HomeMy WebLinkAbout2.0 BOCC Staff Report 02.22.1994• •
PROJECT INFORMATION AND STAFF COMMENTS
REQUEST: An exemption from the definition of
subdivision
APPLICANT: Irene Green
LOCATION: Located in a portion of Section 30, T7S,
R87W of 6th P.M.; Located on the west
side of CR 100, approximately 3/4 mile
north of SH 82.
SITE DATA:
WA
SEWER:
ACCESS:
1.
I IP
42.06 acres
Well
1.S.D.S.
CR 100
A/R/RD
P ZEI IVE PLAN
The site is located in District C - Rural Areas / Minor Environmental Constraints as
designated on the Garfield County Comprehensive Plan Management Districts' Map.
II. DESCRIPTION OF THE PROPOSAL
A. Site Description: The exemption parcel is located in the Missouri Heights area,
north of Carbondale. Adjacent land uses include irrigated agricultural land and
single family residential uses (see vicinity map on page / S ).
B. Project Description: The applicant is requesting an exemption to split the 42.06
acre parcel into three (3) tracts approximately 21.03, 19.0 and 2.0 acres each in
size. The applicant's have submitted a sketch plan indicating the proposed split
(to be be presented at the hearing). The applicant's cover letter is shown on pages
III. MAJOR ISSUES AND CONCERNS
A. Subdivision Regulations Section 8.52 of the Garfield County Subdivision
Regulations state that 'No more than a total offour (4) lots, parcels, interests
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or dwelling units will be created from anyparcel, as that parcel was described in
the records of the Garfield County clerk and Recorder's Office on January I,
1973, and is not a part ofa recorded subdivision; however, any parcel to be
divided by exemption that is split by a public right-of-way (State or Federal
highway, County road or railroad) ornatural feature, preventingjointuse ofthe
proposed tracts, and the division occurs along the public right-of-way or natural
feature, such parcels thereby created may, in the discretion oflhe Board, not be
considered to have been created by exemption with regard to the four (4) lot,
parcel, interest or dwelling unit limitation otherwise applicable;
Records in the Garfield County Assessor's Office indicate that the parcel
consisted of 120 acres in acres in 1963 (Book 269, Page 40 (Reception # 182407)).
In 1963, approximately 80 acres was conveyed from the original parcel (Book
351, Page 380 (Reception 222107)). No splits have occurred on the property
since January 1, 1973. Therefore, up to four (4) parcels may be created through
the exemption process.
B. Zoning. The exemption parcels are consistent with the two (2) acre lot minimum
lot size for the A/R/RD zone district.
C. Legal Access. Legal access is obtained directly from County Road 100.
Sufficient easements are shown on the sketch plan to provide access to all
exemption parcels.
D. Water and Sewer. The applicant intends on converting the existing well permit
(173635) to a permit allowing three (3) individual wells on the site. Staff notes
that adequate easements will need to appear on the final exemption plat.
No response has been received from the State Engineer's Office.
Sewage disposal for the exemption parcel is 1SDS. The entire exemption parcel
is composed of the Tridell soil complex. This soil type is considered to have
severe constraints for dwellings without basements and septic tanks, primarily
due to slope (Source: Soil Survey of Aspen -Gypsum Area. Colorado, United
State Department of Agriculture, Soil Conservation Service, 1992).
Staff suggests that the following plat note be included:
"Soil conditions on the site may require engineered foundations and
septic systems. At the lime of building permit submittal, the applicant
will be required to have all structural and ISDS plans certified by
Colorado Register Engineer."
E. State and Local Health Standards. No State or Local health standards are
applicable to the application.
F. Drainage. Drainage easements do not appear to be necessary on the site, but
should be verified in the field by the applicant's surveyor.
G. Fire Protection. The Carbondale and Rural Fire Protection District has
reviewed the project, and requested that Colorado State Forest Service
Guidelines shall be followed for construction of all dwelling units. Ron Leach
042--
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also requested that no combustible roofing materials be used (see letter on page
/1 ). Staff suggests that these recommendations be conditions of approval
and noted on the plat.
11. School Impact Fees. Each newly created lot (total o?'`t.) is subject to the required
$200.00 per lot school impact fee.
Natural Hazards. Staff referenced the Lincoln - Devore Laboratories Natural
Hazards Mapping for the site, which indicated that the site is in an area of Major
Soil, Major Slope, and Groundwater/Septic System (High Groundwater)
constraints. A hazard profile for the site is shown on pages jit .Zv.
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, 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
Staff recommends APPROVAL of the application, subject to the following conditions:
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.
2. A Final Exemption Plat will be submitted, indicating the legal description of the
property, dimension and area of all proposed lots or separate interests to be
created, access to a public right-of-way, and any proposed easements for
drainage, irrigation, access or utilities.
3. That the applicant shall have 120 days to present a plat to the Commissioners
for signature. Extensions of time 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. Driveway permits, if necessary, shall be obtained from the Road and Bridge
Department prior to the issuance of a building permit.
6. Control of noxious weeds is the responsibility of the property owner.
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7. The following plat notes shall be included on the final plat:
A. Soil conditions on the site may require engineered foundations and septic
systems. At the time of building permit submittal, the applicant will be
required to have all structural and ISDS plans certified by a Colorado
Registered Engineer.
B. The recommendations of the Colorado State Forest Service Wildfire
Prevention Guidelines, specified by the pamphlet "Wildfire Protection in
the Wildland Urban Interface" (CSFS #143-691) shall be followed in the
construction of all structures. Furthermore, no combustible roof
materials may be used within the exemption.
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TO WIIOM IT MAY CONCERN:
I have elected to divide my property known as Parcel
# 2391 301 00 001. NE 4, Section 30, Township 7, Range 87,
A/R/RD in Carbondale Colorado amongst my family as follows:
21.03 acres to my son R. Leon Green and his wife Betty
Green.
19.03 acres to my grandson Steven M. Ochko and his wife
Kimberly Ochko.
acres to my daughter Georgia M. Ochko and her husband
Steven J. Ochko.
All of which has been plated by surveyor Lois H. Buettner, a copy
of which is included in the exemption request. The first two lots
would be created for dwelling units, the third lot already has a
home on it.
Signed,
IreIe Green
Date
Carbondale & Rural Fire Protection District
300 Meadowood Dr.
Carbondale, Colorado 81623
303-963-2491
December 20, 1993
Dave Michealson
Garfield County Planning Dept.
109 8th St. i#303
Glenwood Springs, CO 81601
Dear Dave,
I met with Kim Ochko regarding a sub -division exemption application for the property
located at 4366 county road 100. Kim advised me that the application called for the creation
of three lots on the property and that a fire protection plan was needed for the county
planning department. Kim also advised that the lots would be used to build single family
houses only. We reviewed a plan of the property that showed the three proposed lots and I
would like to offer the following comments to you regarding fire protection for this property.
Access to the three lots appears to be adequate for the Carbondale fire trucks and
ambulances. The proposed driveways should be constructed according to the Garfield County
sub -division road standards.
Water supply for fire protection will be provided by the water carried on the fire trucks and
water supplied by fire department water shuttles. Currently there is no on site water supply
capable of providing fire flows.
Response time to the property is approximately 15-20 minutes with vehicles stationed at the
Carbondale Fire Station.
I would suggest that the Colorado State Forest Service guidelines for wildfire be followed by
the property owner(s) when building houses on the lots. I would further suggest that
combustible roofing material not be incorporated in the construction of the houses due to the
vegetation on the lots and the wildfire danger.
If you have any questions feel free to contact me at 963-2491.
Sincerely,
Ron Leach
Carbondale & Rural Fire Protection District, Chief
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