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Home My WebLink About2.0 BOCC Staff Report 11.21.1994• • BOCC 11/21/94 PROJECT INFORMATION AND STAFF COMMENTS REQUEST: An exemption from the definition of subdivision. APPLICANT: Mike and Trish Manuppella LOCATION: A tract of land located in Section 32, T6S, R92W of the 6th PM, located approximately five (5) miles southwest of Silt, off of County Road 315. SITE DATA: 173 acres WATER: Well SEWER: ISDS ACCESS: CR 315 EXISTING/ADJACENT ZONING: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The site is located in District D - 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 site is located at the southeast side of Hunter Mesa, up the Mamm Creek drainage, on the west side of County Road 315. Improvements on the 173.54 acre parcel include a single family home built in 1990. A vicinity map is shown on page obit- • , and the location of the proposed two (2) acre lot is shown on the attached blueline. B. Project Description: The applicant is proposing to split the 173.54 acre parcel into two (2) parcels of approximately 2.01 and 171.53 acres in size. Only the 2.01 acre parcel is subject to subdivision review through the exemption process. III_ MAJOR ISSUES AND CONCERNS A. Subdivision Regulations. Section 8.52 of the Garfield County Subdivision Regulations state that "No more than a total of four (4) Lots, parcels, interests or d welling units will be created from any parcel, as that parcel was described in 1• 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 divided by exemption that is split by a public right-of-way (State or Federal highway, County road or railroad) or natural feature, preventing joint use ofthe proposed tracts, and the division occurs along the public right-of-way or natural feature, such parcels thereby created may, in 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 limitation otherwise applicable," A deed submitted with the application describes the parent parcel on March 7th, 1966 (Book 374, Page 295). Therefore, up to four (4) parcels can be created through the exemption process. B. Zoning. Both exemption parcels are consistent with the required two (2) acres minimum lot size for the A/R/RD zone district. S�vecat, P7td�� PAr.s(A% 4(/ v4P S M044µ GKN . C. Legal Access. The parent parcel is accessed directly from County Road 315 (see blueline), so no easements are necessary. A driveway permit from Garfield County Road and Bridge Department will be a condition of approval. D. Water and Sewer. The applicant intends on serving the exemption parcel with an existing spring on the property. The applicants have applied for a variance from the Division of Water Resources to use the spring. E. Staff referred the application to the State Engineer's Office. No response has been received to date. Staff would suggest that a favorable response from the State be a condition of approval. Sewer will be provided by ISDS. Soils on the site are predominantly Arvada Loam (#3), which is consider to have severe constraints for ISDS, due to slow percolation rates. Staff would suggest the following plat note: "Soil conditions on the site may require an engineered ISDS. Site-specific percolation tests at the time of building permit submittal shall determine if conventional ISDS are feasible on the site." State and Local Health Standards. No State or Local health standards are applicable to the application, with the exception of Colorado Department of Health ISDS setback standards, which should be verified by an engineer. F. Drai nage. No drainage easements appear to be necessary, but should be verified on the field by the applicant's surveyor. G. Fire Protection. The Rifle Fire Protection District has reviewed the project, and had o comments (see Mike Morgan's October 14, 1994 letter on page s4• ). H. Easements. Any required easements (drainage, access, utilities, etc..) will be required to be shown on the exemption plat. I. School Impact Fees The applicant will be required to pay the $200.00 impact fee prior to the approval of the final plat. • • J. Natural Hazards. No Lincoln-Devore Hazard Mapping was conducted for the Hunter Mesa Quadrangle. 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 Sta ff 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 shall be submitted, indicating the legal description of the property, dimension and area of the proposed lot, access to a public right-of- way, and any proposed easements for setbacks, drainage, irrigation, access or utilities. 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. That the applicant shall submit $200.00 in School Impact Fees for the creation of the exemption parcel. 5. That the following plat note shall appear on the Final Exemption Plat: "Soil conditions on the site may require an engineered ISDS. Site-specific percolation tests at the time of building permit submittal shall determine if conventional ISDS are feasible on the site." 6. A favorable response from the State Engineer's Office must be received prior to the signing of an exemption plat. 7 Control of noxious weeds is the responsibility of the property owner. 8. All construction shall be consistent with USFS Wildfire Prevention Guidelines. i 3 OOP NITED STATES ENT OF THE INTERIOR LOGICAL SURVEY 1''4, I \11' 1 lh p ` 1\/` i I. Halt • MI T2pros g 640i II SW ISIS Ct 1\ r I'. , • \ �. Wel 40' '11 u7. i 491 - r L J II 14 23 2 ,,'� a r.. Z/ \ i; 7/...... Al: ) f `' 1 .,,, .. \, . . . :1 , . ) l 1 ) /- \ V }1 ,'', I./ rl_�'�� SI I 13, i 1 „rov' i o,' U �� _ `gin`, 1 � 1 " fY'" i • 4 .l G• lc- 7, V1.1 \ 1 7/ ly -ci •-> r G; CD 25)1r L . I .... 1, hl:• ((( 1(15 '1 i.• 1.Ab.tAv->' - -3S • • ciZ.if le cFire cProteetion c1District Box 1133 • i2i f le, Colorado • 8165O Garfield County Planning 109 8th Street, Suite 303 Glenwood Springs, CO 81601 Attention: Dave Michaelson October 14, 1994 re: Manuppella Mr. Michaelson, fl e .i OUT 2 .. 1994 ') OfV The Rifle Fire Protection District has discussed the proposed sub -division located approximately 4.0 miles up County Road 315 with Mr. Manuppella. In addition, the District has visited the sight of this proposed sub -division and finds it to be adequate for placement of a single family dwelling. The District approves the Manuppella proposal as is, but will continue to work with the Manupella's to insure that feasible fire protection is available. Feel free to contact me if you have any further questions. Sincerely, Mike Morgan Fire Marshal Rifle Fire Protection District cc; Mike Manuppella