HomeMy WebLinkAbout2.0 Staff Report BOCC 02.05.96PROJECT INFORMATION AND STATT COMMENTS
BOCC 2tst96
An exemption from the definition of
subdivision.
Violet (Goodsell) Mooney
A tract of land located in portions of Section
35 and Section 36, T5S, R90W, of the 6th
P M; located offof CR 137 in Canyon Creek.
52 Acres
Wells/Individual sewage disposal systems
Direct access to CR 137 (Canyon Creek Road)
AIRIRD
North - O/S
South - CtL
East/lVest - A/RiRD
REQIIESTI
APPLICANT:
LOCATION:
SITE DATA:
WATER/SEWER:
ACCESS:
EXISTING ZONING:
AD.IACENT ZONING:
L
tr.
RELATIONSTIIP TO THE COMPREHENSTVE PLAN
The subject property lies within District C - Rural Areas/]vlinor Environmental Constraints
and District E - Rural Areas/Severe/IVloderate Environmental Constraints as designated by
the Garfield County Comprehensive Plan's Management Districts Map.
DESCRIPTION OF THE PROPOSAL
Site Description: This 52 acre property lies northwest of the confluence of Canyon
Creek and the Colorado River, north of Interstate 70 and west of Canyon Creek Road
(CR 137). The southeastern portion of the tract slopes gently, whereas, the northern
portion of the tract slopes at steeper angles reaching slopes of approximately 36Yo.
A number of existing structures are located on the tract, two (2) of which appear to
be occupied, single family dwellings. An additional single family dwelling is currently
under construction. Vegetation varies across the tract from grasses and what appear
to be hay fields, to pinion an;ljuniper and two irrigation ditches transect the property.
See vicinity map, page 5
Adjacent Land Uses: A number of different land uses exist within the vicinity of this
property, ranging from agricultural to single family residential on small to large
acreage lots. The Bureau of Land Management owns a sizeable tract of land
immediately north of the property in question.
C. Proposal: The applicant intends to divide, by exemption, the 52 acre tract into three
(3) parcels of 12,20 and 20 acres each in size, more or less. The 12 acre tract would
consist of the applicants'existing residence, what appears to bern wcessory dwelling
unit and a few agricultural buildings, the northern 20 aqe pAbt (Goodsell Tract)
would be the site of a new single family residence and the westerly 20 acre parcel
Mgil Tract) is curently beingjeveloped as a new single family re$.idential site (see
Building Permit card. page _6_l See sketch map. page I
B
IIr.
A' Suhdivision 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 teatedfrom any parcel, is *ai parcelias described in the
records of the @eld Counly Clerk and Recorder's Ofice on January I, 1973, andis nol a part o/ a recorded subdivision; however, arry parcel to- be divided by
exemption that is split by a public right-of-woy (State or Federal higtway, Countyrmd or railrmd) or naturalfeature, preventing joint use of the proposed tracts, and
the division occurs along the public right-o|aqy or ruiurat yerturr, xtch picels
lhereby created may, in the discretion of the Board, not be cinsidered to have been
created by exemptionwith regard to thefour (4) tot, parcel, interest or dwelling unit
limi tation otherw ise applicable ;,,
Deeds submitted with the application indicate the property existing in an undivided
state as of March l, lg4g, therefore, it appears tq coqply with the provisions of
Section 8:52, as noted above. See deeds, pages
l- fB' Zoning: The property lies within the A/R/RD zone district which mandates a
minimum lot size of two (2) acres. All proposed lots are in excess of this minimum
requirement.
C' Water: The Vigil and Goodsell parcels would be served by a new, shqred, exempt
domestic well, for which a permit (#192550) is attached on pug. ' ,lt ' . rhe
existing house and presumably the accessory dwelling *. rrornttfffirA by an
existing well, permit#7g3il, attached on pages _llall
D' Sewer: The applicant intends to serve the parcels that would be created with
individual sewage disposal systems. According to the Soil Conservation Service, soils
are primarily of the Chilton channery loam classification, typically carrying moderate
limitations to building site development and use of tSijS. it uppl"ri the main
limitation to use of this soil for building site development is the pilr"nr. of large
stones and, in some areas, slope. Staffrecommends a plat note addless these issuei.
Access: The only existing access to the property and to the lots that would be created
is via a driveway that intersects with CR 137- This driveway is relatively steep and
nalrow, containing a nalrow switchback of an unknown radius. Staffconducted a site
survey at a time when I to 2 feet of snow was on the ground and it is staffs,opinion
that this access may not allow for an easy emergency response, especially durine thewinter months. Additionally, the sketch ma-p lpage'_7),rio*, *itrr.,
driveway that would provide access to the Vigil tiact. -;Ihis diire*ay does not
currently edst and would be quite difficult to construct as it would climb a steep hill.
It is staffs'opinion this driveway witl never exist, therefore, the only perpetual access
to all lots would be via the existing driveway. At a minimum, it witf benecessary to
develop easements to the Vigil Tract.
Fire Protection: The applicant has included a letter from the Glenwood Springs
Department ofEmergency Services, dated June g,lgg2. This letter confirms thi tract
is within the Districts'boun{aries and that emergency services will continue to be
provided see letter, page 17 . Additionally, staffsuggests the inclusion of a
plat note addressing wildfi r5 rftigation.
Irrigation Ditches: The sketch map shows two (2) irrigation ditches transecting the
property. The nature of these ditches is not known; however, easements for crossing
these ditches rnay be necessary and would be required to be shown on an exemption
plat.
Lot Design/Dimensions: The proposal is for the creation of one (ll l}acre lot and
two (2) 20 acre lots. As can be seen by the sketch map (page'_7 ), the
Goodsell Tract and the vigil Tract are each specified to be z-o ."rIr inEiiltis is
E.
F
G.
H.
the case, the proposed property lines may be radically different than shown on the
sketch map.
I. Easements: All required easements for access, utilities, water supply, etc.,will be
required to be shown on an exemption plat.
J. School Impact Fees: The applicant will be required to pay the $200 school impact
fee, per lot, for each lot created by this proposal.
J. Potential Road Impact Fees: If or when the County adopts a road impact fee, the lots
created by this exemption will be subject to paying that fee; paid at time of building
permit application, paid by the building permit applicant. This provision shall be
included as a plat note.
SUGGESTED FINDINGS
l. 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.
RECOMMENDATION
Staffrecommends APPROVAL of the application, pursuant to the following conditions:
l. 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 PIat shall be submitted, indicating the legal description of the
property, dimension and area of the proposed lots, 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. The Board may grant
extensions of up to one (l) year from the original date of approval.
4. That the applicant shall submit $200.00, per lot, in School Impact Fees for the
creation of all exemption parcels.
5. That the following plat notes be included:
"Soil conditions on the site may require engineered septic systems and building
foundations. Site specific percolation tests at the time of building permit submittal
shall determine specific ISDS needs on the site."
"The minimum defensible space distance shall be 30 feet on level terrain, plus
appropriate modification to recognize the increased rate of fire spread at sloped sites.
The methodology described in "Determining SafetyZone Dimensions, Wildfire Safety
Guidelines for Rural Homeowners," (Colorado State Forest Service) shall be used to
determine defensible space requirements for the required defensible space within
building envelopes in areas exceeding five (5) percent grade."
6.
"Upon adoption of road impact fees by the Board of County Commissioners, the lots
created by this exemption shall be subject to paying the fees, paid at time of building
permit application, paid by the building permit applicant."
That the applicant demonstrate the physical quality, quantity and dependability of the
shared water supply by doing the following (if not done already) and presented prior
to approval of an exemption plat:
a) A well be drilled and a24 hour pump test shall be performed;
b) The applicant supply, to the Planning Department, the well completion report
demonstrating the depth of the well, the characteristics of the aquifer and the
static water level;
c) The results of the 24 hour pump test indicating the pumping rate in gallons per
minute and information showing drawdown and recharge shall be submitted
to the Planning Department;
d) Awritten opinion of the person conducting the well test that this well would
be adequate to supply water to the number of proposed lots and be submitted
to the Planning Department;
e) An assumption of an average of no less than 3.5 people per dwelling unit,
using 100 gallons of water per person, per day;
0 If the well is to be shared, the provision for adequate water storage of 1000
gallons per dwelling, either individually or communally;g) A discussion of the mechanical components of the shared well system to
include the pump, water supply line, storage tank and other components (for
shared well systems);
h) A legal, well sharing agreement which discusses all easements and costs
associated with the operation and maintenance of the system and who will be
responsible for paying these costs and how assessments will be made (for
shared well systems);i) The water quality be tested by an approved testing laboratory and meet State
guidelines concerning bacteria and nitrates.
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Owner
Contractor
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Soils Testr*ti'o-w:__ U::ll:i,::?orins---Foundation 9-"U:=c)t' tiJ,r*. *__'__ __Grout .----_._---:_./d,4::_*=-_ Electrical Rough (State)
Undergrouno er.-bi,s aa;c.;Ji_ "i; Fl;:r*,*]Tl,?;;;t a;;r"r;?_:_Rough Plurnbing Certiticate Occupancy lt _ _- __Frarning_--...--..-._-
Ilate __-,__-_lnsulation ^ ."ot*
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NOTES
(continue on back)
Assessor's Parcel No.
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Forrn No. '
GW8€s
APPLICANT
VIOLET MOONEY
o1s2 RD 137
GLNWOOD SPRINGS CO 8160I-
(e7o)es4-2952
PEFMTT TO CONSIRUCT A WELL
UIV 5 rLL:JUj-945-56b5
OFFICE OF TI "= SIATE ENGTNEEN
GOLORADO I, SION OF WATER RESOURCES
irtlruiT|ll Blds'' 13re Bhcrman 81, oorwo'. oolorodo 6oco.
1u,..,r' I'lu.tJUl P.01
NE 114 8ectlon gE
MNGE 90 W 6th P.M.
Nonh Soctlon Llne
East Soctlon Une
NE II4
Twp sS
1050 Ft. from
42O Ft. lrom
wEtJ. PERMTI NUMBER 1g?F5O _
OIV. 5 CNTY. 23 WD 39 OE6. BASIN
GARFIELD COUNTY
r)
ISSUANCE OF TI{IS PERMIT DOES NOT CONFER A WATER RIGHTcoNpmoNs oF AgeRovAL
Thls well shall bo used ln such a way as to cau6e no materlal lnlury to oxlstlng water rights. The lssuancs of thopermit does not assure the applicant that no lnfury wlll occw id
"notner
vesrad waroirigrrt or preclude anotherowner ol a vostsd wator righl fiom sookrng rorisf rn a crvil court action.
The construcllon ol thls woll shall bo ln oompllanco w[h rho warer Woll conotruction Rutes 2 ccn 402-2, unloss,ffi;ffiH,d"H;H:if"":::irg;#T,,irJ3;:[,;;;;;; or-e-,umrne,s or water werrconstruabn anct pump
Apprwed pureusnt rq 9p 37-82'602(3)(bxll)0) a3 tfre onry we[ on a tract of rand or 4J +r-acres descrrbed asthat pon&)n of lhe NE
-t!e-.ot
sec. 9s, rwil's i;,i,rtt, R;g.'iioffist of rho 6rh p.M., oartiero coung, berng morepartioularly described on lho arrachod exirtOtt,A..
The use ol ground water
'rom
thls woll ls llmltoct to rlro protocllon. ordinary household purposas tnslde three slnglefamllv dwellings, lhe lrrlgatlon ot not ,oiu rnun ;;iit';;;;'or-r,o,nu gardens and tawns and rhe watedn' o,donpstlo anlmals.
The maxlmum pumplng rato shail not sxcood 16 GpM.
Tho roturn tlow lrom the use ol thle wsll ,nust be rhrough an lndlvldual waete waler dlsposal eystem of menon'waporatlve type where the water ls relurnod to tho aime strsarn system ln whlch tho ursl ls locatod.
Thls woll shall bo conflruct8d not molo thsn 2oo feot from the locatlon specllled on thls pemlt.
2)
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DATE ISSUED JAT{ 2
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EXPIRATION DATEJAII
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(3) WATER llSE ANp WELL pATA
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Propoicd mdximum pumping rate (gt)nrl
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Averagg:ann,tol otnOrrnt ol ground water
tO bc appropriared (ocre-fectf:Ir5
NoncNrrmber ol acrcs to be irrioarcd:
Aquif c. ground warer ls to be obtainerJ lronr:
Gravel s
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GRouNp WAIEE_Io. BEIJSE_D_I an:
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FOtI: { 1I A PERMIT TO JNSTALL N PUMI'
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This wcll shall be use(l ir't such a way os to causeno nlate/iAl irtjury ro cxisting wator rigllts. Tlre
issrrirnce oI tlre peilnit docs not il$sure tlre aplrlicant
lhat no injury will occur to another vesred warerright or prccltrcle onotirer owner of a vcstcd watcr
right from scekin( relief irr a civil court action.
lnstall plain (non.oerforated) casings frop groundsurface down to a rninimui j_iiiiE_Ztg rr",and propcrly saalcd tapproprlaiion;i,ril,f.rifi:ll*" punrplni o,
,ert
DO NOT WNITE IN ]}IIS COLUMN
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S'IATE(S) THAT THEOF HIS KNOWLEDGE.
- lL-
l:0nTl1 HF_REON ls
EXHIBTT IHil
This letter is.to advise you that
f,::" {"}i_I"I3 :.
-,i iii i*iiX =oISXo :i i:,.:; f[:r:i::.,::_,o j1_q, s i te
as it is now provided.
of the Glenwood spiing,l:'ii l:';";';:ff ii:;
-ii i' i,. i I; ";;;'i ii" "I.il:" :i :l';iir':5iiffi, "
As with any :;: ::"::ii"::": .t::jecr, we are concerned wirhaccess to yourshould be madeto accomodate
home as werr as a ;;;:;":,',_"= qre concerned with
by vou t. -^*js-,1_1u.!:: suppry source. provisions
lInI"|, I: I:X"".:lt:
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^1.:"ll::". ?r_n."a"_Jn"iio""I3I f,l:";li"l" :, g::g_to:: -;;-;";;";;;"";iio"S,
warer;[:'I.3i"Iiii; ili":; _Ii3iII"i_ ::: :"li:""::';"5i"fi";f"Xi.:;
situation.arrci.i€ 6 sooci =o.r".-;;-rr;.;.ri;""I::"ll=""frr.
noro"lt*ember to think of fire safety when constructing your nevr
-13 -
806 Cooper Avenue . Clenwood Springs, Colorado g160l .
DnpaRrMENr. oi *y:\ffily SnnvrcEs *
6-9-92
Monica Goodsefl
!!2BsHighway6&24Gl_enweod Spri.ngs.; CO. g16Ot
Dear Monica,
Sincerely,
Jones,Chief
atta
(303) 94s-2s7s . FAX GrR) 9a5_25e7
GARFIELD COUNTY SURVEYOR'S OFFICE
JUNE 10, L997
GARFIBI,D COIINTT PIANNING DBPT.
109 BIG}TMI STREET
GTBNIfOOD SPRINGS, CO.
81601
ATTII: UR. Ii{ANK BEAI{, DXRECTOR
XB: COIIN?Y SURVEY0R REvIBll Or mIE M0ONEY SUBDIVISION EX3IIPTION PLAT.
DBAR MARK;
I ITAVB REVIB1IED ITIE ABOVE RETERBNCED BXEI,IPTION PIAT AND NOTB TIIE FOLI.OTTING:
1) ALt, pLAr NOTES AS RBQUTRED BY TIIE COUNTY PLANNTNG DSPT. SHOUTD BB NOTED 0N TIIB
PIAT.
2, W THIS PROPERTY IS I'IORTGAGED, A UORTGAGEBS' CONSENT CBRTITICATB IS REQUIRBD.
3) TIIB SOUTII trNE Or pARCEt "Ar rS SHotfN AS t{oT BErNG UoNUiIENIBD. IS THrS
INTBNTIONAL OR AN OVBRSIGIIT?
4) rIIB LrNE BETWEEN PARCEL "A" AND "B" TS OVBR 1400.00 trEBT rN I,BNGrH WTTHoUT A
MOHI,!,TENT. ACCORDING TO CRS 38-51-101 THBRB IS TO BB PIACED BOUNDARY I'IONT,UBNTATION
NOT TO SXCBED 14OO.OO FEBT IN TBNGTH
SIIOULD YOU IIAVE ANY QUESTIONS, PLBASE TEBL
CC:
RICH IIOLSAN, P.L.S.
4773 COU!{Ty RoAD 214
SILT, CO.
81652
sBt{t vrA rAx
couilfY rrt8s
GIVB }IB A CALL.
AS GARTIEID COUNTY SURWYOR
County Courlhouse Bldg.
109 Eighth Street
Glenwood Sprlngs, CO 8160.l
(970) 945-1 377, Ext,2510
Somuel Phelps
Gorfield County Surveyor
Privote Office
214 E. Eighth Street, Ste. 210
Glenwood Springs, CO 81601
PH: (970) 928-8233 FAx: (970)945-8565
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