HomeMy WebLinkAbout2.0 Staff Report BOCC 06.13.94t) E{z-,Dtr_r_w
REQTIEST:
APPLICANT:
LOCATION:
SITE DATA:
WATFR:
SEWER:
ACCESS:
EvrsTrhlG ZONTNG:
ADJACENT ZONING:
BOCC 6n3t94
PROJECT INFORMATION AND STAFF COMMENTS
An exemption from the dehnition of
subdivision.
UNOCAL/Peter Nichols
A tract of land located in Section 2g,TlS,
R88W of the 6th PM, located between
Glenwood Springs and Carbondale,
northwest of the conlluence of the Roaring
Fork and Crystal Rivers..htz)-266.4 acres
Well
ISDS
Easement from CR 106
A/R/RD
A/R/RD and Aspen Glen PUD
L
II.
RFI 'TI(INSI.TIP TCl THq COMP
The site is located in District D - Rural Areas Moderate Environmental Constraints as
designated on the Garfreld County Comprehensive Plan Management Districts, Map.
A. site Dqscrintion: The parent parcel is known as the "Coryell Ranch", and is
located northwest of the confluence of the Roaring Fork and Crystal Rivers.
The parent parcel is approximately 266 acres in size, and has historically been
used as irrigated pasture land. Improvenrents on the parcel includes several out-
buildings and a ranch house. A vicinity map is shown on page t2 ,and a
sketch plan of the proposed exemption is shown on page ,, . The
applicant*ls cover letter is attached on page lI
og-
. I ':trh,;i:
B. Project Description: The applicant is proposing to create a 3.47 acreparcel from
the266 acre ranch. The proposed exemption is located near the confluence of
the Crystal and Roaring Fork River, at the northeast corner of the property. In
addition, a .5 acre parcel north of the railroad is also proposed to be exempted.
IU. MAIOR ISSTIES AND CONCFRNS
Suhdivision Regulations. Section 8.52 of the Garfield County Subdivision
Regulations state that "No more than a total of four (4) lots, paroels, interests
ordwelling units will be created from any parcel, as that parcel was described in
the records of the Garfield County clerk and Recorder's Oflice on January l,
1973, and is not a part of a recorded subdivision; however, &try paroel to be
divided by exemption that is split by a public right-of-way (State or Federal
highway, County roadorrailroad) ornatural feature, preventingjoint useofthe
proposed tracts, and the division occursalong the public right-of-way ornatural
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;
Tlp Coryell Ranch has remained in its existing configuration since at least 1967
(Book 384, Page 358, Reception237942). since no splits have oocurred on the
property, the current request is consistent with requirements of Section 8.52.
33P: fhe nycel exceeds the required two (2) acres mrnimuur lot size for the
A/R/RD zone district.
I egal Access. The property has a easement agreement with the DRG&w
railroad to provide access to the exemption parcel. The agreement is similry ia
nature to the majority of agreements that cross the existing railroad ROW (Ed
Larsh, chucs, Aspen Glen, Burry, etc...). staffsuggests that doctrmentation
regarding the access agreement with the railroad be provided to the County
prior to signing of a final exemption plat.
Water and Sewer. Water will be provided by an individual well. The applicant
has applied to the state for a permit, and the permit was denied by the State. In
response, the applicant has filed a plan of augmentation that is still pending.
Staffsuggests that approval ofthe augmentation plan and a valid well permit be
a condition of approval.
Sewer will be provided by ISDS. Soils on the site arepredominantly Southaoe
Cobbly Sandy Loam (#98), which is considered to have severe constraints for
ISDS, although the primary constraint is based on slope. Fieldwork indicated
that slopes do not appear to be an issue on the site. However, the proximity to
the I O0-year fl oodplain, an engineered system may be necessary. Staff suggests
that the following plat note be a condition of approval:
"Due to the proximity of the floodplain and soil conditions on the site, an
engineered septic system MAY be necessary. At the time of building permit
submittal, the applicant shall submit evidence, starnped by a Registered
Professional Engineer, regardingthefeasibility ofconventional ISDSonthesite.
If necessary, and engiueered system may be necessary."
A.
B.
C.
D.
4-
State and I ocal Health Standards. No State or Local health standards are
applicable to the application, with the exception of Colorado Deparhent of
Health ISDS setback standards, which should be verified by an engineer.
Drainage. No drainage easements appear to be necessary, but should be verifred
on the freld by the applicant's surveyor.
G- Fire Protection. Ron kach has reviewed the site, qqldid not suggest any
specilic conditions of approval (see letter on page f t I
EasemenLs. Any required easements (drainage, access, utilities, etc..) will be
required to be shown on the exemption plat.
School Imnact Fees The applicant will be required to pay the $200.00 impact fee
prior to the approval of the final plat.
Natural Ha-^rd*. Staffreferenced the Lincoln - Devore Laboratories Natural
Hazards Mapping for the site. The proposed exeurption is located within an
area identified as having severe constraints for ISDS. Staff suggests that this
constraint is addressed by the proposed Plat Not,e.
Floodnlaid. Theexemption parcel includes significant portions of theregulated
floodplain of the Roaring Fork River (see map on page I I l.
Staff has also indicated the portion of the buildable area of the parcel not
included within the "floodway" or the "floodfringe". It appears that suflicient
area outside of the floodplain does exist to develop the paroel residentially. Staff
notes that Garfield County allows development within the floodfringe with a
Special Use Permit.
'J"
r ot Con fiSuration. The lot configuration shown on the sketch plan implies that
the lot north of the railroad is a separate parcel. Depending on the status of the
railroad (i.e. "fee-simple" vs. "Easement"), ths northern parcel may or not be a
separate tract. Staff has discussed the issue with the applicant, and agreed to
resolve thr status of the railroad Row as a condition of approval.
IV. Str(icEsTEn F'IIVnTNGS
That proper posting and public notice was provided as required for the meeting
before the Board of County Commissioners.
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.
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.
Rr|COMMENnATTOTiI
StallrecommendsAPPROVAloftheapplication, zubjecttothefollowingconditions:
F.
H.
J.
K.
L.
1.
2.
3.
v.
, lo-
3.
4.
5.
1.
2.
6.
7.
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.
A Final Exernption 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 setbacts, drainage, irrigation, ac@ss or
utilities.
That the applicant shall have 120 days to present a plat to the Commissionent
for signature from the date of approval of the exemption.
That the applicant shall submit $200.00 in School Impact Fees for the creation
of the exemption parcel.
That the following plat note shall appear on the Final Exemption Plat:
"Due to the proximity of the floodplain and soil conditions on the site, an
engineered septic system MAY be necessary. At the time of building permit
submittal, the applicant shall submit evidence, stamped by a Registered
Professional Engineer, regarding thefeasibility ofconventional ISDS onthesite.
If necessary, aM engineered system may be required."
An approved well permit and augmentation plan must be submitted to the
Planning Department prior to the signing of an exemption plat.
Control of noxious weeds is the responsibility of the property owner.
Prior the presentation of a linal exemption plat, the applicant shall confirm the
ownership status of the railroad ROW, and adjust the final plat accordingly.
Prior to presentation of a final exemption plat, the applicant shall submit
evidence ofa legal access to the property over the railroad right-of-way (i.e. copy
of acoess agreement).
9.
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I,EGEND
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seu 3/4" x lB* a1um. rod w/ t ll4." alum cap sLamped
(PLS 139331
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PETER D. NICHOLS
Post Office Box I05I
Carbondale, Colorado I I 62 3
April30, 1994
Mark Bean, Director
Garfield County Department of Development
Planning Division
109 8th Street
Glenwood Springs, Colorado 81601
Re: Subdivision Exemption -- Unocal's "Coryell Ranch"
Dear Mark:
Enclosed is a request from Union Oil Company of California, d,b.a. Unocal, for a SubdMsion
Exernption for a tract of land physically separated by the Roaring Fork River and not usable as a
part o'f the company's rain "ioryell iancir" prop.rty. -6
Also enclosed is a check for $300 for the application fee.
Please contact me with any questions.
Sincerely,
//J,0,&
Peter D. Nichols
F.nclosures (2 copies of Application and application fee)
Cc: Michael A. Biggi, Unocal
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Carbondale & Rural Fire protection District
300 Meadowood Dr.
Carbondale CO 91623
303_963-2491
April29, 1994
Mr. Mark Bean
Garfield County Planner
109 8th st.
Glenwood Springs, CO 81601
Dear Mark,
Peter Nichols stopped by today to discuss his proposed sub-division exemption for his
prqpe.ry on.County Road 106 in Garfield County. As I understand it Ur. iitichols is planning
to build a single family residence on 3 lt} "rr.r.
The Carbondale & Rural Fire Protection District will provide service to the property.
Access to the property is adequate utilizing County Road 106 from the west as the
Carbondale Fire Department does not ,r. ihu Hardwick bridge anymore.
Water supply for fire protection will consist of the water carried on the Carbondale firo
trucks, or approximately 6000 gallons. Additional water for fire protection will be provided by
the district's water shuttle program utilizing tanker trucks.
Response time to the property is approximately l2-15 minutes, with response coming out of
the Carbondale fire station.
If you havo any quostions feel free to contact me at g63-z4gt
..'1:l.l:i.r,:.1: ." t.
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Sincerelv^
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Ron Leach, Chief
Carbondale & Rural Fire Protection District
I
(iH)
United States Department of the Interior
IN R,EPLY REFER TO:
17859
(7-880)
BUREAU OF LAND MANAGEMENT
GLENWOOD SPRINGS RESOURCE
AREA
50629 Highway 6 and,24
P.O. Box 1009
Glenwood Springs, Colorado 81601
June 7, 1994 JUN 1 C 1994
g friErD W)tfryllr. llark Bean
Earfield County Planning Departrent
109 8th Street - Suite 393
Glenrood Springa, Colorado 8f6el
Deer llr. Bean:
In reaponce to the Public llotice for the UIIOCAL/Peter llicholg Subdlviaion
Exerption, I have the folloring correnta to subnit for the echeduled June 13,
199.1, public reetlng. Lese than 3/4 nile of, publlc lande are adJacent to the
rubJect parcel Curent uBeE on the BLll inelude rildllfe hebitat and
dLsperaed recreatlon euch ee hunting and hlhing.
t. The proponents should be arere of the locetl.on of property boundarteg to
enaure no encroEchrent occura on public land. Shou1d any fence conatruction
be conal.dered along a BLll boundary, the fence gtandards ehould allor for eaay
paaaage by big gaia, i.?. Ieee than 42' in height rith a l0' kick Bpece
betueen the top 2 rirea.
2, The public land direetly adJacent to the eubJect parcel le not currently
being penitted for livegtock grazing.
3, The adJaeent publl.c lend Le open to huntLng and other dl,aperaed rccrcatlon
activities. The proponent should be euere that aueh uaea are allored on BLll
adrinietered land.
4. After revier of our lande recordg, there are no federal rlnerals locrted
rithln the eubJect prlvate lends.
5. ile Ere not arare of the loeetlon of utilttles for porer, telephone, etc.
to the property. If utilities are propoeed that rould crose publlc lend, the
uttlity conpany rould have to obtain e right-of-ray fror thie offlce.
Thanh you for the opportunity to eorrent. If you have any gueations regerdlng
theee conrents, pleaae contaet Jir Byers of thia office et (3O3) 9,15-23{1.
Slncerely,
lltchEel S. llotttce
Area llanager
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Carbondale & Rural Fire Protection District
300 Meadowood Dr.
Carbondale CO Ef623
303-963-2491
April29, 1994
Mr. Mark Bean
Garfield County Planner
109 8th st.
Glenwood Springs, CO 81601
Dear Mark,
Peter Nichols stopped by today to discuss his proposed sub-division exemption for his
property on County Road 106 in Garfield County. As I understand it Mr. Nichols is planning
to build a single family residence on 3 ll2 acres.
The Carbondale & Rural Fire Protection District will provide service to the property.
Access to the property is adequate utilizing County Road 106 from the west as the
Carbondate Fire Department does not use the Hardwick bridge anymore.
Water supply for fire protection will consist of the water carried on the Carbondale fire
trucks, or approximately 6000 gallons. Additional water for frre protection will be provided by
the district's water shuttle program utilizing tanker trucks.
Response time to the property is approxim ately 12-15 minutes, with response coming out of
the Carbondale fire station.
If you have any questions feel free to contact me at 963-249l
Sincerelv-
/l-- c/*u
Ron Leach, Chief
Carbondale & Rural Fire Protection District
I
GARFIELD COUNTY SURVEYOR'S OFFICE
JUIY 19, t995
GARFIETD COUNTY PLANNING DEPT.
TO9 EIGHTH STREET
GTENWOOD SPRINGS, CO.
81601
ATTN: MR. MARK BEAN, DIRECTOR
RE: COUNTY SURVEYOR REvIEw OF THE NICHOTS SUBDMSION EXEMPTI0N PIAT.
DEAR I{ARK;
I HAVE REVIEWED THE ABOVE REFERENCED EXEUPTION PIAT AND NOTE THE FOLLOT{ING:
NO COUUENTS NOTEI)
sHouLD YOU HAVE ANY QUESTTONS, PLEASE FEEL FREE TO GM l,tB A CAtt.
SINCERELY;
CC:
COUNTY SURVEYOR FILES
P"*'v
AS GARFIELD COUNTY SURVEYOR
County Courlhouse Bldg.
109 Eighth Street
Glenwood Springs, CO 8160]
(970) 945-1 377, Ex1' 2510
Somuel Phelps
Gorfield County Surveyor
Privole Office
214 E. Eighth Street, Ste, 210
Glenwood SPrings, CO 8.l601
PH: (970) 928-8233 FAX: (970) 945-8565
GARFIELD COUNTY SURVEYOR'S OFFICE
Somuel Phelps
Gorfield County Survcyor
County Courthousc Bldg.
109 Eighth St.
Glenwood Sorlnos. CO.81601 (3OS[ S+S-srSa
tARCn 30, 1995
GARFIBLD COAIftY PLAT{NING DEYT,
109 EIGTTE STREBT
GLBNflOOD SP8fly6S, CO.
87607
ATIN: I{R, IARK BEAII, DIRECTOR
RE: CilUNTY SITRUtIYOR REvIEfl oF TEE NICfiOLS (?) SUBDMSION EXEI,IPIrcN PLAT,
DEAR IIIARK;
I flAW RBVIEHED TITE ABOW RBFERENCED EXE'TPTION PLAT AND NOTE TEE FOLLOIIIIG:
1) TEIS IAP SEOALD REPLECT ALL TflE RBqUIREitm[rS OF A SWDMSTOil EXEIPTION PLIIT AS" REQI|TRED BY TflE GARFIELD COI$IW SUBDMSTON REGLILAITOJY$;
A) TflIS PLAT NEEDS TO TTAW TITE ATTACIIED CERTIFICATIONS
1 ) SUR!/ErORS CERTTFTCATB
2 ) EXBilYTION CERTIFICATE
3) CLERI( AND RBCORDERS CERTIFICATB
4) COltNTy SURI/EYORS CERTIFICATE
TfrI' PLAI ]VEADS TO BE PREPARED AN A ilIN. STTEBT SIZE OP 24"1T36" AT A ilIN, SCALB OF
7"=2OO'.
I DO NOT FBBL TITAT AI{ APPROXII{ATE LOCATION OF TIIB RIlfaR IS ACCEFTABLB NO DETERI,TINE
TIIE SOWTINESTBRLY BOTINDARY OF PANCEL B,
IEIS PLAT rVBED.9 TO BE LABELED TS efl BXEMFIION PLAT.
sflauLD Yott IIAW AIW QAESTIONS, PLEASB PEBL
QC:
RICEARD flALTERS, P.L.S,
PBTER NICflOLS
COUTTTY gUNWYOR FILES
B)
2)
3)
AS GARFIELD COONW SITRWYOR
GARFIELD COUNTY SURVEYOR'S OFFICE
Somud Phelps
Gorfield County Survcyor
NOV. 4, 7994
SAXI'BL PEBLPS
GARFIBLD COUITTY STTRIrIIYOR
GARFIELD COMffY COITRTEOASE
7O9 EIGtrTN SI?.EBT
GLEI,.frOOD SPnItyGS, CO,
87607
RB: COIITTTY SURjyr,YOR CERTIFICATE FOR FINET, SIIBDIVISION PL|ITS AND EXB,IPTION P;/ITS,
FELLW SIIRV,BYORS;
UPION REI/IBN OF TTE 1994 CTIilIILATIW SWPLEITBNT TO TTB COLORAIN RBVISBD STAflTTr;S IT EAs-
BBCOT{B APPARBNT TTAT TITE SPECIFIC STATIAE M],,IBERS AS RECIT,ED IN TfrB COTTNW STNI,F,YOR
CERTIFICAT,E ARB OBSOLETE, TITEREFORE I AM REQUESTING TIIAT ON ALL FITTIIRE SWDIVISION AITD
EXE'IP?ION PLATS TTAT REQAIRE A COUNTY STIRI/f.VOR CERTIFICATE TTAT TflB FOLLOflING STATBT'BITT
BE IISED:
COUNTY STIRI/EYOR'S CBRTIilCATE
APPROWD FOR CONTENT AITD FONil ONLY ANN NOT TfrE ACCTTRACY OF SI'RI,BYS, CALCTTLAIIONS AND
DRAPTING PURSAI}IT TO C.R.S,, 38-5t-10t et. seg.
GARFIELD COIINTY SIIRr/EYOR
DATE:
PLBASB KEBP IN I,TIND TflAT TfrB NOflNS OP NEN CASTLE, SIL?, RIFLE AIID PARACMNE ALSO EAW
TIIE COUNW SIRWYOR RBVIEH PLATS TEAT ARE SITBDIIffiBD IN TTBIR I;IIZf.I8IPALITIES, SO TIIE
ABOW CBRTIFICATE SHOTILD BE USED FOR TAESE PLATS ALSO,
TEIS CERTIFICATE DOES NOT CIIANGE OR REPLACE TITE CERTIFICATB TMT STOWD BE USED FOR
PLATS TflAT ARB DEPOSITED FOR IMORTTATIONAL PARPOSES PBR 38-51-10?,
SflOWD YOU IAW ATW QUESTIONS OR COIIIIENTS I rcTILD BE GLAD TO DISCUSS TflBil ruTE YOU,
FEBL FREE TO CALL ITE AT 945-8664 OR 945_9758,
County Courthousc Bldg.
109 Eighth St.
Glenwood Sprlnqs. C0.81601 (503J 04s-s1s8
SINCERELY;
SAI,IITEL PIIELPS