HomeMy WebLinkAbout1.10 Article 7 ComplianceTable 20. Recommended OWTS Maintenance
Maintenance Task
Frequency
(Garfield County)
Frequency
(EPA)
Inspection of OWTS
Once a year.
At least every 3 to 5 years.
Cleaning of OWTS
Cleaned as necessary, if inspected
once a year.
No recommendation provided.
Pumping of OWTS
Every 4 years, when a yearly
inspection by the owner is not
practical.
Every 3 to 5 years.
Inspection of alternative OWTS with electrical float
switches, pumps, or mechanical components.
No recommendation provided.
Generally once a year.
Without a site-specific OWTS design, it is not possible to include a proposed management plan for the
operation and maintenance of the OWTS in this application. Therefore, the lot owner(s) will be
responsible for developing a management plan specific to their OWTS and providing a copy of such plan
to the County as required. As appropriate, the recommendations of the EPA and Garfield County should
be used to inform the OWTS management plan for Lot 1.
14. Compliance with Article 7
Division 1. General Approval Standards
Zone District Use Regulations
Table 21 demonstrates that the proposed lot conforms with the County's standards for the Rural (R) zone
district, pursuant to Section 3-201.
Table 21. Conformance with Rural (R) Zone District Standards
Rural (R) Zone District Standards
Conformance with Rural (R) Zone District Standards
Minimum Lot Size
2 -acres
The proposed lot is 10 -acres in size.
Maximum Lot151/
Coverage
The lot owner(s) will be responsible for ensuring that lot
coverage does not exceed 15% (1.5 -acres).
Front Setback
50 feet (arterial)
25 feet (local)
There is sufficient buildable area on the 10 -acre lot to
accommodate the required front setback. Refer to the Site Plan
included in this application.
Rear Setback
25 feet
There is sufficient buildable area on the 10 -acre lot to
accommodate the required rear setback. Refer to the Site Plan
included in this application.
Side Setback
10 feet or 1/2 the
building height,
whichever is greater
There is sufficient buildable area on the 10 -acre lot to
accommodate the required side setbacks. Refer to the Site Plan
included in this application.
Height
R: 25 feet
NR: 40 feet
The lot owner(s) will be responsible for ensuring that any
improvements constructed on the lot conform to the County's
height regulations.
Pursuant to Section 3-202.A, the proposed lot has a minimum of 25 lineal feet of frontage on road right-
of-way providing access. Section 3-202.B, 3-202.C, 3-202.D and 3-202.E are not applicable to this
application. The lot owner(s) will be responsible for ensuring that any projections into required yards of
the Rural (R) zone district conform to the requirements of Section 3-202.F.
Lot 1 is to be developed with a single dwelling unit. Pursuant to Section 3-403, a "Dwelling, Single -Unit" is
permitted by right in the Rural (R) zone district. The lot owner(s) will be responsible for ensuring that any
other land uses on Lot 1 conform to the applicable County requirements.
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Comprehensive Plan and Intergovernmental Agreements
The location of the proposed lot is designated as "Residential Low (RL)" on Garfield County's Future Land
Use Map (refer Map 10). The intended character of the RL designation can be described as "agricultural
and related uses as well as home occupation uses that can be adequately buffered from adjacent
incompatible uses" (p. 28). Residential densities in the RL designation are to be around 1 dwelling unit per
10 -acres.
Creation of the proposed 10 -acre lot offers a large property for single-family development with adequate
buffering from neighboring residential and agricultural uses, both of which are compatible uses. One (1)
single-family home is to be constructed on the lot, giving the property a density of 1 dwelling unit per 10 -
acres, which conforms to the intended residential density for the RL designation.
Low-density residential development on Lot 1 will maintain much of the property in a natural state,
helping to preserve the rural/agricultural character of this part of Garfield County. Furthermore, low-
density residential development in this location will minimize demands on public services and will not
necessitate the extension of public infrastructure or public service areas. This application works to
address most of the stated objectives of Garfield County's Comprehensive Plan 2030.
Map 10. Garfield County Comprehensive Plan 2030 Future Land Use Map
In addition to conformance with the intent of the RL future land use designation, this application works to
achieve the following desired outcomes identified in the County's Comprehensive Plan:
Housing Goal 1- "To bring about a range of housing types, costs, and tenancy options, that ensure for our
current and future residents affordable housing opportunities in safe, efficient residential structures" (p.
42). Approval of this application will result in a smaller, more affordable rural lot that will create the
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In addition to conformance with the intent of the RL future land use designation, this application works to
achieve the following desired outcomes identified in the County's Comprehensive Plan:
Housing Goal 1- "To bring about a range of housing types, costs, and tenancy options, that ensure for our
current and future residents affordable housing opportunities in safe, efficient residential structures" (p.
42). Approval of this application will result in a smaller, more affordable rural lot that will create the
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opportunity for a lower income person(s) to reside in a beautiful rural setting. An opportunity the larger
neighboring parcels do not provide. Creation of Lot 1 will also provide the opportunity to construct an
"off the grid" home that will reduce the impacts of utility costs on the owner(s)'s finances.
Transportation Goal 1- "Ensure that county roads are constructed and maintained on a safe, and fiscally
sustainable basis" (p. 47). Low-density residential development in this location will not necessitate
improvements to adjacent county roads, nor will it have significant impacts on these roads. However,
residential development on Lot 1 will generate additional impact fees and tax revenues for the County
that can be used to pay for maintenance of the County's roads.
Agriculture Goal 1- "Preserve a significant rural character in the county" (p. 56). - This application will
work to preserve the rural character of this part of Garfield County by creating a 10 -acre lot for limited
residential development. Limited development on Lot 1 will preserve much of the lot in its native
condition. In addition, the income generated from the sale of the lot will assist the applicant's family with
maintaining their long standing ranching operations in the Cattle Creek Valley.
Natural Resources Goal 1- "Ensure that natural, scenic, ecological, and critical wildlife habitat resources
are protected and/or impacts mitigated" (p. 61). As noted in the Comprehensive Plan, a number of
ranchers in Garfield County have realized significant financial gains through that sale of their land for
suburban development. In contrast, the applicant has worked with the Aspen Valley Land Trust (AVLT)
over the past decade to conserve 95% (+/- 187 -acres) of the existing 196.99 -acre "Horse Pasture" parcel
in an effort to preserve important natural areas and wildlife habitat. In working with AVLT, the applicant
intentionally maintained a few small areas in strategic locations in anticipation of creating salable lots to
generate modest income from their land. The proposed 10 -acre lot is the result of the applicant's
demonstrated commitment to balancing the preservation of natural resources on their land with
economic opportunity.
Compatibility
The general character and intensity of land uses in this part of Garfield County can be described as a mix
of low-density rural residential uses and agricultural uses. As more and more homes have been built in
this area over the years, the rural character has remained intact. This can be attributed to the limitations
placed on the type of residential development permitted and the allowance for ranchers and farmers to
supplement their operations with income from the sale of portions of their land holdings. As noted on
page 55 of the Comprehensive Plan "Some owners of large acreages depend on the valuation of
development capacity as collateral to leverage capital that permit them to farm/ranch. For many, their
land is their savings account. The ability to easily sell portions of land for income and to family members is
an important survival resource." The proposed 10 -acre lot and subsequent residential development are
very much in tune with the nature of land development in this part of Garfield County.
In addition, Lot 1 is compatible with the scale of adjacent properties, which range in size from roughly 14 -
acres to 1,271 -acres in size.
Source of Water
The proposed lot has an adequate, reliable, physical, long-term, and legal water supply to serve
residential uses on the property. This has previously been addressed in this application.
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Central Water Distribution and Wastewater Systems
A well and on-site wastewater treatment system will be used on Lot 1. This has previously been
addressed in this application.
Public Utilities
Holy Cross Energy has indicated that Lot 1 is within their certificated service area. Refer to the "Will
Serve" letter from Holy Cross Electric included in Appendix C. In 2017, the applicant worked with Allen
Goad from Holy Cross Energy to prepare cost estimates for extending electric service from the nearest
transformer to the proposed lot. Roughly 1,980 feet of overhead or underground line would need to be
installed to connect Lot 1 to Holy Cross's electric grid. The costs calculated for extending single phase
service were $32,700 for overhead and $59,100 for underground. These estimates did not account for
costs associated with acquiring easements that may be necessary to extend electric service to the lot. A
copy of the estimates prepared by Holy Cross Energy are included in Appendix C.
Given the cost associated with connecting to Holy Cross' electric grid and Lot l's excellent southern
exposure, the applicant is proposing that a solar electric system be used to serve the property. According
to a June 2017 report prepared by the National Renewable Energy Laboratory (NREL), NREL Benchmarks
the Installed Cost of Residential Photovoltaics with Energy Storage for the First Time, the total installed
cost and price components for residential photovoltaic (PV) systems range between $15,581 to $47,171.
These dollar amounts do not include any applicable tax credits that a homeowner might realize through
the installation of a PV system. Use of a solar electric system to serve Lot 1 appears to be more
economical both in terms of installation cost, as well as on-going utility costs.
Black Hills Energy was contacted to explore the feasibility of extending natural gas service to the
proposed lot. Jason Cox, a Utility Construction Planner with Black Hills Energy, indicated that they do not
have adequate facilities to service Lot 1 and that it would cost roughly $1,000,000 to extend a service line
from the nearest gas main. Therefore, it is cost prohibitive to extend natural gas service to Lot 1. Propane,
or other appropriate fuel source not requiring the extension of utility lines, will need to be used instead. A
copy of the correspondence with Black Hills Energy is included in Appendix C. The lot owner(s) will be
responsible for determining the type of fuel source that they would like to utilize on Lot 1 and arranging
for service to be provided, if necessary. In addition, the lot owner(s) will be responsible for submitting
information to the County about the fuel source they want to use, as required.
CenturyLink was contacted to confirm whether they would be able to provide service to the proposed lot.
Jason Sharpe, a CenturyLink Design Engineer, indicated that CenturyLink does have cable in this area and
spare facilities to feed Lot 1. A copy of the correspondence with CenturyLink is included in Appendix C.
The wireless coverage maps for Verizon Wireless and AT&T (refer to Appendix C) indicate that wireless
telephone/internet service is available at the proposed lot. Therefore, the lot owner(s) have the option to
use wireless service instead of service from CenturyLink.
A request for a partial waiver of the submission requirements of Section 7-106 is included in this
application to allow for: (1) a solar energy system; (2) propane, or other appropriate fuel source not
requiring the extension of utility lines; and, (3) wireless telephone/internet service to be used and allow
for the lot owner(s) to enjoy an "off the grid" living experience. The waiver is also being requested to
mitigate the financial hardship that would be imposed on the applicant if required to extend utility lines
to the proposed lot.
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Lot 1 will not be served by public water or wastewater utilities. Water and wastewater will be addressed
by a private well and an on-site wastewater treatment. This has previously been addressed in this
application.
A 30 -foot wide private ingress/egress and utility easement will be provided along the access road to allow
for utilities to be extended to the proposed lot, as necessary. In addition, a 30 -foot wide private
ingress/egress and utility easement for the benefit of Lot 1 will be provided along a portion of the
existing driveway to allow the lot owner(s) to extend utilities from the access road to the property, as
necessary. Refer to the Final Plat included in this application.
Access and Roadways
A 30 -foot wide private ingress/egress and utility easement along the existing access road and a 30 -foot
wide private ingress/egress and utility easement along the existing driveway are noted on the Final Plat to
ensure that the lot owner(s) has legal and physical access to/from their property and County Road 113. In
addition, a driveway permit issued by Garfield County (permit # 034-98 D) provides for legal, physical and
safe access to/from County Road 113 and the existing access road.
The existing access road has adequate capacity to efficiently and safely service the estimated 10
additional vehicle trips generated by the singe dwelling unit on Lot 1. It is not anticipated that the
dwelling unit on Lot 1 will result in traffic congestion or unsafe traffic conditions, impacts to the County,
State, and Federal roadways.
There is language included in the Certificate of Dedication and Ownership on the Final Plat (included in
this application) that states "The Owner does hereby dedicate and set apart all of the streets and roads
on the accompanying plat to the use of the public forever..."
No impacts to County roads associated with hauling, truck traffic, and equipment use are anticipated with
this application.
In accordance with Section 7-107.F, the existing graveled access road and Lot 1 driveway fall under the
County's "Primitive/Driveway" design standards. Table 23 demonstrates how the access road and
driveway conform to these standards.
Table 23. Conformance with Primitive/Driveway Design Standards
Primitive/Driveway Design Standards
Conformance with Primitive/Driveway Design Standards
Design Capacity
0-20 ADT
The estimated trip generation from a single-family home on Lot 1
is 10 ADT. The existing access road should have capacity for 10
ADT.
The lot owner(s) will be responsible for making improvements to
the existing primitive driveway to Lot 1 that conform to the
applicable County regulations.
Minimum Right -of-
Way Width
15-30 feet
A 30 -foot wide private ingress/egress and utility easement for
the existing access road is noted on the final plat.
A 30 -foot wide private ingress/egress and utility easement for
the benefit of Lot 1 is noted on the final plat for the existing
primitive driveway.
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Primitive/Driveway Design Standards
Conformance with Primitive/Driveway Design Standards
Lane Width
Single Lane/12 feet
The existing access road is a single lane road and was measured
to be 12 -feet wide.
The lot owner(s) will be responsible for constructing a 12 -foot
wide driveway that accesses Lot 1.
Shoulder Width
0 feet
The existing graveled access road does not have a shoulder.
Pursuant to Section 7-107.F, the lot owner(s) will not be required
to construct shoulders as part of their improvements to the
existing driveway.
Ditch Width
(as necessary for
drainage)
3 feet
There is no ditch along the existing access road. The access road
was constructed in accordance with the requirements of the
driveway permit issued by the County and has been in place for
20+ years. There have been no significant drainage issues
resulting for its design or its construction. It is not believed that a
ditch is necessary for drainage.
The lot owner(s) will be responsible for the design and
construction of a ditch along their driveway, if deemed to be
necessary for drainage.
Cross Slope
2%
The cross slope of the existing access road is as constructed. The
access road was constructed in accordance with the
requirements of the driveway permit issued by the County and
has been in place for 20+ years. There have been no significant
drainage issues resulting from its design or its construction. It is
believed that the cross slope of the existing access road is
adequate for drainage.
The lot owner(s) will be responsible for the design and
construction of a driveway with an acceptable cross slope.
Shoulder Slope
N/A
N/A
Design Speed
N/A
N/A
Minimum Radius
40 feet
The existing access road was surveyed by Alan's Land Surveying
and the radii are noted on the Final Plat included in this
application. As shown on the Final Plat, none of the curves in the
access road have a radii less than 40 feet.
The lot owner(s) will be responsible for the design and
construction of a driveway with radii that conform to the
applicable County regulations.
Maximum % Grade
12%
A clinometer was used to measure grades along the existing
access road. The grades measured range between 9% and 15%. It
is understood that some of the grades along the existing access
road exceed the County's maximum allowable grade of 12%. A
request for a partial waiver of the specific standards of Section 7 -
107.F is included in this application. Refer to Map 11 for
additional information regarding the grades measured along the
existing access road.
The lot owner(s) will be responsible for the design and
construction of a driveway with grades that conform to the
applicable County regulations.
Surface
Native Material
The existing access road is surfaced with native volcanic (basalt)
cinders sourced from a nearby gravel pit owned by the applicant.
The lot owner(s) will be responsible for surfacing their driveway
with a material that conforms to the applicable County
regulations.
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The existing access road and driveway provide access to Lot 1, offer adequate and efficient internal
circulation, and reasonable access to the nearest public highways. The access road and driveway have
been constructed so that alignments join in a logical manner and combine with adjacent road systems to
form a continuous route from one area to another.
The intersections of the on-site road system conform to Section 7-107.F.2.
If a street name(s) is required in conjunction with this application, the applicant will identify a street
name(s) that is consistent with the names of existing streets in the same alignment and that does not
duplicate other street names in Garfield County.
The existing access road and primitive driveway were located and constructed to be compatible with the
topography, wooded areas, and other natural features on the subject property.
There have been no significant erosion issues resulting from the design and construction of the existing
access road, which has been in place for 20+ years. Therefore, it is believed that the existing access road
was located and constructed in a manner that minimizes on-site erosion. The lot owner(s) will be
responsible for designing and constructing improvements to the existing primitive driveway on Lot 1 that
minimize the risk of erosion.
Section 7-107.F.8 is not applicable to this application.
It is believed that the existing access road provides sufficient emergency access and egress for residents,
occupants and emergency equipment. The applicant understands that this application will be referred to
the Carbondale and Rural Fire Protection District (CRFPD). The applicant will address the
recommendations of the CRFPD once they have been received.
The lot owner(s) will be responsible for constructing a driveway that provides emergency access and
egress for residents of Lot 1 and emergency equipment. The lot owner(s) will also be responsible for
ensuring that such emergency access complies with provisions of the International Fire Code and
requirements of the CRFPD, Garfield County Sherriff's Department and/or other applicable emergency
service providers. This will be addressed at time of building permit.
It is not believed that traffic control devices, street signs, street lighting, striping, and pedestrian
crosswalks are applicable to this application. In addition, it is not believed that roadway drainage
structures (bridges, culverts, cross pans, inlets, curbs and gutters) are applicable to this application.
However, the applicant understands that this application will be referred to the Garfield County Road and
Bridge Department and/or other referral agencies for review and comment. The applicant will address
the recommendations of those agencies once they have been received.
A culvert was installed at the intersection of the existing access road and County Road 113, in accordance
with the requirements of the driveway permit issued by Garfield County, when the access road was
constructed. It is understood that the property owner is responsibility for maintaining this culvert.
Maintenance of the existing access road is addressed in the draft Easement Agreement included as
Appendix D.
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Map 11. Existing Access Road Grades
Proposed 10 -acre lot
Point 7
Point 6
:: Point 5
Point 4
% GRADE BETWEEN POINTS
Points
Slope (%)
1->2
13%
2->3
15%
3->4
14%
4->5
12%
5->6
11%
6 -> 7
9%
Point 3 ::
Point 2
es
NOTE:
A clinometer was used to identify
grades along the existing graveled
access road.
Point 1 ::
Access Road Grades
McNulty Rural Land Development Exemption
80
1
500 feet
Map Created: November 21, 2018
N
Image 7. Access Road at Point 1
(looking north)
Image 9. Access Road at Point 3
(looking north)
Image 11. Access Road at Point 7
(looking south)
Image 8. Access Road at Point 2
(looking north)
Image 10. Access Road at Point 7
(looking northwest)
Image 12. Driveway near Point 7
(looking north)
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Use of Land Subject to Natural Hazards
The applicant is not proposing any improvements in areas subject to natural and/or geologic hazards. It is
anticipated that the lot owner(s) will not develop on portions of Lot 1 that are subject to natural and/or
geologic hazards, with the exception of areas subject to radon, which is prevalent throughout Garfield
County and easily mitigated.
The Environmental Protection Agency (EPA) identifies all of Garfield County as being subject to radon.
Radon is a very common issue in Colorado and there are number of simple and relatively inexpensive
techniques that can be used to mitigate the potential risks. The lot owner(s) will be responsible for
designing and constructing any buildings on Lot 1 in conformance with the applicable County regulations
for radon.
There is a roughly 0.80 -acres area along the western boundary of Lot 1 that was mapped by the Colorado
Geological Survey and is identified as a landslide area on the Colorado Landslide Inventory. In the event
that the lot owner(s) chose to locate improvements in this area, they will be required to work with a
qualified professional engineer to eliminate or mitigate the potential hazardous conditions present and
obtain the necessary approvals from Garfield County.
Fire Protection
Lot 1 is located within the service area for the Carbondale & Rural Fire Protection District (CRFPD).
Evidence of this is provided in the letter from CRFPD included in this application. CRFPD's Station 85 is
located approximately 2.7 -miles from the subject property. CRFPD has indicated that they will provide fire
and emergency medical services to Lot 1.
The applicant understands that this application will be referred to the CRFPD for review and comment.
The applicant will address the recommendations of the CRFPD, to the best of their ability, once they have
been received. Without having detailing information about the improvements to be constructed by the
lot owner(s) some of the recommendations from the CRFPD may need to be deferred to the time of
building permit. A request for a waiver from the submittal requirements of Section 4-203.M.1.b is
included in this application.
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Letter from the Carbondale & Rural Fire Protection District (CRFPD)
FIRE • EMS • RESCUE
November 29, 2017
Sarah McNulty
7747 County Road 100
Carbondale, CO 81623
RE: Subdivision Exemption for Property at County Road 113 & County Road 122
Dear Sarah:
Your property located at the intersections of County Road 113 :end County Road 122 is inside the
service area of the Carbondale & Rural Fire Protection District. The Distnct provides both fire
and emergency medical services for the property. Our Station 85, located on County Road 100, is
approximately 2.7 miles from the property.
The :uey new Tots created by the subdivision are subject to development impact fees adopted by
the Fire District. The developer will he required to enter into an agreement with the District for
the payment of development impact fees. Execution of the agreement and payment of the fees
arc due prior to the recording of the Final plat. Fees are based upon the impact fees adopted by
the District at the time the agreement is executed. The current fcc for residential development is
$730.00 per lot/unit.
Please contact me if you have any questions.
Sincerely,
ezil,Leff(
Bill Gavctte
Deputy Chief
Carbondale & Rural Fire Protection District
300 Meadowood Drive • Carbondale, CO 81623 . 970.963.2491 Fax 970-963-0569
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Division 2. General Resource Protection Standards
Agricultural Lands
Lot 1 has historically been used as grazing/pasture land. The Rural (R) zoning of the property limits
residential development to one (1) dwelling unit per lot. The size of Lot 1 and limits on residential
development will maintain much of property in its natural state and preserve the opportunity for
agricultural uses on the property. Furthermore, roughly 95%, or +/- 187 -acres, of the 196.99 -acres parent
parcel are protected under conservation easements, which allow for historic agricultural uses on these
lands. There will be no significant impacts to existing agricultural lands in this part of Garfield County.
There are no protective covenants or deed restrictions proposed in conjunction with this application.
Therefore, the lot owner(s) will be responsible for ensuring that dogs and/or other domestic animals kept
on Lot 1 is done in a manner that conforms to Section 7-201.B.
A note has been included on the Final Plat that acknowledges Garfield County's status as a Right to Farm
County. The lot owner(s) will be responsible for ensuring that fences are constructed, as necessary, to
separate Lot 1 from adjoining agricultural lands or stock drives. In addition, the lot owner(s) will be
responsible for maintaining all parts of any fencing installed including gates, cattle guards, boards, posts,
and wiring.
The existing access road and driveway for Lot 1 are located a sufficient distance from property boundaries
so that normal maintenance of these roads will not result in damage to any boundary fences.
The lot owner(s) will be responsible for ensuring that dust control measures are in place, both during and
after construction, to minimize adverse impacts to livestock and crops on adjacent agricultural lands.
There are no irrigation ditches located on Lot 1.
Wildlife Habitat Areas
Portions of Lot 1 are identified by CPW as Severe Winter Range for Elk. The construction of a single
dwelling unit on the proposed 10 -acre lot is anticipated to no significant impact on the severe winter
range for Elk. Furthermore, the applicant has worked with AVLT to protect +/- 187 -acres of the parent
parcel via conservation easements, resulting in the preservation of much the wildlife habitat in this area.
The lot owner(s) will be responsible for ensuring that improvements constructed on Lot 1 conform to the
applicable requirements of Section 7-202. This will be addressed at time of building permit.
Protection of Waterbodies
There are no waterbodies adjacent to Lot 1. Therefore, Section 7-203 is not applicable to this application.
Drainage and Erosion
The lot owner(s) will be responsible for addressing on-site drainage and erosion, in accordance with
Section 7-204, at the time of building permit. The lot owner(s) will be responsible for ensuring that
improvements to the existing primitive driveway meet the County's grading and drainage requirements.
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Environmental Quality
The proposed lot and subsequent residential development will not have significant temporary or long-
term adverse effects on air quality or water quality. Any air quality impacts resulting from development
on Lot 1 will be those commonly associated with a single-family home and will not result in air quality
being reduced below the levels established by the Colorado Air Pollution Control Division.
Storage and/or use of hazardous materials on Lot 1 is not anticipated. In the event that these materials
are stored and/or used, it will be the responsibility of the lot owner(s) to ensure that this is done in
compliance with the applicable State and Federal hazardous materials regulations.
Wildfire Hazards
Lot 1 is located in an area identified on Garfield County's Wildland Fire Susceptibility Index Map (included
in the 2012 Garfield County Community Wildfire Protection Plan (GCCWPP)) as having a "Very High"
Wildland Fire Susceptibility Index. Refer to Map 12 below.
Map 12. Garfield County Wildfire Susceptibility Index Map
The lot owner(s) will be responsible for ensuring that no residential development occurs on portions of
Lot 1 with slopes greater than 30%, pursuant to Section 7-206.A.
The proposed lot does not appear to be subject to "fire chimneys," which are described in the GCCWPP
as "...densley vegetated drainages on slopes greater than 30%" (p. G-5).
The lot owner(s) will be responsible for ensuring that residential development on Lot 1 does not increase
the potential intensity or duration of a wildfire, or adversely affect wildfire behavior or fuel composition
pursuant to Section 7-206.B.
The lot owner(s) will be responsible for ensuring that all roofing materials used are in accordance with
Section 7-206.C.
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Wildland Fire Susceptibility Index
ri
NR 240,661 Acres
Lot 1
Low 1,194,700 Acres
Moderate 246,396 Acres
111 ■
IM High 145,838 Acres
Very High 85,790 Acres
Source: CSFS
'
' '
irl
4-i-Isi
U
, Tj
r
The lot owner(s) will be responsible for ensuring that no residential development occurs on portions of
Lot 1 with slopes greater than 30%, pursuant to Section 7-206.A.
The proposed lot does not appear to be subject to "fire chimneys," which are described in the GCCWPP
as "...densley vegetated drainages on slopes greater than 30%" (p. G-5).
The lot owner(s) will be responsible for ensuring that residential development on Lot 1 does not increase
the potential intensity or duration of a wildfire, or adversely affect wildfire behavior or fuel composition
pursuant to Section 7-206.B.
The lot owner(s) will be responsible for ensuring that all roofing materials used are in accordance with
Section 7-206.C.
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Natural and Geologic Hazards
A review of data made available by the Colorado Geological Survey (CGS), the United States Geologic
Survey (USGS), the Federal Emergency Management Agency (FEMA) and the Natural Resources
Conservation Service (NRCS) indicatethatthe proposed lot is not subject to the following:
■ Avalanche Hazard Areas
■ Rockfall Hazard Areas
■ Alluvial Fan Hazard Areas
■ Debris Flow-Fan/Mudslide Hazard Areas
■ Faults
■ Earthquakes
■ Floods
The CGS Colorado Landslide Inventory identifies a mapped landslide on the western portion of the Lot 1.
Refer to the Site Plan included in this application. The applicant is not proposing development in this area
as part of this application. It is not anticipated that the lot owner(s) will pursue residential development
on this portion of Lot 1. However, in the event this does occur, the lot owner(s) will be responsible for
ensuring that said development conforms with the applicable requirements of Section 7-207.
Slopes that exceed 20% have been identified on Lot 1, as well as slopes that are less than 20%. Refer to
the Site Plan included in this application. The applicant is not proposing development in these areas as
part of this application. If the lot owner(s) elects to pursue improvements on portions of Lot 1 with slopes
greater than 20%, they will be responsible for ensuring that they are constructed in conformance with the
applicable requirements of Section 7-207.
Soil Survey data from the National Resource Conservation Service (NRCS) indicates that corrosive soils
and expansive soils may be present on Lot 1. The lot owner(s) will be responsible for obtaining a site-
specific geotechnical evaluation that provides recommendations for the actual soil conditions
encountered on the proposed lot. The lot owner(s) will also be responsible for having a foundation design
prepared by a qualified licensed professional engineer that is suitable for the soil conditions identified.
Reclamation
The applicant is not proposing any improvements that would require reclamation pursuant to Section 7-
208 as part of this application.
The lot owner(s) will be responsible for reclamation of areas disturbed by construction activity on Lot 1 in
accordance with Section 7-208.
Division 3. Site Planning and Development Standards
Compatible Design
The layout and dimensions of Lot 1 provide for:
■ Adequate access to nearby public roads via the existing graveled access road.
■ Excellent southern exposure and solar access.
■ Several options for building sites that conform with the applicable County and State
requirements.
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The activities associated with residential development on Lot 1 are compatible with the neighboring
residential and agricultural land uses (refer to Table 8) and will not create nuisances for the adjacent
properties in accordance with Section 7-301.B. In addition, Lot 1 and all neighboring properties are zoned
Rural (R), which works to ensure compatibility among land uses and activities in this part of the County.
The lot owner(s) will be responsible for ensuring that exterior facades be constructed with materials that
do not detract from adjacent buildings or uses.
Off -Street Parking and Loading Standards
The applicant is not proposing any improvements in conjunction with this application that would trigger
the requirement for off-street parking or loading spaces.
Pursuant to Table 7-302.A, the lot owner(s) will be responsible for ensuring that a minimum of two (2)
off-street parking spaces are provided on Lot 1 for the single-family dwelling unit to be constructed. The
lot owner(s) will also be responsible for ensuring that the off-street parking spaces conform to all other
applicable requirements of Section 7-302.
It is not anticipated that Section 7-302.B will be applicable to residential development on Lot 1.
Landscaping Standards
Pursuant to Section 7-303, single-family dwelling units are exempt from the County's landscaping
standards.
Lighting Standards
The applicant is not proposing any exterior lighting as part of this application.
The lot owner(s) will be responsible for ensuring that any exterior lighting on Lot 1 conforms to Section 7-
304.
Snow Storage Standards
Pursuant to Section 7-305, residential uses on Lot 1 are exempt from the County's snow storage
standards.
Trail and Walkway Standards
There are no feasible links to schools, shopping areas, parks, trails, greenbelts, and other public facilities
from the proposed lot. Therefore, Section 7-306 is not applicable to this application.
Division 4. Subdivision Standards and Design Specifications
General Subdivision Standards
Maintenance of the graveled access road will be addressed by an Easement Agreement. A draft of the
Easement Agreement is included as Appendix D.
There are no protective covenants or deed restrictions are proposed in conjunction with this application.
Therefore, the lot owner(s) will be responsible for ensuring that domestic animals are confined within the
their property boundaries and kept under control when they are not on the property in accordance with
Section 7-401.B.
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The lot owner(s) will be responsible for ensuring that any fireplaces installed on Lot 1 conform to the
applicable requirements of Section 7-401.C.
The proposed lot is not located in an identified floodplain. Therefore, Section 7-401.D is not applicable.
Subdivision Lots
As demonstrated in this application, the area, width, frontage, depth, shape, location, and orientation of
the proposed lot conform to the applicable Rural (R) zone district requirements and other applicable
provisions of the County's Land Use and Development Code.
The side lot lines for Lot 1 are substantially at right angles.
The proposed lot is not wedge shaped, nor does it front on a cul-de-sac. Therefore, Section 7-402.0 is not
applicable.
Survey Monuments
Survey monuments have been set at all four corners of the proposed lot as evidenced by the Final Plat.
School Land Dedication
The applicant will address the requirement for School Land Dedication, pursuant to Section 7-404, at the
time of recording the Final Plat.
Road Impact Fees
The lot owner(s) will be responsible for addressing Road Impact Fees, pursuant to Section 7-405, at the
time of building permit.
15. Compliance with Review Criteria (pursuant to Section 5-203.C)
An application for a RLDE shall meet the following criteria:
Application is in general conformance with the Comprehensive Plan, and complies with any applicable
intergovernmental agreements.
Compliance with Garfield County's Comprehensive Plan was previously addressed in this application. To
the best of the applicant's knowledge, there are no intergovernmental agreements that are applicable to
this application.
Lots have sufficient legal and physical source of water pursuant to Section 7-104.
This was previously addressed in this application.
Lots have legal and adequate access pursuant to Section 7-107.
The lot has legal and adequate access. Evidence of this is includes: (1) the Garfield County driveway
permit (#034-98 D) included in this application; (2) the 30 -foot wide private ingress/egress and utility
easement shown on the Final Plat; and, (3) the 30 -foot wide private ingress/egress and utility easement
for the benefit of Lot 1 shown on the Final Plat.
Does not create hazards identified in Section 7-108 and Section 7-205 or exacerbate existing hazards.
This was previously addressed in this application.
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