HomeMy WebLinkAbout2.00 Staff Report D.D. 07.28.2022File No. FPAA-04-22-8893
Director’s Determination
Staff Planner - Philip Berry
July 28, 2022
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PROJECT INFORMATION AND STAFF COMMENTS
TYPE OF REVIEW Administrative Review
APPLICANTS (OWNERS) Matthew and Julie Fadden
REPRESENTATIVE Brad Larson - Architect
SURVEYOR Rodney P. Kiser- True North Colorado
LEGAL DESCRIPTION Section 37, Township 7, Range 88. Roaring Fork Preserve
Lot 9 as per First Amended Final Plat Reception No 945740
PRACTICAL DESCRIPTION 69 WEEPING WILLOW LN, CARBONDALE, CO 81623
LOT SIZES 15.411 Acres
ZONING Rural
COMPREHENSIVE PLAN Residential Low, Carbondale Aera of Influence
I. DESCRIPTION OF THE SITE
The parcel of land is an undeveloped parcel located within the Roaring Fork Preserve
subdivision. The parcel is located about 1.5 miles east of the town of Carbondale. The
neighborhood is accessed from Catherine Store Road (County Road 100). The subdivision’s plat
is recorded at subdivision 603992. Lot 9 is approximately 15.412 acres with two building
envelopes, one located at the eastern half of the parcel and the other on the western .
Several lateral ditches exist on the parcel. There is a small batch of trees on the eastern side of
the parcel, partially within the current building envelope.
II. DESCRIPTION OF PROPOSAL
The application proposes
reshaping the building envelopes.
The eastern envelope would be
expanded to the west, and its
eastern boundary moved west to
offset the increase in size. The
western building envelope would
also be reduced in total size. The
applicant wishes to use the eastern
envelope for a residential structure
and barn, and the application
represents that the reshaping of the
envelopes will allow the future
development to better avoid
existing agricultural and arboreal
features. The changes result in a net
reduction of building space.
Figure 1 Current Plat
File No. FPAA-04-22-8893
Director’s Determination
Staff Planner - Philip Berry
July 28, 2022
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Figure 2 Proposed Amended Final Plat
File No. FPAA-04-22-8893
Director’s Determination
Staff Planner - Philip Berry
July 28, 2022
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III. COMPREHENSIVE PLAN
The parcel is within an area considered for residential low. The application does not impact its
compliance with this designation. Maintaining agricultural land, the reason put forward for t he
alteration, supports several items found in the comprehensive plan related to conserving
agricultural and open space.
IV. AUTHORITY - APPLICABLE REGULATIONS
A. Review Criteria
An application for an Amended Final Plat shall meet the following criteria:
1. Does not increase the number of lots; and
2. Does not result in a major relocation of a road or add any new roads; or
3. Will correct technical errors such as surveying or drafting errors.
V. REFERRAL AND PUBLIC COMMENTS
Referral comments
Garfield County Consulting Engineer – “The surgery shows overhead power lines through the
western building envelope. The Applicant should determine the easement width that is associate
with the power lines (as applicable) and include it on the amended plat .
Carbondale & Rural Fire Protection District – Had no comments on the application.
Garfield County Assessor’s Office – Requested that the surveyor add note as to why some of the
bearings and distances have changed a bit from the original plat to this one .
Public comments
None received as of 7/26/2022
VI. STAFF ANALYSIS AND CRITERIA
Code Analysis
1) Section 4-103 Administrative Review -
The applicant meets the notice requirements for an Administrative Review.
2) Section 5-305 Amended Final Plat Review -
The application fulfills the requirements of an Amended Final Plat. However, the draft plat shows
the acreage of Lot 9 as 15.391 which is different from the 15.412 noted on the previous plats at
reception #s 603992 and 945740
File No. FPAA-04-22-8893
Director’s Determination
Staff Planner - Philip Berry
July 28, 2022
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Article 7 Standards
1) Section 7-201 Agricultural Lands –
a. Section 7-201.E Ditches – The application represents that any ditches are
laterals serving Lot 9. There was no evidence to the contrary.
Staff Further Analysis and Discussion
The recorded covenants at reception #604486 provide a general easement (3.10) for utility
systems. The existing overhead powerline would fall into this category. No specific easement for
this overhead line was found in the Title Commitment, and the line wa s noted on other specific
easements. Staff conducted a site visit on 7/27/2022 to observe the powerline and ditch laterals
and did not note anything to provide additional review or conditions.
The original plat contained reference to a wetlands report that was a part of the original filing.
The applicant provided a copy of that report demonstrating that the envelopes’ modifications
would not impact wetlands . No other geotechnical hazards were identified, and no reference to
site design found that would preclude these alterations. As is the general policy, the net building
area was not increased by this application.
As noted above, slight differences exist between the proposed plat and the existing plats in terms
of acreage, bearings, and distances. Staff recommends that a note be provided explaining these
discrepancies or corrections made to the proposed plat prior to filing.
VII. RECOMMENDED FINDINGS AND CONDITIONS
Suggested Findings
1) The application fulfilled the notice requirements for an Amended Final Plat
2) The application complies with the items of Section 5 -305 Amended Final Plat.
3) The application complies with Article 7 - Standards.
Suggested Conditions of Approval
1) That all representations contained in the Application submittals shall be conditions of
approval, unless specifically amended or modified by the conditions contained herein.
2) Final edits to the Final Plat, including plat notes and title, shall be completed and then
submitted to the County (including County Attorney, Surveyor, and Assessor offices) to
be reviewed and accepted prior to execution and recording.
3) The final plat shall either be updated such that the bearings, area, and distances match
between the existing and proposed plat, or a note sh all be included on the final plat
explaining the differences.