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REQUEST:
APPLICANT:
LOCATION:
BOCC 5/11/87
PROJECT INFORMATION AND STAFF COMMENTS
Exemption from the Definition of
Subdivision
Doris M. Hunt
A tract of land situated in the SW
1/4 SE 1/4, Section 16, Township 6
South, Range 89W of the 6th P.M.,
located approximately 0.3 miles
northwest of the Sunlight Bridge at
2387 Midland Avenue.
SITE DATA: The site consists of a one (1) acre
parcel.
WATER:
SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
City of Glenwood Springs
Individual Sewage Disposal Systems
Existing off of Midland Avenue
R/L/SD
R/L/SD, O/S (Open Space), City of
Glenwood Springs Residential and
P.U.D. Zone Districts.
I. RELATIONSHIP TO THE COMPREHENSIVE PLAN
The site is located within the Glenwood Springs Urban Area of
Influence as designated on the Comprehensive Plan Management Districts
Map.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The site has moderate slopes increasing in
steepness toward the rear of the lot. Vegetation is mainly scrub
oak and other native types. Improvements include one single
family dwelling currently used as a two family dwelling.
Surrounding land uses are mainly single family residential with
some open space/undeveloped land.
B. Project Description: The applicant is proposing to divide the
one acre parcel into two tracts 1/2 acre each in size.
III.MAJOR ISSUES AND CONCERNS
1. The application has been referred to the City of Glenwood Springs
with comments referencing city sewer and electric service
concerns. Clarification of Electric department comments which
appear to be based on the creation of 3 parcels has been
requested. Comments from several adjacent property owners have
also been received. (See pages 5---?
2. Existing R/L/SD zoning on the site does allow for a 20,000 sq.
ft. (.46 acre) minimum lot size. However, supplemental
regulations in Section 5.04.03 limit parcels served by individual
sewage disposal systems and central water to a one acre minimum
lot. size. The applicant has applied for a variance from this
Section, which is currently pending before the Board of
Adjustment.
3
• •
Major Issues and Concerns (continued)
3. Residential parcels within 500 ft. of the site along Midland
Avenue average 2.7 acres in size ranging from .45 acres to 8.32
acres.
4. The applicant has submitted statements from a local engineering
firm indicating that individual sewage disposal systems could be
designed for both lots. (See page 7 ) The nearest city
sewer line is estimated to be approximately 0.3 miles from the
property with no immediate plans for extension of the line
identified by the city.
5. The Garfield County Subdivision Regulations require that an
application for subdivision exemption include provisions for a
source of domestic water and suitable sewage disposal to serve
each proposed lot. The City of Glenwood Springs has indicated
that it can serve the site with water.
6. Soils information on the site indicates moderate constraints for
septic tank absorption fields and dwelling units.
7. The applicant's current use of the existing residence as a two
family dwelling is technically in violation of the zoning and
should be legalized or discontinued.
IV. SUGGESTED FINDINGS
1. The 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 is in the best interest of the health, safety, morals,
convenience, order, prosperity and welfare of the citizens of
Garfield County.
V. RECOMMENDATION
APPROVAL, with the following conditions:
1. That the following plat note be included on the Exemption plat:
That each lot may be subject to engineered septic
systems and that future development may be required to
connect with the city of Glenwood Springs Sewer System.
2. That the applicant shall include easements on the Exemption plat
for access to the rear parcel, and for existing and future water
and sewer lines.
3. That the applicant shall establish legal and adequate sewage
disposal provisions for both lots, to include either an approved
individual sewage disposal system and variance from the Garfield
County Board of Adjustment or connection with the City of
Glenwood Springs sewer system.
4. That the applicant shall submit $200 in School Impact fees for
the creation of one new lot.
5. That the applicant apply for and receive a Special Use permit for
a two family dwelling on the site or discontinue the use prior to
final approval of the subdivision exemption.
6. 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.
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1130-87 HUNT (COUNTY REFERRAL) SUBDIVISION & VARIANCE REQUEST
City Attorney
No Comment.
City Manager
None.
Police Dept.
None.
Fire Dept.
If there should be any development on this property we would like to see
a fire hydrant on Midland Avenue at this location.
City Engineer
No objection provided second septic system is approved by County per
State standards.
City Electric
Developer will be responsible for all costs associated with this
project, which includes splice vaults, transformer pad, transformer,
conduit, primary cable, elbows, secondary connections, trenching, labor
and all other material that it takes to complete this project.
To Planning Staff - The electric department does not have adequate power
in that parcel of land for two more homes. The electric department will
have to bring primary voltage from the east side of Midland Avenue up
the driveway, and set one pad mount transformer to serve the two new
lots, plus the existing home of the Hunt's.
The electric department will require meters to be installed nest to the
transformers.
The electric department will require access to the meters and
transformer at all times. There will be no shrubs or trees planted in
front of the transformer or meters.
Water/Wastewater
1. A 12 inch water main exists on Midland Avenue in this vicinity.
This line will more than adequately supply enough water for this
proposed development.
2. There is currently no City sanitary sewer within 400 ft. of this
area.
3. Line locations should be requested prior to the start of
construction.
• •
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EXHIBIT A
1;;)L
ifECE
VED
APR 27 1987
GARFIELD COUNTY
A tract of land situated in the SW1SE1 of Section 16, Township 6 South,
Range 89 West of the 6th P.M., Garfield County, Colorado, yin westerly
of a road as constructed and in place and easterly of the. North-South
centerline of said Section 16. described as follows:
Beginning at a point on the North-South centerline of said Sc:tion 16
whence an iron post with a brass cap property narked for the Southeast
corner of said Section 16 bears S. 01'31' W. P.83.64 feet and N. 89'45'
E. 26C4.S1 feet:
thence N. O1"31' E. 92.90 feet along the North-South centerline of said
Section 16;
thence S. 88'34' E. 459.29 feet to a point on the westerly line of said
road;
thence 5. 10'49' E. 95.06 feet aloOg the westerly line of said road;
thence 11. 88'34' W. 479.59 feet to a point on the North-South centerline
of said Section 16, the point of beginning.
COUNTY OF GARFIELD
STATE OF COLORADO
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April 23, 1987
Attn: Planning Department
Garfield County
ECE VE
APR 2 3 1987
GARFIELD COUNTY
RE: Doris M. & Daniel G. Hunt
Zoning Board Adjustment
2387 Midland Avenue
Glenwood Springs, CO.
Dear Board Members:
Neither I nor my husband will be available to attend your public
hearing the afternoon of the 23rd of April 1987. We would like our
opinion viewed at your hearing on the subject adjustment.
It was our understanding building lots were to be two (2) acres.
Even at one (1) acre, this is an extremely small lot to put an
individual sewage disposal system on. Especially on the type of soil
on the mountain side. We note the lot to be approximately 92.9 feet
wide which when divided would give frontage of only approximately
46.45 feet. We feel this would be an unappropriate building lot.
If the lot were divided depth wise, the front building site would
still have a narrow lot of approximately 70 foot building width.
Setting this type of building adjustments on the mountain side will
cause extreme congestion precedent on the mountain side and allowing
2 acre building sites will potentially create a hodge-podge congested
residential development and anyone having an acre or more of land making
similar request.
If you will review this area, one owner has a seven (7) acre
parcel and could by precedent request fourteen (14) 1 acre building
sites.
Please look to the future as to what could happen by allowing this
precedent request.
Sincerely,
Cherylly Kay Earnest
Ralph Bradley (Brad) Earnest
2309 Midland Avenue
P. 0. Box 1016
Glenwood Springs, CO. 81602
/ SCHMUESER GO AEYER I
NC. 01.1
March 27, 1987
Mr. Mark Bean
Garfield County Planner
Garfield County Courthouse
109 Eighth Street, Suite 306
Glenwood Springs, CO 81601
RE: Hunt Lot Split
Dear Mark:
Grand Avenue, Suite 212
Gierrwood Springs, Colorado 81601
(303) 945-1004
CONSULTING ENGINEERS & SURVEYORS/
CU S 7r-TiiiR?',C17.174E-P?
ItJ MAR 3 0 1987
GARFIELD COUNTY
This letter is in reference to the Hunt lot split application for prop-
erty located on Midland Avenue near the City of Glenwood Springs. I
have reviewed the property with Mrs. Hunt with respect to individual
sewage disposal facilities. With the availability of central water
from the City of Glenwood Springs, it is my opinion that individual
disposal systems could be designed and constructed on both of the
proposed lots.
Please feel free to call me if I can clarify for you my observations
concerning the above -referenced subject.
Respectfully submitted,
SCHMUESER GORDON MEYER, INC.
Dean .W. Gor n, P.E.
President
D X :lec/70_7
xc: Mrs Doris Hunt