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HomeMy WebLinkAbout06.0 Response to Article 7 StandardsRESPONSE TO ARTICLE 7 STANDARDS COSTANZO MINOR SUBDIVISON 7-101 ZONE DISTRICT USE REGULATIONS No zoning change is requested. The property as subdivided will remain zoned Rural. 7-102 COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS The proposed subdivision is in compliance with the comprehensive plan which designates the area as Commercial/General Zone (7,500 sq ft min lot size). Upon completion of the proposed subdivision, the two lots will be 3.664 and 2.793 acres in size. There are no relevant intergovernmental agreements. 7-103 COMPATIBILITY The proposed subdivision will not change the nature, scale or intensity of the adjacent land uses which are cornmericial in nature. The subdivision lots will be 3.664 and 2.793 acres in size with one commercial building (5,000sq ft) on each parcel. Both commercial buildings are already in existence, the newer of which being built in 2013. 7-104 SOURCE OF WATER The source of water for the proposed subdivision is a shared well which has served both existing buildings since 2013 when the newest building was completed. The legal availability of the water is demonstrated by the well permitted by CDOWR 76013-F for drinking and sanitation for commercial use, the irrigation of not more than 9,000 square feet of gardens and lawns, and the water of two head of domestic animals. The well is augmented by West Divide Water Conservancy District Contract No. 120309KC(a). The physical supply of the water will be demonstrated by a four hour pump test, but Owner would request this test to performed after initial approval of the Minor Subdivision by the County as to limit out of pocket expenses. The well will be shared between the two proposed lots pursuant to a declaration of water well use and maintenance obligations. A copy of the well permit, augmentation contract, and draft declaration shall be included in the application materials. 7-105 CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS The property is not eligible for service by a Water Supply Entity. No central water distribution system is planned as the proposed subdivision consists of two lots. 1 The property is not eligible for connection to a public sewer extension. A central wastewater system is not required because the property is not located within 400 feet of a sewage treatment facility and because the proposed lot size is eligible for an onsite wastewater treatment system (OWTS) with lot sizes of 3.664 and 2.793 acres. Onsite wastewater treatment systems currently served both existing buildings. Copies of septic permits are included in the application materials. 7-106 PUBLIC UTILITIES Both buildings are currently served by public utilities. An easement granted to Xcel for power lines to the proposed lot 2 has already been granted by the Applicant and is shown on the site plan/preliminary plat map. 7-107 ACCESS AND ROADWAYS The access to the property is from Colorado Highway 6&24. A 20 foot wide private driveway easement shown on the site plan/preliminary plat map provides access to the two proposed lots from Colorado Highway 6&24. Colorado Highway 6&24 is a State maintained highway and is visually shown on the plat of Costanzo Minor Subdivision. The actual driveway is over 18 feet in width and is surfaced with gravel. The private driveway easement through Applicant's parcel is an existing driveway and is shown on the proposed minor subdivision plat. The current physical attributes of the private driveway is 18 feet in width and is surfaced with gravel meeting the County's road way standards for a driveway. A proposed draft of a declaration of private access and utility easement and maintenance obligations is included in the application materials. Because the Colorado State Highway 6&24 has been in existence for a number of years and is maintained by the State, the Applicant has requested a waiver of the engineer report for roadways. 7-108 USE OF LAND SUBJECT TO NATURAL HAZARDS No natural or geographic hazards affect this property. 7-109 FIRE PROTECTION A letter from Colorado River Fire Rescue dated April 15, 2016 states that "the lot split will not affect the fire response activities" on the properties. A copy of the letter is included in the application materials. 7-201 AGRICULTURAL LANDS 2 The proposed subdivision will have no adverse effect to any surrounding agricultural operations. 7-202 WILDLIFE HABITAT AREAS The proposed subdivision will not increase the number of units or increase the number or location of roadways. Accordingly, the proposed subdivision will not have any impact on native vegetation utilized by wildlife and will allow any existing migration corridors to remain intact. 7-203 PROTECTION OF WATERBODIES The property is not near any waterbody. 7-204 DRAINAGE AND EROSION Because the existing dwellings and roadway are already in existence, no grading or changes to drainage or stormwater runoff are anticipated. 7-205 ENVIRONMENTAL QUALITY Given that the buildings and private driveway are already constructed and in use, the proposed subdivision should have no temporary or long-term adverse effects on noise, air pollution, odors, or waste generation. 7-206 WILFIRE HAZARDS The property and surrounding area is rated at Low to Moderate according to the County Wildfire Susceptibility Index. The property is not on slopes greater than 30 percent. The Applicant agrees to maintain vegetation control to minimize potential impacts from wildfire events. Property is also located near the river, causing for ease of access to water for fire suppression. 7-207 NATURAL AND GEOLOGIC HAZARDS No natural or manmade geologic hazards exist in the location of the proposed subdivision. 7-208 RECLAMATION No disturbance is anticipated which would require reclamation as the private driveway, OWTS systems on both proposed lots, and the buildings are already in existence. 7-301 COMPATIBLE DESIGN The use of the proposed lots is residential in nature with a large lot size of 3.664 and 2.793 acres. The use would be compatible with adjacent properties which are also commercial or residential and rural in nature. 3 7-302 OFF-STREET PARKING AND LOADING STANDARDS The proposed subdivision lot sizes will provide ample room for the required minimum. The private driveway meets the County standards. 7-303 LANDSCAPING STANDARDS No additional landscaping is planned. The existing landscaping meets the requirements of Colorado River Fire Rescue. 7-304 LIGHTING STANDARDS The lighting on the existing buildings conforms to the County's exterior lighting standards. 7-305 SNOW STORAGE STANDARDS The proposed subdivision is exempt from these standards per the LUDC. 7-306 TRAIL AND WALKWAY STANDARDS No trails or walkways are proposed within the subdivision. 7-401 GENERAL SUBDIVISION STANDARDS There are no common facilities other than the driveway and well and water system. The driveway is subject to a declaration of private access and utility easement and maintenance obligations. The well and water system are subject to a declaration of water well use and maintenance obligations. Copies of drafts of both declarations are included in the application materials. There is no proposed development in the floodplain. 7-402 SUBDIVISION LOTS The proposed lots meet the applicable zone district requirements for lot area, width, frontage, depth, shape, location, and orientation as stated in the LUDC 7-403 SURVEY MONUMENTS The Applicant agrees to have permanent survey monuments set within the subdivision prior to selling or advertising the sale of any lots. 7-404 SCHOOL LAND DEDICATION The Applicant agrees to pay any school land dedication fees due. 7-405 TRAFFIC IMPACT FEES 4 The Applicant agrees to pay any traffic impact fees due. Because, however, the proposed subdivision does not include any increase in traffic (since both buildings have been constructed since 2013), the Applicant believes that no traffic impact fees should be due. Further, the Applicant has requested a waiver of the requirement for a traffic study. 5