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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 1 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 2 Figure 2 Proposed Amended Final Plat File No. FPAA-04-22-8893 Director’s Determination Staff Planner - Philip Berry July 28, 2022 3 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 4 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.