HomeMy WebLinkAbout4.0 BOCC Staff Report 05.08.1995HIDN\A E-+4 EIZ_>*B e/<
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PRO.IICT INFORMA'IION AND STAFII COMMENTS
REOT]EST:An exernption fi'orn the definition of
subdivision.
API}LICANT:ADD Iuvestments, LLC (David I{arris)
I-OCATION A tract ol'land located in Section 5, T65,
RglW of the 6th PM, located approximately
two (2), miles west of New Castle.
SITE DATA 27 acres
WATDR:Well
SEWBR:ISDS
ACCESS:CR 214
EXISTINGiADJACENT ZONING A/IVRD
I. REI,ATIONSIIIP TO TIIE COMPRIIIIENSIVE PI-AN
The site is located in District D - I\ru'al Areas Minor Environrnental Constraints as designated
on the Garfield County Comprehensive PIan Management Districts' Map.
II. DESCRIP'I'ION OF 1'IIE PROPOSAI,
A. Site Descfirrtiorr: The ploperty is located tretweert New Castle and Silt, ott the noftlt
and south sides of Coturty Road 214, in an area ofhistorical agricultural land. Tlre
propefiy includes gently sloping lands descending towards the Colorado River, and
a predominant clrainage that descencls fi'qrn the lorver tlortions of the Grancl t{ogback4-A vicinity rnap is showr ou pag e-
B. Proiect Descriution: 'IIre a pplicarrt is proposing to split the 27 acre parcel into five
(5) tracts of approxirnately 3.5, 6.0,2.5,7.5 and 7.5 acres in size. A sketch plan of
the proposed exenrption subrnitted with the application is slrowr on page'-.5 '' . The
fifth parcel is being requestecl clue to the natural split of a gulch nrnning north/south
tlu'orrgh the porlion ofthe prollerty norlh of County l(oacl 214, as well as the natural
division by the County loatl.
III. MA.IOR ISSTIES AND CONCERNS
A,Strbdivision Rggfations. Sectiorr 8.52 of the Garfield County Subdivision
Regtrlations statethatrrNt) n.ru llrort,t 7u1ul ,,J' j,rr, (4) lots, parcels, intercsts o,'rl,r,ollir,l
t,rtiLs toill l,u
"ru,rL",l f,'rrrr,rrry 1tt1rccl, as tltal yrrrr"ol toLts Jescriltnrl in tlro rn"orrl" o{ tl,n
t}orf;cl,l Cctttnl!1 .l,trl on,l /iu"rr,/"r'" Off:i", on Jet'tuerlt l, 1Q73, (1,x(l is nt'st tt y'tat't of tt
,'acot'Ja(t "uLrtiui"i,",,rr; l,or.,,"rur, rltx!1 strtr'1.el u lru rl;uirl"rl l,y "*u,nyrtir'tn lltrtt;" "pl;t Lg u
sr,,l,li" rigltLol-roay (Sl,rtc o, ll"rlunJ 1,i,71,,,,,r91, Counlg rrr,r,l ,rr ruilro,rl) ,,r,rrrlr,ral fe,ttt,rn,
Ttrcttanling jctirtt ttstt,rf. ll,o S,rr",S,..,"or! lrrrrrl", ttntl llrc rlit,ision ocL.rrs olt'tnL7 [ltc y,rLh" riol,t-
,r/ru,ry or,rr,l,,r.J froltrre, -suclt yrrr"ul" il,"rulry c,cLtLcJ tnrttl, i, tlte rlisc'relio" "f'tho l)ourrl,
nrtl Lc.'r',,r"i,lrrrJ lr, ltoua lrr,urr r.,'.rr!r,rt lr11 axetrty,li.,rr taillt tt.tlttnl Lrt Llrc IL'tur (4) l"L, lrrtrcel,
inl,,r't,-s/ ,rr rl,u"lli,r,1 ttrtit lintilolit'ttr oIltertttis".,1lyrli"r,l,,lu;
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A deed subrnitted with the application describes the parent parcel on October I7,
1955 (Book 288, Page 103). Tlterefore, up to four (4) parcels can be createcl
througlr tlre exernption llrocess.
Section 8.52 allows a natural split due to a natural feature that "prevents joint use of
tlre lrrollosed tracts". The gulch in question is approxirmately I Z feet across, arrd
drailrs considerable acreage to the north (BLM propetty). Fielclwork concluctecl by
staff foturd considerable debris and scouring along the rqrpel reaches of the gulch,
indicating considerable past flows.
In adclition, the nortltent portiou of the prollerty is split by the County road ROW.
Zonittg. All ol'tlre parcels exceetl the two (2) acre rninimurn lot size consistent wit|
the A/IVRD zotte district. Tlre area between New Castle and Silt along CR 214
ittclrrdes densitie; generally consistent with the proposed exemption (see assessor's
rnal) on paBc-' b- ).
C.[-egal Access. The parent parcel is accessed directly from Cormty Road 214. County
Road 214 has seert sigrificant increases on traffic overthe last five (5) years. Staff
wotrld stlggest tltat shared access be required for the Lots 4 and 5 to rninirnize
driveway ctrts. Ddveway;lennits will be required fi'om Roacl and Bridge prior to the
signing of a firral plat.
D. water ancl Sewer The four proposed lots will not qtrarifli for arr exempt well pennit,
and the applicant must allply for water fi-orn the West Divide Water Conseruancy
District. The well pennit applications ancl the application to w est Divide have been
filed (see Marclr l7tlr, 1995 letter fi.orn Sherry Caloia on page -?-). Staff
sttggests that the well pennits antl Conseryallcy Distlict contract be a conclition of
approval.
Staff has referred the applicatiorr to the State Engineer's Office. No response has
beelt received to date. Staffwotrld suggest that a favorable respoltse liorn the State
be a condition of allproval.
Sewer will be provided by ISDS. Soils on the site are predominantly Olney loarn
(#5 l), which is cottsiclered to have moclerate constraints for ISDS, although the
prilnary cottstrairtt is based on percolation rates, which woulcl be perfonrrecl at tlre
tirne ol-building perrnit sublnittal.
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E. Slate a [,ocal I lealth dards.No State or Local health standards are applicable
to the application, witlr the exception of Colorado Depaftrnent of Healtft ISDS
setback standards, which should be verifiecl by an engineer.
Drainage. A 20 foot drainage easement frorn the centerline of the drainage is showrr
on the proposed sketclr plan.
Irile Protection. The Fire District has not responcled to the application. Staffwoulcl
srrggest that a flvol'able response be received by tlre Fire District prior to approval of
the filtal plat.
Easetnents. An adclitiotral pedestrian/equestriall easement providing access to BLM
l)roPefiy is showl on tlte sketch plan. It is unclear if the easement would be
rnaintained by a Ilorne Owttet's Association, or be sirnply an easement over property.
property. If a shared driveway is a oondition of allproval, appropriate access
easetnettts llrttst also be sltowtt. Any required easements (drainage, access, utilities,
etc. ) will be required to be showt on the exetnption 1tlat.
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Scltool hnpapt Eegs Tlre applicant willbe required to pay the $200.00 per lot impact
fee prior to the allproval of the final plat.
J. Nattu'al l{azards. Staffreferenced the Lincoln - Devore Laboratories Natural Hazards
Mapping for the site. 11re llroposed exemption NOT located within an area
identified as having slope, soil, or ISDS constraints. No plat notes are necessary.
IV. ST]GGESTED FINDINGS
That proper posting and public notice was provided as required for the meeting before
the Board of Corurty Cornnrissioners.
That the meeting before the Board of County Comrnissioners was extensive and
complete, that all perlinent llcts, matters and issues were snbmitted and that all
interestecl par-ties were lreard at that rneeting.
J Tlrat for the above stated and other reasons, the prollosed exemption is in the best
interest of the health, safety, nrorals, convenience, oxler, prosperity and welfare of
thc citizens ol'Ciallield County.
V. RECOMMENDA'I'ION
Staffrecourmends AI'PROVA[, of the application, subject to the following conditions:
That all re;rresentations of the allplicant, either within the application or stated at the
rneeting before the Board of County Commissioners, shall be considered conditions
of approval.
A Final Exenrption Plat shall be subrnitted, inclicating the legal description of the
l)roperty, dirnension antl area ofthe proposed lot, access to a public right-of,way, and
any prol)osecl easernents for setbacks, draiuage, in'igation, access or trtilities.
That the applicant shall have 120 days to present a plat to the Comrnissioners for
siguature fi'om the date of approval of the exemlttion.
That the applicant shall subrnit $200.00 in School hnpact Fees for the creation of
each exemption llarcel.
A favorable reE)onse fi'orn the State Engineer's Office must be received prior to the
signiug ol'au exempltiolt ;llat.
A lavorable resllortse liorn the New Castle/Silt Fire Protection District must be
received prior to the signing of an exertrption plat.
Control of noxious weeds is tlre resllonsibility ofthe property owner
Driveway pennits fi'om Road ancl Bridge must be received prior to signing of an
exernption plat. Driveway access shallbe shared between lots 4 ancl 5.
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PEACI.I VALLEY MINOR
SUBDIVISION EXEMPTION
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LOYAL E, I..EAVENWORTI I
SIIERFIY A, CAI OIA
SAMUEL J, LIG}IT
JEFFEfTSON V TIOUPT
CAROI-YN M. STRAU'IMAN
KENNETII R, MOTSENtsOCKER
I,IIAVIiNWOITTII & CAT,OIA, 11C.
A'I"I'OR N IiYS A1' I,A\V
March 17, 1995
lOII GRAND AVENUE
PO. DRAWER 2O3O
GLENWOOD SPRINGS. COLOBADO 81602
TELEPHONE: (303) 945-2261
FAX: (303) 94s-7336
Roard of Commissioners
Garfield County
109 Eighth Street
Glenwoocl Springs, CO 81601
Re: Srrbrlivisiqn_ExenptionlpplicaUp11filert hy ADD_IryCSlmenU
Dear Roarcl Menrlters:
ADD Investtttents ltas askert nre to prepare ancl file well permit applications for the lots
they wish to create in the subrtivision exenrption process. Because the four new lots to be
created will not qtralify for an exempt well, it will be necessary for ADD to apply for waterfrom the West Divide Water Conservancy District in ortler to obtain approval of such wellpermits.
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Please lle advise<l that well permit applications and applications for water from the WestDivirle Water Conservancy District have been filert. We inticipate that the permits will be
isstte<l in conjttnction wittr the issrrance of a West Divirte Water ionr.*uncy District, as there
appears to be no irnpetlirnent to their issuance. ADD rloes meet the requirements as were agreedlo by the State Ilngineer's ofl'ice anrl West Divirle Water Conservaniy District.
We anticipate receiving approval of the well perrnits ancl contracts within the next fewweeks and will provide yotr with copies of such well permits when they are issued. We arereqtlesting that tlre strlltlivisiort exentption application b" apprnvect contingent upon receipt ofsuch well permit.
If you have any qrrestio,s, please feel free to give me a call.
Very truly yours,
I-EAVENWORTTI & CALOIA, P.C.
A Ab.^-
SAC:lln
cc: ADD Investments
Don DeFortl, Esq.
Dave Michaelson
F:\FI I-ES\BOCC.2t.'t'
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Sherry A Caloia