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Home My WebLink About2.0 BOCC Staff Report 9.18.95BOCC 9lt8l9s PROJECT INT'ORMATION AND STATF COMMENTS RDOUEST:An exerytion fromthe definition ofsebdivision. APPLICANT:Ardy Bowers LOCATION:Atract of land located in a portion of Section 25, T5S R90W ofthe 6th P.M.; and fiirther de- scribed as being located west of CR 137. SITE DATA:50 Acres WATER:Well (permit expired - April 22,1995) SEWER:ISDS ACCESS:Access directly from CR 137 EXISTING/ADJACf, NT ZONING :A/R/RD; O/S L RELATIONSHIP TO THE COMPREHENSIYf, PII\N The site is located in District - lB Subdivisions/Rural Serviceable Areas; 0 to 0.5 mile radius, as designated on the Garfield County Comprehensive Plan Management Districts' Map. tr. DDSCRIPTION OT THE PROPOSAL A.Site Description: The site is located directly west of CR I37 tt Canyon Creek. The tract currently consists of 50 acres to be divided into two (2) parcels of four ( ) and forty-si* (46) acres each. Vegetation consists of native grasses, shrubs and trees and is currently undeveloped with the exception of the Vulcan Ditch which transects the eastern portion of the parcel to be subdivided. Beyond the Vulcan Ditch, the relief becomes much greater, cuhninating in a very steep canyon wall composed of rock outcrops and sheer slopes. Adjacent land uses are predominantly single-fr*ily homes covered by the A/R/RD znnmgrequirement oflots being at least two (2) acres in size. O/S lands exist directly west ofthe proposed subdivision. A vicinity map is shoun on page Project Descrbtion: The proposal calls for subdividing the current acreage into two (2) parcels, one being four (a) acres in size, the remaining consisting of forry-six (a6) B acres. The applicants further propose selling the newly created four (4) acre parcel as a possible development site at alatq time. The sketch map is located on page Itr. MAJOR ISS{IES AND CONCERNS Subdivision Regulations: Section 8.52 ofthe Garfield County Subdivision Regulations state'Wo more that o total offour (4) lots, parcels, interests or dwelling units will be createdfrom any parcel, as that parcel was described in the records of the Garfield County clerk and Recorder's office on Jammry I , I973, and is not apart of a recorded subdivision; hovvever, any parcel to be divided by exemption that issplit by a public right-of-way wor naturalfeature, such parcels thereby created may, in the discretion of the Board, not be considered to hatte been created by examination with regard to the for (4) lot, parcel, interest or dwelling unit limitation otherwise applicable; A deed submitted with the application describes the parent parcel A. C. B D. E. Zonmg: The exerytion meets the current criteria requiring a two (2) acre minimum lot size for the A/R/RD zone district. Legal Access: Access to the proposed subdivision will be via a driveway from CR 1 3 7 across an easement currently reserved for utilities. Permission may be needed for this access. Water and Sewer: The applicant intends on serving the newly created parcel with a well and ISDS. The well permait expired on April zz, lgg5, but specifies the use of the water for up to tlree (3) single family dwellings for ordinary household purposes, the irrigation ofno more ttran one (1) acre oflararn, and watering of domestic animals. The permit further specifies that the purying ofwater shall not exceed 15 GPM. The permit states that return flow from the ISDS must be within the same stream system [Canyon Creek] in which the well is located. The ISDS, per the well permit, must be of the non-evaporative type. There is a pos- sibility that water exiting the leach field will be intercepted by the Vulcan Ditch and tranqported away from the Canyon Creek stream system. Use of septic tanks for fil- tration is rated "severe" by the SCS, recopglizing that slope is a chief concem. The "severet' rating indicates soil properties or site features are so unfavorable or so diF ficult to overcome that qpecial design, significant increases in construction costs, and possibly increased maintenance are required. Soils: The soils coryrising the proposed subdivision are predominantly torriorthents, as designated by the Soil Conservation Service, consisting of exposed sandstone and shale bedrock and stony soils that are shallow to moderately deep. This area also consists ofup to 25o/o rock outcrops. Water holding capacity is very low to low and permeability is slow to moderate. State and Local Health Standards: No State or Local health standards are applicable to the application, with the exception ofthe Colorado Department of Health ISDS setback standards, which should be verified by an engineer. Drainage: The Vulcan Ditch traverses the proposed subdivision and agreements be- tween the operators of the Vulcan Ditch and the owners should be sought for palce- ment ofutilities and roads. otherwise, there are no drainage concems. Fire Protection: Jack Jones, Assistant Fire Chief, has reviewed the plans and has found that the proposed zubdivision will not affect the emergency response for fire or medical incidents. See attached letter on page_. Staffbelieves there is a con- cem about access due to the steep terrain comprising the terrain of the proposed zub- division. F G F L H.Wildfire Hazard: The proposed subdivision exists within Canyon Creek, t relt- tively narrow canyon where fire danger is of specific concem. The USFS has spec- ified certain criteria for safeguarding homes from wildfires and staffrecommends following these guidelines. Easeme,lrts: The Vulcan Ditch traverses the land from north to south as does an ease- ment for the Williams Canal. Any other required easements (drainage, access, utilities, etc.) will be required to be shown on the exemption plat. School Impact Fees: The applicant will be required to pay the $200.00 impact fee prior to the approval of the final plat. Natural tlazards: The proposed subdivision exists where slope and local relief are of particular concern. Preliminary calculations show that the slope of the lot is in excess of 45%o, causing great concern for slope instability and the potential for rockfalls. The excavation of the site for building purposes would further steepen the slope. A qualified engineer and geologist should examine the site for a detailed analysis. J Wildlife Considerations: The proposed subdivision is located on land that is considered important to the mule deer, elk and raptor populations of Garfield County as identified by the Garfield County Comprehensive Plan. SUGGESTED FINDINGS 1. That proper posting ur.J pr}li" notice was pro'*.iJeJ as requireJ {o. th" meeting t"{,r." the Board o{ County Cornnrissioners. 2. That tLe meeting b"{.,r" the B.,arJ .',{ County Commissioners was extensive and complete, that all pertinent {acts, matt"r. urrJ issues vrere sutmitteJ anJ tlr.t all interested parties *"." h"urJ at that rneeting. That for the above stated and other reasons, the proposed exemption is NOT in the best interes ofthe health, safety, morals, convenience, oreder, prosperity, and welfare ofthe citizens of Garfield County. RECOMMEI\DATION Staffrecommends DISAPPROVAL ofthe application based on the following findings: J K. IV. v. J