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s'� RESOLUTION OF THE BOARD OF COUNTY � �
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�'�� COA4MISSIONER5 OF PITKIN COUNTY, COLORADO a za � °
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�`^`� DENYING CONCEPTUAL APPROVAL OF THE , jp :
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�'��� m 1► i
HEFNER SUBDIVTSION +'' o z
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^ _ 48 3 0� -p. ;
Resolution No. 82 � ,,, .
�S �� � t
='� WHEREAS, Keith Hefner (the "applicant"} has submitted an application �ir
�""�
i:�;,�, �
E��-� for subdivision approval for the parcelling and sale of 10.46 acre
:��
•;. tract of land into two single family lots, and
�;� WHEREAS, the Board did consider the same at its meeting held
�`�� April 12, 1982, and found: i
f..;�
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r" Inadequate Access Road
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� 1. Title II Section 6-3.4(d) (3) (A) of the Pitkin County Code
y" (Land Use Codei (hereinafter "Code") rovides {in art
�''; P P )�
lr��
�,�: "The Board shall approve only those submissions it finds
�, '-"�° to be in conformance with the rovisions of this Code or
p:;. P ,
r''� disapprove, or approve the proposal with conditions which
"� it finds to be necessary to ensure compatibility with the
7r<.
F provisions of this Code."
•'�`
`'.�j,'�i 2. Section 1-2.4 of the Code entitled "5tandards for Review
' �y� of Applications" provides:
��,�
�' �� "The primary requirement of any application is that it
�'`� demonstrates conformance with the policies of this Code
� _ found in Article 2. As described in the common procedure,
�� Article 6, the applicant shall present enough information
to show how the proposal complies with each policy.
'�
Specific standards for compliance with policies are found
� {�f in the guidelines of Article 5, general regulations, so the
applicant should prepare the required submissions in
} accordance with any applicable submission contents set
torth in Article 5 regulations,"
f� :
�„�� 3. Article 5 contains sections 5-201 entitled "Impacts on Road �
.Y ��� System" and 5-202 "Road Design and Construction" which read:
"5-201.1 Guidelines for Administration �
k
In order to show conformance with Section 2-8, any application
shall show, where applicable: � ,
(a) That the nature and amount of traffic likely to be �
generated by the proposal could be accommodated by � _
existing and planned roadways without significant '
degradation of the physical condition or levels of �
service and safety, and
(b) That the nature and amount of traffic likely to be �
generated would not require signi£icant capital
costs to upgrade existing roadways or associated
structure to preserve existing physcial condition
and levels of service and safety.° i
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�1 5-201.2 Submission Contents
���� '
�`=� A report prepared by the applicant or his agent including:
i:�j
�" (a) A traffic engineering analysis and evaluation of the
�'� likely impact upon the af£ected sections of the County
�`� road system. All aspects of the new traffic character- -
y istics resulting from the proposed project should be
ti analyzed including an evaluation of other users of the
_�>_:
�,� system i.e., other projected approved development and ;�.
�;-.
..�� commercial, industrial and recreational uses, if ;
applicable. Special attention shall be given to the �,
� following:
.y
(1) Trip Generation. New trip qeneration caused by
the development combined with existing and future
'!� generation on the affected seqment by other users. �
� (2) Trip Distribution. Determination of an estimate
�- of the direction of travel and the length of the
� trip or trips originating from the development
and attracted by the development.
��� (3) Modal Split. Determination of how people will
travel, i.e., by auto, mass transit, etc.
��� i�k
��' r� (b) Recommendations for solving system problems resulting �
�._ from the proposed development.
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t��'�� (c) A suggested minimum report format is as follows;
;.
Introduction
• �� Data Sources
�� Existing and Planned Traffic System
�„R�;; Existing Development ,
�r Projected Development TrafPic
'' Analysis and Conclusions."
i' -
�
and
���' "5-202.1 Guidelines for Administration -
,F�."
� F�� In order to show conformance with Section 2-9, any application
�: shall show, where applicable:
z: (a) That any new roadways and associated structures '
� included in the proposal have been, or can be designed i;
�'� and to bear a logical relationship to existing and
�k platted roads and to provide suitable service to the
ultimate Zand use of their service areas, regardless �;_
of the specific short-term needs of the proposal. :s
(b) That any new roadways or improvement or reconstruction �
of existing roadways are designed and constructed to *�;,
achieve suitable capacity, safety, level of service � .;
and maintenance levels.
(c) That all capital costs for new roadway systems and any h
improvements directly assignable to the needs generated
by the proposal are paid by those who would benefit
from the proposal. �.
(dj That the scheduZe for County acceptance and maintenance �
for new or upgraded roadways or related structures
provides for a waiting period after such improvements
aze made or tor an adequate financial guarantee to ensure
that the public wi11 not be forced to bear the cost
of maintaining or correcting inadequately designed or
constructed improvements."
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+�a�1�4 y.l��r.:.�c.m li!..,w� �u ��$���.xt.�._ w`'��r�1i.Ft�:.:�.•.:r:.g S '� � s�:� 1�.��� � ���,�f i
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"5-202.2 Submission Contents
�' (a) A road and access plan detailing road specifications,
�`' alignments, and relation to existing roadways.
�'
� (b) Description of materials and construction techniques
to be used and costs involved. 2..;-;
� � i:.
:'-y (c) Financial guarantee and/or timetable for making improve-
�� ments and for county takeover of maintenance."
'x 4. Section 5-501 entitled "Subdivision Desiqn Standards and �
�
Requirements" contains these subsections: -
� "5-501.1 General -
C
The following design standards and criteria are adopted as f
� minimum requirements for aZl subdivisions... ."
� 5-501.2(d}
}�.� "All highways, roads and streets shall be adequately designed
'� for the provision of safety and access for police, fire
protection, emergency vehicles and snow removal equipment."
�': q� �'
;+ 5-501.2(e) !_
� "When access to a proposed subdivision is by way of private '•�°
road or street, not in the ownership of the subdivider,
�i- Planning Commission approval of that access shall be
� �'� required whether the roads within the subdivision are to
. �� be dedicated to public use or are intended to remain as
�_� private roads."
�i.,� ;:' ' .
6, 5-501.2(g1
�t "All highways, roads and streets and the intersections of
the same within the subdivision or those providing access
thereto, shall be constructed so as to provide for adequate
E safety with regard to visibility, grade, stopping distance
P. and any other potential safety hazard. Planninq Commission
�' approval of the subdivision shall include the right to
consider the above mentioned factors in said approval."
c
5. Section 6-3.2(b) of the Code requires that each application �;�"
C:
for general submission approval contain: :�
"A certificate from a licensed title insurance company or
attorney...which certificate shall reflect that there is
an established easement at least thirty (30) feet in width �L'
for inqress and e�ress and utilities to the property from �.'
a up blic road." (Emphasis added) F
6. The applicant has failed to submit the report and data required �
by Sections 5-201.2 and 5-202.2. �
7. The applicant has relied the roadway shown on Exhibits A,
fr
k�
B and C of this resolution as his access for the proposed subdivision.
This roadway consists of three seqments:
(a) The right-of-way from the intersection of 7th and Hopkins �
to the southern boundary of the Homestake Lode (Exhibit A)
which has been dedicated to the public by reason of a quitclaim
i�
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.�sZ'.Y y�, "� ! 4� E' ��,�r�+'� �� }c,- �c�ay. '2� ylt;s� ��� eG�'�;� L �r�y t
saL'1+,a4 .i.d�*�'`�.r.t.eo..�m� 'd�8�2�Ri�J�i�ai4 �i,, ,
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y;� �nnK 426 r,;c�`�..'65
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� deed from Hans Gramiger by deed of record at Book 362 Page
3
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��'; 72 of the records of the Pitkin County Clerk and Recorder.
t��
� (b) A road segment south of the above identified as "Exhibit
�� 'E' C.A. 4862" on Exhibit B. This land is described in Civil + '
� Action 4862 0£ the Pitkin County District Court in which <'
� �'.
� the parties stipulated that it should be dedicated to the
�: public. However, this stipulation was never carried out;
7
� nor effected by the judgment and order entered. Consequently,
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..� �
this segment is not public right-of-way.
� (c) South of this segment is part of the roadway shown in Exhibit
� C described in a quitclaim deed from the applicant and
s
�� Peter Vought to the Board recorded at Book 413 Page 3,
�1, `,
�';� consisting of access easements of record and any prescriptive ``
�,: � right they had over the roadway in place. �
�
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8. The Board has found that this roadway fails to meet the
`��� requirements of Sections 5-20Z.1, 5-202.1 and 5-501 of the Land Use
• �� Code inasmuch as:
4. :�_
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(a) The road, in place, is a narrow dead end road, not constructed
, � to County standards and has been historically relied on to
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t
serve only a few private residences.
f (b) The road does not contain adequate shoulders for snow storage
K
� and turn arouhd during winter months; a factor which is of
added significance with respect to providing adequate access
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for fire, police and other emergency access.
�
(c) Improving the road to meet the County's minimum standards
would require the acquisition of land by condemnation and
�;:
construction of improvements at public costs. There are �`
two residences adjacent to the roadway which would be seriously k�
t$
impacted by the widening and road improvements and the County ,�,
� ..: '
would be exposed to payment of additional compensation for �,� . ,
these affected property rights. �
9. In addition, the roadway does not meet the requirements of � ,
Section 6-3.2(b) of the Land Use Code.
(a) It is true that the Board entered into the August 10, 1981, �
agreement with Peter Vought and the applicant. However,
that was done with the understanding that the roadway conveyed
�
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.. ,."vn`Y ��-1�`�`"�.y..t�' �l �, ��t� $ � r + ¢3.µ�`��i��:If�� � - 't�r v i���s �� .
�Y �•��� �� ��� � a��: ,Y�. K. .
".�i.�"':��ai�•..:::_.d p c 4 °::.ti�'�!a':tr. �it���3�4.s+ � � � E.a.,.r:`•.lf��'` �(a'i"��l��Sp��r��.;,..
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k`� �aK42� f,,�,�2�b
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� � and accepted for dedication was contiguous to an existing
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�` dedicated street and would merel constitute an extension
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� of the public road network. Subsequent to that time it has
. ,
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� learned that this is not the case; and that, in addition, -
i
_t:s the status of Vought's and the applicant's interest in the
'Cyl� ;
�' right-of-way have been put in question_ Consequently, on �
��,3 November 9, 1981, the Board moved to initiate proceedings
(Resolution 81-123) to vacate the dedication, which vacation
� proceedings were completed on March 8, 1982 (see Exhibit �
�`.,:
�� D) . The Board's action was initiated prior to the filing
�' of this application; and the applicant had actual notice
t'
�;, oE the Board's action at the time taken.
'�; {b) Even if the Board had not initiated and completed the vacation �.
��;. iS•.
�: of these dedications the roadway would Pail to meet the require-
� ��' ments of Section 6-3.2(b} . That section must be read to
si
7�' re uire that the
��:.i q public road (accessed by a 30' easement)
' u�� be contiguous to and part of the public road system and is
�
��>.�:; not satisfied by connection to an isolated segment of dedicated
i�
roadway separated from the public street network by private land.
z
(c) The applicant has suggested, in the alternative, that 7th
and Hopkins be deemed the public road and that his private
hE roadway easements (Book 183 Pages 290, 516, Book 18fi Page
93) from there to his land be relied on to satisfy the require-
ment. However, these are tor access over the road in place r�
and do not meet the 30' requirement nor include a right-
of-way for utilities. 'r
�'
Mandatory Planned Unit Development �.
G
10. Part of the land within the proposed subdivision is zoned
�
R-15 PUD. Section 3-1.2 of the Land Use Code provides (in part) : �
"if any such (zone) districts are designated with the suffix `',�a
P.U.D. on the zone district map, all development with such ;�
districts must occur and shall be regulated by the provisions �
of Section 3-7 of this Code." �
The applicant has failed to comply with the PUD requirements of the
i. ::.
Land Use Code.
11. In addition, the appZication proposes two lots (one entirely �
�`�:
and one partly) within the AF-1 zone neither of which lots meets the :q
,�
minimum lot requirementa (10 acres) of this zone district. See Section 'V
3-2 of the Code. Although the proposal does not exceed the allowable
':
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sflox 42U f�acF267 �'';�,
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k;d density of the overall site, variations from minimum lot requirements
X�' ,
are permitted only by an approved P.U.D. plan. See Section 3-7.2(a)
;;r of the Land Use Code.
�4,
�+ Notice
r`;� :
�y 12. Section 6-3.1(b) requires the applicant to supply the names �-�%.
, �..
�, and addresses of all qwners of mineral interests in the real property
,� which is the subject of a subdivi.sion application. The applicant �
�
' failed to do so or to make any reasonable attempts to locate the owner i
.� of a mineral interest of record at Book 55 Page 35 of the records i
1
'y� of the Pitkin County Clerk and Recorder. This requirement is statutory �
1
and cannot be waived. C.R.s. 1973, Sections 30-28-133.1(10) and 31- '•
�
23-215.
�T`
Szc: THEREFORE, BE IT RESOLVED, by the Board of County Commissioners
�
�`'. �`�b o£ Pitkin County, Colorado, that it does hereby deny approval of the
by:
. �f.�> Hefner application for subdivision approval for failure of the applicant
„if `-
: �-. to satisfy the various Code provisions cited above. ��
ik.
Adopted by the Pitkin County Board o£ County Commissioners at
_ �`• their reqular meeting held April 26, 1982. 3
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�@ - BOARD OF COUN COMMISSIONERS �
f� 1�T�1 S _a P COU , 0 `�
t �'� � ,a By. `+i
� �wis .Scanlari , n a1' K anderud
�� Deput��,I�rk.a�d Recorder Cha rwom ��
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APP&OVEI•J"AS���'O FORM: °
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Sandr--��ul ler �
County Attoraey
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EXHIBIT "A" +
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SEE BELOW ' .Lc� j
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RWKER �
REC.71 105468
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