HomeMy WebLinkAbout1.0 ApplicationMarch 15,1993
David Michaelson
Garfield County Planner
108 8th Street
Glenwood Springs, CO 81601
Re: Larsh Subdivision Sketch Plan
Dear David:
land design
partnership
On behalf of Mr.Ed Larsh, I respectfully submit the following and
attached information in compliance with the Garfield County
Subdivision Regulations for a subdivision Sketch Plan application.
Mr. Larsh is the sole owner of the property and resides on the
property at the following address:
Edward B. Larsh
9179 State Hwy 82
Carbondale, CO 81623
The property contains 14.726 acres and is occupied by Mr. Larsh's
residence and a detached garage/studio (the one with the train
painted on it). An access easement crosses the property to serve an
adjacent residence to the south. The property is bounded on the
southwest by the Roaring Fork River and on the northeast by the Rio
Grande Rail Road and Hwy 82. To the northwest is an agricultural
property owned by a Mr. Bury. Access to the proposed subdivision is
provided by an existing easement through the Bury property and across
the railroad.
The property slopes toward the river starting at an approximately 12
percent slope near the railroad and softening to 3-5 percent as the
property approaches the river. The river bank along the property is
very sharply defined with a grade change of 15 to 20 feet. The 100
year floodplain is contained within this high bank such that no
usable area of the site is impacted by flood hazard. Cottonwoods
dominate the river bank and new growth cottonwoods are encroaching
into the fields. The area below the Glenwood Ditch has historically
been flood irrigated with water rights from the Glenwood Ditch. Mr.
Larsh has installed a pressurized agricultural irrigation system to
more efficiently maintain the property.
P.O. Box 517 • Glenwood Springs, Colorado 81602
918 Cooper Avenue
(303) 945-2246
Michaelson
3/15/93
page 2
The site is characterized by two SCS soil types. The upper and
steeper soils on the site are Southace cobbly sandy loam, 6 to 12
percent slopes. This soil type has moderate limitations to homesite
development. The larger area of the site is Mussel loam which is
described as being well suited for homesite development. See the
attached Soils Map and soil type descriptions. The soils reports for
the adjacent Aspen Glen development did not suggest any unusual
radiation hazard in the area.
SKETCH PLAN
The Sketch Plan, attached herewith, proposes a total of four lots.
Lot 1 encompasses the existing residence and contains approximately
5.09 acres. Lots 2, 3 and 4 each contain 3.21 acres. The acreage of
these lots assures adequate off-street parking with a minimum of six
parking spaces. The lots are accessed by the existing easement
across the railroad and the Bury property. The present driveway will
be improved in accordance to Garfield County road design standards.
Domestic water will be provided by individual wells augmented by
Basalt Water Conservancy District Contracts. Copies of the contracts
issued by the District to Mr. Larsh are attached. Well permit
applications are being prepared for submittal to the State. Lots 2,
3 & 4 are approved for .04 acre feet of water annually and Lot 1 is
approved for .06 acre feet annually. The well permit applications
are for inhouse use. Shares in the Glenwood Ditch will be
transferred with each lot on a proportional share basis according to
the historically irrigated acreage on each lot. The existing well
which serves the Larsh residence has a history of dependable water
supply in both quantity and quality.
Individual septic tank and leach fields are proposed as the method of
wastewater disposal. Experience from the existing wastewater
disposal system suggests appropriate soil types exist on the site for
this type of wastewater treatment.
Electricity and telephone services are presently available to the
site. Natural gas and cable TV are not available on the northeast
side of the river.
Michaelson
3/15/93
page 3
The proposed development will have minimal impact on the adjacent
Roaring Fork River. The desirable building areas have gentle grades
allowing construction without excessive site disturbance. Drainage
from drives and parking areas will flow across vegetated areas which
will naturally cleanse surface drainage water before reaching the
river. The pressurized irrigation system will help avoid
complications which might arise from soil saturation caused by
excessive irrigation wastewater while assuring adequate irrigation of
the fields by "novice farmers".
I trust the attached information is adequate for the sketch plan
level of review and that this application will be scheduled before
the Planning and Zoning Commission in accordance with subdivision
regulations. If you have questions or require additional information
please call me.
Sincerely,
Ronald B. Liston
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VICINITY MAP
SCALE 1"= 2000'
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COMMON ACCESS TO
HWY 82
SKETCH PLAN
LARSH SUBDIVISION
scale 1"= 200'
3/16/93
0
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SCS SOILS MAP
SCS SOILS fillESCRIPTIONS.
89—Mussel loam, 1 to 6 percent slopes. This deep,
well drained soil is on terraces and foot slopes. It
formed in alluvium. Elevation is 6,500 to 7,500 feet. The
average annual precipitation is 13 to 14 inches, the
average annual air temperature is 42 to 44 degrees F,
and the average frost -free period is 75 to 90 days.
Typically, the surface layer is Tight gray loam about 8
inches thick. The upper 34 inches of the substratum is
sandy clay loam. The lower part to a depth of 60 inches
is gravelly sandy clay loam.
Included in this unit are small areas of Yamo soils.
Included areas make up about 10 percent of the total
acreage.
Permeability is moderate in the Mussel soil. Available
water capacity is high. The effective rooting depth is 60
inches or more. Runoff is slow, and the hazard of water
erosion is slight.
This unit is used as hayland or for homesite
development. If it is used as hayland, the main
limitation is low fertility. Grasses and legumes grow well
if adequate fertilizer is used. If properly managed, the
unit can produce 4 tons of irrigated grass hay per acre
annually.
The suitability of this unit for range seeding is good.
The potential plant community is mainly western
wheatgrass, needleandthread, Nevada bluegrass,
Sandberg bluegrass, and big sagebrush. The average
annual production of air-dry vegetation is about 800
pounds per acre.
This unit is well suited to homesite development.
This map unit is in capability subclass IVe, irrigated
and nonirrigated. It is in the Rolling Loam range site.
97—Southace cobbly sandy loam, 6 to 12 percent
slopes. This deep, well drained soil is on upland
, terraces, mountainsides, and alluvial fans. It formed in
alluvium derived dominantly from redbed sandstone and
tt shale intermixed with gypsiferous material. Elevation is
6,000 to 7,000 feet. The average annual precipitation is
14 to 16 inches, the average annual air temperature is
42 to 46 degrees F, and the average frost -free period is
95 to 105 days.
Typically, the surface layer is reddish brown cobbly
sandy loam about 3 inches thick. The upper 11 inches
of the substratum is gravelly loam. The next 12 inches
is very gravelly loam. The lower part to a depth of 60
is inches or more is very cobbly fine sandy loam. The
content of stones and cobbles increases with depth.
Some flagstones are in the profile in some areas.
Included in this unit are small areas of Morval,
Goslin, and Tridell soils. Morval and Gostin soils have
slopes of less than 12 percent. Included areas make up
about 15 percent of the total acreage.
Permeability is moderate in the Southace soil.
Available water capacity is low. The effective rooting
u.
1 depth is 60 inches or more. Runoff is medium, and the
hazard of water erosion is moderate.
Most areas of this unit are used as rangeland. A few
areas are used for homesite development or as wildlife
habitat.
The potential plant community on this unit is mainly
western wheatgrass, Indian ricegrass, muttongrass,
Wyoming big sagebrush, and Utah serviceberry.
Needleandthread, Douglas rabbitbrush, squaw apple,
and scattered Utah juniper commonly are also included.
The average annual production of air-dry vegetation is
about 900 pounds per acre. If the range condition ----
deteriorates, Wyoming big sagebrush, Douglas
rabbitbrush, cheatgrass, and annual weeds increasE
abundance.
Suitable management practices include proper
grazing use and a planned grazing system. The
suitability of this unit for range seeding is poor. The
main limitation is the surface stoniness. Because of
hazard of seepage, the soil is limited as a site for
livestock watering ponds and other impoundments.
If this unit is used for homesite development, the
main limitations are the hazard of erosion, the
stoniness, and the susceptibility to piping and frost
heave. Areas adjacent to hillsides are occasionally
affected by runoff, which may be accompanied by tf-
movement of rock debris. Preserving the existing ply
cover during construction helps to control erosion. C
the part of the site that is used for construction shot
be disturbed. The gravel and cobbles in disturbed al
should be removed if the site is landscaped, particul
in areas used for lawns.
This map unit is in capability subclass Vle,
nonirrigated. It is in the Loamy Slopes range site.
LEGAL DESCRIPTION FOR:
9179 HIGHWAY 82.
CARBONDALE, CO 81631
A PARCEL OF LAND SITUATED IN LOTS 1 AND 2, SECTION 20 AND
IN THE NE1/4NE/14, SECTION 19 ALL IN TOWNSHIP 7 SOUTH,
RANGE 88 WEST OF THE 6TH P.M., LYING WESTERLY OF THE
DENVER AND RIO GRANDE WESTERN RAILROAD AND EASTERLY
OF THE CENTER OF THE ROARING FORK RIVER DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF THAT LAND DESCRIBED
IN BOOK 622 AT PAGE 548 AS RECEPTION NO. 339418, WHENCE
THE POINT OF BEGINNING OF SAID DOCUMENT BEARS S 46 DEGREES
45'24" W. 148.69 FEET AND ALSO WHENCE THE WITNESS CORNER
TO THE NORTH QUARTER CORNER OF SAID SECTION 20 BEARS;
N. 21 DEGREES 42'45" E. 1,414.36 FEET;
THENCE WEST 682.25 FEET ALONG THE NORTHERLY LINE OF SAID
RIVER;
THENCE N. 48 DEGREES 00'00" W. 136.10 FEET ALONG THE
CENTER OF SAID RIVER;
THENCE N. 64 DEGREES 45'00" W. 336.27 FEET ALONG THE
CENTER OF SAID RIVER;
THENCE N. 54 DEGREES 54'00" E. 1,105.42 FEET;
THENCE S. 36 DEGREES 09'00" E. 801.50 FEET ALONG THE
WESTERLY. RIGHT-OF-WAY OF SAID RAILROAD;
THENCE WEST 221.01 FEET TO A POINT ON THE EASTERLY LINE
OF THE GLENWOOD DITCH;
THENCE S. 04 DEGREES 47'00" W. 223.72 FEET ALONG THE
EASTERLY LINE OF THE GLENWOOD DITCH TO THE POINT OF
BEGINNING;
TOGETHER WITH A NON-EXCLUSIVE EASEMENT TO BE USED FOR
ROAD AND UTILITY PURPOSES BEING 18.00 FEET IN WIDTH
LYING 9.00 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED
CENTERLINE;
BEGINNING AT A POINT AT THE INTERSECTION OF A ROAD AS
CONSTRUCTED AND IN PLACE AND HIGHWAY NO. 82, WHENCE THE
NORTHEAST CORNER OF SECTION 20 BEARS; S. 28 DEGREES
00'00" W. 405.00 FEET;
THENCE ALONG THE CENTERLINE OF SAID ROAD TO A POINT 9.00
FEET WESTERLY OF THE WESTERLY RIGHT-OF-WAY LINE OF THE
DENVER AND RIO GRANDE WESTERN RAILROAD;
THENCE ADJACENT AND PARALLEL TO SAID RAILROAD
RIGHT-OF-WAY LINE 1,750.00 FEET; MORE OR LESS,
COUNTY OF'GARFIELD, STATE OF COLORADO
18
•
krT,f perlEf'S POLICY—Amended 10/17/70
SCHEDULE A
Order No.:
12669-G
Date of Policy July 10, 1986 At 12:32 P.N.
1. Name of Insured:
ED LARSH AND JUDY LARSH
Policy No.: 0-625740
Amount of Insurance: $68,000.00
2. The estate or interest in the land described herein and which is covered by this policy is:
FEE SIMPLE
3. The estate or interest referred to herein is at Date of Policy vested in:
ED LARSH AND JUDY L?J SH
4. The land referred to in this policy is described as follows:
SEE PAGE 2A
AUTHORIZED COUNTERb IGNATURE
CT1G`11.47A i?T IP rig _Ir
SECTION 29 St. SECTION 19'TP. 7S, RNG.•88W
.., LaP (LARSH�v
401,
3
3
J'
• 13669-G
ENDORSEMENT TO TITLEAOITENT
SERIAL NUMBER
ISSUED BY
S T EWART TITLE
GUARANTY COMPANY
HEREIN CALLED THE COMPANY
ITEM NO. 4 UNDER SCHEDULE A IS HEREBY AMENDED TO READ AS FOLLOWS:
CHARGE
A Parcel of land situated in Lots 1 and 2, Section 20 and in the
NE4NE4, Section 19 all in Township 7 South, Range 88 West of the
6th P.M., lying Westerly of the Denver and Rio Grande Western
Railroad and Easterly of the center of the Roaring Fork River
described as follows:
Beginning at the Northeast Corner of that land described in Book
622 at Page 548 as Reception No. 339418, whence the point of
beginning of said document bears S. 46°45'24" W. 148.69 feet and
also whence the Witness Corner to the North Quarter Corner of said
Section 20 bears: N. 21°42'45" E. 1414.36 feet;
thence West 682.25 feet along the Northerly line of said document
to a point in the center of said river;
thence N. 48°00'00" W. 136.10 feet along the center of said river;
thence N. 64°45'00" W. 336.27 feet along the center of said river;
thence N. 54054'00" E. 1105.42 feet;
thence S. 36°09'00" E. 805.50 feet along the Westerly right-of-way
of said railroad;
thence West 271.01 feet to a point on the Easterly line of the
Glenwood Ditch; ,
thence S. 04°47'00" W. 223.72 feet along the Easterly line of the
Glenwood Ditch to the point of beginning.
COUNTY OF GARFIELD
STATE OF COLORADO
This Endorsement is made a part of saidAj(�}Q tan tilent is subject to the schedules, conditions and stipulations therein, except as modified by the
provisions hereof.
Nothing herein contained shall be construed as extending or changing the effective date of saidwp9 uniesseontherwise expressly stated.
Signed under seal for the Company, but this Endorsement is to be valid only when it bears an authorized countersignature, this the is t
day of JULY 19 86
•
4'I'EWART'1'ITLE
GUARANTY COMPANY.
1
3
3?
Chairman of the Board
Countersigned:
uthorized Countersignature
President
003 50M
relb .14.07
■NOaeni-On BHM,.RNT E 990
NUM San
4-293700
li
•
ALTA O PO I Y .Mod.if ied 13
SCHEDULE B
his policy does not insure against Toss or damage by reason of the following:
Rights or claims of parties in possession not shown by the public records.
'2:'•`Easements, or claims of easements, not shown by the public records.
3. Discrepancies, .conflicts in boundary lines, shortage in area, encroachments, and any facts which a
correct. survey and inspection of the premises would disclose and which are not shown by the
public records.
Policy No.: 0-625740
•
4. Any lien,;or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed
by law:and not shown by the public records.
5. Any and all unpaid taxes and assessments and any unredeemed
tax•,sales.
6. The effect of inclusions in any .general or specific water
.conservancy, , fire protection, soil conservation or: other
district'or inclusion in any water service or street
improvement area.
Right of the proprietor of a vein or lode to extract and remove
:his ore therefrom, should'the same be found to penetrate or
.intersect the premises hereby granted, as reserved in United
'StatesPatent, recorded October 24, 11393 In Book 12 at Page 249
as Reception No. 16443. e
Right -of way for ditches or c al constt cted by the authority
of,,the,United States, as rese ed n Unit States Patent
.recorded, October 24, 89.E in :..k 12 at .Page 249 as Reception
iUo: ` 16443.
=.lat andatement o
-1897?`a$ R ception No.
raperty, U 1
arp Ditch, filed for record June 7,
, as the same affects subject
itchStatem? of Glenwood Ditch filed for record March 7,
1901° as Receptlort No. 23549, as the same affects subject
proper 7-
Easements. and 'rights . of way as granted to The Glenwood
i,lr`»,igation Company by Document No. 23960 recorded in Book 44 at
,x
e'457, ' a.s:.'the same affects subject property.
and Statement ;of the Berry Spring Ditch and Fish Pond filed
Document No. "202129.
;.Mag -and° $,tatement of the Burry Spring .Pump and Pipeline filed.
as;Document No. 202130.
sement;and ` right of way as granted to Mountain States
elephone and Telegraph by, Richard Burry by -instrument recorded
Book'390.at Page 353 as Reception No. 239587, across subject
See: Continuation Page
Page 3
STEWART TITLE
GUARANTY".COMPANY
'.PRDER ..NO. 113669-,
Attached to and made a part of Stewart Title Guaranty Company Policy No.
Continuation of Schedule B
property.
. Right of way for the uninterrupted, flow of Roaring Fork River.
. Easement for road and utility purposes -t8 feet in width granted,.
`tbRichadC. Martin and Wilma S. Martin by Richard Burry and
;:Viola E. burry by instrument recorded June 10, 1977 in Book 497
j_atPage .220 as Reception No..278917.
0-625740
•,Terms, conditions, stipulations and restrictions contained in
:theException from the County Subdivison Regulations,
Resolution No. 82-79, recorded April 8, 1982 in Book 596 at
Page,891 as Reception No. 326566.
Roadway and utility easement being 18 feet
;.:subject property as set forth and gran
and co., in Deed recorded, March 21,.1
548 as:Reception No. 339418.
Deed of Trust from Ed Larsh . nd J
Trustee of Carfiel ounty, •r the
and Donna. Lee Bal in, to sec
recorded; July 10, 1986 19 Book 691
:-372516..
203 -A -T
(50M 12-85)
age
in dt across
o d. Richardson
Book 22 at Page
udy Lar to the Public
e of Raymond L. Baldwin
,000.00, dated July 10, 1986
at Page 270 as Reception No.
STEWART TITLE
GUARANTY COMPANY