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Home My WebLink About2.0 BOCC Staff Report 02.19.1985REQUEST: • • BOCC 2/19/85 PROJECT INFORMATION AND STAFF COMMENTS SKetcn Plan and Request for Exemption from full subdivision review APPLICANT: Mattnew and Vonnie Van Hoose LOCATION: A parcel of land located in Section 13, Townsnip 5 South, Range 91 West and Section 18, Townsnip 5 Soutn, Range 90 West. Located approximately 2 1/2 miles north of New Castle on County Road 241. SITE DATA: The site is 39.32 acres in size WATER: Proposed well SEWER: Proposed individual septic systems ACCESS: Off County Road 241 EXISTING ZONING: A/R/RD ADJACENT ZONING: North: A/R/RD South: A/R/RD East: A/R/RD West: A/R/RD I. RELATIONSHIP TO THE COMPREHENSIVE PLAN The site falls within District A, Urban Area of Influence for the Town of New Castle and District F, River/Floodplain Severe Environmental Constraints. II. PROJECT DESCRIPTION: A. Site Description: The site lies to the east of County road 241 and is very hilly becoming steeper to the east. Vegetation on the site is generally native scrub growth and brusn with some small trees. A drainage swale is evident along the northern edge of tne property and an irrigation ditch traverses the southern part of the site in the vicinity of proposed access off the County Road. The site lies in an area that is Known as the old Harris Ranch. There are approximately 10 single family residences in the immediate vicinity around tne site. B. Project Description: Tne applicants propose to divide 39.32 acres into two 19.6 acre parcels. The two lots will be served by a single well, with each having an individual septic disposal system. Access will be off of County Road 241 for tract B and off a private access road tor tract A. C. History: The parcel was conveyed to the Van Hooses and apparently created at the same time, in 1982; by Henry W. Dietz. The lot is larger than 35 acres and therefore was created without going througn any subdivision review, in accordance with State statutes. The Van Hoose's applied for sketch plan with exemption from full subdivision review on this site and received Conditional Approval by the Planning Commission on June 8, 1983. Due to difficulty in fulfilling Conditions of Approval the application has remained in a pending status for tne past year. There was no time Limitation on the proposal, and discussion with the County 1 • Attorney has indicted tnat the proposal should go now to tne Board of County Commissioners. This proposal was applied for under the old subdivision regulations, prior to revisions in 1984, and is being considered in accordance witn those older regulations. III. MAJOR CONCERNS AND ISSUES: A. Review Agency Comment: Wnen reviewed on May 7, 1983 the town of New Castle stated that they had no objections to tne proposal. The proposal has not been changed with the exception of a single well to serve both lots. The proposal nas again been sent to tne town ot New Castle for review, with no further comments received at this time. B. Staff Comments: 1. There have been three Senate Bill 35 Exemptions in tne immediate area. John Simmons in 1977 creating a 3 acre parcel and a 3.5 acre parcel to the northeast of the proposed sites. In 1978 Robert Hoffineister created four 10 acre parcels to tne west of the proposed parcels and in 1981, Roland Dowler created a 3.75 acre parcel and a 5 acre parcel to tne north of the proposal. 2. The proposed lot sizes meet the lot size requirements within the A/R/RD zone district. 3. The applicant nas indicated that due to steep slopes on the eastern portion of both lots, building would be limited to tne westerly portions of the parcels adjacent to County Road 241. 4. Due to steep slopes on the site, any building or development on the lots should be designed appropriately and in accordance with tne development limitations based on slope found in Section 5.04.02 of tne zoning regulations. 5. Tne applicant has applied for and received a well permit from the Division of Water Resouces tnat is approved to serve two single family dwellings. Tne final plat tor the exemption snould include easements to the well for access and maintenance each tract snail be deed 1/2 interest in tne well. 6. The final plat should show access and maintenance easements for tne irrigation ditch on the site, and any crossings of ditches or drainage swales should be properly culverted. It should be noted that any ditcn crossing may require approval from tne ditch company. 7. Developing access onto the County Road from Tract B will require the applicant to deal with the following concerns: relatively steep slopes and potential road cuts, poor visibility at the point of access due to curves in tne County road and potential crossing of the irrigation ditch on the site. It is suggested that tne applicant consider an extension ot the access oft the private drive to include both tracts with the appropriate access easements and potentially alleviate some of the above concerns. IV. SUGGESTED FINDINGS: 1. The Sketch Plan exemption request conforms to Section 4.01, Sketch Plan requirements of the Garfield County Suodivison Regulations, as in force at the time of formal application. 2. The SKetcn Plan exemption request conforms to the requirements ot the zone district in wnich the development is located and is compatible witn the surrounding uses. • • 3. That proper posting and public notice was provided as required for the meeting before the Board of County Commissioners. 4. 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. 5. Tnat for the above stated and other reasons, the proposed exemption is in the best interest of tne nealtn, safety, morals, convenience, order, prosperity and welfare of the citizens of Garfield County. V. PLANNING COMMISSION RECOMMENDATION On June 8, 1983, the Planning Commission recommended approval of the Sketch Plan and exemption from full subdivision review witn tne following conditions: 1. That the County Road and Bridge supervisor approve a driveway access to tract B onto County Road 241. 2. That the road right-of-ways for County Road 241 shall oe shown on the final plat prior to the signing of the resolution. 3. That an approved well permit oe obtained from the Division of Water Resources prior to final plat approval. 4. That the applicants must comply with the requirements of Section 5.04.02 of the County Zoning resolution prior to the issuance of any building permits on slopes of 40% or greater. 5. That a $200.00 scnool assessment fee be paid to the County prior to final approval. 6. That no additional lots may be created on eitner of the two subject parcels through tne exemption process. The following additional conditions are recommended due to changes in the application and regulations since the Planning Commission recommendation. 7. That the plat include easements for access and maintenance to the well and for the irrigation ditcn. That each tract receive a deeded 1/2 interest in the well. 8. That all crossing of irrigation ditcnes and drainage swales by access roads be culverted in accordance witn appropriate engineering standards. 9. That the recorded plat comply with current County regulation regarding technical requirements including signature blocks and legal descriptions of lots created. 10. That all proposals of the applicant be considered Conditions of Approval, unless stated otherwise by the Board. 11. That plat notes be included on the final plat containing conditions #4 and #6. i2. ice+ f ear a ere s h� sly,. W J�, il^e / ��i N.k p i a", a he I l,Je'S N p.-11.0. 4 Ih Sl Pa -1- 4 fi. rkt c�., l