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TO: Board of County Commissioners
FROM: Planning Department
RE: Donelan Subdivision Exemption
DATE: July 22,1996
The Board continued the Donelan petition for an exemption from the definition of subdivision
because, to a large degree, the Donelan request would probably not be possible without the approval
of the English request. This is solely due to the access to the lot proposed by Donelan being across
the English property. Essentially, without the approval of the English request, there would be no
access to the Donelan lot and, therefore, may not be approved because legal access had not been
demonstrated. Based upon staff review of the submitted information, the access issue is the only
issue that would preclude a recommendation of approval. Staffrecommends approval of the request,
if legal access to the parcel is demonstrated and easements concerning this access are developed,
pursuant to the conditions listed in the staffreport.
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BOCC 2112196
8ls196
PROJECT INFORMATION AND STAFF CONTMENTS
REOUEST:An exemption from the definition of
subdivision.
APPLTCANTS:Charles & Penny Donelan
LOCATION:A tract of land located within Section 2' T65,
R89W of the 6th P.M.; approximately two (2)
miles east of Glenwood Springs in No Name'
SITE DATA:2 07 Acres
WATER/SEWER:Central water/ISDS
ACCESS:Access to No Name Lane (CR 129) vra
easements
EXISTING ZONING:zuG/SD
ADJACENT ZONING:North, East. West. R/G/SD
South: O/S
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The properfy is located in an area that is not adequately addressed in the new Comprehensive
plan, fbr Study Area I. Land Use Districts Maps, therefore. given the size of the lots and the
sizes of the surrounding lots. the proposal is not out of character with adjacent land uses'
il. DESCRIPTION OF THE PROPOSAL
I
Site Description: The2.O7 acre property is located in No Name, on the south side of
Interstate iO, ud.ju..nt to property owned by the Englishs, who have also petitioned
for exemption. The property slopes gently toward the Colorado fuver and a number
of larse stones are Scattered throughout the property. See vicinity map, page
6"
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Adjacent Land Uses: The surrounding area is primarily residential with lots varying
from 0.25 to I acre in size. Rock Gardens, a characteristically dense mobile home and
single family home development is located in the vicinity, east of the applicant's
property, and the CasaDelMonte subdivision is located west of the subject property.
The Bureau of Land Management owns land south of the subject property.
C Proposal: The applicant proposes to divide, by exemption, the 2.07 acte tract into
rwo (2) parcels of approximately 1.0 acre each. The applicant currently resides in the
existing home and would like to create the new lot, to either relocate his residence or
sell it as a single family homesite. See sketch map, page -f
MAJOR ISSUES AND CONCERNS
A. Subdivision Regulations: Section 8.52 of the Garfield County Subdivision
Regulations states lhat "No more than a total of four (1) lots, parcels, intere:sts or
dwetling units will be createdfrom ony parcel, as thot parcel was descrihed in the
records of the Garfield C.ounty Clerk and Recorder's (ffice on Janttary l, 1973, and
is not a part of a recorded wbdivision; howet,er, any parcel to be dit'ided by
exemption that is split by o ptblic right-of-way (State or Federal higlway, County
road or railroad) or nahrral.feahre, preventing joirtt u.se of the proposed tracls, and
the tlit,isiorr ocutrs along the pthlic right-o.f-way or naturolfeature, such parcels
thereby created may, in the discretion o/'the Boqrd, not be considered lo huve heen
createLl hy exemptionwith regartl to thefour Q) lot, pcr:'cc!, interest or dwelling unit
li mitatiotr otherwi.se appl icab le ; "
Deeds submitted with the application demonstrate the subject tract existing as of
January. 1965. See deeds, page g- I Therefbre, it appears this request
complies with the provisions of S..6n f3-Z 1n) of the Subdivision Regulations.
B. Zoning. The property exists within the R/G/SD zone district which designates a
minimum lot size of 20.000 square feet. AII proposed lots are larger than this
minimum requirement. According to Section -5.04 03 of the County Zoning
Resolution. if water will be supplied from a central system (as in this case) the
minimum lot size requirement for the use of ISDS is one (1) acre. It appears that both
lots, as proposed, conform to this Zoning requirement.
C. Water. The applicant specifies the purchase of additional shares of water from the No
Name Creek Water fusociation OTNCWA) as the water supply for this proposal. An
attached letter (page I D I indicates that the water association has water available
and will supply the required water. It appears that two (2) additional shares are
necessary, one share for a domestic water supply, the other for an irrigation water
supply. Apparently, NNCWA has a water right of 2.08 cfs, the equivalent of,933
GPM
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Sewer: The applicant proposes the use of individual sewage disposal systems for the
lots to be created. Soils on-site, according to the Soil Conservation Service, are of
the Ascalon-Pena complex, generally deep and well-drained. Building site
development and use of ISDS on these soils carry moderate to severe ratings,
generally due to the presence of large stones. Staff recommends a plat note be
included to address these potential limitations.
E.Access: Access to the southern lot is proposed to be via an easement across a
neighboring @nglish) property. The applicant is currently working with the Englishs
in an effort to secure this easement. Assuming the outcome to the English application
is favorable to the Englishs (the approval of three lots), an easement will be granted
between lots B and C to the southern Donelan lot (see sketch map. page -J-t--)This appears to meet the criteria of Section 8:52 (C), to wit: "A.ll lots creatbd will
have legal access to a public right-of-way and any necessary access easements have
been obtained or are in the process of being obtained." What is not clear is the
possibility that the English request may be approved for two (2) lots, which would
bring the access to the Donelan exemption into question. The sketch map shows that
enough room exists for an access along the western portion of the Donelan property;
however, staffdoes not know the feasibility of this becoming the access to the lot to
be created.
F. Fire Protection: The Glenwood Springs RuralFire Protection District has commented
on this subdivision, stating this property is within their service district and emergency
response will continue. The District further comneq.ts that this request would work
well with the English request. See letter, pug" I L . Staff suggests a plat note
be included to address wildfire mitigation.
G. School Impact Fees: The applicant will be required to pay $200 in school impact fees
for the exemption lot.
H. Easements: AII required easements (drainage. access, utilities. etc.) will be required
to be shown on the exemption Plat.
I. PotentialRoad Impact Fees: Upon adoption of a road impact fee by the County, the
lots created by this exemption will be subject to paying that fee: paid at time of
building permit application, paid by the building permit applicant. This provision shall
be included as a plat note.
J. Comments Received: Staff has received comments from an affected neighbor who
indicates a desire that the surrounding neighborhood remain as it is. See letter, page4L
-3-
IV
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SUGGESTED FINDINGS
l. That proper posting and public notice was provided as required for the meeting before
the Board of County Commissioners.
Z. That the meeting before the Board of County Commissioners was extensive and
complete, that all pertinent facts, matters and issues were submitted and that all
interested parties were heard at that meeting.
3. That for the above stated and other reasons, the proposed exemption is in the best
interest of the health, safety, morals, convenience, order. prosperity and welfare of
the citizens of Garfield CountY.
V. RECOMMENDATION
Staffrecommends APPROVAL of this application, subject to the following conditions
1 That all representations of the applicant, either within the application or stated at the
meeting before the Board of County Commissioners, shall be considered conditions
of approval.
A Final Exemption Plat shall be submitted, indicating the legal description of the
property, dimension and area of the proposed lots, access to a public right-of-way,
and any proposed easements for setbacks, drainage. irrigation, access or utilities.
That the applicant shall have I20 days to present a plat to the Commissioners for
signature, from the date of approval of the exemption. Extensions of up to one (1)
yearfrom the original date of approval may be granted by the Board if requested by
the applicant prior to the expiration of the original 120 days.
That the applicant shall submit 5200.00 in School Impact Fees for the creation of the
exemption parcel.
That the applicant apply for and receive the necessary "shares" of water from the No
Name Creek Water Association and provide for the infrastructure necessary to
provide sufficient water to the exemption parcel. This shall be done prior to the
authorization of an exemption plat.
That the following plat notes be included.
"Soil conditions on the site may require engineered septic systems and building
foundations. Site specific percolation tests at the time of building permit submittal
shall determine specific ISDS needs on the site."
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"The minimum defensible space distance shall be 30 feet on level terrain, plus
appropriate modification to recognize the increased rate of fire spread at sloped sites.
The methodology described in "Determining Safety Zone Dimensions, Wildfire Safety
Guidelines for Rural Homeowners," (Colorado State Forest Service) shall be used to
determine defensible space requirements for the required defensible space within
building envelopes in areas exceeding five (5) percent grade."
"fJpon adoption of road impact fees by the Board of County Commissioners, the lots
created by this exemption shall be subject to paying the fees, paid at time of building
permit application, paid by the building permit applicant."
\\th. control of noxious weeds shall be the responsibility of the landowner.//
That all lots created by this exemption shall be a minimum of one (1.0) acre in size.
If access is across the English property, the applicant shall secure an access easement
across the English property, which shall be recorded with the exemption plat.
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ll)7 5 , hetrveen FRANK L. PllA'I'l'
ItECOIU)lila's s'l,tlllI'
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MAY I U 1975
SLllt IiJl]l't,.il, t.':llI ItI
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rJ...::.:...-..-.-*CourttY of i\lrl Ir a v e
of the first prrt, rndr
(:IIAIIt.NS/DONIiI.AN ANd PIINNY LYNN I)ONIiIAN
of tho Cloutrtr of (i;r r:f ieltl f,txl Sttrtc of (',,l,rrarlo, of tlro sccorrrl part:
\\:l'l NliSSll'l'll, thtt thc snid ptrl. of llro filst parl. for ntrrl itr cotrsi,lr.r':rtion of thc sunr of
'l'en i)rrl lars and oEher gootl and valuablt: consideration, ao(x'Yl{}st
to the sf,id lart y of the first part irr lrarrl prid |y thn sniri parties of tlrc seconrl prrt, the rccei;rt rvhercof is
hereblr corrfesserl anrl acknos'lerlgcd, hag grnr[etl, bargaitrcrl. soltl ttnrl ",,,,t,.1,'rl, arrl hy these preselts does
gtrnt, hargnirr, sell, couvel'ald confirrrr ulto thc sf,id prrtios of thc secon(l 1r:rrt, thcirheirs rud tssigns forever, Itot
in tcnaner in contrrron but in joitrt tcrrnrrcy. rrll tlre follorvirrll rl"sr.r'iherl lrrl ,'r'yrrrcol of ltnrl. sittttrte, Iying rtrrl
heingirrtlrr' (',,trnty,'[ (iarIield :t,r(l St:,i,,f t'olorntlo.tortit:
- A Fract "oJ land sit-uate 1n the Nlitsl{r',' SecEion il '
'fownship 6 South,
Range 89 t.lesC of tlte 6th P.11., in Gartield County,110lorado; sald EracE be:ing
described as foli"ows:
Ileginning at a point on SouEIl right-o[-way linc r:t S.ll.4 "Access lload ]'r'
(u.S. No. 24) a distance of 295 f eet tJest of Lhe East Iine of the t'ttilstll;;
thence south, a distance of 730 feet to the souEh linc of said NI]];swL; thence
llast, a distance of l2O feeE along South li.ne oI saitl I'l[];Sl,l].; Lllence NorLh,
a <.listance of 720 feet Eo SouLh R.0,k,. line of "Access ltoad F"; Elrcrlce lllest'
a distatrce of 12O,2 feet, ntore or less, along South tirtc oI said "Access Road
F" to the point 0[ beginning.
tileIixcepting f ronr flre above-clescribed Iaucl any l)oIt. i,ru Eltt'reof cotrveyed Lo
Department of llighways, staLe of coloratlo hy the follorvitt5l-descr.i bed deetls:
1. Deed from Georgia o. PracE recorded February 8, 1965 in Book 363 at Pa
J26 as Receprion No. 228657.
2. Deed from John I-. De'rer an<I (;etrevieve L. Devcr recorded OcEober 22,796
in Book 361 at Page 411 as llecepLion No. 2)7359,
'fogetl)er uitlr any and al t waEer and rvater rigltLs aPpurEenant Eo said prope
incLuding, bu! not by way rrI linriEaEion, arr itrterest irr Elte ]lrown atld ]lonroe
Ditch and tlle.J. C, Brown Lateral. equaL tD clle amoullL Ellat woutd be adjudicated
to said land under Ehe laws of Ehe StaEe oI CoLorado, being l/25L\ ('04) of one
cubic foot of waEer per seconcl of Einte.
1'oGI'l'l'llElr rvith:rll alrl sitlglllrr tho h'rcditamcnts trrd alpurtonarr.r'ri thcrolrllto lrrlorrgittg, ol in anywise
apportnining, artrl the rnvcrsion and revorsiorrs, rcnlainrl.'r lttrrl rentain<lers. tlttls, isstlcs tttrl lrrolits tlrercof; Irnd
lll the estrte, right, title, intcrest, clairn nrtrl rlonranrl \rhltc,r'vpr of the srirl 1,:rrty of th0 first l)trt, ciLhcr itl
llrrr. or erluilv, of, in arrrl to thc lrlrovo lrrrrfirirrrrl prernisos, rrillt tlre hct?tlit:trrrIrrls itttrl ill,lr(rl1r'tlirtrIr's.
NO.768. WlntrANTytrEnt)-foJotrrT.nrnt.. Itr.,tfr,ritl'uLll.hins(i,..1fl24-aGStouIStr.rl,l).nv.r,(],lorido r-trl
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bur^474 firil B I
'IO IITtVD ANI)'l'0 ItOLI) t|xr sairl prenrises abovc lrar'l{ainerl arrrl rlcscribcll, with tlru lrl,l)rrrtetriln('o:i. rtrrto tlte
said parties of the second ptrt, thcir hcirs and assiKrrs, forevcr. Arrtl tlrc sairl party of the first lxrtl, for
him self, his heirs, excrrrtors, and tdministralom, does covonaDt, grunt, l[rrgain antl aqrce to
and with the said psrties of the sccorrtl llsrt, their heirs nnd assigns, thst lt the tinlc of the cnsealitrg rntl tlelivery
of thcse frresents, he 1S rvell seizetl of tlrc lttcntises nbovc cottvtycrl, its of Forxl, sure, IcIflcL, 'rl'solute
and indefeasible estate of inheritanco irr llrv, in fee sim1,le, antl ha S grxxl riglrt, full porvcr and llrvfttl nuthority
to grnnt, bargilin, sell anrl convey tlrc snnre in manner anrl fortn aforcstitl, lrrrl tltlt tltc sanle ate frce uttrl cletr frrtm
all fornrar an<l othcr grants, bnrgains, salcs, liens, taxcs, rsscssrncnts antl ittcttmlrrtttces of $'hiltevcr kinrl or llnturc,
soevcr, U. S. Patent reservaLions and excepEi.ons; restricLions ol'recordl eascnlents
and rlghts-of-way of record; Ehat PorLion, if any, of subject proPerty lying
wlthin property conveyed to the Glenwood Springs and'lraPPers Lake'I'o1l lioad
Company by deed recorded i.n Book 1 aE Page 509; that PorEion of sub.iecL ProPerty
along iUesterly boundary Ehat may confl.icE wlEh tlte 1a'd described in dectl Eo
Ceorle Hammerich and CilarloLle E. llanrnrerich, recordc([ in l]ook 221 at Page 300
and in Ehat deed to tlilliaur l{. t^loods an(l June S. Wootls recorded in Book 309 aE
Page 41; L975 general properEy Eaxes,
lntl thc abovc birrgirinerl prcmises irr thc rlrrict lrrrl Icrcerblc Iosscssi0rt ,rf tlrt sairl ltltrtics rrf the st|rrtrrl Dilrt, tl$ir
heirs an<t assigns, against all arr6 evety lrcrson or persons llrvfttlly claitrtitrg or to elaim thc s'hole or attV pllrl thcteof'
the said part y of the fifst pflrt sh{ll antl rvill wARR.\NT -{Nl) TOIaI':\Il'lla I)El"l'lNl).
IN IYI,I,NIISS WIIDRDOI,', the sri(l t)art y of the first pari. hrt s holcunto set hi s lt:rttrl and
seal the day and year first abovc rrtittcn'
Sigtrctl, Seulctl antl Delivcrctl itt Llle I'rr'-sctrcrr of Frank L. PraEt
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Board of CountY Commissioners
Garfield CountY, Colorado
Comm:-ssioners,
Charres and penny Donelan, cf 1260 Ccunty Road 129,ln lloname
havepetitionedtheboardoforrectorsoftheNonameCreekWater
Assocratieiaforwaterandt.heneCessarYsharesiosuopJ-1-another
Iotontnerrproperty'Iclst:rei:"icentronorL:eccaricr
directors to grant thei-r request. and inform you that sufficient
water is available for therr project' We intend to seII them
shares.l-n the assocral--l-cn:':; ':1e::3:'- t: access F-:3: "'a'3r'
respectfullY,
Paul- G. Ki- [e
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r2- I 5-95
Mr. Chuck Donelan
1260 129 Road
Glenwood Springs. CO. 8 l60l
Dear Chuck,
Afier reviewirtg your proposal lbr a subtlivision exenrption, I offer the fbllowing cornments:
'fhe property is within the boundaries ot'the Clenwoocl Springs Rural Irire protection District and
fire artcl EMS response rvill continue as it norv cloes. This exernption works well with the English
exemption ancl we ltave beert assurecl that flre florvs for fire protection will be available with the
adclition of a nerv hyclrant. The roacls appear ok with access to your lot, the English lot and a
secondary access to Itock Garclens.
We woulcl like to see a copy of'the final approvecl plot plan to make sure that the hydrant
placentent and access to your lot are acceptable. At this tinre I have no serious problem with the
prttposed exetttptiott. It'-you ltave auy firrther cprestions. plcase give rne a call.
Sincerely,
a
'Qdr,-.
/ AoJorrcs.Asst. C'hie[' Clcnrvootl Springs
[)ept. ot' l:rnergencl, Services
cc: Eric McCalierty
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fi06 Ooopcr Avetttre . (llcnrvootl SJrrings, (-'olorarlo lll60l . (303) 9,15-2575 . F.\X (.10-l) 915-2597
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January 31,1996
Board of County Cottrtnissioners
109 Bth Street, Suite 303
Garfield County Courtltouse
Glenwood Springs, CO 81601
RE: Subdivision Exenrption recpresterj at 1260 Courtty tloacl 129, irl No Nartte
Dear Comntissioners,
This letter addresses the Sr-rltcjivisiorr [-xerrtprtiorr recluested by Cltatles F. and
penny Lynn Donelan As an adjacenI property owtter lwill be directly affectecl by the
dividiirg of their two acre parcel. lrrroved rny farrrily to No Nattte irt 1978 sPecifically
because of the large lots and lirrriteci concetttratiort of I'totttes found irr tltat area.
Several years ago, when tlre Casa Del Monte subclivision wettt in, rttost of us were
upset. Eiutatleasttlreselotswereintlre 1'/rlo2acresize. Mostof usinNoNattte
have assumed that olrr area was fully develolted ancl stable. Now can we expect all of
these larger lots to be suLrdiviclecl anrl our t:otrcerrtratiorr irl No Natne to be doubled?
Mine is an ernphatic "no" vote Everytlrinl,l '"tas beert firle [or everyone, ir-rclr-rding the
Donlan's, since the 1970's. Do we l-rave to see everytlrirlg change rlow clue to the local
real estate demands and everyone's greed'7 We hope tlot'
Sincerely,
o
{t1fi1{iruii}Ti[),
l\i l; i lir'i'i il!1i,.r_.-.J
i1
r)
fl
i..r.r\.t !i' l(:-'i..l"l tl-.i.-!t { ! './
,')r/ fl /'
,/ /., _ // t/L-/(e< 0-- "4 il / ( ( (
Charles Lanci
0080 Wildwood Lane
Glenwood Springs, CO 81601
'|- 13-
o_oGARFIELD CO(INTY
Building and Planning
lune 27, 1996
Charles & Penny Donelan
1260 No Name Lane
Glenwood Springs, CO 81601
Dear Chuck & Penny,
This letter is a reminder that your continued public meeting for your petition for an exemption from
the definition of subdivision will be held on Monday, August 5, at3.15 p.m. The meeting will be in
Suite 301 of the Garfield County Courthouse, 109 8th Street, Glenwood Springs. As this is a
continued meeting, there are no special noticing requirements that must be completed prior to the
meetmg.
If you have any questions, please do not hesitate to call
Sincerely,
fi-,r-.
Eric D. McCafferty
Garfield county Planner
109 8th Street, Suite 303 945-82121285-7972 Glenwood Springs, Colorado 81601
OOr
United States Department of the Interi L;:. i.1Oftt-
BUREAU OF LAND MANAGEMENT
Glenwood Springs Resource Area
50629 Highway 6 and24
P.O. Box 1009
Glenwood Springs, Colorado 81602
1i i :rr i'\/,. !.'',...- tj j iI
IN REPLY REFER'TO.
January 31, L995
Mr. Eric McCafferty
Garfiel-d County Planning DepartmenL
109 8th Street - Suite 303
Glenwood Springs, Colorado 81501
Dear Mr. McCafferty
In response to your request for corunents regarding the proposed Donelan
Subdivision Exemption focated at 1260 No Name Lane in T65, RB9W, Section 2,
NE%SW{, 6th P.M., I offer Lhe following statements for your scheduled February
12,1996 public meebing. The southern edge of the tract is adjacent to public
lands administered by this office. Current uses on the BLM include wildlife,
fishery and riparian habitat, and dispersed recreation such as floatboating
and fishing.
1. Ownership of land adjacent to BlM-administered public land does not grant
the adjacent landowner(s) any special rights or privileges for the use of the
public 1ands.
2. The adjacent public lands are not permitted for livestock grazing. The
proponent should be aware of the l-ocatj-on of property boundaries to ensure no
encroacLment occurs on public land. Should any fence construction be
considered along the private/BLM boundary, the fence sLandards should al-Iow
for easy passage by big game. This office can prowide additional information
regarding fence standards upon request.
3. The adjacent public lands are open to dispersed recreation activities,
including floatboating and fishing. The proponents should be aware that these
and other recreation uses are allowed on BlM-administered Iand.
4, Any roads, Lrails, paths, or utilities (waLer, electric, phone or
otherwise) crcss:-ng BLM wcul-d ri:qui::e r:ight-cf -warr (ROI'I) i,'ermits fron l-his
office. An environmental assessment report would be completed as a part of
the ROW permitting process.
Thank you for the opportunity to
contact Jim Byers of this office comment.
at (970)
If there
945-234L.
are any questions, please
14/,,4uX'n,tfrq
Sincerely,
Michael S. Mottice
Area Manager
r
oo
CHARLES & PENNY DONELAN
L260 Co. Road #l-29
SUBDIVISION EXEMPTION REQUEST
045 Colorado Dept. of Transportation
420L E. Arkansas
Denver, Co 80222-3406
046 Rock Gardensc/o Kevtn B. Schneider &
Kimberly S. Schneider
1308 Co. Road #L29
Glenwood Springs, Co 81601
BLM
Glenwood Resource Area
50629 U.S. Hwy 6 & 24
Glenwood Springs, Co 81601
032 Clem Lundberg
0020 Wildwood Lane
Glenwood Springs, Co 81501
034 Kevin & Cindy McDevitt
0038 Wildwood Lane
Glenwood. Springs, Co 81601
036 Andrew C. McGregor
0048 Wildwood Lane
P. O. Box 284l-
Glenwood Springs, Co
041 June S. Woods
0100 Wildwood Lane
Glenwood Springs, Co 8160I
040 Thomas & Cheryl LacyP. O. Box 185Silverthorne, Co 80498
042 Mark & Melissa English
1276 No Name Lane
Glenwood Springs, Co 81601
038 Martha A. Craig, Trustee of
Martha A. Craig Trust
009.5 Wildwood Lane
Glenwood Springs, Co 81601
037 Paul & cayle xite
0055 Wil0wood Lane
Glenwood Springs, Co 81601
033 Steven & Deborah Katers
851 Stoneridge Court
Glenwood Springs, Co 81601
039 Charles & Christine Lanci
0080 Wild.wood Lane
Glenwood Springs, Co 81601
81602
031
027
Dennis L. Webb
0017 Wildwood Lane
Glenwood Springs, Co 81601
Averill & Eugenia Startup
1281 Co. Road #129
Glenwood Springs, Co 81601
028 Jerry & Dena Hammar
1245 Co Road #129
Glenwood Springs, Co 81601