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HomeMy WebLinkAbout3.0 Staff Report BOCC 05.17.99PREYIOUS BOARD ACTION: REOUEST: APPLICANT: LOCATION: SITE DATA: WATER: SEWER: ACCESS: EXISTING/ADJACENT ZONING: BOCC 5lt7l99 At the request of the applicant, the Board chose to CONTINUE hearing of the application to the May 17 hearing. The applicant has not provided to staff the requested information required for the application. This staff report is the same as that distributed in April. An exemption from the definition of subdivision. MJN Land Investments Atract of land located in portions of Sections 2 &3, T8S, R88W of the 6th P.M.; Located approximately 314 miles southeast of Carbondale, offState Hwy. 133 38.32 Acres Well, Pond Augmentation ISDS State Hwy. 133 A/R/RD PROJECT INFORMATION AND STAFF COMMENTS RELATIONSHIP TO THE COMPRDHENSTVE PLAN The site for the exempted lots is located in the Low Density Residential District (10 and greater ac./du ) as designated by the 1994 Garfield County Comprehensive Plan's Proposed tr. Land Use Districts, Cattle Creek Area Map DESCRIPTION OF THE PROPOSAL Site Description: The property is located proximate to Carbondale. The site is gently sloping to the north. (See location map pg. 8 ) Project Description: The parent tract of land to be subdivided consists of 38.32 acres The current proposal indicates the creation of four exemption parcels of 30.72,3.04, 2.02, and 2.54 acres. AII Lots are proposed to utilize a single well permit with an applied for surface storage system, and all lots are proposed to use ISDS. Access is off CR l l l with a single road easement m.MAJOR ISSUES AND CONCERNS Subdivision Regulations. Section 8.52 of the Garfield County Subdivision Regulations states that "No more than a total offour (4) lots, parcels, interests or dtelling units will be createdfrom alry parcel, os that parcel was described in the records of the Garfield County Clerk and Recorder's Office on January I , I 97 3, qnd is not a part of a recorded subdivision; however, ony parcel to be divided by exemption that is split by a public right-of-way (State or Federal highway, County roodorrailroad) or naturalfeoture,preventingjointuse ofthe proposedtrocts, and the division occurs along the public right-of-way or natural fedture, such parcels thereby createdma)t, in the discretion of the Board, not be considered to have been created by exemptionwith regard to the four (4) lot, parcel, interest or dtelling unit limitotion otherwise applicable ; " The applicant, has provided sufficient historic evidence through deeds for the exemption. Zoning The proposal meets the criteria of a two (2) acre minimum lot size as required by the A/R/RD zone district. Legal Access: Legal access will be provided State Hwy. 133, a copy of the access permit has been provided. It is unclear how the property will be accessed from the State tilghway. The applicant should provide a route map to the site and indicate any easements which may exist. The applicant has not provided proof of adequate easement from Mr. Klien, adjacent property owner. Water: The applicant is proposing the use of an existing individual well. An augmentation plan has been provided, but does not appear to have been decreed to date. The pump test as provided indicates service of "more than one house", but is not specific. The augmentation plan identifies a service system for the houses but A. B. A. B. C. D. E. F G. no definitive plan is provided. All of these issues should be resolved prior to any further review of the application. The application does not indicate if separate irrigation water is to be provided to the lots. The applicant should provide a method for large area irrigation given the size and location of the lots. Sewer: All lots have adequate areafor an ISDS, but site specific soils investigation and engineering may be required to safely place any system. 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, as suggested by the previous plat note. Drainage: The parcel to be created by exemptiorq in its natural state, does not appear to be prone to flooding or other drainage problems. Site specific investigation prior to issuance of a building permit may be required. Fire Protection: The applicant has not included a letter of service from the District. Easernents. Any required easements (drainage, access, utilities, etc.) will be required to be shown on the exemption plat. School Impact Fees The applicant will be required to pay the $200.00 school site acquisition fee for each newly created lot, prior to the approval of the final plat. RECOMMENDATION Staffrecommends DENIAL OR CONTINUANCE, based on the the following findings: H. I. J. v. 1. 2. That the applicant has not submitted sufficient proof of a legal and adequate source of water for all lots to be created by exemption. That the applicant has not submitted an accurate sketch map of the site.