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HomeMy WebLinkAbout1.04 Article 7 StandardsARTICLE 7 COMPLIANCE SUMMARY 1 ARTICLE 7 STANDARDS Compliance Summary DIVISION 1. GENERAL APPROVAL STANDARDS. 7-101. ZONE DISTRICT USE REGULATIONS. The property is zoned Rural with Minimum Lot Size of 2 acres. The existing use and proposed lot size comply with Rural Zoning standards. 7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS. The property is within the Medium High Density Residential designation (2 - 6 acres per dwelling unit) in the County Comprehensive Plan of 2030. 7-103. COMPATIBILITY. The existing residences and agricultural operations are fully compatible with the surrounding ag and residential activities. 7-104. SOURCE OF WATER Lot 1 is served by an existing and operating well, Permit # 238032 issued by the Colorado State Engineer on March 14, 2002. A copy of this Well Permit is include with this application. Lot 2 residences and agricultural activities are served by two existing wells, Permit #s 204423 and 204424 both issued by the Colorado State Engineer on September 5, 1997. These well permits were issued for existing wells that were first put into beneficial use in 1971 and 1950 respectively. A copy of these well permits are included with this application. The Applicant requests the water quality test and production pump test requirements of this Coded be conditions of the Minor Subdivision approval with completion within one year and prior to recordation of the Final Plat. 7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS A. Water Distribution Systems: The well servicing Lot 1 is located on Lot 2 with a well, access and maintenance easement dedication as shown on the Final Plat. Pipping is in place and the existing residence has been using the well since its occupation. The two wells on Lot 2 have been in use for many years. Well Permit #204423 serves the historic employee housing unit on Lot 2. Well Permit #204424 serves the owners residence on Lot 2. B. Wastewater Systems: Wastewater from the residence on Lot 1 is handled per the conditions of GARCO Individual Sewage Disposal Perm it # 3725 dated 10/01/02. The original ranch homestead residence burned to the ground in ARTICLE 7 COMPLIANCE SUMMARY 2 1999 and was rebuilt in 2004 with a new wastewater disposal system permitted under GARCO Individual Sewage Disposal Permit # 3935. 7-106. PUBLIC UTILITIES. Electrical and phone service are existing and in place for the residences on both of the proposed lots. An existing Holy Cross Electric Easement is shown on the Final Plat. 7-107. ACCESS AND ROADWAYS. The residence on Lot 1 accesses directly to County Road 311. Two driveways were constructed for this residence in accordance with GARCO Driveway Permits # 22 and #23. Lot 2 is served by the historic homestead driveway. This driveway complies with GARCO driveway grade standards. 7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS A review of the GARCO Hazards maps does not show any conflicts with identified natural hazards that could impact the existing residences. All residences are 40 to 60 feet above the creek. 7-109. FIRE PROTECTION Given the existing primary residences on each lot were constructed but relatively recently under appropriate GARCO Building Permits, no unusual or restrictive requirements are anticipated from the Colorado River Fire Rescue. Efforts have been and will continue to be made to review the proposed subdivision with the Fire Marshal, Orin Moon. DIVISION 2. GENERAL RESOURCE PROTECTIN STANDARDS 7-201. AGRICULTURAL LANDS. A. The subdivision does not alter the current agricultural operations on the property. A Note is included on the Final Plat regarding “Right to Farm” protections. B. The Final Plat includes a note regarding control of dogs. C. The existing residence on the new lot is surrounded by appropriate ag fencing. No new fencing is proposed relative to the Minor Subdivision. D. No new roads or driveways are proposed. Driveways serving Lot 1 are permitted by GARCO Driveway Permits No. 22 and 23. E. Historic irrigation ditch easements are identified by note on the Final Plat with Book and Page references to GARCO Public Records. One ditch originates at a head gage on West Divide Creek at the northerly end of the property. Another ditch on westerly side of the property has not been used for many years. Irrigation ditches serving the subject property do not deliver water to downstream users. There will be no change to the existing drainage and stormwater runoff patterns. ARTICLE 7 COMPLIANCE SUMMARY 3 7-202. WILDLIFE HABITAT AREAS. The proposed subdivision will not alter existing wildlife habitat or movement patterns from currently existing conditions. No existing vegetation is proposed for alteration or removal. 7-203. PROTECTION OF WATERBODIES Existing structures on Lot #2 are in excess of 200 feet from the nearest water body, West Divide Creek. The residence on Lot #1 is in excess of 500 feet from the creek. No disturbance of existing surface conditions or vegetation are proposed. 7-204. DRAINAGE AND EROSION No disturbance of existing surface conditions is proposed. Stormwater runoff from existing gravel driveways and buildings will flow over several hundred feet of vegetated surfaces before reaching the local stream. 7-205. ENVIRONMENTAL QUALITY No activity associated with the subdivision will compromise environmental quality in the area. 7-206. WILDFIRE HAZARDS. County Wildfire Hazards Map identifies the property as being a low risk for wildfires. 7-207. NATURAL AND GEOLOGIC HAZARDS Residential development is already in place on the two proposed lots. No geologic or soils hazards have been identified in the areas of residential development on the property and no hazards were encountered when the residences were constructed. The occupied bundling sites hare split by Soil Conservation Service Soil Classifications 56 & 66. Soil descriptions for these classifications confirm that stoniness and shrink-swell conditions can be address with appropriate design for residential construction. Neither site is impacted by excessively steep slopes. 7-208. RECLAMATION. No reclamation activity is required by the proposed subdivision. DIVISION 3. SITE PLANNING AND DEVELOPMENT STANDARDS. 7-301. COMPATIBLE DESIGN No new residential construction activity is proposed by the minor subdivision. ARTICLE 7 COMPLIANCE SUMMARY 4 7-302. OFF-STREET PARKING AND LOADING STANDARDS. Existing available parking on both Lots 1 and Lot 2 exceed the requirements of this section. 7-303. LANDSCAPING STANDARDS. No additional landscaping is proposed as an element of the minor subdivision. 7-304. LIGHTING STANDARDS. Existing lighting is compliant with the standards of this section. 7-305. SNOW STORAGE STANDARDS. Not Applicable. 7-306. TRAIL AND WALKWAY STANDARDS Not Applicable. DIVISION 4. SUBDIVISION STANDARDS AND DESIGN SPECIFICATIONS. 7-401. GENERAL SUBDIVISION STANDARDS. A. There are no common use facilities. B. Pet control criteria consistent with this section shall be included as notes on the Final Plat. C. A note regarding fireplace limitations is included on the plat D. No existing development is located in a floodplain and no new construction is proposed in a floodplain. 7-402. SUBDIVISON LOTS. Proposed lots are consistent with the standards of this section. 7-402. SURVEY MONUMENTS. Survey monuments will be set per the standards of this section. 7-404. SCHOOL LAND DEDICATION. As stated in the Revised Pre-Application Conference Summary, dated August 19, 2016 and Updated August 23, 2016, Planning Staff has determined that the lot has an existing dwelling unit. 7-405. TRAFFIC IMPACT FEES. ARTICLE 7 COMPLIANCE SUMMARY 5 As stated in the Pre-Application Conference Summary, dated August 19, 2016 and Updated August 23, 2016, Planning Staff has determined that Traffic Impact Fee is not applicable since each lot has an existing dwelling unit. Eagles View Ranch CR 311 Comprehensive Plan 2030 Residential Medium High Density 2 < 6 Acres Per DU Eagles View Ranch CR 311 GARCO Zoning RURAL RURAL Eagles View Ranch CR 311 GARCO Zoning RURAL RURAL Eagles View Ranch CR 311 Wildfire Suseptability Low Medium N/R Low N/R