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PROJECT INFORMATION ANI' STAFF COMMENTS
BOCC t2n3t93
An exemption from the definition of
subdivision.
Wayne and Loretta Harper
A parcel of land located in a portion of Section
31, T5S, R91W of 6th p.M.; Located
approximately two (2) miles northeast of Silt.
14 Acres
Wells (West Divide Water Conservancy
District Contracts)
Proposed ISDS
Access from CR 250
A/R/RD
A/R/RD
REOUEST:
APPLICANT:
LOCATION:
STTE DATA:
--
IVATER:
SSTflER:
ACCESS:
EXISTtrYG.ZONING:
ADJAQENT ZQNING:
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I.REIIATTONSFTP fo Tq.E coMp,REHENSn4 prAN
The site is located in District C - Rural Areas (Minor Environmental Constraints) as
designated on the Garfield County Comprehensive Plan Management Districts'Map.
DESCRTPTTOTI Or TEE, PROPOSAL
A. Sitg,Descriptipn: The parcel is located southeast of Silt, adjacent to County Road
250. The parcel ourrently includes an existing single-family dwelling unit located at
the southwest corner of the property. A vicinity map is atiached on pug. - tl - .
B. Project Dqscription: The applicant is requesting an exemption to split the 14 acre
parcel into three (3) parcets of approximately 9.0, 2.5 and 2.5 a"res in size. A copy
of the applicant's cover letter is attached on page 5 , and a sketch plan
submitted by the applicant is attached on page 6
MAJOR rSSrIf,S ANp qoNCERr,{B
A. SuMivision Re8rlations, Section 8.52 of the Garfield County Subdivision
Regulations state that "i/o more tlnn a total o//our (4) lots, parcrls, interests or
&telling units will be createdfrom any parcel, as that porcel was described in the
recordsof tle @eWComty clerkand Recorder's Offrce on Joruary l, 1973, andis not q Wrt of a recorded subdivision; however, any pcrcel to be divided by
exemption tlwt is split by a public right-af-way (State or Federal higlway, Caantyrdor railrd) or nduralfeature,preventingjoint use of the propised tracts, and
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the division occurs "!rf the pubric right-of-way or naturarfeature, such prcersthereby created may, * ti, aiiiirir, ,] *iaoaia, noi'{, io^iarrra b hqve been;i##Hffi#;:#!,{::tr:to the:"rour (4) tot, parcei,-iu,,,,t or dweuing init
B' Records in the Garfield county clerk and Recorder's office indicate that the parcelhas been in its 14 acre co-*s*o-#tio" ;;;iil;inoot zo, p;s; fi;;. Therefore, upto four (4) parcels can be Jt"*:9 through il,, J*r*p,ion prJcess.-ioairionar spritsare possible only through the full ,uUaffion pior.rr.
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ffi, All lots conform the two (2) acre lot minimum lot size for the A/RIRD zone
D' Legal Access,. The applicant currently has access to the property via county Road250' The applicants inteno on relocating ,r,r .*ioing ur."rr, '*J i*irlirg a culvertat the new location to handle stormwater flow.
*ffi:f i;ft * be required for the new location prior to the signrng of a final
E' water and sewe{. The applicant currently mairrtains an existing permitted well on theparent parcel' In additioq the applicant'r rr* obtained approved west DivideconservancvDistrict contracts forti; rd;il;;;o (2) lots. The contracts are fordomestic,u-se *hn one (l) singe-famit;;lilg gni!_and rz,ooosquare feer ofirrigatiom (see cover sheets roi uot[ ronouo*, plgrz-g ). In additioru the entire
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ten shares of Farmeris i"ie"t* water and fourreen acre feet of
Individual ISDS is proposed for each exemption parcer. soil units on the site incrudetrdefonso sony loam (*q),oln"yloam t*jol "Ia
potts loam (#56) The Ildefonsosoil type is considered topresent severe constraints for septic tani- ana absorption
frlfl}:ffi .lrr*;:L#' * ,*g.,ton;, -
ilur,ugg"J,; ; oil ;;e to address
F' ' No State or Local health standards are applicable
G' Drainagg' N9 drainage easemeffs appear to be necessary, but should be verified onthe field by the appfiJant,s surveyor.
H' Fire Protectig8'. The proposed exempion is located in the Burning Mountain FireProtection District. aletter stuarr cerise, fu;irt*t Fire chief, iu iiJuiro on page1 ' Mr. cerise orrrrJ***.n s on ensuring that the proposed access beconstructed to anow ease of access for tr. piotoilon vehicres.
I' Easements' T* F.*'I Exemption Plat must include acgess easements, water easements(if necessary) and any easements necessary for drainage,
J' ffiffi#f' The additional lots are subject to the required $200.00 per lor
K' Natural Hazards' staffreferenced the Lincoln - Devore Laboratories Natural HazardsMapping for the site. The two sxemption parceis rp nor located within an area ofSoil, Slope, or Crroundwater/Septic SVrt", ,rirtrJni,
Additional comments Two adjacerrt property ooo,ers have objected to the proposal(see pages lo-t I ). statr;;;;, ,t", ,r,, conservancy contracts do in fact arowfor limited irrigation. In addition, ;Hr*:yr*ls that eact parcer receive a deeded,proportional share in the Fanner's r.rigutron water and silt project water.
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1. That proper postirtg and public notice was provided as required for the meeting before
the Board of County Commissioners.
2. That the meeting before the Board of County Commissioners was extensive and
complete, that all pertinent facts, matters and issues were submitted and that all
interested parties were heard at that meeting.
3. That for the above stated and other reasons, the proposed exemption is in the best
interest of the health safety, morals, convenience, ord"r, prorpoity and welfare of
the citizens of Garfield County.
R$CQMn4ENpATTON
I 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
ofapproval.
A Final Exemption Plat will be submitted, indicating the legal description of the
properly, dimension and area of all proposed lots or separate interests to be created,
access to a prblic riglrt-of-way, and any proposed easements for drainage, irrigatioq
access or utilities.
3. That the applicant shall have 120 days to present a plat to the Commissioners for
signature. Extensions oftime may be granted if requested prior to the expiration date.
4. That the applicant submit $200 in School Impact Fees for the creation of each new
lot.
5. control of noxious weeds is the responsibility of the property owner.
6. The following plat note shall appear on the plat:
"Engineered Individual Sewer Disposal Systems may be needed on the site due to
potentially slow peroolation rates. Specific percolation tests at the time of building
permit will deterrnine waste water requirements on each exemption parcel."
8 The applicant shall submit approved permits prior to the signing of a final
Exemption plat.
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Wayne and Loretta I-IarperP.O. Box 656silt,, co 8165 2
October 28,
Dear Board
199 3
of County Commissionersi
We are applying for subclivision to aIlow us to build anotherhouse on our land. our claughter ancl son-in-Iaw plan to live in thenew house and rent the exj-sting house out. We would also like thefront 2 L/2 acres subdivided so we may build a house on that pleceas we1l, in the future.
We are presently the owners of the mineral rights of our 1and.
As you can see, we have purchased addj-tional water rightsthrough'I'he West Divicle Water Conservancy District. They fiaveapproved two new wells. One for Lhe g acre parcel ancl one for the2 L/2 acre parcel in the front. The existj-ng house has a well-.
. We plan 'b.o use a leach fietd for sewage disposal on both newpieces. The existing house i-s set up with a leach fierd.
We will be moving the clriveway to the place indicated on themap. rt will be the access for all 3 pieces, wiLh a 2s, accesseasement to the parcer in the bacl<. we will arso be putting aculverb at the driveway entrance t-o meet the Road ind Stbrmdrainage reqtiirements .
We have enclosed a copy of record.shas been a L4 acre parcel since 1909.
indica'Eing that our land
Please approve the subdivision of ouracre parcels and one 9 acre parcel.l-4 acres into two 2 1/2
Thank You
Wayne HarperLoretta llarper
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APPLICATTO}{ AND D/ITA TORI'T
lt,O LEASE WATDR TROM
I{EST DIVIDE I^IATDR COI{SERVAI'ICY DISTRTCI'
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DA'IU AI'IIVfiIED
For offlce uss orny
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A APPIJICAI'IT
Name {
Address
Telephone l'lunrber
Authorized Ageltt
_-BJk_-*i*13.5resetrtative oY 8ta'2b93or Rep
B.I^JATBR IlIGtlT ol{NBD BY APPIJICAIIT
Name of Rj.glrt
Type of Struc ture or Il,ght /t /o-/I
Location of Point of Dlvers lorr
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I{ater Court Case l'lo.
I^IeI1 Permlt }.lo,
C. INTBNDED USIS OT LEASBD ITATER
Locatlon of Area of Use -s q
Descr pL o of Use
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Nunrber of DTotal Acrea
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Date: Oct-ot-ren 1g, lggS
'l-r: Whonr i t I'lay Concern:
Fieferer)ce t,l ttre :.rr-rrrcrivision of the property rocated at z162c':unt'y' R'r;.r'J ?.5o, sirt cororacr o, ttre said propenty croes Iie withinthe rflPrvi(le area c'rf the Burrrirrg lltns Fire protectiorr Districl-.Fire 1-rrcrterlt.ir:rn i:: ::; r_r ;_rpliecl irr thi:: service area, Tire Districtcloe:: r'i,:L l-ra'.,e 3ny rest-rictions on l-lre sr_rbdivision of ttreapl)('r:;'limat,e g acre F,arcel int-o 3 srnal ler parcels. It is ounLlrr'ierr:tarrt'ii.g that- these parcers wil r be resident-iar rrse.Drr r r:nly commerrt is to remind the owner that any and arldrivrrway acceiises l:e conFtrr-rcLed in sr.]ch a mannEr ro alrow easeof 3c'-: e:i5 cf 'f i r'e 3[rr]i crt.[1sr' {?melgency eqrriprnerrt (cul,zerts andt'rIidger': 'lr: errr:'|roprr i:te rating tr: c;r1ny fully roaded fire'lpJrar':-:rtr,.r :i, cr-1 r'nr.rr-F c:,n sr-rcl'r a r.acJir-rs to allow u,.,, a"Ltricted turns,arli-l roa,lways of :;rJii.aLrle wicii:h t_o allow access wit-[sq1I'l Egotiating roadside obsLacles sr_rch a.s large or overhangingtrers'E, i:rrilclings, rencelineF or oLhen objer:t= *ni"n may impede onrestrir:t :ir-lr:: h aceesr:) ir r)(.l i.hat- all l.esicl ences be suitably markedwi th tlr e Jrr'oJ)er irrjr-lr.eri:: r-lrrmhr-r-. iiememben, i f we ar(:, r_rpable tOirl':ate t-|1r;' airqj|e'rq t:.,I ac(]e:is. t-ire rr:sidence we can rrot supply youwil'h irrlra'r,r-raLe liroIectir:n. plr:a::e feel free to catl either myselfat rJl't:,-5{-:i (-)7, C:hiel Don Zcrr,Jel ;rt_ gE}z+-Zg4l or. wnit_e to us at p,O.Eo>: 236, 5ill. C0 glrr52 if Q,Br;Lio.s on comnrents anise.
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i.r-rart 1.., CeriseAr;st, District CliiefBurning t"l tns. FireProtect ion District
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hle Dnn srnrJ Edri*"r F.l.*.ce ;:r'nL,,st tlrc,., ::r".rt:cJj.r,i.::;j.r:rr ,f [d;iyrre anclL.,reit'La l-lar-;::t:r-,'s p"',,r1r,*.tf 1,r,,,"t,,u,.t aL :,i1/:ril tlunrrt;v lrjo.:irr rr_l(,)r .l.e,Jal.degcr-j'pt:ir:rt ' tlttil ,,rr,..,tr, 'f .r,-.,.L,*urr, *,r.-rru,--,i{: [: rrr:.1 r::i.L/:,.r. hl[:.r/:1 hrE: r/4. l,,r[.-r,/4st:rc't'iotr ;rL'T'=ti Ft?L[^l ** t:rrni r,rn [:ir''r rc,r- i-t],,., r..ea*()rr3 o.f L.rrir:; is ;,rrerr',a'Pr-ict-'tLtu'e LnncJ" t^tj ['tt ,*-cj.Ly w.nt-c.rr- ,ri,r ,o .{:ir-cir hyclr-ari[..s j.{ ther-ert{u'r{* a {ir-r+ i"t' l^lt-tr-tltJ s1::r-t*arl l::r*,..:r^rr.lc.rrr rr.,,.,ur,,r,r, farii.., alsio l^riL.tr l^r*1Iperr-rn:its *rrl'v bc'ini'1 i:rsi'.terJ {.,r- rr*,..r,r,*rro};-o;r,,,;;;;; ir,I'',..rr,rt rrrour.r.cr br:dry, /llso Lhe plrr.:rrre l:i.nt,s:irr.l_hir:; *.uri Li.r.ct;::r*ir-b.y Iirrr:rs iirn(l a!:i far-t^'e [::r]oh,, {ir'{i' all '{:t-'tll:' :i(:l ni* L.n t^ilr*1:liuor- tr-rery roltltJ qeL ptrnrrer ,=*jr-.\,j.ce.rTtianL: y(]r-r.fmr yir..,. l:iri{:.t*rr:i nr:t t.r: ,r,_,,] r::b.ju,r: L::i13rri op {:5r:sr,rbcl i. vi. sii rn "
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DEC 0 9 te95
&TRFIELD COL,I{TY
Dmc . 6, 19?.J
F'I ann i ng
Gar-{ i el d
Dep,artment
Courrty
Tm wlrom i't mi:ry cHric:srnr
I 6\1 i ce Jonesi protest the $LrLtd i vi si on o'f W;+yne arrd [-.orrlttarHarper's proper-ty Imcah.rnd at il1.62 {-}r:r-tnty [tr:rarl !15(-)r IerqaI deiscr-:tpt'.imrr,the south {our-teerl acrels o{ tlrtl EI/:!. NlEl/:f NH1,/4 NE:1,/4 of :recti.qrrr
31!T55 R91W c){ the Crt.h F1'1 fmr ttre rH(:rriorls mf this is ennerd aqrisLrltLrre
Land, witlt no city rruater ancl no {ir-m lrydrants i{ therer r{ere a {ire it
wot-tId si;:rread tretrrlt:etn l'tmusiert:i fi:rEt" rnlt:it: rnrith r.,leIl prermits only bei.nqg
issuerJ {or lrousehol.cl pLrr-posi€.}ri tl-re land r.lor-r1d Lrel clr-y. ALso tlre phone
Iines in ttrisi ar|Ia ar-e parLy linet3 ;:rrrd aEi .far a.5 r^,e l.::now aru- alI .fr-tI 1.
Tharrl.: yor".t for yoLtr liaLr.:ning {:m my oLr.ierutions {:n ttre sr-rbdivisi.on.
Si rrcer-eI y,
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Al. i ce Jones;
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!.nrfr 1 3 199$
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DEC I 01995
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UUUNTY COI{MISSIONTRS
2L62 CR 250 Silr CO
e er 10, Igg3 Li.\ii': :; i-i.1, i-'JLJirlfY
field eounty Commissioners' 'n
Proposed Subdivision of Wayne Harper Property,
Sirs '
I would like to express some thoughts on the proposed subdivision. 250 Road
going North from 214 Road is less than 20 feet wide between barrow ditches and some
culverts are less than tB feet long. Although, 2 more households would not add
excessive traffic, but when you consider 3 splits on 14 acres verses 320 private acres
on 1 mile of road and you are opening it up for possibly 64 households plus the 9
already here. If you allow this proposal, you are setting the precedence and it will
be difficult to find grounds to deny subdivisions with less than 5 acre units.
Let us also consj-der the water situation. Irrigation water to the Harper Property
is furnished by a head gate and partial flume located on property leased by myself and
runs in an open ditch on the East side of 250 Road. The water runs in the barrow ditch
for approxlmately 300 feet before crossing under the road to the Harper property. If
a division structure is going to be built, it will have to be on the Harper property
because there is no easement on the Piffer property, nor will an easement be granted.
Installing a division structure in a county road is probably unlawful and wou:Ld cause
a traffic hazard on a road that is already too narrow.
Then we need to look at the problems of stock on named property. This has been an
on going problem for the past 22| years. A1most yearly, especially this past spriug
and summer, the livestock on the Harper property were coming into this place because
the gates were never closed and adequate pasture and feed are not provided.
Another point to consider is the phone lines. First of all, there are no pri-vate
lines available and the phone lines that are installed nol^l are Party lines with 4 parties
on each. How much money is the County willing to spend on improvements i-f proposed
subdivision is granted? And where will the money come from? This subdivision will
surely be anoLher knock in the already damaged agricultural community of Si1t. After
revi-ewing rhe above mentioned ci-rcumstances, I am strongly opposing the subdivlsion
of this property.
Sincerely,
es)'J':".,\N"
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DEC 0 9 1995
GAFFIELD CqJilTY
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F1 ann t nq
G;r.r"{ i El ri
Dep*irtrnent
Crr..rnty
Tm ntrsnr it m.iy cor'tc:erns
I Al i rtl Jene:l prcrtelst t-he slrbdi r.,i si orr o{ t'laynel and L.orertta
Harper ' s prmperty I rcat ed at 3l CrI llmutnty ltr:ad i]S{l r 1 egal descr':i pt i nn
"the sourth {ourrte*n acre:i cr$ the H1/:l HE:1/} hlHl./4 NEt/4 c:{:ieicti.crn
I1!T5S Rgltd ct{ ttir* drth Fl'1 for the rEtflsidl-rs m{ this is :nned aqrirurlturre
1and" ttith ric: ri.ty ratater- r?r-l{J ncr f ire hyclr"nn{::l if there were a {ire it
wourld *pre+rd trr*tuur:ern hsug,e,s {,rst, $1Ei{:} witti r.relI permits only beirrg
issued fnr lruuserhrlcl purpm$tls tlre Land l,lourld tie* dry" AlEo ttie phone
l j.nes: in this ar'{Bcr are par"L,y lines and asi {ar aE wt: l:nsw are alI f t-rI1.
Thanl,: yotl {or your' l isteninq to my objs:r:tions c?n the sr-rhdivi.sion.
Si ncerel y,
Al. i cr* Junes
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DEC 0 9 t995
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qAAFltrLD GO(STTY
Fl ann i ng
Gar'{ i el d
Depinrtrnent
County
Tn wtrrm it rnay cclncern!
We Don ;rrrd Edna PIarrl protest the surbdi.vi:iinn o{ Hayne and
Lpretta Harper''s prr:perty lncated at I1*r? ficrt.rnty Road ?5{-}r leqal
de:icriprtic:n, thrn:ioutt'r fourteen &cres o{ the E1/I NE1/I NEl/4 hlEl/4 o{
sectiun 31,TSS R?lt{ nf thr* 6th Pl'l {mr thm re*rst:ns nf this is zoned
a,gr-icul.tt".trei land" wi'L,t'r ncl ri.ty water and no {ire hyrJrants i+ there
were a {ir*r i't wor-rld spr'tlad betr.leen hot-rt:;e*s f atit., al:;o with t+el I
per-rn:lts onl.y beirrq issued {or- t'rmursetrol.d pLrrpcrs€r:3 the land wot-tId be
rJry" Alstr the phune llnes in this sre{s are party lineg and as {ar as
rr,e l:rfioh, are all f r-r11" $o as tC] tohether tt'rey courlcl qet phone service.
Than[:: ]or-l {mr yoLrr 1i *teni nq to otrr obj ecti orr* c}n the
surbd i vi si nrr .
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