HomeMy WebLinkAbout2.0 Staff Report BOCC 11.13.00I
It
RDOITEST:
APPLICAT{T:
LOCATION:
SI1TIDAT&
WATBK
SEWEK
E)(STING A!{D AIDJACENT ZONING:
BOCC November l3rh, 2000
PROJECT INFORMATION AI{D STAXT' COMMENTS
E:remption from the Dcfinition of a
Strbdivisiou.
Victoria Giannola rcprcsenting W. PaEe
Spracher.
High AspenRanch is localcd approxinancly
eig[t mile north of Cartondale and eigbt
mile south, south east of Glenrvood Springs.
An isolated paroel of latrd scrved by CR 115
One lotwill bc scrvedby *pll watcr and th
othcr lot will harre a shared rcll egrcemmt
withParel I of HomesteadEstatcs.
ISDS
The subject property is zoned A/R/RD. Thc
I*ndis PUD is to the northwcst and Op€s
Space o the east"
L REI,ATIONSHIPTOTUECOMPREEDNSIVEPI,AI!
The proposal is located in Study ArEa I of the Comprehensive Plan and is in gsneral
conformitywith the Goals, Sjectives andPoliciesfor this arca
DESCTIPTION OT @ PROPOSALa- Site Description: A remote piece dgrormd in the easterly most s€ction of Crarfield
County.b. Pr,oject Prorcat The applicant has l,L46..296 acr€s ard is requesting permission to
divide d73.E4 acres and thcn split that ifio two paroels, one containing 69.E21
asrcs and the othor cmtaining 4.019 acrce.c. Historv: This parcel of land remained in tactfrom l92l to l9E5 whcn the owncr
divided the property itrto th,r€e parcels. The owners kept one parcel (parcnt parcel)
and sold the other two paroels to one nEw owner. The owner of thc nro newly
created lots bought the psreNrt parel in 1989 atrd reorg;anizcd the lots into thc
onginal porcel.
IL ITAJORISSI'ES AND GONCTRNSA SuMivisionRenrlations: Section 8.52 of the Crar6eld County Sttbdivision
Regrrlations states thaf,, "No more than a total offour (4) lots, parcels, interests or
dwellingunttswill bd crcatedfrom my parcel as that parcelwas de*rtbed in ke
reards of the Gtfie:ld County Clerk qtd Rearder's ofice on Jouoyl, 1973. In
order to qudfulor wemptlon, the parcel as lt qisted on Jorury l, 1973, Dilst
have been loger thm thirtyfwe aoes ln size at the tlme otd not a put of a
reqrded sbdivtston; hovever, any parcel to be divided by aempfion thd is split
by a public rtght<faauy (State or Fedcral htglruay, county rod or railroad),
ywentlng theJoint use of the proposed fracE, and the diitsion oacws long the
pnblic right-of-way, such pucels thereby e,reated may, tn the dtsqefion of the
Botd, not be consi&red to have been aeated by *cmptionwith reg*d to thefour
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lot, parcel, interest or dwelling unit limitation othenvise applicable. For purposes
of the definition, all tracts of l*td thirty-fwe acres or gredter in she, created arter
Jamary I , I 97 3 ,will cotnt as pilcels of land created by *emption since Jaruary I ,
1973.
This request m€ets those criteria in the folloning uays: Research in bdh thc
Assessoi's Offie and the Clert and Recorder's OffEoe rcvealed no activity on the
subj€ctpropertyasfrrhckas 1921. Sincethe 1975 salcstransactionfiomPctcrsotr
to Ogaq morc spocmcaUy, in 1975 James and lleather Paerson sold thc ori*ing
73.84- acre parcel to 1[m. Ogan who in 1985 split the paroel into tfuee lots (tbc
Frcnt tract behg 23.94-acrcs which Mr. Ogan raained. A lot d4t.33 acres and
2.85 acreq rcseecdvely, were sold to Russell Soott). In l9E9lvlr. Sootprcnased
tbe parent parcel ftom Mr. Ogan and reombined all thr€e lom into thc original
parocl of 74.&4 acrcs (parccl numbcr 2189-31240'029). Siacc l9t9 no changps to
the subject parwl havr occurred. As sucL one exemption rigbt shold remain Aom
the original parcel since two of the entitled three oremptions rig[c appcar b have
been utilized in the qeation of the tq/o lots in 1985.
?arring: The subjcct property is zonod A/R/RD. The l*ndis PuD i8 to thc rcst and
therc is Opeo Space to thc €ast
Irgal Aocess: Acccss to a prblic rigttd'way for both lG is a sixty foot cawt
thmryh Parcel I of HOmestead Estates - Grant of Easement, Reception Numbcr
27O4W,b,y and barveon \4I. Page Spracher and Indli Lf,.C, reoorded 18 APril 2000
CnrEeld Cormry Clcrt ard Rocordor Officc.
lVatsr: Prroof of legal water and adeqnaf,€ water source ddomcstic wetcrforboth of
the two lots createdarc enclosed as tbe Colorado Well Application adhitsfrom
the Colorado Division of Water Resources. The 4.019-acre lot will share an odsting
well with Parcel 1 dHomestead Estates (well permit numbcr l0261li8srcd 10-12-
1978, and a wiren upll-sharp agr€ement (opy auached). The appticant shall
demonstrate tbatthc propos€d sbaredwpll is adequrcby meeting the following
shndards:
That a four hor pump t€stbe performed on the wcll to be usq
A nrcll oompletion report demonshating the depth dthc q'Ell, thc
characteristiOs of the aqui&r and the static water levcl;
The results ofthe four hour pump test indicating the pumping ratc in gnllons
per minutc ahd inf,ormation shoning dowu draw and recharge;
A written opinion of the person oonducting the well tcst that this rcll
should be adoquatc to srpply to thc numbcr of propoeed lo6;
An assumption of an averagc or no less than 3.5 peoplc per dwclliry unil
usi4g 100 gallons ofnnatcr per person, per day;
The ulrafier qrtality be t€stedby an apprwed laboratory and moct Stafic
grridelines conoerni4g bactcria, nitrates and suspended solids;
A uratcr sharing agrcementwiu befildwith the orcmpionplatthatdcfincs
the rigbt dthe propcrty owners to water from the rcll.
Seryer: ISDS is propose( but soils ioformation in the application indicatcs sevell
snstraints duc o slow perc and steep slopes. It may be n€Essary to hsve es
€nsnccr design the ISDS due to these constrainB. A plat note muld be appropriatc.
State and Local Health Stadads: Colorado Departmort dhrblic Ilcatth ad
Environmentrl ISDS standards requirc the County to issue an ISDS permit for all
such systcms install€d in thc County
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G. Drainage: This parel is located outside the floodplain and therefore has minimrl
susceptibility to flooding.
IL FireProtection: This property is not locatedwirhin thebourdaries ofafire protection
district The applicant is petitioningfor annoation ino the Carbondalc andkral
Fire Protection District th€y are likcly to be r€ferred to the Glenwood Fir€ District
Hontever, at this time the Carbondale and Rural Fire Protestion Disrict rcsponds to
fire emorge,ncies by pago.
L Easemcnts: Ary required easemcnt (drainagp, aocess, utilitics, etc.) will be roquircd
tobe shoum on the orcmption plaf
J. School ImFst Fees: The applicant wiU bc requfued to pay the $200 school sitc
aquisition fee for each newly created lot, prior to tho approwl of this ocmptlon
rEqrlcst.
RECOMMENIDATION
Sffireommends Approval of the application pursuantto the listed conditions:
l. That all representations of the applicant, either within the application or
stated at the meeting before the Board of Cotnty shall be considcred
conditions of approml.2. An Exemption Plat shall be submified , indicating the legal deeripion d
the property, dimension and area of the proposed lots, 25 fmt widc amcss to
a public right-of-wsy for each lot and atry prcposed easem€nts for serbads,
dminage irrigation aocess or utilitics.3. The applicant shall have 120 days to FeseNrt the plat to the Commissioners
for signafiuc, ftom the darc of approml d&e Exemption. Thc Board may
grant erftnsions of up to one (l) yearftom the original datc of approval,
prwided the applicant submits a r€questfor orielrsion prior to the apgo\ral
expiration datc.4. The applicant shall srbmit $200.00 per lot, in Schml Sitc Aoquisition Fccs
for the creation of all exemption paroels.
5. The folloning plat notes shall be includcd:
A. "Contnol of noxions urccds is the rcsponsibility dthc propcrty{gytt€r.'
B. 'Onc (l) dog wi[ be allonred for each residential unit within a
subdivision and the dog shall be rcquired tobe confinedwithin the
oumcr's property boundaries.'
C. 'No open h€arth solid-firel fir€plas will be allm/ed arywhcre in tb
within an oremption. One (l) nsw solidfuel butning stovc as dc6nd
by C.RS 25-7401, et" seq., and the regulations promulgatod
thereundcr, will be allow€d in ary dwelling unit All drvelling units
wi[ be allourcd an unrestricted numberof natural gashming stov€sad
appliances.'
'All orterior Ugtting be the minimrun amount necessary and that all
exterior lighting be directod inward" towad the interior dthe
suMivision, e:toept that prwision maybe made to allw for safety
lightiqg that goes beyond tbe property boundaries."
'Garfield County has a Right-to-Fam-and Ranch rcgutatioq which
reoognizes the imporant contribution agricultut€ Eakcs to this County.
Nuisance complaints made against customary and l%Al agficultural
opemations will not be pursued"'
'Spocific geological hazads maybe enconterpd during thc placcmcnt
of struchucs and septic systems. Sie specific analysis for plaoemeot
may be required."
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The apptcant shall receive ary necessary driveway permits, for each lot
cleate4 ftom the Road and Bridge Oepartment prior to the signiqg of an
exemption plat
The applicant shall demonstrate that an adequate supply of u/atcr in both
quantity and quality oris6 for the lots to be cr€aicd" Criterlr for
demonstrating the quality, quantity and dependability of cach urcll:
A. A wll bc drilld and a four hour pump test be perforooE
The applicant supp$ to the PlanniagDe'partmentthc well completion
rcport demonstrating the depth of thc well, the charasteristics dthc
aquifer and the static waier lcvel;
Thc rc$tts dthe four hour pump test indicating tbc pmping rate in
galloos per minuteand inf,ormation showing down draw and rcchargp
shall be submittcd to thc Planning Departmcnq
A wrifien opinion dthe person conducting the well test that this well
should be adequaf€ to supply water to the number dproposed lots and
be sr$mified to the Planning Department
An assumsion of an sverage or no less than 3.5 people per drvelling
rmit, using 100 gallons of vrater per pcrson, per dsy;
The watcr qualityb &stedby an apprwed laboratory and mect Statr
guidelircs ooncerning bacteria, nitrates and susperulod solids;
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C/IIiibAryloRe.h BmPOm