HomeMy WebLinkAbout2.0 BOCC Staff Report 02.13.1996a t
BOCC Ut3t96
PROJECT INFORMA'TION AND STAFF COMMENTS
R EQr r ES'f:An exemption from the definition ol
subdivision.
APPLICANT Calvin, Paul and Marilyn Cox
LOCATION:A tract of land located in a portion
of Sections 19, 20, 29 &. 30, T65
R88W of rhe 6rh PM; located
approximately three and one-half (3
ll2) miles south of Glenwood
Springs, off of County Roads l15
and I 19.
SITE DATA:269. I 3 acres
WA'[I]R:Individual wells
SEWER:ISDS
ACCESS:cR 115 & 119
EXISTING/ADJACI.]N'I ZONING:A/R/RD, PUD
I. REI-ATIONSHIP'I-OTHECOMPREI-TENSIVEPLAN
f'he site is located in Low Densil"y Residential District (10+ acres/dwelling), as
designated on the Garheld County Comprehensive Plan, Study Area I, Carbondale
Area Proposed Land Use Districts Map.
lI. DESCRIP'TION OF'fHI] PROPOSAI,
A.Site l)escripllion: The site is located in the north end of the Spring Valley area.
'fhe tract of land is an active larm, with portions of the property in crop
production and pasl.ures. Thepredominant vegetation not in agricultural useis
in a sagebrush/wheatgrass community. The applicants have their house on the
larger ol the propose<l parcels. A vicinity map is shown o, pugif--.
Proiect Descriftion. The applicant is proposing split the 269.13 acre parcel into
two (2) paroels of approximately 250.28 and 18.85 acres in size. A site plan
submitted with the application is enolosed. (see pgs.:p2)
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IlI. MAJOR ISSITES AND CONCI]RNS
A Suhtlivision Regr.rlalions. Section 8.52 ol'the Garfield County Subdivision
Regulations state thert "No more than a total of lour (4) lots, parcels, interests
or dwelling units will be oreated liom any paroel, as that parcel was described in
the reoords of the Garlleld County olerk and Itecorder's Office on January 1,
1973, and is not a part of a recorded subdivision; however, any parcel to be
divided by exemption that is split by a publio right-of-way (State or Federal
highway, County road or railroad) or natural leature, preventing joint use of the
proposed tracts, and the division ocours along the public right-of-way ornatural
leature, such parcels thereby created may, in the discrel.ion o[the Board, not be
oonsidered to have been created by exemption with regard to the four (4) lot,
parc;el, interest or dwelling unit limitation otherwise applicable;
Documentation submitted with the applioation shows that the tract in question
was recorded in the records ol'the Clerk and Recorders Office in May, 1948 in
Book 235, Page 417, asa294.l l aore tract of land. Since that time, the original
tract has been split into three smaller tracts. Two olthe three tracts were the
result of splits created by County Roads 115 and ll9, which do not count
toward the maximum exenrptions allowed. As a result, the requested split meets
the criteria for an exempted parcel.
Zoning. All ol the exemption parcels are oonsistent with the required two (2)
acres minimum lot size lor the A/R/RD zone district.
C. Legal A<;cess All ol-the proposed paroels have direct aooess to C.R. 1 l5 and 119
Water and Sewer. The applir:ant is proposing to use a domestic well for the
source of water lbr the proposed new lot. The well perarit application for a
domestic well as the only well on 35 acres. 1S"" pgr.@SThe well permit will
allow lor up to three (3) single lamily dwellings to use it, once it is approved.
This would allow someone owning the smaller parc;el to build an accessory
dwelling, assuming they are given exolusive rights to the well.
The Board is now requiring applicant's to demonstrate that there is a physical
souroe of water, as well as a legal right to it. Prior to making a decision, the
applioants need to meet the fbllowing criteria lor demonstrating the quality,
quantity and dependability of the well proposed lor the new lot::
4-1) A well be <Irilled ancl a frhou, pump test shall be performed;
2) The applioant supply, to the Planning Department, the well completion
report demonstrzrting the depth of the well, the characteristics ol the
aquifer and the statjp water level;
3) The results ol nefrhour pump test indioating the pumping rate in
gallons per nrinuLe and inlormation showing drawdown and recharge
shall be submitted to the Planning Department;
4) A written opinion of the person conducting the well test that this well
would be adecluate to supply water to the nurnber of proposed lots and
be submitted to the Planning Department;
5) An assumption of an average of no less than 3.5 people per dwelling unit,
using 100 gallons of water per person, per day;
6) The water cluality be tested by an approved te;ting laboratory and meet
State guidelines ooncerning bacteria and nitrates.
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Sewer will be provided by ISDS. Soils on the site are considered to have
moderateconstraints Iorconventional septic tanks and leach fields dueto slopes.
Properly looated, it should not be a problem finding a site lor an ISDS.
Building Constraints: The soils information submitted with the application
indicates that buildings could have moderate limitations due to slopes.
Fire Protection. The applioation includes a letter lrom the Glenwood Springs
Department oIEn-rergenoy Services that indioated that the properties in question
are not within their jurisdiotion. (See pg.Q) The Commissioners have required
applicants to annex to a l-rre district in previous applioations or to have a plat
note stating that the land in cluestion is not within an organized fire district and
fire protection should not be expeoted.
Easements. Any required easements (drainage, aoc.ess, utilities, etc..) will be
required to be shown with legal descriptions on the exemption plat.
School Imnact Fees The applicant will be required to pay a $200.00 school
impact lee prior to the approval of the final plat lor the new lot not having a
residence on it.
Potenlial Road lnipaot Fees: If or when the County adopts a road impact fee,
the lots created by this exemption will be subject to paying that fee, paid at time
of building permit applioation by the building permit applioant. This provision
shall be inc;luded as a plat note.
IV- SI TGGES'I-ED FINDINGS
That proper posting and publir: notice was provided as required lor the meeting
belore the Board of County Commissioners.
That the meeting belbre the Boarcl olCounty Commissioners wasextensive and
complete, that all pertinent l-aots, matters and issues were submitted and that all
interested parties were heard at that meeting.
That lor the above stated and other reasons, the proposed exemption is in the
best interest of the health, safety, morals, convenience, order, prosperity and
wellare of the oitizens of Garl-reld County.
V. RECOMMENDATION
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Prior to making a decision, the applioants need to meet the following criteria for
demonstrating the quality, quantity and dependability of the well proposed lor the new
lot::+
A well be drillecl and'iinour pump test shall be performed;
The applicant supply, to the Planning Department, the well completion
report demonstrating the depth ol- the well, the characteristics of the
aquiler and the sL'alp.vtaLer level;
The results of the'/lmtour puntp test indicating the pumping rate in
gallons per minutfand information showing drawdown and recharge
shall be submitted to the Planning Department;
3)
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A written opinion of the person conducting the well test that this well
would be adequate to supply water l.o the number of proposed lots and
be submitted to the Planning Departn-rent;
An assumption of an average of no less than 3.5 people per dwelling unit,
using 100 gallons ol'water per person, per day;
The water cluality be tested by an approved testing laboratory and meet
State guidelines conoerning bacteria and nitrates.
Once the applicant has provided the above inlbrmation, staffcan recommend approval
of the proposed split, subject to the lollowing conditions of approval :
That all representations of the applicant, either within the applioation or stated
at the meeting belore the Board o[ County Commissioners, shall be considered
conditions of approval, unless approved otherwise by the Board.
2.A Final Exemption Plat sliall be submitted, indicating the legal description olthe
property, dimension and area of the proposed lots, access to a public right-of-
way, and any proposed easements lor setbacks, drainage, irrigation, aoress or
utilities.
That the applioant shall have 120 days to present a plat to the Commissioners
lor signature from the date of approvarl olthe exemption.
That the applicant sliall submit $i200.00 in Sohool lmpaot Fees lor the creation
of each new exemption parcel.
That the applicant will petition to join a fire proteotion district and provide a
copy ol the letter of acceptance prior to the signing of a plat or a plat note will
be included on the plat stating that the property is not within an orgarr:uzed fire
district and oannot expect a response in the oase of a hre.
A Final Exenrption Plat shall be submitted, indicating the legal description olthe
property, dimension and area olthe proposed lots, aocess to a public right-of-
way, and any proposed easements for setbaoks, drainage, irrigation, access or
utilities. Additionally, the following plat notes shall be shown:
"All new construction shall be oonsistent with Colorado State Forest
Service wildfire prevention guidelines spocified in the pamphlet "Wildlire
Prol.ection in Wildland Urban Interface"(C.S.F.S. #143-691)"
" Ilor when the County adopts a road impact fee, the lots oreated by this
exemption will be subja:t to piiying that [ee, paid at time of building
permit application by the building permit applicant."
7 . Control ol noxious weeds is the responsibility of the property owner
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TOLORADO DIVISIO.N OF WATER RE JHCES.centenniat Btdg., 1313 sr,onnon Ct., ;;;;.r,t,"rado 80203
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Ap1:licatlon rnust
lre cornplete wlrere
applicable. Type orprint in B LA CK
lNK. No u,eliikilor erasures unless
in itia led.
(1)NTP
NAME
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CITY
.I'ELEPTIONE
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PERMI T APP LICA TION FORM
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FOR OF FICE USE ONLY DO NOT WRITE IN THIS COLUMN
Receipt No.
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l-his well shall be u;1d in such a way as ro causeno rnarerial injury to,existing il;i r"ights. Therssuance of the oermir does ,"iirr# rr,,J ,ppti.untlhar no iniury will occur to another ve-steO waterrtslrt or prectude un?ll,,.l "*;;";;; uli,uo *r,u.rrgltt from seeking relref in a civil court action.
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Average annual amount of groto be appropriated (acre.fee-t);
Number of acres ro be irrigaterJ
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rate (gpm)
und water 3+,4e {f
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Owner's well designation
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DATE ISSUED
EXPIRATION DATE
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EN GI NEE R}
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Use the CENTEII SECTT
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THE LOC loN OF TI PROPOS Ech the water will be used
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No. of acres .1 <".ol
the only well on tlris tract?
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Legal descriltriorr //4Lz'r
No. ol acres 5. tt /.(.fqL-/i
IPTI N of the trse of grourrrl water uselrold use and do
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ru se d-,tr rnestrc wells rnust indicate type of disposal
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ase Nunrt:ers
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tiscrj olt tlrrs lan<j, rnt:lLrriirrg wclls G ivc tiegistr.iltron arrrl Water CoLrrt C
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Type or r Used for (pLrrposc)[)escr rpriorr of lirrrcJ on which used
(1s)T}1E APPLICANT (S)
TRUE TO TIIE t]ES
STATE(S)
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TI]AI TFIE INFOR
NOWLEDGE.
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MATION SET FORTT]FIEREON IS
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SIGNATURE OF APPLICAN
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Drpnttl'MIIN'I' oF IrnannGIINCy sunvtcEs
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Mr. John Schenk
302 IJighth Street, Suitc ll0
(ilenwood Springs, CO. 8I601
Dear John,
I ltave receivecl thc packet 1t-onr yott iu rel'ererrce to thc Cox subclivisiol exclrptio. request.
Afier checking our district lloutrclitry ttrap, it has been rletenninecl that this property is .ot witSin
tlte areas coverecl by thc Cilertrvootl S1;rings l)epartnrerrt of Iimcrgcncy Serviccs. It is psssible
that tlris area is in Carbortdltle's clistrict or is the responsibility ol'the Carfielcl CoLr.ty Sherifi.
We woulcl resprlnd to an emergettcy in tlte area il'otrr rcsor-rrces are available anrl if recpresterl
by either tlte rcsponsible Ilrc tlistrict or lly the rcquest o{'t5e SSerifL ll'in lact the.rea is.otwitliin a fire district, wc woltlrl l;ill tlrc responsiblc perrty lbr orrr scrvices which woultl incluclc
rnan horrrs ancl eqrriltrtrcnt tinte.
I would suggest that thc property owners scriously consicler iLnnexirrg ilto tlrc pearcst Ilre
district to ittsltre sttrttc kittrl oleutcrgcncy resl)onst:. II-you have any t;rrestigr-rs, plc,se give urc a
call.
Sinc
.l ir .loues, Asst. Chief, Clenr,voorl Splings
Dept. oI l}nergency Services
cc: GAI{CO Planning Dcpt.
File
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