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HomeMy WebLinkAbout3.0 BOCC Staff Report 3.18.96BOCC 3/18/96 PROJECT INFOR ATION AND STAFF COMMENTS REQUEST: An exemption from the definition of subd ivision . APPLICANT: August and Warren Jewell, Ruth Elder LOCATION: A tract of land located in a portions of Sections 22, 27 & 28, T5S R92W of the 6th PM; located approximately four (4) miles northeast of Rifle SITE DATA: 683.03 acres WATER: Farmers lrragation Ditch SEWER: ISDS ACCESS: CR 259 EXI AIR/RD L RELATfONSl-llP TO THE IL The site is located in District D -Rural Areas -Moderate Environmental Constraints, as designated on the Garfield County Comprehensive Plan Management Districts' Map. A . S ite Descri_pilim: T le s it e is located northwest of Silt, in an area of rural residential use, rnixe in with an agricultural area. The applicants have their houses on the prop sed parcels. A vicinity map is shown on page., t/ • . B . £roject Description: The applicants are proposing split the 683.03 acre tract into four (4) parcels r approximately 10 .0 , 10.0, 20.0 and 643 .03 acres in size. The application wou Id actua lly only create two new parcels, one of the 10.0 acre tracts and the 643 .03 acre tract. Two of the parcels are 5.0 acre parcels created previously by exern 1 tion and th e applicants want to increase the size ~f J;lie parcels. A site plan ·ubmitted with the application is enclosed. (see pgs._S_·• _) • I UL MAJOR ISSUES AND CONCERNS A. Subdivision R eg ulations. Section 8.52 of the Garfield County Subdivision. Regulations state that "No more than a tot a l of four ( 4) lots, parcels, interests or dwelling units will be created from a ny parcel, as that parcel was described in the records of the Garfield County clerk and Recorder's Office on January 1, 1973, and is not a part of a recorded subdivision; however, any parcel to be divid ed by exemption that is split by a public right-of-way (State or Federal highway , County road or railroad) o r natural feature, preventing joint use of the proposed tracts, and the division occurs along the public 1ight-of-way or natural feature, such parcels thereby created may, i11 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 limit a tion otherwise applicable; Documentation submitted with the application shows that the tract in question was recorded in the records of the Clerk and Recorders Office in December of 1951 in Book 262, Page 225, as a 534 .05 acre tract of land. Since that time, the original tract has been split into two smaller tracts and the original tract. Since only three parcels have been exempted from the tract since that time , there is one additional exemption parcel that can be requested. B. Zoning. All of the exemption parcels are consistent with the required two (2) acres minimum lot size for the A/R /RD zone district. C. Legal Access All or the proposed parcels have access to C.R. 259 via an access easement across the larger tract of land. The access easement to all parcels wiJl have to be legally described on any plat approved by the Board . D. Wat e r and Sewer. The applicants are proposing to use existing cisterns, supplied by Farmers Irragation Ditch water.(S ee certificate p{.~ If the Board accepts these as the source of wat e r, any reso l ution of approval should makeit very clear that the approval is in no way bas ed on a domestic well approval and no approval of a domestic well in the future should be based on the Board's approval of the exemption. Additionally, an adequate number of shares need to be committed to each parcel or land. Sewer is provided by ISDS to the existing systems. Soils on the site are considered to havernoderale constraints for conventional septic tanks and leach fields due lo slow percolation. E . Building Constraints: The soils information submitted wilh the application indicates that buildings could be limited by soils, indicating moderate constraints due lo shrink-swell pote ntial. G. Fire Protection. The applicant has had the Rifle Fire Protection District reviewed Lhe application and the Fire Chief has stated that the parcels in question are within the District. (See letter pg~~) H . Easements. Any required easements (drainage, access, utilities, etc .. ) will be required to be shown with legal descriptions on the exemption plat. -z ,,,,, L School Impact fees No school impact fees will be required, since all of the houses are already existing. J. Bureau of Land Management: The BLM has noted the types of activities that can occur on public land and the rights of adjacent property owners. They also noted that portions of the original property have mineral rights reserved entirely to the United States. (See letter pg.~·) IV_ SUGGESTED 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, matte rs 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 is in the best interest of the health, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V _ R ECOM M ENDATl..(ll{ Staff can recommend approval orthe proposed split, subject to the following conditions of approval : 1. That all representations of the applicant, either within the application or stated at the meeting before the Board of County Commissioners, shall be considered conditions of approval, unless approved otherwise by the Board. 2 . A Final Exemption Plat shall be submitted, indicating the legal description of the property, dimension and area of the proposed lots, a legally desc1ibed access easement from each parcel to a public right-of-way, and any proposed easements for setbacks, drainage, irrigation, access or utilities and the following plat note: "All lots are approved based on the use of cisterns supplied by water from the Farmers lrragation Company and that the Board of County Commissioners is not approving the proposed splits for exempt wells ." 3. That the applicant shall have 120 days to present a plat to the Commissioners for signature from the date of approval of the exemption. 4. Control of noxious weeds is the responsibility of the property owner. I '' '· "' '" "' ' .. n I' l!J 11/tj ' v 1, /. I \ I \ ) /I ' ' • , 1· ( /Vt • /1 1 /,,, /, (, ~I( J ') ,,· ! I . , I ' \ \' \: i/ ........ · ' \ \' J \ ,,..-1 · ') I I I I .I,' ,, ' '· •)I '• I \ ,, \ ' , /.1{· ,-- I J ' ')j I . I '1. 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