HomeMy WebLinkAbout2.0 Staff Report BOCC 5.15.95I oo
BOCC s-15-9s
PRO.IECT INFORMATION AND STATF COMMENTS
REOTJEST:An exemption from the definition of
subdivision.
APPI,ICAN'I':Peak Development, Inc.(Cindy Barnes)
T,OC TION:Atract of land located in a portiotr of Section
28, T7S R87 W of the 6th PM; located
approximately 1.5 miles north of SH 82, ll3
rnile west of Hatmony Lane arrd the Eagle
County line.
SITE DATA:4 l* acres
WATER:Well
SEWER:ISDS
ACCESS:Deeded access fi'om Flannony Road
G/A A ZONIN A/R/RD
I. RBLATIONS HIP TO THE COMPR E StVE PI,AN
The site is Iocated in District C - Rural Areas/ Minor Environmental Constraints as
desigrrated on the Garfield County Comprehensive Plan Management Districts'Map.
II. DESCR ION OF TIIIT OPOSAI,
A. Site De The site is located in the Missouri Fleights Area, norlheast ofl)tlon
Cartondale. The property is cun'ently undeveloped, and in native vegetation includes
pinion/juniper, with naturalgrass and sagebmsh untlerstories. Slopes on the property
rallge fi'orn 12.5 llercent at the lower reaches near the southwest conler, to near 20
percent at the northwest bourdary.
A vicinity mall is shown on page l"jprt"ton the site is approxirnately 200 feet.
Adjacent lattd uses include mral residential uses in the 9 to l5 acre range immediately
ttofth, and lalgerlot (35+) residential usesto the east and south. Arelativelylarge
tutdeveloltecl rartch is located directly west of the propqsed exernlttion. A assessor's
rnap showing adjacent parcels is attached on pagl__(q.
B. Project Description: The applicant is proposing to sprit the 40+ acre parcel into
four (4) parcels of approxirnately 8.2,8,4, 14.2, and,l0.2 acres in size. A sketch
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MAJOR ISSTTES AND CONCERNS
A. Strbdivision Regulations. Section 8.52 of the Garfielcl County Subdivision
Regttlatiorls state that "M, rr.,ru lltan ,t tt,lul ,rf lrrt,r (4) lo,.., S.tLtr-ccls, intcresls o, ,lruollir,T
trnits u,ill Lo "rorrL"rl l,'()ftt d,'t!./ yrrrr""l, tts rltort;rrrr"nl ,urr" rlni,""riLnr! i,, tlrn rn"r-r,.r!" of tlin
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",u,ttur! Lrg u*o,rpt;o: ru.itlt retJttrcl fu tLe four (4) Lt, .rur"ul,i tt l c rcs t u,,t, uul l i,r y7 t t n i t l i m i lo t i,r, o il,Jrrri
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A deed strbrnitted with the application describes the parent parcel on April lst, l97l(Book 4l l, Page 264, Reception No. 246756). Trrerefore, up to four (4) parcers canbe created through the exeinption process.
Zoiliug' The exemlltiorr parcel far suqlasses the required two (2) acres minimurn lotsize for the A/R/RD Zone District.
I-egal Access' The parent parcel is accessed fi'om a ,on-exclusive easementoriginatirtg fi'orn IJarrnony Road. I-lannony Road is a private roa6 that was createdllrrotrgh a stlbdivision actiott in Eagle county (Hannony View subdivision). All oftlre owners witlrin trre subdivision, as weil as an .r.,rptio,, upp.or.,r by trre county
il"'r'o:'(Jim
Adams) have entered itt to agreements for rhe mainte,ance of Harmo,y
The portion of l-larmorry Roacl through the existing subclivision is built to thefollowing standarcls: two (2) l0'lanes,2'shouldeis,4,bon.ow ditches, and acornpacted aggregate base. Trre portion of Hannony Roa6 to be accesr.i uv irr.Barnes Exemption is lrot built to ihese starrclards. Eagle C<pro.iect, a,d con,,e,rs fi'or, parl clarkso. is attach"a n, pulXl'8'.ti"l":"1r1';would suggest tlrat botlr concenrs (a formal agreernent ui,d i,rrp.orilg the road to
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T,",,:,tr,,,, il i1;, 1"m: l;; ru1 *ru ;Itas been reached with trre Flr.,nony vi* I-romeowner,s Associatio,.
D' Wa]Lpr and Sewer' The applicant intencls on seruing each parcel with individualwells' TIte cun'errt well perrnit would allow for three (3) single family,nits. T1efotuth well pennit would require augrnentation fi.om the Basali Water bo,r..*ur.yDistdct' IF the attgrnelltation plan is not approvecl, the applicant,s will elimi,ate Lotl. Tlre state Engirreer'as responaecr, the ietter i, ,t r"rllJ-rr ri#)Xi""'.
The applicarlt will setve each ;larcel with an ISDS. Soil conditions o, the site does,or Precrude trre use of irrdivid,ar reacrr fierrrs on the site.
E' state and Lopal I lealtlr Standards. No State or Local health stanclarcls are applicableto the application, witlr tlre exception of Coloraclo Department of Health ISDSsetback sta,dards, whicrr srrour, be verified by a, e,gineer.
F' Drainage' No interlnittent of Perennial streams are located on the propeffy, and itdoes not appear tlrat easenrents are necessary.
G. Eirp-Pro&ction. Ron Leach has
cur-de-sacftee Ror,s letrer o. ,rr?Jfr':|,,@i. o"o requeste. an over-sizerr
H' wildfire t{aza(!' The property is located in an area of fi'equent lightning strikes, anclhas a vegetation profile and topoglaplric charactedstics that are .o,i.lA..it as a ,,high,,
hazard area usillg usFS ,retho,lology. There are two issues to address in rnitigati,gwidlfire hazarcls: Construction practices to rninimize the likelihood of wildfiresreached ltonres, ancl proller planning to errsure access for emergency vehicles if a fireshotrld occlrr' staff wotrld suggest the following be considered as conditions ofapproval:
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All construction shall be consistent with the standards of the Colorado State
Forest Service "Wildfire Protection Guidelines,,.
The minirnum defensible space distance shall be 30 feet on level terrain, plus
appropriate modification to re-c^ognize the increase rate of fire spread at sloped
sites. Tlre table orr page olaf c shall be used to determine the required
defensible space. This will require the applicant to identi$r building envelopes
a the tirne of plat submittal, or the defensible q)ace requirement would be a
plat note and require the submittal of topographic evidence to detennine
defensible q)ace requirements at the time of building permit submittal. Staff
notes that the envelopes for lots 3 and 4 are 17 have slopes of 16 percent
respectively.
Easements. Any reqtdred easements (drainage, access, utilities, etc..) will be required
to be shown on the exemption plat. Again, staff would suggest that the future
extensiott of Parachute Park Boulevard by shown on the exemptiorr plat and dedicated
to the public.
School Impact Fees The applicarrt will be required to pay the $200.00 impact fee
prior to the approval of tlre final plat.
Natural Hazards. The project is located with in an area identified as having moderate
slope constraints as showr on the Lincoln-Devore Hazard Mapping.
Wildlife Considerations. The property is located in an area identified by the Division
of Wildlife as Cdtical Habitat for Elk and Mule Deer, and appears to include
significant rnigratiorr. Staffwould suggest the following prat note:
"All fencing shall conform to Dow requirements, which are as follow:
(TO BE PRESENTED AT HEARING)
of concem from adjacent propefty owners are
shown on pages
ESTEI)GS
Tlrat proper posting and public notice was provided as required for the meeting before
the Board of Coturty Commissioners.
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 rneeting.
That for the above stated and other reasolls, the proposed exemption is in the best
interest of the health, safety, rnorals, convenience, order, pro.pe.ity and welfare of
the citizens of Garfield County.
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V. RECOMMENDATION
Staffrecommends APPROVAL of the application, subject to the following conditions:
l. That all representations of the applicant, either within the application or stated at the
nreeting before the Board of Corurty Commissioners, shall be considered conditions
of approval.
A Final Exemption Plat shall be submitted, indicating the legal description of the
property, dirnension and area ofthe proposed lot, access to a public right-of-way, and
any proposed easetnetrts for setbacks, drainage, inigation, access or utilities.
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3' That the applicant shall have 120 days to present a plat to the Commissioners forsignat,re fi'om trre date of ap;lrovar oitrre exernption.
4' That the applicant shall subnrit $200.00 in School Impact Fees for t1e creatio, oftheexernlltion llarcel.
5' That the following lllat note shall appear on tlre Final Exernption plat:
All constructiorr slrall be cottsistent with the stantlarcls of the colorado State ForestService "Wildfire protection Guidelines,,.
' TIre tninitnttm defensible space distance slrall be 30 feet on level temain, plusapplo;lliate modificatioll to recoglrize the increase rate of fire spread at sloped sites...DetennittingSafetyZoneDirnensiottS,,(
tlonteanrrcrs, colorado State Forest s",ri""lffit3.) shall be trsed to determi,edefensible q)ace reqttiremertts for the requirerfaefensibte space within buildingenvelopes in areas exceeding 5 (five) p"..",it in gracle.
All fencing slrall conforrn to the Division of Wildlile fencing standards.
6' A favorable response fi'orn the State Engineer's office must be received prior to thesigring of an exenrlltion plat.
7 ' co,trol of noxious weecrs is trre respo.sibirity of the propefiy owner.
8' Tlre applicant shall show eviclertce of an allllropdate maintenance agreement with thef.lorneow,er's Associatio. prior to signiirg oia finar prat.
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918 Cooper Avenue
(303) 945-2246 . Fax (303) 945_4066
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.l-:l-35 B: l0 ;Commun I ryDeve I opmenr*SENT BY
r.()MrvluNtI Y t rLvtLOtlVlLNI
trtPn RTMflVT
(JoJ) lz8 87lr)
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0{57785;# t/ 2
5()O trI(C)ADWAY
P.O. BOX 179
EAGLE. coLoRADo 8I6f I
FAX: (lol) l2g.7l85
EAGLE COLINTY, COLORADO
Mark Bean
David MichaelsonGarfield County planning Department
1Og 8th Street
Clcnvrood Springr:, CO 816O3-JlOl
RE: Barnes subdivision Exemption
D€:ar Mark & Dave:
1'ltatrk you f<-rr prr-r.tviclilrg us wil-h Llre <.rp;.rort-rrrriuy Lo comment, on theBarnes request tor Exenption from the- La.rfield subdivisionReclplabions. Our concein is only that of the Ilarmony Lane and onlyin as much as.Lrg worrrrr srrgqest- t-trat vour-.pprr"I"t"ijoncernlrinr/herserf wrtlr. l"e and/oi mainL,rr,ai"" alJreemente with otherproperty o!'rners that \lse tlrat sane said piivate *o.d. Allow me to
llar:mony r'ane i-s a private road and basicalry came into existence witht-he sttl:dl vl sl on _of Ilartrony View w]rich is -taiqeiv i"--n"gte county. Asmalr portion of that property is in carfi;i;-;;";ty'ana that portioncontained arr-of uarmony Lanel rn order t. proceed'witrr ttresubdivlsron of }rarmony llew, the applicant agreed to improve thatp'ivaLe road to a minimum standard:--rhi; dp;;;;*Jit *u"r:ol l'aterarized through a subdivision Tmprovement- Agreement which hasEince been inepected a'd rereased. An intergov.rr.,i.it.r agreementr4ras entered into between Garfierd and Eagre counties givin;-;;;i;-countv the rigrrr and responslblritleJ or--sunai"i;i;;, zoning andimprovements Lo that portion of Harmony vl*w witfiin carfield county.subsequentry, a propoiar for an exenption (Jim Adame?) was receivedhy ynrrr office proposing access aireliry onto the j-mproved portion ofIlarmony Lane. It is my understancling tirat r-lr- aOams.and Harmony Vlewsubdivision (ltip ltoskii came to a private aryreement concernirrg thefuLure maintenance of Itarmony lJane,
conseguenl-Iy, w8 would suggest that tlre current applicant enter intoa similar: asreement- for rnii;t;";;;. ,iIn both trre'-iaims Exemptionproperty ownerEi in Garfierd _county and Harmo"y vi"w property ownersi-n Eagre county. we wourd furthei sugglst that the portlon ofHarmony Lane that wi]l Lre utlrlzed r:y-dtre neu, Barnes E:xenptionproperty owners and has not been impi"vea since ii-is not within theHarmony view subdivilion, .be "imirilry'irnprov*a to a minimumsLandarcl' That standard in Eagle c"""ty i""r"J*=-aT borrow ditches,2t shoulderc, twr: lor lanes and 3-4- of'compacted aggregate basecourse.
March 29, 1995
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SENT BY:rl- r1-e5 ; B: l1 ;Commun i ryDev: I opmen r-0{57785 i# 2/ 2
Garfield County pl.anning
Dakota SouthFebruary 13, 199S
I'Iessrs. Beatl antl MiclraelsonMarch 29, 1995
Pac;e 2
S i.ncerel.y,
Ttris communication is at the request of one of the Harmony Vj.ewproperty owners- As such, ancl gir.r-, tt.t n"rior,y-r"i. is a privat,ea.ice$s easement, ttrese remarks ire i"inna"a as-suggestione onry. rtshourd probabry remaj-n lnctrmbeni-"p""-|or. applrciii ana t*e affectedproperty ori/ners to come to. approll:iate. igr.eements ln much the 6amelnar.rer that Adaus a.cl Krski ii.iii"J-"i un equitabre 3.,rut10n.
il"i[.]: vorrr service i r yr:u wourd wish to furrher discuss thls
P*( { LL,^f,.^n-
I'au I L-- .
P.l anner
CJarkson AICP
C(j:Kei th MontacrSid Fox.Iim Fr:it-ze
RoCC
ehrono
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ao
PIiA I( D IiVE I,OPNI II,N'I', INC.
P.O. BOX 79s7
ASPIiN, CO 81612
(303) 927-14(t0
May 8, 199-5
Messrs. Mark Bean ancl I)avid Michaelson
GAI{FIt1l-l) COTJN'l'Y t,t-ANNING I)Et,T'
109 8th Street
Glenwootl Springs, C0 8l(r0l
RII: BAI{NIIS stJRDtvtstoN IlxEMr)r-roN - HAItMoNy LANII
Gentlernen
I have rnet with Jirn A<lanrs, developer of the Aclarns Ilxcrnption Proller-11,,
David Browtt, ancl Ratrl Gawry rellresenting llrc Flarrnony \ziew I,repcr.iyOwners. Tlte pttrltose ttl' tltese rneetings were to ctiscrrss tl)13 terms ol' 1rr
agreenlent on tlte littttre tttaintenattce ancl inrprovernent of Ilrrrrnony Lane as it
relates to the irnpacts on Ilarrnony [-ane generatecl by the lilur lot I]rp-pes
Strbdivisiort l3xentlttion as well as the other users. We are in agreemerrt tlrlttlte Barnes Strbdivisiort will participate in a prol>clrtionatc slrar-e ol tlre r-61c1
mainterrance atttl stlow retrtoval. Iltrrtlrernrore, orrr cove rrAnts Iilr. thc
strbdivision will provide lbr an assessnrent stnrctrrre which rvill provicle lirlrls
on an annual basis fbr srrclr purposes.
We are also itt agreetnerlt tlrat shorrlrl iln agreenterrt lle enlcrctl irrto by illl trsr:rsolllarmony lane lbr the Lrlt-grittling o{'llarrnony l.une lhat rvc rvill par-ticipirtein tirat trpgratling ancl contirtuetl rnuintenAnce witlr an a1r1ir opriate fi;r rirtrllr
agreed upon by all the variotrs Llser-s.
If yotr shotrlcl ltave any queslions, please tlo not lresittrte to contirct r1e clir-cctly.
o rl v,
Jo D. Barnes, l)resirlcrrt
cc: Jirrr Adirrus
Dirvid Brotvrr, Pres. Ilirrrrrouy Viov prollcrty Associirtiorr
.- d
i'
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STATE, OF COLORADC)
oFFICE OF T}Jt STATE TNCINEER
l)ivrsitrrr of W.rtt'r lle:rrrrrt r,:
I)ell,rrlrrtt:ttt ol N,rtrtr.rl ltt-'stturt t::
I Il I 5lrr:ntt.lt Strtct, ll(x,nr 8ll)
l)t,rtver, ( ukrra<lo llo..l() |
l'lrortr. ( ll) J) lt(,{r- }51} I
[:AX { tO i) {l(,{r }irt}1)
April 11,1995 llrry Ronter
Uovetnor
lanrrrs 5. Lothhead
Ix(]( utiv{f Dirc( t.)r
ll.rl O. Sinrpsur
Statc Ingincer
Mr. Dave Michaelson, Planner
Garfield County Building and Planning
109 Bth Street, Suite 303
Glenwood Springs, CO 81601
RE: Barnes Subdivision Exemption
NW 1/4, SW 1/4, Section 28,T 7 S, R 87 W, 6th P.tU.
Water Division 5, Water District 38
Dear Dave,
We are in receipt of the subdivision exemplion reteffal tor a 41.58 acre parcel located
northeast of Carbondale. The applicant is proposing to split this parcel into four parcels of
approximately 10 acre each. An individual well is proposed lor each lot. The applicant is
proposing to use an existing well permit lo serve one of the lots, and will augment the other three
wells with water allotment contracts obtained lrom the Basalt Water Conservancy District (District).
It is our understanding that each well will be used to serve one single{amily dwelling and a
limited amount ol lawn irrigation.
At this location, the Colorado River system and its lributaries are over-appro priated. As
such, well permits for lawn irrigation or animal watering are not generally available on parcels of
less than 35 acres without a water court approved plan for aurgmentation. The existing well
permit, no. 178090, was isslred on May 20, 1994, as the only well on the 4'1.58 acre parcel. The
use of this well is lirnited to ordinary houselrold purposes inside three sin gle-family dwellings, the
irrig ation of not more tlran one acre of home lawns and gardens, and the waterin g of domestic
animals. lf this 4.1.58 acre parcel is split into four parcels o{ a pproximately 10 acres each, well
1 78090 er be valicl The applicant will need to obtain a new well permit for
of approximately 10 acres.permit no. 178090 for tlre new parcel size
It appears our office could approve well permits pursuant to Colorado Revised Statute 37-gO-
137(2) and according to the terms of the District's substitute water supply plan approved by this
office, provided the applicant has obtained a water allotment contract from the District for each
proposed well. The applicant will need to obtain a new well permit for all four lots.
Should you have any questions regarding the water supply for this project, please contact
this office.
Sincerely,
h;,
-D ; l'Fr-- ,^
t/l''
Jeff Deatherage
Water Resource Engineer
Orlyn Bell, Division Engineer
Joe Bergquist, Water Commissioner
Steve Lautenschlager, Assistant State lqgi5reer?f4 1-
CC
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I
,!
!.,
,l;tl
Carbondale & Rurol Fire Proteclion District
300 tuIetdowood Dr.
Carbondale Colorodo 81623
303-963-249 I
',nr,'r.ttr-l) Ci\..+.i i./
March l, 1995
Mr. Mark Bean
GarJield County Planner
109 \th St.
Glenwootl Springs, CO 81601
Dear lllark,
I met with loel Barnes regarding his proposed sub-division exentption olf oI Harmony
Lane in Missouri Ileights yesterday and would offer lhe following comments regarding fire
protection for lhe property.
Access to lhe property appears to be adequale. All access roads and driveways should be
constructed according lo lhe GarJield County roul standards. The Carbondale fire ttucks
have a turning ratlius of 75 feel and all cul-de-sacs should be construcled to allow for easy
ilccess and egress of the trucks.
lYaler supply for fire protection is limited lo the waler carried on lhe fire trucks as there is
no water storage planned for lhe development.
Response time to lhe property is approxintotely I5 ninutes wilh first response coming out
of lhe Missouri Ileights stutiott.
The District tuill require the payment of development impact fees in the amount of $235.00
per unil as approved by lhe Garfield County Comnrissioners in January of 1995. This
payment is due upon final plat approval.
If you have any queslions, feel lree lo conlact me al 963-2491
Ron Leach,
Carbondale & Rural Fire Proteclion Districl
? lr-
o
DETERMINING SAFETY ZONE
DIMENSIONS
l.x l rrr Itlc
a
The increase in Safety Zorre size is basetl on itrcreasecl
rate of fire spread ui th" slopes listed' lf you live orr
slopes other ihan those listed, ttse the slope clrart to
help determine your side and dowrrhill dimertsiotrs'
50
40
0,o.o
(n
o
0)c-
30
zo
e_
60
10
907080 100403050
Examole: If vour home is situated on a 2o percent slope, yotrr Safety Zone dimensions would be 40 feet on the
uphill'and sides of your home, and 47 feet on the downhill side.
[)istance irr I]eel
13
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o
April4, 1995
Planning ancl Z,oning Comnlittee lor
Gartielcl CotrntY
109 8th Street
Glenwoocl, CO 81501
Re: Barnes IIotrsing Development
otr Missouri I Ieights.
My rrame is Carol Dgell ancl I live less than I l4 ol- amile west and almost parallel to the
location ol this proposecl tleveloprnent. As I ttnclerstand, tlte plan being considered
is f,or four houses on fbrty acres with access to one well.
My concerlts are several:
l. Wildlil'e
'l'6is is the lrrst wipter, in the eleven years that I have lived here, tlrat
t5ere Save been elk within sight of, let alone arouncl, the house all winter.
'l-lrere are always nllmerous deer, but the elk trsttally stay north and west of this
i,rprecliate area. If this area is lurther cleveloped, which always includes massive
clestruction of tlre habitat, where are the deer, and especially the elk, gorrg
to spencl t5e wilter? Developnrent has pushed tltem out of so many areas that they
are seeking rehrge south ol I 02 Rd. what happens to them next?
I Save tSelmpressiop that Garfielcl County is more concerned about growth
than wilcllife, trut are not witd animals a reason to keep lhe area undeveloped so
tSey have a place to live'? Ancl what about the ltrture? Will our children and
. granclcSillren bc able to enioy these beautilul creatttres as intimately as we do?
2. Water
I recently bought tlte trventy acres contigt'totts to my original purchase' The
purchase canre with a well permit for those twenty acres, restricted to one house'
ilo* .u,', one well serve foir ltottses? Also, it is my understanding that well
permits are issuecl one per thirty acres. What happened here?
Water is very preciogs i1 this cottntry, especially tlp on Missouri l-leights'
I have twice hacl trouble having enouglt water in the sllmmer with one house on
one well.
3. I Iabitat
As statecl, witlr growtft, tfie natural habitat is clestroyed ancl /or greatly altered.
'l'1c prc4orninant trecs here are.lunipers that take ltttnclreds of years to grow
a,cl llolrish. Arc you going to allow thent to be further destroyed in this valley?
a
,-/S a)
o
lhil;ut*'u
O
2
4. Irire
If there shotrlcl ever be a fire in this area, the more homes there are, the
harcler it will be to control the fire, let alone have enough water to save
adclitional buildings. It is nry worst I'ear, having a fire on this side of Co.
I{d. 102. We are trappecl over here.
Thank you for taking tinte to pay attention to nry concerns, ancl I hope the members of the
committee will seriously consicler them befbre making a recommendation to County Council
for the proceclure olthis developnrent.
Sincerely,
Caroline W. Duell
1978 102 I{d.
Carbonrlale, CO 81623
-/6 O
"f o o
April4, 1995
Planning and Zoning Committee for
Garfield County
109 8th Street
Glenwood, CO 81501
Re: Barnes Flousing DeveloPment
on Missouri l-leights.
My name is Carol Duell and I live less than 114 of amile west and almost parallel to the
location of this proposed development. As I understand, the plan being considered
is for four houses on forty acres with access to one well'
My concerns are several:
1. Wildlife
This is the first winter, in the eleven years that I have lived here, that
there have been elk within sight of, let alone around, the house all winter.
There are always numerous deer, but the elk usually stay north and west of this
imrnediate area. If this area is further developed, which always includes massive
destruction of the habitat, where are the deer, and especially the elk, gong
to spend the winter? Development has pushed them out of so many areas that they
are seeking refuge south of 102 Rd. What happens to them next?
I have the impression that Garfield County is more concemed about growth
than wildlife, but are not wild animals a reason to keep the area undeveloped so
they have a place to live? And what about the future? Will our children and
grandchildren be able to enjoy these beautiful creatures as intimately as we do?
2. Water
I recently bougl-rt the twenty acres contiguotts to my original purchase' The
pu.chase came with a well permit for those twenty acres, restricted to one house'
How can one well serve four houses? Also, it is my understanding that well
permits are issued one per thirty acres. What happened here?
Water is very precious in this country, especially up on Missouri Heights'
I have twice had trouble having enough water in the summer with one house on
one well.
3. Habitat
As stated, with growth, the natural habitat is destroyed and /or greatly altered.
The predominant trees here are Junipers that take hundreds of years to grow
and flourish. Are you going to allow them to be further destroyed in this valley?
I .t
2
o o
4. Fire
If there should ever be a fire in this area, the more homes there are, the
harder it will be to control the fire, let alone have enough water to save
additional buildings. It is my worst fear, having a fire on this side of Co
Rd. 102. We are trapped over here.
Thank you for taking time to pay attention to my concerns, and I hope the members of the
committee will seriously consider them before making a recommendation to County Council
for the procedure of this development.
Sincerely,
CLril
Caroline W. Duell
1978 102 Rd.
Carbondale, CO 81623
o
I.
t995
ci"{I rrlii:.i ;_) | i-q.,i;-yApril 26, 1995
\ pt"nning and Zoning Committee For Garfield County
109 8th Street
Glenwood SPrings, Colorado 81601
PROPOSED BARNES . HOUSING DEVELOPMENT
MISSOURI HEIGHTS
PI.ANNING COMMITTEE MEETING 5/1 5/95
The undersigned, June and Keith Barrett, are joint owners of a house and 19+
acres, locally Xnoin as the Stacey property, which is contiguous to the Northern
Boundary of the Lot. June Barrett is owner of'an adlacent 5'6 acre lot' to the east' also
part of the original Stacey Property, which has an existing planning permission for the
construction of t house.
We regret we cannot attend the meeting as we shall be overseas on 5/15' We
return on 5124 and will then be pleased to render any further assistance the committee
may request. Our principal concern is that the lot is near the center of a much larger
undeveroped area at high risk of becoming a wirdfire disaster, extending to existing
houses at the top "og,6t tn" high risk areal and possible far beyond. Placing people
and their objects within that area will sharply increase the danger of wildfire starting'
The lot is old growth pinion - juniper forest interspersed and under grown with
sage. The lot, and a very extensive surrounding area of about 1 mile by 1/zmile' probably
has not burned tor SOO years +, judging frori the size of the extremely slow-growing
trees. The exception is a large deisJold sage area immediately south of the lot'
Consequently there is a great deal of standing ind fallen dead timber' Typically' the
branches grow to or ne"ith" ground. The trees have out-competed the under grown
sage which is mostlY dead or dYing.
Compared with the general area, the micro climate of this south facing slope about
700 vertical ft. above the Roaring Fork is high wind, high sunshine, low precipitation'
ln summary, the density of burnable material is high, and in ? dry summerfall'
flammability is extreme. Above the lot, similar vegetation rises steeply to near County
Road 102, about go0 ft. from the North boundary of the lot. Fire runs uphill.
At the top of the extreme risk area there are 4 homes with an estimated combined
current market value of 2 to 2% million dollars. Planning permission exists for a fifth'
County Road 102 is a substantial barrierto further uphill wildfire spread, except
perhaps under conditions of high winds and drought. lmmediately above the road' an
area of sage stofes up to the King's Row Subdivision of about 50 modern houses'
oo
Above County Road 102, there is no clear existing barrier to indefinite brush and
grass fire spreao, pirtty because the internal roads in King's Flow vary between East-
West and South-North.
This extensive forest has great natural beauty. Regeneration to this present state-
would take centuries, if ever. Burned out forest would greatly reduce the enjoyment of
the people in the atea,as wellas causing a major reduction in market value of properties,
should they survive.
The nearest hydrant is in the community water supply of King's Row, about 1/zmile
above, mostly through dense forest, and in the direct line of likely fire spread' Owing to
the combination of-density of burnable material, flammability, steep slope and high
frevailing winds in the arei the wildfire could race, endangering the lives of firefighters.
To prevent spread towards the houses below County Road 102, Firefighters would have
to place themselves uphill the fire. Speedy flight in that tangle would be problematical'
We are also familiar with the Panorama Estates Subdivision which had a close call
from brushfire a few years ago. Density of flammable material and slope steepness in
this area are tar worse.
We note, with regret, that the letter of the Carbondale Fire Chief to the committee
contains no reference t6 any of the above. We understand this stems from the absence
of a fire code in the Carbondale Fire District.
We are enclosing a copy of this letter to the Carbondale Fire Chief- lf he considers
any of the above not iactuai, we trust he will communicate his disagreements to the
committee.
ln support of the above statements we enclose a set of photos of the area.lf the
county decides to ignore the risk and approves the proposed development we
recommend ----
1. All existing vegetation be cleared around the perimeters of all new buildings
to a minimum distance d"emed appropriate by the fire chief to prevent house fire spread
to the surrounding forest.
2. Owners and their agents be required to keep the cleared area free of
flammable vegetation and other flammable material.
3. During clearance of existing vegetation for construction of access and house
sites, all trees, other flammable vegetati-on Jnd other flammable material be removed or
buried and not burned or piled on the lot or its approach.
4. Water storage tanks be constructed on the lot with capacity and location
as deemed appropriate by the fire chief.
oo
Should the County decide to approve the application we also recommend A. To
minimize destruction of tne existing gidat natural beauty of the area, all telephone and
pow6r cables be placed underground, both within the lot, and for access to the existing
connection points.
B. We note the lot plan in the file does not show the proposed location of the
houses. lt will sliglitiy reduce the loss of market value and enioyment by the owners of
our and the other "^i.ting
properties north of the lot, if the houses are placed at some
distance from the north-boundary of the lot. Also, the more distance between the
proposed houses and the existing houses above, the better chance the firemen will have
in trying to save the existing houses.
C. We totally support the evidence of Caroline W. Duell, our neighbor, in her
letter to the committee of 4, April 1995.
Sincerely
June Barrett
'.,\,t.,
Q.u"S
Keith Barrett
2080 County Road 102
Carbondale, Golorado 81263
Telephone (970) 963-1255
cc:Joel and Gindy A. Barnes
Caroline W. Duell
James S. and Madelaine Marshall
John and Kim Piccinati
Ron Leach, Chief, Carbondale Fire District
Reid Haughey, President, King's Row Residents Association
Dawn Keating, Sierra Club
11
'a-t
't .'. 'r')..PEAK DEVBLOPMENT, INC.
P.O. BOX 7951
ASPEN, CO 81612
(303) e27-t460
May 8, 1995
Messrs. Mark Bean and David Michaelson
GARFIELD COI-INTY PLANNING DEPT.
109 8th Street
Glenwood SPrings, CO 81601
RE:BARNESSUBDIVISIONE)GMPTION-HARMONYLANE
Gentlemen:
D. Barnes, President
cc: Jim Adams
David Brown, Pres. Hanllony View Property Associatiort
4.?
/
l*.e+,.?
I have met with Jim Adams, developer of the Adams Exernption Prollerty,
David Brown, and Raul Gawry representing the Harmorty View Prollerty
owners. The purpose of these meetings were to discuss tlte terms of alt
agreement on the future maintenanc" urd itnprovement of Harmony Lane as it
riates to the impacts on Harmony Lane generated by the fbur lot Barnes
Subdivision Exemption as well as the other users. We are in agreement that
the Barnes Subdivision will participate in a proportionate share of the rozid
maintenance and snow removal. Furthermore' our covenants for the
subdivision will provide for an assessment structure which wilt provide litrrcls
on an annual basis for such purposes'
we are also in agreement that should an agreement be entel'ccl irlto by all trscrs
of Harmony lane for the up-grading of Harmony Lane that we will participate
in that upgrading and ccrntinueci prailtenance witfu an apl.,iopriatc foi-itrttla
agreed upon by all the various users.
If you should have any questions, please do not hesitate to cotrtact me directly
April4,1995
Planning andZonrng Committee for
Garfield County
109 8th Street
Glenwood, CO 81501
Re: Barnes Housing Development
on Missouri Heights.
My name is Carol Duell and I live less than 114 of a mile west and almost parallel to the
location of this proposed development. As I understand, the plan being considered
is for four houses on forty acres with access to one well.
My concems are several:
1. Wildlife
This is the first winter, in the eleven years that I have lived here, that
there have been elk within sight of, let alone around, the house all winter.
There are always numerous deer, but the elk usually stay north and west of this
immediate area. If this area is further developed, which always includes massive
destruction of the habitat, where are the deer, and especially the elk, galg
to spend the winter? Development has pushed them out of so many areas that they
are seeking refuge south of 102 Rd. What happens to them next?
I have the impression that Garfield County is more concerned about growth
than wildlife, but are not wild animals a reason to keep the area undeveloped so
they have a place to live? And what about the future? Will our children and
grandchildren be able to enjoy these beautiful creatures as intimately as we do?
2. Water
I recently bought the twenty acres contiguous to my original purchase. The
purchase came with a well permit for those twenty acres, restricted to one house.
How can one well serve four houses? Also, it is my understanding that well
permits are issued one per thirty acres. What happened here?
Water is very precious in this country, especially up on Missouri Heights.
I have twice had trouble having enough water in the summer with one house on
one well.
3. Habitat
As stated, with growth, the natural habitat is destroyed and /or greatly altered.
The predominant trees here are Junipers that take hundreds of years to grow
and flourish. Are you going to allow them to be further destroyed in this valley?
2
4. Fire
If there should ever be a fire in this area, the more homes there are, the
harder it wilt be to control the fire, let alone have enough water to save
additional buildings. It is my worst fear, having a fire on this side of Co
Rd. 102. We are trapped over here.
Thank you for taking time to pay attention to my concerns, and I hope the members of the
committee will seriously consider them before making a recommendation to County Council
for the procedure of this development.
Sincerely,
lkil;4L"4
Caroline W. Duell
1978 102 Rd.
Carbondale, CO 81623