Colorado. All systems shall be Individual Sewage Treatment Systems (ISTS) due to the property's location up- stream from the Town of Carbondale 's Roaring Fork Well Field Aquifer." h. `All future lot purchasers / builders that they are required to submit an "elevation certificate" performed by a registered engineer licensed to practice in the State of Colorado that shows the building envelope is outside the 100 year floodplain with the building permit application. If a building envelope is found to contain portions of the 100 -year floodplain, no building permit shall be issued until afloodplain Special Use Permit (or equivalent adequate land use permit) has been obtained. As an alternative, the building envelope may be adjusted to exclude any portions of the floodplain if practical. An amendment to the building envelop will require a plat amendment����approval from the Board of County Commissioners. L ti • 3. Because Lots1l 3 will share a we7/6 ll ��) •1 `� 1 for their domestic water supply, the Applicant shall establish an unincorporated Homeowners Association (with associated protective covenants) to own and manage the shared components of the shared water system as well as the water rights which include the Basalt Water Conservancy District contracted water and irrigation water rights from the Slough Ditch that are to be used by Lots 1 - 3. This HOA shall determine how physical elements and associated rights of the shared water system (well, water lines, easements, maintenance and repair obligations) are to be owned and managed for each future owner of Lots 1 — 3. This document shall be provided to the County for review as part of the final plat submittal. r the Carbondale and Rural Fire ct the shared access to lots 1 - 3 to have a dition, because the access route to lots 1— shall be designed and constructed to aratus. This design shall be approved by the � X• 4. In order to provide adequate access to the lots Protection District, the • ... ' ant shall con minimum unobstructed 3 crosses the Slough Ditc u accommodate the weight of fire fig Carbondale & Rural Fire Department. 5. The Applicant shall pay development impact fees to the Carbondale and Rural Fire Protection District equating to $417 per lot to be paid to the District at the time of final plat and prior to final recordation of the final plat. 6. The Applicant shall be required to pay a $200.00 school site acquisition fee to the RE -1 School District for each newly created lot at the time of final plat and prior to final ' recordation of the final plat. 7. The Applicant shall provide a copy of an approved 404 permit from the Army Corps of been classified as an ephemeral channel (a "water of the US"). Engineers (if necessary) regarding any development impacting the Slough Ditch as it has This permit (if required) shall be provided as part of the final plat submittal. C 4474.-T- - ‘\;*'•,_‹) cx-c4 126 C1/44 -ii • • 8. The Applicant shall be required to legally describe and graphically depict an access easement on the final plat providing access to Lots 1— 3 over and across the "remainder" lot. This easement and terms of its governance and maintenance shall be provided to the County for review as part of the final plat submittal and shall be recorded along with the final plat. 9. Regarding weed management, the Applicant shall 1) provide a map and inventory of any County Listed Noxious Weeds on the 142 acre parcel and 2) provide a weed management plan that addresses any inventoried noxious weeds found on the property. The Applicant shall also provide a mechanism such as deed restrictions or protective covenants that determine who or what entity (such as a HOA) will be responsible for weed management on the access road into the proposed three new lots. 10. The Applicant shall submit an approved well permit issued from the Colorado Division of Water Resources as part of the final plat submittal. No submittal shall be accepted by the County without this well permit. As normally required, prior to the signing of the plat, all physical water supplies shall demonstrate the following as part of the final plat submittal: a) That a four (4) hour pump test be performed on the well to be used; b) A well completion report demonstrating the depth of the well, the characteristics of the aquifer and the static water level; c) The results of the four (4) hour pump test indicating the pumping rate in gallons per minute and information showing drawdown and recharge; d) A written opinion of the person conducting the well test that this well should be adequate to supply water to the number of proposed lots; e) An assumption of an average or no less than 3.5 people per dwelling unit, using 100 gallons of water per person, per day; f) The water quality be tested by an approved testing laboratory and meet State guidelines concerning bacteria, nitrates and suspended solids; g) A water sharing agreement will be filed with the exemption plat that defines the rights of the property owners to water from the well. )410 1044 -11- / 444 Cori, • • MEMORANDUM To: Fred Jarman From: Steve Anthony Re: Comments on the Coffman Exemption Date: April 6, 2004 D EXHIBIT The Vegetation Management Department requests that the applicant provide a map and inventory of any County Listed Noxious Weeds on the 142 acre parcel and provide a weed management plan that will address any inventoried noxious weeds. The weeds that may be present in the area are: plume less thistle, Canada thistle, oxeye daisy, and Russian -olive. It is requested that the applicant provide a statement as to who will be responsible for weed management on the access road into the proposed three new lots. APR. 2.2©04 7: 49RM TOWN EDF CARBONDRLE NO. 592 • TOWN OF CARBONDALE 511 Colorado Avenue Carbondale, CO 81623 April 8, 2004 Fred Jarmon, Garfield County Building and Planning 109 8th Street, Suite 201 Glenwood Springs, Co. 81601 Fax 384-3470 Re: Coffman Ranch Subdivision Exemption Dear Fred, Thank you for giving the Town of Carbondale Planning Department the opportunity to respond to the above referenced application. The Coffman Ranch is within the Town's Three -Mile Area Plan boundary. The Town's Three -Mile Area Plan shows this property located outside of our projected, future annexation areas (essentially an urban growth boundary) and suggests that this area comply with density as proposed in Garfield County's current Comprehensive Plan. It is our understanding that this subdivision exemption application is the first step of a Tong -term development proposal and will eventually be followed by a Rural Lands Development Option application. The conceptual site plan for the subdivision exemption shows three developable lots plus a remainder parcel. This appears to be an excellent development plan. The Town has two comments at this review stage. First, the subject property is upstream of the Town's 'Roaring Fork well field aquifer. It is also a considerable distance from the Town's municipal wastewater system. It is infeasible for the development to hook up to a major wastewater treatment facility such as the Town of Carbondale or the Ranch at Roaring Fork, and we would ask that special care be taken with the design and construction of any individual septic disposal systems. Second, Figure 4 of the application shows the flood plain information for the Coffman ranch. It should be noted that this information is a "scan" of the effective flood insurance rate map for the area. Our experience with the 1986 mapping is that it was done at a macro level and that the flood plain area should be reconfirmed either prior to recording the final plat or prior to obtaining a building permit for lots 1-3. (970) 963-2733 Fax: (970) 963-9140 APR. 8.2004 7:50AM TOWN OF CARBONDALE • NO.592 • P.3 2 In terms of ultimate build -out, it is our understanding that there is a conservation easement on a portion of the subdivision exemption "remainder" parcel and that sometime in the future this easement will become effective and be coordinated with the development of the Rural Lands Development Option. Exhibit B of the conservation easement shows an ultimate build -out of eight single family lots (including Lots 1-3 from the subdivision exemption application). This would appear to be an acceptable plan and would meet the goals of the Town's Comprehensive Plan and Three -Mile Area Plan. The conservation easement and ultimate build -out for the subject property are acceptable to the Town and would be a benefit to the Carbondale area community and its citizens. Once again, thank you for giving the Town of Carbondale the opportunity to address this application. Due to conflicting schedules, Tim Malloy and I had not had an opportunity to discuss this application in detail. Consequently, I may have additional comments if some of my assumptions have been in error. Please contact me if you have any questions. Sincerely, 471 Alec . Mark Chain Planning Director RECEOPED • DEPARTMENT OFTHE ARMY MAR 2 6 ZOOS. ARMY ENGINEER DISTRICT, SACRAMENTO CORPS OF ENGINEERS GARFIELD COUNTY 1325 J STREET REPLYBILDING & PLANNINgACRAMENTO, CALIFORNIA 95814-2922 ATTENTION OF March 25, 2004 Regulatory Branch (200475108) Mr. Fred Jarman Garfield County Building and Planning Department 108 8th Street, Suite 201 Glenwood Springs, Colorado 81601 Dear Mr. Jarman: EXHIBIT ,T We are responding to your written request for comment on the 142 acre, Coffman Ranch, North Parcel Subdivision, east of the Town of Carbondale. The project site is located at the Roaring Fork River within Section 36, Township 7 South, Range 88 West, Garfield County, Colorado. In accordance with Section 404 of the Clean Water Act, a Department of the Army permit is required for any discharge (including mechanized land clearing) of dredged or fill material in waters of the United States. Within the context of Section 404, "waters of the United States" are defined as the territorial seas; perennial and ephemeral streams; lakes, ponds, impoundments; and wetlands. Federal law requires that any individual or entity proposing to discharge into waters of the United States obtain a Department of the Army permit prior to commencing such work. To aid the applicant, we have enclosed a list of wetland consultants who routinely perform wetland delineations and are familiar with the Section 404 permit process. After review of the material submitted, it is our preliminary determination that the identified "slough ditch" depicted on Figure 1, is a water of the United States subject to Clean Water Act jurisdiction. The U.S. Geological Survey, Carbondale Quadrangle (7.5) identifies this feature as an ephemeral channel with direct connection to the Roaring Fork River (also a water of the U.S.). Additionally, it is unclear if there are any jurisdictional wetlands (not solely supported by irrigation) within the three identified building envelopes. • • We have assigned number 200475108 to this project. Please refer to this number if a Department of the Army permit is required on this development project. If you have any questions, please write to me at the address below, telephone (970) 243-1199, extension 15 or email mark.a.gilfillan@usace.army.mil. Sincerely, Mark G:ilfilla Biologist, Colorado/Gunnison Basin Regulatory Office 400 Rood Avenue, Room 142 Grand Junction, Colorado 81501-2563 Enclosure Copies Furnished: Mr. Rex and Mrs. JoAnn Coffman, 1837 County Road 100, Carbondale, Colorado 81623 Mr. Mark Bean, Garfield County, 108 8th Street, Suite 201, Glenwood Springs, Colorado 81601 • • Garfield County Road and Bridge, District 1 7300 Hwy 82, Glenwood Springs, CO 81601 970-945-1223 ph, 945-1318 fax Date: 03-26-04 To: Fred Jarman Building and Planning From: Bobby Branham Road and Bridge Dist. 1 Re: Coffman Ranch Subdivision Exemption project. EXHIBIT N(4 The following are a listing of comments and concerns regarding the above stated 1. All culverts beneath access points should be of Corrugated Steel Pipe. 2. All culverts should extend beyond the edge of the access roadway sufficiently to prevent slough from congesting the inlet or outlet. 3. All culverts should be 18 inches or larger. 4. All culverts should have a minimum cover equal to half the diameter of the pipe. i.e. an 18 inch culvert would require nine inches of cover to finish grade. 5. All culverts should have a minimum of 1% flow. 6. All ditches entering to and exiting from culverts should be chased to daylight in order to facilitate flow. 7. Accesses should be constructed with a compacted sub -grade, then filled with a compacted six inch lift of three inch minus, then topped with at least a four inch layer of compacted 3/4 road base (class 6) material. 8. Compaction should test at 95% of modified proctor. Test results should be forwarded to this office. 9. Access' should be flared where they meet the county road and should be of sufficient width to conform with sub -division standards. 10. If the County Road is of asphalt or chip and seal, then the access shall be paved with a min. of 4 inches of asphalt for a minimum distance of 10 feet. 11. All areas of county road which encroach into or pass through private property should have right of way deeded to the county at 30 foot from centerline. • • 12. All accesses should be graded to follow 2% slope from crown, to a point at or beyond the location of the culvert. Where super -elevation is used the access grade shall be at 2% from edge of road to a point at or beyond the culvert. 13. Accesses should provide a minimum of 200 feet visibility in either direction, from a point 10 feet back from the edge of the county road. 14. Accesses should meet the county road at a 90 degree angle for a minimum distance of 30 feet. 15. Accesses should be inspected by Road and Bridge for compliance upon completion. 16. Stop signs shall be placed in accordance with the MUTCD at all entrances to the county road. With regards to this particular sub -division 1. The access to the property should be moved towards the north in order to form a proper cross intersection. 2. The owner will be required to obtain driveway and utility permits. These permits may entail additional requirements than set forth herein. 3. The additional traffic should not be of significance to CR 100. 4. Road and Bridge does not oppose this exemption. Bobby Branham Dist. 1 Road and Bridge RE APR 0 5 2004 GARFiAG&GO NNNC, gU1LD1N April 2, 2004 Fred Jarman Garfield Building & Planning Department 108 8th Street, Suite 201 Glenwood Springs, CO 81601 RE: Coffman Ranch Subdivision Exemption, County Road 100 Dear Fred: • EXHIBIT L I have reviewed the submittal for the Coffman Ranch Subdivision Exemption and would offer the following comments. The shared access for the proposed lots 1, 2 & 3 should have a minimum unobstructed width of 20 -feet. UFC Section 902. Water supplies for fire protection will be limited to water carried by responding fire apparatus. New lots created by the subdivision are subject to development impact fees adopted by the District. The developer will be required to enter into an agreement with the District for the payment of development impact fees. This payment is due prior to the recording of the final plat. Fees are based upon the per lot impact fee adopted by the District at the time the agreement is executed. The current impact fee is $417 per lot. Please contact me if you have any questions. Sincerely, /7 Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District 300 Meadowood Drive • Carbondale, CO 81623 • 970/963-2491 Fax 963-0569