HomeMy WebLinkAbout2.0 BOCC Staff Report 11.20.00o
BOCC rrl20l00
PROJECT INFORMATION AND STAFF COMMENTS
V..,t
"hEOBIEB APR l
ExemPtion from the Definition of a
Subdivision.
.Joftmj#ir nA AY An /'t E BaSE LY
6 2[0e
^; The parcel of land is immediately adjacent
to where CR 354 dead-ends'
An 8O-acre parcel of land to be divided into
four tracts of land of approximately 20 acres
in size.
Water for this property comes from: Permit
number 184845 which is for ordinary
household use in one single-family dwelling
unit (no outside use) and four deeded water
shares from the Battlement Mesa Water
Supply Co., and twenty cubic feet per
*int te of water of Priority No' 80 out of
Shutt Ditch No. 53 in Water District No' 45'
Individual lots to be served by ISDS when
developed.
The subject property is zoned A/R/RD'
Land to the east is zoned Open Space and
the Battlement Mesa PUD is directly north'
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REQUEST:
APPLICANT:
LOCATION:
SITE DATA:
WATER:
SEWER:
E)OSTING AND ADJACENT ZONING:
L RELATIONSHIP rO rIrE qoMPB[HE,rySrVE PL+N -.The proposal is located sive Plan and is in general
conformity with the Goals, Objectives and Policies for this area'
DESCRIPTION OF TIIE PROPOSAL
a.SiteDescription:TheparcelislocatedattheveryendofCounffRoad354'The
lrrd in.lir.*t*dily, though not dramatically' to the east'
b.ProiectProposal:Theapplicantisproposingtosplitan80-acreparcelintofour
partels of approximately 20-acres each'
c. History: This 80-acre parcel of land has existed for some time. Title records show
thatthisparcelortandhasexistedunchangedsincethe.Mc^Lanespurchasg9tl,:^
properry in July or isz t. The Smalls then f,urchased this 80-a31e parcel of land from
the Mclanes in tvtay of 1974. The wix" et al, then purchased the land as an S0-acre
parcel in JulY of 1975.
MAJOR ISSUES AND CONCERNS
a. Subdivision Resulations: section 8.52 of the Garheld county Subdivision
Regulations,tut".thu-t,..,atr,morethanatotaloffour(4)lots.parcels,interestsor
d,vellingunitswillbecreatedfromanyparcel'asthatparcelwasdescribedinthe
tr.
B.
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records of the Garfield county clerk and Recorder's office on Januar"yl, 1973 ]n
order to qualifu fir exemption, the parcel as it existed on January l, 1973, must
have beei laigir than thirty-five aires in size at the time and not a part of a
recorded subiiririon; horli"r, any parcel to be divided by exemption that is split
by a public right-of-way (State or Fiderql highway, county road or railroad)'
prevlnting thi ioint use ofthe proposed tracts, and the division occurs long the
'public ri{hrof-way, such" parcelsihereby created may, in the discretion of the
'Board, rit ti coisiaered'to have been created by exemption with rega-rd to the four
lot, parcel, interest or dwellingunit limitation otherwise applicable' For purposes
of tie definition, all tracts ofland thirty-five ,acres or greater in size, created a/ter
"ianuory"l, lgTi,willcountisparcelsof landcreatedbyexemptionsinceJanuary l,
t973.
This request meets these criteria in the following ways: Four (4) lots will be created
if this request for exemption is approved. The parcel of property to be divided was
created before the Januaryl, 1973.
zoning: The zoning on the target property is A/R/RD and borders Battlement Mesa
pf-lO6-tn. north, BLM or Open Space to the east and A/R/RD to the south and
west. Minimum lot size for A/R/RD zoning is two (2) acres'
Legal Access: The wix' property sits at the end of cR 354 and a cul-de-sac will
fr^r" to U" created to serve thLse iots. Design criteria for this cul-de-sac should meet
the requirements set forth by the Fire Protection District for this area" In a verbal
converiation with Garfield bo,rnry Road and Bridge (9/21100) R&B stated that cR
354 wasn't a maintained county road. Therefore written legal access will have to be
acquired to serve these lots. Since their neighbors the Picklers are also requesting an
exemption at this time they should coordinate this activity with them.
water: Permit number 184845 is for ordinary household use in one single-family
a*"tti.g unit (no outside use). Irrigation and additional water for this property
comes fiom four deeded water shares from of the Batflement Mesa Water Supply
co.. and twenty cubic feet per minute of water of Priority No. 80 out of Shutt Ditch
No.53inWaterDistrictNo.+s.TheapplicantonAugust24,20ooappliedtothe.
colorado Division of water Resources for two 35-Acre Residential well permits lf
the well permit applications are granted they rnust conform with the following
criteria:
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2)
3)
4)
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6)
'7)
That a four hour pump test be performed on the well to be used;
A well completion report demonstrating the depth of the well' the
characteristics ofthe aquifer and the static water level,
The results of the four ho,r. purnp test indicating the pumping rate in gallons
per minute and information showing down draw and recharge;
'A written opinion of the person conducting the well test that this well
shouldbe adequate to supply to the number ofproposed lots;
An assumption of an un"*["or no less than 3'5 people per dwelling urut'
using 100 gallons ofwater per person' per day,
ttre"waterluahty be testedby an approved laboratory and meet State
guidelines conc"itting bacteria, nitrates and suspended solids;
l, *ut", sharing agreement will be filed with the exemption plat that defines
the right of the property owners to water from the well'
C.
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E. Sewer: There is no sewer line serving this property. Therefore an IDS system
designed by an engineer specializing in septic design will be required for each lot
created.
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F. state and Local Health standards: colorado Department of public Health and
Environmental ISDS standards require the County to issue an ISDS permit for all
such systems installed in the County.
G. Drainage: This parcel is located outside the floodplain and therefore has minimal
susceptibility to flooding.
H. Fire Protection: This proposal is located in the Grand Valley Fire protection District.
Who, in a letter dated,8/2612000 had the following corr,*enrsI The property, described and shown on the attached reference rnap. is within
the Grand Valley Fire protection District,s boundaries.2' We would request that the County Commissioners abide by and enforce the
NFPA 299, Standards for Protection of Life and Property from Wildfire
recommendations as it relates to road and driveway specifications.
Roads into the Subdivision:
It is the sub-dividers intent to use cR 354 as the rnain road into the
subdivision. It is unknown as to who is the actual owner of this road at
present. We request the following pertaining to access/egress:a) NFPA 299, 5-2. r Roadway Required. Roadways witt ue required
when routes of access serve three or more dwellings. Roadways shall
be designed and constructed to allow evacuation simultaneously with
fire department operations.b) width and Vertical clearance. The road is put back to couns
specifications and./or those required by NFpA 299 standards. NFpA
299, 5-2.2, width and vertical clearance. simultaneous access for
emergency vehicles and the evacuation ofresidents shall be provided
for by a traveled way of not less that twenS_four (24) feet
horizontally and fourteen and a half feet (14.5) vertically. If two
separate, one-way routes a re provided, the width of each route shall
not be less than sixteen (16) feet.c) NFPA 299, 5-2.7,DeadEnds. Every dead-end roadway no more than
tlree hundred (300) feet in length shall be provided with a turnaround
at the terminus having no less than one hundred-twenty feet (120)
outside diameter of travel way.d) Additional specifications for shoulders, parking, gate openings and
locking devises shall also apply.
Driveways/Roadways into Individual Home Sites:a) NFPA 299, 5-3.2 Width and Vertical Clearance. Fire service access.
including bridges, shall be a minimum of twelve (12) feet in width and
have a vertical clearance ofat least fourteen and a half(14.5) feet over
its tuil width.b) NFPA 299, 5-3.4 Turns. Fire service access turrs shall not restrict
access of the largest emergency vehicle, as determined by the AHU.
Iikely to be operated on the fire service access.c) NFPA 299, 5-3.6 construction. All fire service access, including
bridges, shall be designed and constructed to with an all-weathei
surface adequate to support the heaviest piece offire apparatus likely
to be operated on the fire service access as designed by AHJ.d) Additional specifications for gate opening, Iocking devises,
easements, rights-of-way, maximurn upgrades and dead ends shall
also apply.
e) In addition. where applicable, all driveways shall conform to NFPA
I l4l.
3. The closest municipal water main or fire hydrant is located on Battlement
Mesa. This is a private water supply and any cost for water use in the event
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of fire will be passed onto the homeowner. All home sites will have to
have potable wells drilled, which in most instances are not large enough for
fire protection uses. In the event that a homeowner,s water supply is
insufficient, water will have to be shuttled in from other sourcei. Time
delays for set up and shuttling are to be expected, which may increase the
damages to private property.
The colorado state Forest services, Grand Junction District, has advised
that there is no longer a GSFS wildfire Guideline. The CSFS has been
using the NFPA 299, Standard for protection of Life and property from
wildfire for the past several years. In addition, they promote the use of
"Defensible Space" and accessibility to properties. Copies of materials
which may further define/describe these topics can be obtained from the
CSFS or from the GVFPD
If the NFPA 299 standards and the recommendations of the CSFS are made a part of
the plat filing, as Mr. watkins stated he would do, and compliance is required, the
concerns of the Grand Valley Fire protection shall be met. It must also be
understood that this review is given with the understanding that the parcels a re
being used as single residence properties and not multi-residence properties, i.e. true
subdivisions. If this is the case, then a much more in-depth study will need to be
done and a year round fire protection system designed/developed.
I. Easements: Any required easement (drainage, access, utilities, etc.) will be required
to be shown on the exemption plat.
J. School Impact Fees: The applicant will be required to pay the $200 school site
acquisition fee for each newly created lot.
BEEOMMENDATION
Staff recommends Approval of this request for an Exemption from the Definition of
Subdivision with the following conditions:l. All school site acquisition fees will be paid and a copy of the receipt made part of
this file.2. A well agreement will have to be established and made part of the exemption plat.
Each residential unit will be entifled to not less than 100 gallons of watei p.. p.r.o,
per day assuming that the each residential units will have-3.5 persons living tlhere.3. Per the suggestions of the Grand valley Fire prorection Distriit, NFPA 299
requirements will be met and placed as a note on the plat and deed. As will as the
cost for purchasing water from Battlement Mesa for fire protection.4. All representations by the applicant. whether in writing or at the public hearing shall
be considered conditions ofapproval, unless stated othirwise bv the Board.
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4.
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C:/Wix Exemption
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