HomeMy WebLinkAbout2.0 BOCC Staff Report 11.20.2000REQUEST:
APPLICANT:
LOCATION:
SITE DATA:
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,RECEJYED APR 1 6 2JD2
PROJECT INFORMATION AND STAFF COMMENTS
BOCC 11/20/00
Exemption from the Definition of a
Subdivision.
David and Marylyn Pickler.
Approximately one half mile west of the
Town of Parachute along CR 354.
A seventy -acre parcel of property divided
into four parcels; three, twenty -acre parcels
and one parcel ten acres in size.
WATER: The owners currently have two wells that
serve this property.
SEWER: Individual lots to be served by ISD systems
when developed.
EXISTING AND ADJACENT ZONING: The property is currently zoned A/R/RD.
Surrounding this property is O/S to the east
and Battlement Mesa PUD to the north.
L RELATIONSHIP TO THE COMPREHENSIVE PLAN
The proposal is located in Study Area III of the Comprehensive Plan and is in general
conformity with the Goals, Objectives and Policies for this area.
DESCRIPTION OF THE PROPOSAL
a. Site Description: The parcel is located adjacent to CR 354 and the Battlement Mesa
PUD. The land inclines steadily, though not dramatically, to the east.
b. Project Proposal: The applicant is proposing to combine two smaller parcels into
one large parcel and then create four smaller twenty -acre tracts and leave a twelve -
acre lot for the Picklers to eventually reside on.
c. History: This parcel of property comes from a purchase of two parcels in March of
1958 and has remained unchanged since then.
IL MAJOR ISSUES AND CONCERNS
a. Subdivision Regulations: Section 8.52 of the Garfield County Subdivision
Regulations states that, "No more than a total offour (4) lots, parcels, interests or
dwelling units will be created from any parcel, as that parcel was described in the
records of the Garfield County Clerk and Recorder's office on January], 1973. In
order to qualify for exemption, the parcel as it existed on January 1, 1973, must
have been larger than thirty-five acres in size at the time and 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),
preventing the joint use of the proposed tracts, and the division occurs long the
public right-of-way, 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
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lot, parcel, interest or dwelling unit limitation otherwise applicable. For purposes
of the definition, all tracts of land thirty-five acres or greater in size, created after
January 1, 1973,will count as parcels of land created by exemption since January 1,
1973.
This seventy -acre (70) parcel came into being in March of 1958 with the purchase of
the SE '/4 of the SW 'A and the thirty acres of the SW 'A of Section 9 (T7 S -R95 W of
6t' PM). At this time the applicant would like to create four parcels of land; three
parcels twenty -acres in size and one parcel ten acres.
B. Zoning: The zoning on the target property is A/R/RD and borders Battlement Mesa
PUD to the north, BLM or Open Space to the east and A/R/RD to the south and
west. Minimum lot size for A/R/RD zoning is two (2) acres.
C. Legal Access: Each lot has approximately 660 feet of frontage on CR 354.
However, because the Wix' are also requesting an exemption at this time the
applicant may wish to coordinate this activity them.
D. Water: Currently the owners of this property have two well permits; permit number
184844 and 184846, respectively. Water use from Well Permit numbers 184844
and 184846 is limited to the ordinary household purposes inside three, single family
dwellings, fire protection, the watering of poultry, domestic animals, and livestock
on a farm or ranch and the irrigation of not over one (1) acre of home gardens and
lawns.
D. Sewer: This parcel of land, due to its remote location will have to be served by ISD
system. Therefore an IDS system designed by an engineer specializing in septic
design will be required for each lot created.
E. State and Local Health Standards: Colorado Department of Public Health and
Environmental ISDS standards require the County to issue an ISDS permit for all
such systems installed in the County.
F. Drainage: This parcel is located outside the floodplain and therefore has minimal
susceptibility to flooding.
G. Fire Protection: This proposal is located in the Grand Valley Fire Protection
District, who, in a letter dated 8/26/2000 had the following comments:
1. The property, described and shown on the attached reference map, is within the
Grand Valley Fire Protection District's boundaries.
2. We would request that the County Commissioners abide by and enforce the NFPA
299, Standards for Protection of Life and Property from Wildfire recommendations
as it relates to road and driveway specifications.
Roads into the Subdivision:
It is the sub -dividers intent to use CR 354 as the main road into the subdivision. It is
unknown as to who is the actual owner of this road at present. We request the
following pertaining to access/egress:
A. NFPA 299, 5-2.1 Roadway Required. Roadways will be required when routes
of access serve three or more dwellings. Roadways shall be designed and
constructed to allow evacuation simultaneously with fire department operations.
B. Width and Vertical Clearance. The road is put back to County specifications
and/or those required by NFPA 299 standards. NFPA 299, 5-2.2, Width and
Vertical Clearance. Simultaneous access for emergency vehicles and the
evacuation of residents shall be provided for by a traveled way of not less that
twenty-four (24) feet horizontally and fourteen and a half feet (14.5) vertically.
If two separate, one-way routes a re provided, the width of each route shall not
be less than sixteen (16) feet.
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C. NFPA 299, 5-2.7, Dead Ends. Every dead-end roadway no more than three
hundred (300) feet in length shall be provided with a turnaround at the terminus
having no less than one hundred -twenty feet (120) outside diameter of travel
way.
D. Additional specifications for shoulders, parking, gate openings and locking
devises shall also apply.
Driveways/Roadways into Individual Home Sites:
A. NFPA 299, 5-3.2 Width and Vertical Clearance. Fire service access, including
bridges, shall be a minimum of twelve (12) feet in width and have a vertical
clearance of at least fourteen and a half (14.5) feet over its full width.
B. NFPA 299, 5-3.4 Turns. Fire service access turns shall not restrict access of the
largest emergency vehicle, as determined by the AHU, likely to be operated on
the fire service access.
C. NFPA 299, 5-3.6 Construction. All fire service access, including bridges, shall
be designed and constructed to with an all-weather surface adequate to support
the heaviest piece of fire apparatus likely to be operated on the fire service
access as designed by AHJ.
D. Additional specifications for gate opening, locking devises, easements, rights-
of-way, maximum upgrades and dead ends shall also apply. In addition, where
applicable, all driveways shall conform to NFPA 1141.
3. The closest municipal water main or fire hydrant is located on Battlement Mesa.
This is a private water supply and any cost for water use in the event of fire will be
passed onto the homeowner. All home sites will have to have potable wells drilled,
which in most instances are not large enough for fire protection uses. In the event
that a homeowner's water supply is insufficient, water will have to be shuttled in
from other sources. Time delays for set up and shuttling are to be expected, which
may increase the damages to private property.
4. The Colorado State Forest Services, Grand Junction District, has advised that there
is no longer a CSFS Wildfire Guideline. The CSFS has been using the NFPA 299,
Standard for Protection of Life and Property from Wildfire for the past several
years. In addition, they promote the use of "Defensible Space" and accessibility to
properties. Copies of materials which may further define/describe these topics can
be obtained from the CSFS or from the GVFPD.
If the NFPA 299 standards and the recommendations of the CSFS are made a part of
the plat filing, as Mr. Watkins stated he would do, and compliance is required, the
concerns of the Grand Valley Fire Protection shall be met. It must also be
understood that this review is given with the understanding that the parcels a re
being used as single residence properties and not multi -residence properties, i.e. true
subdivisions. If this is the case, then a much more in-depth study will need to be
done and a year round fire protection system designed/developed.
H. Easements: Any required easement (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 school site
acquisition fee for each newly created lot, prior to the approval of the final plat.
LIL RECOMMENDATION
Staff recommends Approval of this request for an Exemption from the Definition of
Subdivision with the following conditions:
1. All school site acquisition fees will be paid and a copy of the receipt made part of
this file.
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C:/Pickler Exemption
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2. A well agreement will have to be established and made part of the exemption plat.
Each residential unit will be entitled to not less than 100 gallons of water per person
per day assuming that the each residential units will have 3.5 persons living there.
3. Per the suggestions of the Grand Valley Fire Protection District, NFPA 299
requirements will be met and placed as a note on the plat and deed. As will as the
cost for purchasing water from Battlement Mesa for fire protection.
4. All representations by the applicant, whether in writing or at the public hearing shall
be considered conditions of approval, unless stated otherwise by the Board.
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