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Home My WebLink About1.00 General Application Materials1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com PRE-APPLICATION CONFERENCE SUMMARY TAX PARCEL NUMBER: 239327400027 PRE-APP DATE: November 3, 2022 PROJECT: Almazan Setback Variance OWNER: Sopris Properties LLC PRACTICAL LOCATION: TBD Highway 82, CARBONDALE 81623 ZONING: R - Rural COMPREHENSIVE PLAN: Residential Low TYPE OF APPLICATION: Variance to Setback Requirements I. GENERAL PROJECT DESCRIPTION The applicant is requesting a variance to the setback requirements for a 2.57-acre parcel which is currently zoned Rural. The Rural zone dimensional requirements are: - Front Yard on Arterial = 50’ & on Local 25’ - Rear Yard = 25’ - Side Yard = 10’ - Max. Lot Coverage = 15% - Minimum lot size = 2 acres The parcel has frontage onto Hwy 82, an arterial road requiring a 50’ setback and backs to the Roaring Fork River requiring a rear 25’ setback. The lot configuration is somewhat oddly shaped. This shape, combined with the front yard setbacks, makes locating a building that meets the setback requirements problematic. . 2 The owners have obtained a recent survey, verifying the lot boundaries and adjacent improvements such as Hwy 82 and the slope to the Roaring Fork River. A graphic has been provided illustrating the required setbacks and the buildable area of the parcel. The perspective owners have concluded that a reasonable building site within the limitations of the standard setbacks is problematic. I was noted by staff that a similar variance request was denied in 2007 on this parcel, Resolution No. 2007 BOA-2007-11. This resolution was supplied to the potential owner for reference. The perspective owners have not, at this point, defined exactly what variance they will be seeking. The Community Development Department staff have met with the perspective owners, and the owners Attorney. Staff has emphasized the need to comply with the variance review criteria contained in Section 4-115.C.1-6. of the Land Use & Development Code (LU&DC). A variance request is acted upon by the Garfield County Board of Adjustment (BOA). The BOA meets infrequently, and the owner should contact the staff to discuss future public hearing dates. II. REGULATORY PROVISIONS AND PROCESS REQUIRED The following Sections of the Garfield Land Use and Development Code as amended apply to the proposed Application: • Section 1-203. Board of Adjustment • Section 4-115. Variance • Table 4-102 Common Review Procedures and Required Notice • Table 4-201 Submittal Requirements • Article 7, Divisions 1, 2, 3, and 4 as applicable III. BOARD OF ADJUSTMENT REVIEW PROCESS The review process shall follow the steps contained in Table 4-102. IV. SUBMITTAL REQUIREMENTS – KEY TOPICS As a convenience, outlined below is a list of information typically required for this type of application: General Application Materials Completed application form (attached) Completed payment agreement form (attached) Trust Certification Letter from an attorney certifying that the attorney reviewed the trust, the date the trust was created, which state it was created in, current trustees and that the trust is still in effect. 3 Proof of Ownership (title work and deed) and information on any lien holders for both parcels Names and mailing addresses of property owners within 200 ft. of the property (attached) Mineral rights ownership including mailing address (see attached form and memo). A narrative describing the request, justification of compliance to variance criteria contained in Section 4-115 LU&DC and related information. Copy of the pre-application summary Site Plan The request should be consistent with all applicable provisions of Article 7 in the LUDC. Any other supporting information indicating that the change is consistent with underlying zoning and previous property history. The Application submittal needs to include 3 hard copies of the entire Application and 1 Digital PDF Copy of the entire Application (on a CD or USB Stick). Both the paper and digital copies should be split into individual sections. Please refer to the pre-application summary for submittal requirements that are appropriate for your Application. V. APPLICATION REVIEW a. Review by: Staff for completeness recommendation and referral agencies for additional technical review b. Public Hearing: ___ Director Decision with notice ___ Planning Commission ___ Board of County Commissioners _X_ Board of Adjustment c. Referral Agencies: May include Garfield County Road and Bridge, Fire Protection District, Garfield County Designated Engineer, Division of Water Resources, Garfield County Vegetation Management, CDOT, Town of Carbondale VI. APPLICATION REVIEW FEES a. Planning Review Fees: $ 250.00 b. Referral Agency Fees: $ TBD – consulting engineer/civil engineer fees c. Total Deposit: $ 250.00 (additional hours are billed at $40.50 /hour) VII. GENERAL APPLICATION PROCESSING The foregoing summary is advisory in nature only and is not binding on the County. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. This summary does not create a legal or vested right. The 4 summary is valid for a six month period, after which an update should be requested. The Applicant is advised that the Application submittal once accepted by the County becomes public information and will be available (including electronically for review by the public. Proprietary information can be redacted from documents prior to submittal. PRE-APPLICATION SUMMARY PREPARED BY: November 18, 2022 John Leybourne, Planner III Date 5 6 7 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com LAND USE CHANGE PERMIT APPLICATION FORM TYPE OF APPLICATION Administrative Review Development in 100-Year Floodplain Limited Impact Review Development in 100-Year Floodplain Variance Major Impact Review Code Text Amendment Amendments to an Approved LUCP LIR MIR SUP Rezoning Zone District PUD PUD Amendment Minor Temporary Housing Facility Administrative Interpretation Vacation of a County Road/Public ROW Appeal of Administrative Interpretation Location and Extent Review Areas and Activities of State Interest Comprehensive Plan Amendment Accommodation Pursuant to Fair Housing Act Pipeline Development Variance Oil & Gas Development Oil & Gas Development Amendment Time Extension (also check type of original application) INVOLVED PARTIES Owner/Applicant Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ Representative (Authorization Required) Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ PROJECT NAME AND LOCATION Project Name: _____________________________________________________________________________________ Assessor’s Parcel Number: ___ ___ ___ ___ - ___ ___ ___ - ___ ___ - ___ ___ ___ Physical/Street Address: ________________________________________________________________ Legal Description: ______________________________________________________________________ _____________________________________________________________________________________ Zone District: ___________________________________ Property Size (acres): __________________ PROJECT DESCRIPTION Existing Use: __________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ Proposed Use (From Use Table 3-403): _____________________________________________________ Description of Project: __________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ REQUEST FOR WAIVERS Submission Requirements  The Applicant requesting a Waiver of Submission Requirements per Section 4-202. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ Waiver of Standards  The Applicant is requesting a Waiver of Standards per Section 4-118. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ I have read the statements above and have provided the required attached information which is correct and accurate to the best of my knowledge. ______________________________________________________ __________________________ Signature of Property Owner or Authorized Representative, Title Date OFFICIAL USE ONLY File Number: __ __ __ __ - __ __ __ __ Fee Paid: $_____________________________ STATEMENT OF AUTHORITY Pursuant to C.R.S. §38-30-172, the undersigned executes this Statement of Authority on behalf of ____________________________________, a _____________________________ (corporation, limited liability company, general partnership, registered limited liability partnership, registered limited liability limited partnership, limited partnership association, government agency, trust or other), an entity other than an individual, capable of holding title to real property (the “Entity”), and states as follows: The name of the Entity is ________________________________________________________________, and is formed under the laws of __________________________________________________________. The mailing address for the Entity is _______________________________________________________ ____________________________________________________________________________________. The name and/or position of the person authorized to execute instruments conveying, encumbering, or otherwise affecting title to real property on behalf of the Entity is _______________________________ ____________________________________________________________________________________. The limitations upon the authority of the person named above or holding the position described above to bind the Entity are as follows (if no limitations, insert “None”): _______________________________ ____________________________________________________________________________________. Other matters concerning the manner in which the Entity deals with any interest in real property are (if no other matter, leave this section blank): __________________________________________________ ____________________________________________________________________________________. EXECUTED this ______ day of _________________________, 20______. Signature: ______________________________________ Name (printed): __________________________________ Title (if any): _____________________________________ STATE OF __________________) )SS. COUNTY OF __________________) The foregoing instrument was acknowledged before me this _____ day of _________________, 20____ by ___________________________________, on behalf of __________________________________, a ____________________________________. Witness my hand and official seal. My commission expires: _______________ _____________________ (Date) (Notary Public) [SEAL] PAYMENT AGREEMENT FORM GARFIELD COUNTY (“COUNTY”) and Property Owner (“APPLICANT”) ______ ____ ______________________________________________________________________ agree as follows: 1. The Applicant has submitted to the County an application for the following Project: __________________. 2. The Applicant understands and agrees that Garfield County Resolution No. 2014-60, as amended, establishes a fee schedule for each type application, and the guidelines for the administration of the fee structure. 3. The Applicant and the County agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. The Applicant agrees to make payment of the Base Fee, established for the Project, and to thereafter permit additional costs to be billed to the Applicant. The Applicant agrees to make additional payments upon notification by the County, when they are necessary, as costs are incurred. 4. The Base Fee shall be in addition to and exclusive of any cost for publication or cost of consulting service determined necessary by the Board of County Commissioners for the consideration of an application or additional County staff time or expense not covered by the Base Fee. If actual recorded costs exceed the initial Base Fee, the Applicant shall pay additional billings to the County to reimburse the County for the processing of the Project. The Applicant acknowledges that all billing shall be paid prior to the final consideration by the County of any Land Use Change or Division of Land. I hereby agree to pay all fees related to this application: Billing Contact Person:_____________________________________ Phone: (_____)___________________ Billing Contact Address: ___________________________________________________________________ City: ______________________________________________ State: _______ Zip Code: ________________ Billing Contact Email: _____________________________________________________________________ Printed Name of Person Authorized to Sign: ___________________________________________________ ______ ________________________________ (Signature) (Date) CERTIFICATION OF MINERAL OWNER RESEARCH This form is to be completed and submitted with any application for a Land Use Change Permit. Mineral interests may be severed from surface right interests in real property. C.R.S. § 24-65.5-101, et seq, requires notification to mineral owners when a landowner applies for an application for development from a local government. As such, the landowner must research the current owners of mineral interests for the property. The Garfield County Land Use and Development Code of 2013 (“LUDC”) Section 4-101(E)(1)(b)(4) requires written notice to owners of mineral interests in the subject property in accordance with C.R.S. § 24-65.5-101, et seq, “as such owners can be identified through the records in the office of the Clerk and Recorder or Assessor, or through other means.” This form is proof of applicant’s compliance with the Colorado Revised Statutes and the LUDC. The undersigned applicant certifies that mineral owners have been researched for the subject property as required pursuant to C.R.S. § 24-65.5-101, et seq, and Section 4-101 (E)(1)(b)(4) of the Garfield County Land Use and Development Code, as amended. As a result of that research, the undersigned applicant certifies the following (Please initial on the blank line next to the statement that accurately reflects the result of research): I own the entire mineral estate relative to the subject property; or Minerals are owned by the parties listed below: The names and addresses of any/all mineral owners identified are provided below (attach additional pages as necessary): I acknowledge I reviewed C.R.S. § 24-65.5-101, et seq, and I am in compliance with said statute and the LUDC. Applicant’s Signature Date Name of Mineral Owner Mailing Address of Mineral Owner RE: Request for Variance – Sopris Properties, LLC Site Plan Applicant does not have a site plan developed for this site at this time. Preparing a site plan will involve complicated and costly engineering efforts due to the nature of the natural hardships presented by the extreme topography of the site as it exits. The Request for Variance Summary will demonstrate the existing hardship conditions as defined in the Garfield County Land Use Code that are present and we believe are grounds for the granting of a variance request. Deters Law, LLC 671 Mitchell Way Suite 110 Erie, CO 80516 Stefanie M. Deters stefanie@deterslaw.com Main: (720) 943-0924 Direct: (720) 541-9008 Fax: (720) 920-7606 January 17, 2023 VIA EMAIL to: kim@rubinoprop.com Garfield County Community Development Department 108 8th Street Suite 401 Glenwood Springs, CO 81601 Re: The Kimberly Ann Rubino Trust dated November 14, 1995, as amended To Whom It May Concern: I have reviewed the trust agreement of The Kimberly Ann Rubino Trust dated November 14, 1995, as amended (the “Trust”). Kimberly A. Rubino, owner of Sopris Properties, LLC, a Colorado limited liability company, has advised me via e-mail that she intends to apply for a Variance to Setback Requirements, known as the Almazan Setback Variance for Tax Parcel Number 239327400027. Pursuant to the terms of the Trust agreement: 1) The Trust was validity created under California law, but subsequently fully amended and restated to be governed by and enforceable under the laws of Colorado; 2) The Trust was created on November 14, 1995; 3) The Trust is revocable until the grantor of said Trust dies; 4) The Trust was established by Kimberly Ann Rubino, also known as Kimberly A. Rubino; 5) Kimberly Ann Rubino is the grantor and lifetime beneficiary of the Trust; and 6) Kimberly Ann Rubino is the sole Trustee of the Trust. To the best of my knowledge, without independent investigation: 1. Kimberly Ann Rubino is qualified under applicable law to serve as Trustee of the Trust; and 2. The Trust is duly existing under the laws of Colorado. Please contact me if you have any questions or concerns. Kind regards, Stefanie M. Deters January 11, 2023 Garfield County Community Development 108 8th St Suite 401, Glenwood Springs, CO 81601 Attn: Board of Adjustment Re: Request for Variance - Sopris Properties, LLC (“Applicant”) - TBD Highway 82, Carbondale, CO 81623 (“Property”). Dear Board of Adjustment Members, The Applicant respectfully submits this letter to the Board of Adjustment in connection with the attached application for a variance. For the reasons stated below, the Applicant is requesting a 25’ setback variance from the setback requirements set forth in Section 3-201 of the Garfield County Land Use and Development Code (the “Code”) requiring that structures to be built on land zoned “Rural” shall not be placed closer than 50’ from the front yard property line fronting to an arterial road. I. Summary The Property at issue is zoned “Rural”. Pursuant to Section 3-101A of the Code, the “Rural Zone District is comprised of the County’s rural residential areas, agricultural resource lands, agricultural production areas, and natural resource areas. Uses, densities, and standards established for this zone district are intended to protect the existing character of the area from uncontrolled and unmitigated residential, commercial, and industrial use. The zone district provides for the use of natural resources, recreational development, rural residential, and other uses.” At some point, the Applicant wishes to develop the property with a use by right under Code Section 3-403 or sell the Property with the rights intact. However, the Applicant is limited by Code Section 3-201, which requires that structures to be built on land zoned “Rural” shall not be placed closer than 50’ from the front yard property line fronting to an arterial road. The topography of the land, combined with the setback requirements from the front yard and from the river’s high-water January 11, 2023 Page 2 mark at the rear of the lot, result in peculiar and exceptional, practical difficulties and undue hardships on the owner of the property. By way of background, the Property is located adjacent to the Roaring Fork River in Carbondale, CO. See attached Exhibit A. The Property is situated between a large bend in the Roaring Fork River and Highway 82. As is shown on Exhibits B & C and explained further below, the location of the Roaring Fork River, its highwater mark, and its adjacent steep slopes diminish a large portion of the developable square footage of the Property. While at first glance, it appears the Property contains sufficient acreage for development, a closer look will show that the developable footprint is 40' at its deepest and tapers down to 13' at its shallowest. The Applicant is requesting a 25’ setback variance from Code Section 3-201, consistent with the prescribed “Local” road setback. As explained further below, granting the Applicant’s request would not adversely affect the land use goals of the county and would not be detrimental to the public good. Furthermore, the Applicant’s request meets and/or exceeds the standards that the county has imposed on the approval of a variance request. II. Standards for Variance Approval This Variance Application Request is subject to the requirements outlined in the Garfield County Land Use and Development Code. A. The Board of Adjustment shall be the decision-making body for requests for variance from certain zoning dimensional requirements of this Code. Code, Section 1-203.B. B. The Board of Adjustment shall consider a request for variance based on the procedure set forth in section 4-115 of this Code. Code, Section 1-203.B.1.a. C. Variances are deviations from certain zoning dimensional requirements of this Code that would not be contrary to the public interest when, owing to special circumstances or conditions like exceptional topographic conditions, narrowness, shallowness, or the shape of a specific piece of Property, the literal enforcement of the provisions of this Code would result in peculiar and exceptional, practical difficulties to or exceptional and undue hardship on the owner of the Property. Code, Section 4-115.A.2. D. The following standards shall be satisfied for approval of a request for variance from specific regulatory provisions of this Code (Code, Section 4-115.C): 1) Special Circumstances or Conditions Exist. One or more of the following circumstances or conditions exist with respect to the specific Property: a. Exceptional narrowness, shallowness, or shape of the Property at the time of the enactment of the regulation in question; January 11, 2023 Page 3 b. Exceptional topographic conditions of the Property; and c. Other extraordinary and exceptional situations or conditions of the Property. 2) Not a Result of the Actions of the Applicant. The special circumstances and conditions have not resulted from any act of the Applicant. 3) Strict Application Consequence. Because of the special circumstances and conditions found pursuant to Section 4-115.C.1., the strict application of the regulation would result in peculiar and exceptional, practical difficulties to, or exceptional and undue hardship on, the owner of the Property. 4) Variance is Necessary for Relief. The granting of the variance from the strict application of the provisions set forth in this Code is necessary to relieve the owner of the peculiar and exceptional, practical difficulties or exceptional and undue hardship. 5) Not Detrimental to the Public Good. Granting the variance will not cause substantial detriment to the public good. 6) Variance Will Not Impair the County's Zoning. Granting the variance will not substantially impair the intent and purpose of this Code. The proposed use would not be uncontrolled and unmitigated, would not cause a public nuisance, and would not hinder the aesthetic of the community. III. The Application Meets the Standards Designated in Section 4-115.C. of the Code The Applicant satisfies the following standards for approval of a request for variance from specific regulatory provisions of the Code: A. Section 4-115.C.1. Special Circumstances and Conditions do exist on this Property. The criteria outlined in subsections a and b apply to this Property. See the Property survey attached as Exhibit A as a reference. Exhibit B demonstrates this Property is exceptionally shallow when considered from a developable footprint perspective. While the Property lines suggest a varying lot depth of 164’ at its shallowest to 255’ at its deepest (this difference is due to the unique shape of the lot as a direct result of its relationship to the bend in the Roaring Fork River), after applying the prescribed 50’ front yard setback (per Code Table 3-201, Rural Zone District) from the "Arterial" HWY 82 to the North, the 10’ prescribed side yard setbacks, and the 35’ prescribed Roaring Fork River setback from "high-water line," the developable footprint has been shallowed to 66’ at its deepest and 0’ at its shallowest. See the attached Exhibit C, which demonstrates a further shallowing of the Property due to exceptional topographic conditions of the Property. Per Code Section 7-207.F, development on Slopes 20% or greater requires special engineering studies to evaluate feasibility for development. Significant portions within this lot and within the setbacks January 11, 2023 Page 4 outlined previously, are in excess of 20% slopes and present a practical difficulty relative to engineering. Exhibit C also demonstrates the shallowed developable footprint after removal of these steep slopes that results in 40’ at its deepest and tapering down to 13’ at its shallowest. This resulting developable footprint presents peculiar and exceptional practical difficulties for a lot of this size in the “Rural” zone district of Garfield County. B. Section 4-115.C.2. The exceptionally shallow and topographically influenced developable portion of the Property is not a result of any actions of the Applicant. As outlined above, it is the result of the code required setbacks and steep slope limitations. C. Section 4-115.C.3. As outlined above, strict adherence to the prescribed setbacks and steep slope requirements results in peculiar and exceptional, practical difficulties to not only the Applicant, but any subsequent owner of the Property. “Practical difficulty” typically refers to the land in question, not conditions personal to the owner. The setback requirement mixed with the characteristics of the lot present conditions specific to this land. Thus, the hardship runs with the land, not the Applicant. D. Section 4-115.C.4. The granting of the variance from the strict application of the provisions set forth in this Code is necessary to relieve the owner of the peculiar and exceptional, practical difficulties or exceptional and undue hardship. E. Section 4-115.C.5. Granting the variance will not cause substantial detriment to the public good. The requested variance of a 25' Local Front Yard Setback from the prescribed 50' Arterial Front Yard Setback is consistent with other prescribed 25' Front Yard Setbacks found elsewhere in the County on Rural Zone District lots. Per Exhibit D, a 25’ setback will still result in an average of more than 100’ of distance from the edge of HWY 82’s pavement and the setback along the front property line. Furthermore, the property immediately adjacent to the east of the Property has enjoyed an 18’ setback variance from the arterial road since 1994. See Board of Adjustment Project Information and Staff Comments, dated September 26, 1994, for 12905 Highway 82, Carbondale, CO 81623. The requested 25’ setback is further from the road than the adjacent 18’ setback. F. Section 4-115.C.6. Granting the variance will not substantially impair the intent and purpose of the Code. The proposed use will not be uncontrolled and unmitigated, will not cause a public nuisance, and will not detract from the aesthetic of the community. Furthermore, the variance will result in an equivalent 25’ Local Front Yard Setback found elsewhere in the County on Rural Zone District lots. IV. Conclusion In summary, the Property, and the strict prescribed setbacks in the Code, result in peculiar and exceptional, practical difficulties to and exceptional and undue hardship on the owner. January 11, 2023 Page 5 Thus, the Applicant respectfully requests a 25’ setback variance from Section 3-201 of the Code. Thank you for your consideration of this request. Kind regards, _____________________________ January 11, 2023 Page 6 FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP R O A R I N G F O R K R I V E R ROARING FORK RIVER FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP, PLS 14111 FND ALUMINUM CAP "CDOT" IC IRRIGATION CONTROL WS WATER SPIGOT (TYP.) LARGE GAME WOOD FENCE EDGE OF ASPHALT WOOD POST AND WIRE GAME FENCE SOLID PALLET WOOD FENCE SECONDARY FENCE METAL POSTS ONLY FEMA FLOOD ZONE "AE" AS DIGITIZED FROM FEMA PANEL 1612E (1612 OF 2075) MAP NUMBER 08045C1612E DATED PRELIMINARY OCTOBER 26, 2011 EDGE OF WATER AS SURVEYED 10/11/2022BASE FLOOD ELEVATION 6125' 12" CPP CATTLE GUARD WITH CONCRETE APRONS GRAVEL ROAD D IT C H D I T C H POWER POLE (TYP.) GUY WIRE ANCHOR (TYP.) WS GATE UNDERGROUND GAS LINE BASED ON GAS MARKERS OVERHEAD ELECTRIC DIT C H 50 ' F R O N T S E T B A C K PE R G A R F I E L D CO U N T Y P & Z D E P T . 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 20' ELECTRIC EASEMENT PER REC. #465404 TOP OF BANK 6 1 4 0 6 1 20 6150 61406139 6130 6 1 3 5 6 1 30 6 1 2 5 6 1 5 5 6 1 5 5 6160 6165 6170 6170 6165 6160 6 15 5 6 150 6145 N60° 00' 57"W 178.65'S 75 ° 2 3' 3 1"W 3 35 .65 ' N00° 57' 10"W 254.80' S88° 52' 38"E 402.62' N89° 54' 30"E 81.16' S0 0 ° 0 0 ' 0 0 " E 2 5 1 . 7 1 ' FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP R O A R I N G F O R K R I V E R ROARING FORK RIVER FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP, PLS 14111 FND ALUMINUM CAP "CDOT" IC IRRIGATION CONTROL WS WATER SPIGOT (TYP.) LARGE GAME WOOD FENCE EDGE OF ASPHALT WOOD POST AND WIRE GAME FENCE SOLID PALLET WOOD FENCE SECONDARY FENCE METAL POSTS ONLY FEMA FLOOD ZONE "AE" AS DIGITIZED FROM FEMA PANEL 1612E (1612 OF 2075) MAP NUMBER 08045C1612E DATED PRELIMINARY OCTOBER 26, 2011 EDGE OF WATER AS SURVEYED 10/11/2022BASE FLOOD ELEVATION 6125' 12" CPP CATTLE GUARD WITH CONCRETE APRONS GRAVEL ROAD D IT C H D I T C H POWER POLE (TYP.) GUY WIRE ANCHOR (TYP.) WS GATE UNDERGROUND GAS LINE BASED ON GAS MARKERS OVERHEAD ELECTRIC DIT C H 50 ' F R O N T S E T B A C K PE R G A R F I E L D CO U N T Y P & Z D E P T . 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 20' ELECTRIC EASEMENT PER REC. #465404 TOP OF BANK 3 5 ' S E T B A C K F R O M H I G H W A T E R L I N E +/- 3 5 ' S E T B A C K F R O M H I G H W A T E R L I N E +/- 35' SETBACK FROM HIGH WATER LINE +/- 6 1 4 0 6 1 20 6150 61406139 6130 6 1 3 5 6 1 30 6 1 2 5 6 1 5 5 6 1 5 5 6160 6165 6170 6170 6165 6160 6 15 5 6 150 6145 N60° 00' 57"W 178.65'S 75 ° 2 3' 3 1"W 3 35 .65 ' N00° 57' 10"W 254.80' S88° 52' 38"E 402.62' N89° 54' 30"E 81.16' S0 0 ° 0 0 ' 0 0 " E 2 5 1 . 7 1 ' 15' - 0" 30' - 0" 60' - 0" 5' - 0"10' - 0"SCALE COUNTY SETBACK 50' - 0" CO U N T Y S E T B A C K 50 ' - 0 " SIDE SETBACK 10' - 0" SIDE SETBACK 10' - 0" PROPERTY LINE 3 5 ' S E T B A C A K F RO M HI G H W A T E R L I N E RE : S UR V E Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E 35' SETBACAK FROM HIGH WATER LINE RE: SURVEY HWY 82 EDGE OF PAVEMENT DE P T H +/ - 6 5 ' - 0 " DE P T H +/ - 2 4 ' - 0 " AREA W/IN PRESCRIBED SETBACKS AREA W/IN PRESCRIBED SETBACKS EXHIBIT B FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP R O A R I N G F O R K R I V E R ROARING FORK RIVER FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP, PLS 14111 FND ALUMINUM CAP "CDOT" IC IRRIGATION CONTROL WS WATER SPIGOT (TYP.) LARGE GAME WOOD FENCE EDGE OF ASPHALT WOOD POST AND WIRE GAME FENCE SOLID PALLET WOOD FENCE SECONDARY FENCE METAL POSTS ONLY FEMA FLOOD ZONE "AE" AS DIGITIZED FROM FEMA PANEL 1612E (1612 OF 2075) MAP NUMBER 08045C1612E DATED PRELIMINARY OCTOBER 26, 2011 EDGE OF WATER AS SURVEYED 10/11/2022BASE FLOOD ELEVATION 6125' 12" CPP CATTLE GUARD WITH CONCRETE APRONS GRAVEL ROAD D IT C H D I T C H POWER POLE (TYP.) GUY WIRE ANCHOR (TYP.) WS GATE UNDERGROUND GAS LINE BASED ON GAS MARKERS OVERHEAD ELECTRIC DIT C H 50 ' F R O N T S E T B A C K PE R G A R F I E L D CO U N T Y P & Z D E P T . 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 20' ELECTRIC EASEMENT PER REC. #465404 TOP OF BANK 6 1 4 0 6 1 20 6150 61406139 6130 6 1 3 5 6 1 30 6 1 2 5 6 1 5 5 6 1 5 5 6160 6165 6170 6170 6165 6160 6 15 5 6 150 6145 N60° 00' 57"W 178.65'S 75 ° 2 3' 3 1"W 3 35 .65 ' N00° 57' 10"W 254.80' S88° 52' 38"E 402.62' N89° 54' 30"E 81.16' S0 0 ° 0 0 ' 0 0 " E 2 5 1 . 7 1 ' FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP R O A R I N G F O R K R I V E R ROARING FORK RIVER FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP, PLS 14111 FND ALUMINUM CAP "CDOT" IC IRRIGATION CONTROL WS WATER SPIGOT (TYP.) LARGE GAME WOOD FENCE EDGE OF ASPHALT WOOD POST AND WIRE GAME FENCE SOLID PALLET WOOD FENCE SECONDARY FENCE METAL POSTS ONLY FEMA FLOOD ZONE "AE" AS DIGITIZED FROM FEMA PANEL 1612E (1612 OF 2075) MAP NUMBER 08045C1612E DATED PRELIMINARY OCTOBER 26, 2011 EDGE OF WATER AS SURVEYED 10/11/2022BASE FLOOD ELEVATION 6125' 12" CPP CATTLE GUARD WITH CONCRETE APRONS GRAVEL ROAD D IT C H D I T C H POWER POLE (TYP.) GUY WIRE ANCHOR (TYP.) WS GATE UNDERGROUND GAS LINE BASED ON GAS MARKERS OVERHEAD ELECTRIC DIT C H 50 ' F R O N T S E T B A C K PE R G A R F I E L D CO U N T Y P & Z D E P T . 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 20' ELECTRIC EASEMENT PER REC. #465404 TOP OF BANK 3 5 ' S E T B A C K F R O M H I G H W A T E R L I N E +/- 3 5 ' S E T B A C K F R O M H I G H W A T E R L I N E +/- 35' SETBACK FROM HIGH WATER LINE +/- 6 1 4 0 6 1 20 6150 61406139 6130 6 1 3 5 6 1 30 6 1 2 5 6 1 5 5 6 1 5 5 6160 6165 6170 6170 6165 6160 6 15 5 6 150 6145 N60° 00' 57"W 178.65'S 75 ° 2 3' 3 1"W 3 35 .65 ' N00° 57' 10"W 254.80' S88° 52' 38"E 402.62' N89° 54' 30"E 81.16' S0 0 ° 0 0 ' 0 0 " E 2 5 1 . 7 1 ' 15' - 0" 30' - 0" 60' - 0" 5' - 0"10' - 0"SCALE COUNTY SETBACK 50' - 0" CO U N T Y S E T B A C K 50 ' - 0 " SIDE SETBACK 10' - 0" SIDE SETBACK 10' - 0" PROPERTY LINE 3 5 ' S E T B A C A K F RO M HI G H W A T E R L I N E RE : S UR V E Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E 35' SETBACAK FROM HIGH WATER LINE RE: SURVEY HWY 82 EDGE OF PAVEMENT STEEP SLOPES REMOVED STEEP SLOPES REMOVEDAREA REMANING AFTER STEEP SLOPE REMOVAL HATCHED REGION W/ 50' FRONT SETBACK, 35' HIGH- WATER SETBACK AND STEEP SLOPES REMOVED, IS THE ONLY DEVELOPABLE AREA ON THE PROPERTY; EXCEPTIONALLY SHALLOW AND ODDLY SHAPED DEPTH +/- 40' - 0" EXHIBIT C FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP R O A R I N G F O R K R I V E R ROARING FORK RIVER FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP, PLS 14111 FND ALUMINUM CAP "CDOT" IC IRRIGATION CONTROL WS WATER SPIGOT (TYP.) LARGE GAME WOOD FENCE EDGE OF ASPHALT WOOD POST AND WIRE GAME FENCE SOLID PALLET WOOD FENCE SECONDARY FENCE METAL POSTS ONLY FEMA FLOOD ZONE "AE" AS DIGITIZED FROM FEMA PANEL 1612E (1612 OF 2075) MAP NUMBER 08045C1612E DATED PRELIMINARY OCTOBER 26, 2011 EDGE OF WATER AS SURVEYED 10/11/2022BASE FLOOD ELEVATION 6125' 12" CPP CATTLE GUARD WITH CONCRETE APRONS GRAVEL ROAD D IT C H D I T C H POWER POLE (TYP.) GUY WIRE ANCHOR (TYP.) WS GATE UNDERGROUND GAS LINE BASED ON GAS MARKERS OVERHEAD ELECTRIC DIT C H 50 ' F R O N T S E T B A C K PE R G A R F I E L D CO U N T Y P & Z D E P T . 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 20' ELECTRIC EASEMENT PER REC. #465404 TOP OF BANK 6 1 4 0 6 1 20 6150 61406139 6130 6 1 3 5 6 1 30 6 1 2 5 6 1 5 5 6 1 5 5 6160 6165 6170 6170 6165 6160 6 15 5 6 150 6145 N60° 00' 57"W 178.65'S 75 ° 2 3' 3 1"W 3 35 .65 ' N00° 57' 10"W 254.80' S88° 52' 38"E 402.62' N89° 54' 30"E 81.16' S0 0 ° 0 0 ' 0 0 " E 2 5 1 . 7 1 ' FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP R O A R I N G F O R K R I V E R ROARING FORK RIVER FND 5/8" REBAR WITH 1 1/4" YELLOW PLASTIC CAP, PLS 14111 FND ALUMINUM CAP "CDOT" IC IRRIGATION CONTROL WS WATER SPIGOT (TYP.) LARGE GAME WOOD FENCE EDGE OF ASPHALT WOOD POST AND WIRE GAME FENCE SOLID PALLET WOOD FENCE SECONDARY FENCE METAL POSTS ONLY FEMA FLOOD ZONE "AE" AS DIGITIZED FROM FEMA PANEL 1612E (1612 OF 2075) MAP NUMBER 08045C1612E DATED PRELIMINARY OCTOBER 26, 2011 EDGE OF WATER AS SURVEYED 10/11/2022BASE FLOOD ELEVATION 6125' 12" CPP CATTLE GUARD WITH CONCRETE APRONS GRAVEL ROAD D IT C H D I T C H POWER POLE (TYP.) GUY WIRE ANCHOR (TYP.) WS GATE UNDERGROUND GAS LINE BASED ON GAS MARKERS OVERHEAD ELECTRIC DIT C H 50 ' F R O N T S E T B A C K PE R G A R F I E L D CO U N T Y P & Z D E P T . 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 10' SIDE SETBACK PER GARFIELD COUNTY P & Z DEPT. 20' ELECTRIC EASEMENT PER REC. #465404 TOP OF BANK 3 5 ' S E T B A C K F R O M H I G H W A T E R L I N E +/- 3 5 ' S E T B A C K F R O M H I G H W A T E R L I N E +/- 35' SETBACK FROM HIGH WATER LINE +/- 6 1 4 0 6 1 20 6150 61406139 6130 6 1 3 5 6 1 30 6 1 2 5 6 1 5 5 6 1 5 5 6160 6165 6170 6170 6165 6160 6 15 5 6 150 6145 N60° 00' 57"W 178.65'S 75 ° 2 3' 3 1"W 3 35 .65 ' N00° 57' 10"W 254.80' S88° 52' 38"E 402.62' N89° 54' 30"E 81.16' S0 0 ° 0 0 ' 0 0 " E 2 5 1 . 7 1 ' 15' - 0" 30' - 0" 60' - 0" 5' - 0"10' - 0"SCALE COUNTY SETBACK 50' - 0" CO U N T Y S E T B A C K 50 ' - 0 " SIDE SETBACK 10' - 0" SIDE SETBACK 10' - 0" PROPERTY LINE 3 5 ' S E T B A C A K F RO M HI G H W A T E R L I N E RE : S UR V E Y PR O P E R T Y L I N E P R O P E R T Y L I N E PR O P E R T Y L I N E 35' SETBACAK FROM HIGH WATER LINE RE: SURVEY HWY 82 EDGE OF PAVEMENT STEEP SLOPES REMOVED STEEP SLOPES REMOVEDAREA REMANING AFTER STEEP SLOPE REMOVAL HATCHED REGION W/ 50' FRONT SETBACK, 35' HIGH- WATER SETBACK AND STEEP SLOPES REMOVED, IS THE ONLY DEVELOPABLE AREA ON THE PROPERTY; EXCEPTIONALLY SHALLOW AND ODDLY SHAPED DEPTH +/- 40' - 0" VARIANCE 25' - 0" VA R I A N C E 25 ' - 0 " DARKER HATCHED REGION W/ 25' REQUESTED VARIANCE FRONT SETBACK 25' SETBACK TO EDGE OF PAVEMENT 100' - 0" DEPTH +/- 65' - 0" S T E E P S LO P E S R E M O V E D EXHIBIT D